Reno is all about it until it is proposed and then they are not. It is a ReImagine Reno Master Plan policy NOT to subdivide existing lots, yet maximum density is achieved on the smallest of lots. In the Wells CC zoning district, a typical 7000 SF lot will yield a maximum of 5 1-bedroom units based on parking and trash enclosure requirements. 2 smaller lots can harvest 7 1-bedroom units and be parked to code. (MF30 zoning would allow 4 under current code).
Not so bad, 7 1-bedroom units. An early duplex proposal for this site garnered a comment from planning that “this is EXACTLY what we don’t want to see in the Wells District”).
We in the planning and design industry need to stop getting the mixed messages of what Reno “wants”. The current proposed Planning Code Update does not do enough to provide direction and in many cases will further stymie urban infill development.
REreno 
Marc Chapelle said:
One or two minor benefits to the Code update will be rolling back the alley setbacks to ‘zero’ from the current alleyway setback of 20 ft. (per your site plan) & required parking calculated based on proximity to transit routes ~ Assuming these aren’t cut by Planning Commission or Council in the final version. Unfortunately Neighborhood Plan Overlay districts are not on the table for this up-date. Sorry you got a negative reception from planning with your last go. I believe staff may be more receptive now after all of the crazy COVID stuff since May. I would encourage you to dial into the City’s ZOOM public workshops Sept. 8th, 10th, & 15th. Code draft & 38-page summary of the 700+ page update are available on the City’s website.
West of Wells is NOT Midtown said:
Is this lot too small to be a Planned Unit Development for custom density like this example?
East of Wells is Midtown too said:
PUDs still have to meet overall code density and the city doesn’t really do SPDs any more.