Allowed and Prohibited Uses in the MD-RD: Mixed-Use Downtown Riverwalk District
The MD-RD: Mixed-Use Downtown Riverwalk District in Reno is designed to support the downtown regional center with a specific focus on high-density residential, retail, and cultural development along the Truckee River frontage. The district enforces a minimum residential density of 21 dwelling units per acre and a minimum floor area ratio (FAR) of 1.0 to ensure intensive, transit-supportive land use [Section 18.02.304]. While it permits a wide range of commercial and residential activities, the City of Reno strictly prohibits parking and private clubs as ground-floor uses along the riverfront esplanade to maximize pedestrian engagement [Section 18.04.1004].
Allowed Land Uses in the MD-RD District
The Reno Land Development Code categorizes uses in the MD-RD district as Permitted (P), Permitted with a Minor Conditional Use Permit (M), or requiring a full Conditional Use Permit (C). An asterisk (*) indicates additional use-specific standards apply [Section 18.03.206].
Residential and Group Living
The MD-RD district allows for high-intensity residential living to support the urban core.
- Permitted (P): Duplex, Triplex, Fourplex, Live/Work, Multi-family, Single-Family Attached*, Single-Family Detached, Manufactured Home, Assisted Living Facility, Boarding or Rooming House, Convent or Monastery, Group Home, Private Dorm, and Single-Room-Occupancy.
- Minor Conditional Use (M): Fraternity or Sorority House.
Commercial and Retail
Commercial uses in the MD-RD district are focused on active streetscapes and tourist-related services.
- Permitted (P): Restaurant (with or without alcohol service), Bakery (Retail), Bar/Lounge/Tavern, Commercial Kitchen, Microbrewery, Bed and Breakfast Inn, Hotel, Hotel-Condominium, Motel, Call Center, Financial Institution, Laboratory, General Office, Recording Studio, Cleaners (Commercial), Wedding Chapel, Indoor Amusement/Recreation, Event Center/Banquet Hall, Indoor Gun Range, Cannabis Dispensary (Medical or Adult-use*), Convenience Store, General Retail (all sizes), and Plant Nursery.
- Minor Conditional Use (M): General Retail (Package Alcohol Sales).
- Conditional Use Permit Required (C): Hotel with Nonrestricted Gaming, Convention Center, Sports Arena/Stadium/Track, Pawn Shop*, Auto Service and Repair*, and Bus/Transportation Terminal.
Public, Institutional, and Civic
- Permitted (P): Cemetery or Mausoleum, Funeral Parlor, Library/Art Gallery/Museum, Minor Government Facility, Private Club or Lodge (restricted on ground floor), Public Park or Recreation Area, Religious Assembly, Adult Education, Childcare Center, College/University, and all Schools (Public, Private, or Vocational).
- Conditional Use Permit Required (C): Public Meal or Homeless Services Provider.
Industrial, Storage, and Transportation
Industrial activities in the MD-RD district are limited to low-impact or enclosed operations.
- Permitted (P): Custom and Craft Manufacturing, Printing and Publishing, and Open Parking Lots (restricted on ground floor).
- Conditional Use Permit Required (C): Data Center, Mini-warehouse, and Car Wash.
- Accessory Use (A): Outdoor Storage.
Prohibited Uses in the MD-RD District
Uses not listed as P, M, or C in the Table of Allowed Uses for the MD-RD district are prohibited. These include, but are not limited to:
- Heavy Industrial: Animal Byproduct Processing, Chemical Manufacture, Hazardous Waste Facilities, and Wrecking Yards.
- Resource Extraction: Mining operations and Asphalt/Concrete Batch Plants.
- Transportation/Storage: Truck Terminals, Tow Yards, and Transfer Stations.
- Residential: Mobile Home Parks.
- General: Adult Businesses [Section 18.03.304].
Ground Floor and Esplanade Restrictions
To protect the character of the Truckee River corridor, the City of Reno applies supplemental standards to the MD-RD: Mixed-Use Downtown Riverwalk District regarding the placement of specific uses.
Mandatory Active Ground Floor Frontages
"Active ground-level commercial use" (such as retail, restaurants, or office lobbies) is required for building frontages along the following streets [Section 18.04.1004]:
- North and South Esplanade (between Arlington Avenue and Lake Street).
- Sierra Street (between the Truckee River and Second Street).
- Virginia Street (between Court Street and Second Street).
- First Street (North and South sides, between Arlington Street and Lake Street).
Ground Floor Prohibitions
Per Table 4-19, the following uses are expressly prohibited from occupying the ground floor in the MD-RD district within the active frontage areas defined above [Section 18.04.1004]:
- Private Club, Lodge, or Fraternal Organization: Prohibited on the ground floor.
- Parking: Prohibited as a ground floor use.
Technical Development Standards for MD-RD
Development in the MD-RD: Mixed-Use Downtown Riverwalk District must adhere to specific intensity and placement standards to maintain the urban character of the area.
| Standard | Requirement |
|---|---|
| Minimum Lot Width | 30 feet |
| Minimum Floor Area Ratio (FAR) | 1.0 |
| Minimum Residential Density | 21 dwelling units per acre |
| Front Setback (Virginia Street) | 18 feet (measured from back of curb) |
| Front Setback (Other Streets) | 12 feet (measured from back of curb) |
| Side/Rear Setback | 0 feet (5 feet if adjacent to a residential zone) |
| Building Separation | 10 feet between principal buildings |
| Height Threshold for Review | Major Site Plan Review required for buildings > 45 feet |
[Sections 18.02.304, 18.04.1003]
Riverfront Esplanade Setbacks
All buildings must be set back at least 25 feet from the existing river flood wall or top of bank to create the North and South Esplanades. Additional setbacks apply as building height increases [Section 18.04.1004]:
| Building Height | Esplanade Setback (Minimum) |
|---|---|
| Less than 20 feet | 0 feet |
| 20 to 45 feet | 5 feet |
| North Esplanade (> 45 feet) | 10 feet |
| North Esplanade (> 100 feet) | 1 ft : 1 ft ratio from river centerline |
| South Esplanade (> 45 feet) | 10 feet |
| South Esplanade (> 75 feet) | 2 ft : 1 ft ratio from river centerline |
[Section 18.04.1004, Table 4-18]
Sections Cited
- Section 18.02.304, MD-RD: Downtown - Riverwalk District
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.304, Commercial Uses
- Section 18.04.1003, General Standards for Urban Districts
- Section 18.04.1004, Supplemental Standards for Downtown Districts