Guide to the MD-NWQ: Mixed-Use Downtown Northwest Quadrant District in Reno
The MD-NWQ district in the City of Reno is an urban zone established to facilitate the expansion of downtown services and housing through high-intensity development, requiring a minimum density of 30 dwelling units per acre and a minimum floor area ratio (FAR) of 2.0. In this district, the City of Reno prioritizes pedestrian-oriented environments, mandating that front setbacks are measured from the back of the curb and requiring at least 25% to 40% of ground-floor facades to feature transparent openings. While the district supports a broad range of employment and residential uses, nonrestricted gaming is strictly limited to a specific sub-area located between 5th Street, I-80, Keystone Avenue, and Vine Street.
Purpose and General Character
The Mixed-Use Downtown Northwest Quadrant (MD-NWQ) district is intended to support the expansion of services and housing in the downtown regional center of the City of Reno [Section 18.02.303(a)]. Its character is defined by a blend of employment, service-oriented, and residential uses.
Key characteristics of the MD-NWQ district include:
- High Intensity: The district enforces minimum intensity standards (FAR and density) to ensure a compact urban form.
- Pedestrian Orientation: Regulations require buildings to be oriented toward the street and include transparency features to create an inviting streetscape [Section 18.04.1003].
- Freeway Integration: For properties within 500 feet of the I-80 right-of-way, the City of Reno requires buildings to be clustered away from the freeway with specific landscape buffering, and prohibits blank wall facades facing the freeway [Section 18.02.303(a)(2)].
Permitted Land Uses
The MD-NWQ district allows for a highly diverse mix of uses, typically permitted by-right ("P"), though some intensive uses require a conditional use permit ("C") or minor conditional use permit ("M").
Residential and Group Living
- Permitted (P): Duplex, triplex, and fourplex dwellings; live/work units; multi-family dwellings; single-family detached and attached; group homes; and private dormitories [Table 3-1].
- Conditional (M/C): Fraternity or sorority houses require a minor conditional use permit [Table 3-1].
Commercial and Employment
- Food and Beverage: Retail bakeries, bars, lounges, taverns, and restaurants are permitted by-right [Table 3-1].
- Lodging: Bed and breakfasts, hotels, and motels are permitted. Note that a Hotel with Nonrestricted Gaming is a conditional use [Table 3-1].
- Office and Professional: Call centers, financial institutions, general offices, and laboratories are permitted [Table 3-1].
- Retail: Convenience stores, general retail (all sizes), and plant nurseries are permitted [Table 3-1].
Industrial and Utilities
- Permitted (P): Custom and craft manufacturing, food processing, indoor manufacturing, and printing/publishing [Table 3-1].
- Conditional (C): Data centers, mini-warehouses, railroad yards, and warehouses/distribution centers require a conditional use permit [Table 3-1].
Limited Gaming
Nonrestricted gaming operations in the MD-NWQ are only permitted in a designated portion of the district. This area is generally defined as being north of 5th Street, south of I-80, east of Keystone Avenue, and west of Vine Street [Section 18.02.303(a)].
Development Standards
The City of Reno enforces specific dimensional and design standards to maintain the urban intensity and pedestrian nature of the MD-NWQ district.
Lot and Building Standards
| Standard | Requirement |
|---|---|
| Minimum Lot Width | 30 feet |
| Minimum Floor Area Ratio (FAR) | 2.0 |
| Minimum Density | 30 dwelling units per acre |
| Maximum Height | No limit (standard), 35 feet if parcel is ≥ 1 acre |
| Building Separation | 10 feet between primary buildings |
[Table 2-16]
Setbacks
Setbacks in the MD-NWQ district are unique because front setbacks are measured from the back of the curb (or planned curb) rather than the property line [Section 18.04.1003(a)(2)].
| Type of Setback | Minimum Requirement |
|---|---|
| Front (Fourth Street) | 18 feet |
| Front (All other streets) | 12 feet |
| Side Setback | 0 feet |
| Rear Setback | 0 feet |
| Street-Facing Garage | 20 feet from sidewalk or planned sidewalk |
[Table 2-16] Note: If the building is located immediately adjacent to a residentially zoned property, a minimum side/rear setback of 5 feet is required [Section 18.02.303, Note 4].
Urban Design and Transparency
To promote "Ground-Level Interest," the City of Reno requires specific transparency levels for building facades [Section 18.04.1003(c)(3)]:
- Fourth Street Facades: At least 40% of the horizontal length of the ground floor must consist of transparent windows or doors.
- Other Street Facades: At least 25% of the horizontal length must be transparent.
- Street Frontage: A minimum of 20% of the primary street frontage must be comprised of a building wall or a pedestrian amenity [Section 18.04.1003(a)(7)].
Sections Cited
- Section 18.02.303, MD-NWQ: Downtown - Northwest Quadrant
- Section 18.03.206, Table 3-1: Table of Allowed Uses
- Section 18.04.1003, General Standards for Urban Districts
- Section 18.09.203, Density
- Section 18.09.205, Property Line Setback/Yard
- Section 18.09.207, Height