Industrial and Manufacturing Zoning Districts in the City of Reno
Heavy manufacturing and intensive industrial operations are primarily concentrated in the I: Industrial zoning district, which is specifically designed to accommodate the city's most intensive land uses. While light manufacturing is permitted in several urban and airport-related districts, heavy activities such as chemical processing or animal byproduct processing are strictly limited to the I: Industrial, IC: Industrial Commercial, and MA: Mixed-Use Airport districts, often requiring a Conditional Use Permit. These industrial sites in the City of Reno generally require a minimum lot size of one acre and must maintain substantial buffers when located adjacent to residential neighborhoods.
Primary Industrial Zoning Districts
The City of Reno established the Employment Districts category to manage various levels of manufacturing and industrial activity.
I: Industrial District
The I: Industrial district is the City of Reno’s primary zone for intensive land uses that require significant mitigation of impacts. It is intended for the heaviest industrial uses, typically characterized by large-footprint buildings used for manufacturing, flex space, and warehousing. The City of Reno requires these areas to be located with access to major transportation systems like railways, roadways, and air transport [Section 18.02.401].
IC: Industrial Commercial District
The IC: Industrial Commercial district provides for a mix of industrial, commercial, and research and development uses. It is intended for moderate-footprint buildings (generally under 500,000 square feet) and serves as a transition or standalone employment center that must be separated from City of Reno residential areas by natural or man-made buffers [Section 18.02.402].
ME: Mixed Employment District
The ME: Mixed Employment district is intended for light manufacturing, processing, wholesaling, and office uses. Buildings in this district are typically smaller than those found in the I: Industrial district. While it allows manufacturing, the focus is on less intensive "light" operations [Section 18.02.403].
MA: Mixed-Use Airport District
The MA: Mixed-Use Airport district is applied to Reno-Tahoe International Airport and Reno-Stead Airport properties. It allows for a broad range of industrial and employment uses that are compatible with airport operations. More intensive industrial uses are required to be placed closer to the airfields and away from adjacent non-airport uses [Section 18.02.404].
MD-ID: Downtown Innovation District
Within the City of Reno's urban core, the MD-ID: Downtown Innovation District allows for small-scale manufacturing and "live/work" environments. This district is designed to retain an eclectic character while supporting a transition into a light manufacturing and mixed-use environment [Section 18.02.302].
Technical Standards for Industrial Districts
The City of Reno enforces specific lot, setback, and height standards for industrial development to ensure safety and compatibility.
| Standard | I: Industrial | IC: Industrial Commercial | ME: Mixed Employment | MA: Mixed-Use Airport |
|---|---|---|---|---|
| Minimum Lot Size | 1 acre | 0.5 acre | N/A | N/A |
| Minimum Lot Width | 150 feet | 50 feet | N/A | 30 feet |
| Front Setback | 10-20 feet* | 10-30 feet* | 10 feet | 10 feet |
| Side/Rear Setback | 0 feet** | 0 feet** | 0 feet** | 0 feet** |
| Maximum Height | 55 feet | 55 feet | 55 feet | 65 feet |
*Setback depends on total acreage of the site. **If the industrial building is immediately adjacent to a City of Reno residentially zoned property, a minimum setback of 10 feet is required [Section 18.02.401-404].
Allowed Industrial Use Types
The City of Reno categorizes manufacturing and processing uses into specific types, with varying levels of permission across districts.
| Use Type | MD-ID | MU | I | IC | ME | MA |
|---|---|---|---|---|---|---|
| Indoor Manufacturing/Processing | P | P | P | P | P | P |
| Outdoor Manufacturing/Processing | C | C | C | C | ||
| Chemical Processing/Manufacture | C | C | C | |||
| Animal Byproduct Processing | C | |||||
| Custom and Craft Manufacturing | P | P | P | P | P | P |
P = Permitted; C = Conditional Use Permit Required [Section 18.03.206, Table 3-1]
Use-Specific Standards and Requirements
The City of Reno applies additional regulations to certain industrial activities to protect public health and the environment.
Manufacturing and Processing Definitions
"Manufacturing and Processing" includes the excavation, manufacture, fabrication, processing, or destruction of any article or commodity to change its form or appearance. These uses in the City of Reno may include accessory offices, storage, and employee amenities [Section 18.09.301].
Prohibited Industrial Uses
In the City of Reno, certain heavy industrial uses are explicitly prohibited in the IC: Industrial Commercial district if they exceed 500,000 square feet, unless a Major Site Plan Review is approved [Section 18.02.402]. Additionally, "heaviest" industrial uses such as animal byproduct processing must occur entirely indoors [Section 18.03.306(a)(1)].
Parking and Loading
Industrial uses within the City of Reno must provide off-street parking, typically at a rate of 1 space per 1,000 square feet of gross floor area [Section 18.04.705, Table 4-6]. Large facilities exceeding 30,000 square feet must also provide designated loading areas at least 10 feet wide and 45 feet long [Section 18.04.708, Table 4-11].
Sections Cited
- Section 18.02.302, MD-ID: Downtown - Innovation District
- Section 18.02.401, I: Industrial
- Section 18.02.402, IC: Industrial Commercial
- Section 18.02.403, ME: Mixed Employment
- Section 18.02.404, MA: Mixed-Use Airport
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.306, Industrial Uses
- Section 18.04.705, Off-Street Parking Requirements
- Section 18.04.708, Off-Street Loading and Stacking
- Section 18.09.301, Uses