MD-ID: Mixed-Use Downtown Innovation District in Reno
The MD-ID: Mixed-Use Downtown Innovation District in the City of Reno is designed to transition into a mixed-use light manufacturing hub with a minimum Floor Area Ratio (FAR) of 2.0 and a minimum residential density of 30 units per acre. This City of Reno zoning district supports a diverse range of uses, from high-density housing and professional offices to small-scale manufacturing and warehouse facilities, while requiring zero-foot side and rear setbacks unless adjacent to residential property [Section 18.02.302].
Purpose and General Character
The City of Reno established the MD-ID: Mixed-Use Downtown Innovation District to support the downtown area's transition into a mixed-use and light manufacturing environment while retaining its eclectic character. The general character of the MD-ID district is defined by its ability to integrate employment-focused uses with urban living. According to the City of Reno Land Development Code, the district is intended to accommodate:
- Small-scale manufacturing, processing, and wholesaling;
- Professional offices and "flex-space" developments;
- High-density residential housing and live/work units;
- Supporting services such as retail, restaurants, and cultural facilities [Section 18.02.302(a)].
Permitted Land Uses
The MD-ID district allows for a wide variety of activities, categorized below:
Residential Uses
Primary residential uses in the MD-ID district include duplex, triplex, and fourplex dwellings, as well as high-density multi-family housing and live/work units. Other permitted living arrangements include group homes, private dormitories, and single-room occupancy facilities [Table 3-1].
Commercial and Employment Uses
As an "Innovation District," the City of Reno permits several employment-heavy uses by right, including:
- Manufacturing: Indoor manufacturing, processing, assembly, and food processing/wholesale bakeries.
- Office/Professional: General offices, call centers, financial institutions, and laboratories.
- Service/Retail: General retail (all sizes), restaurants (with or without alcohol), bars, microbreweries, and personal services like cleaners or wedding chapels.
- Logging/Warehousing: Wholesale trade and warehouse/distribution centers are permitted by right, while data centers and mini-warehouses require a conditional use permit [Table 3-1].
Public and Institutional Uses
The City of Reno allows several civic and cultural uses in the MD-ID district, including libraries, museums, adult education, childcare centers, medical facilities, and hospitals. Religious assemblies and public parks are also permitted [Table 3-1].
Development Standards
Development within the MD-ID: Mixed-Use Downtown Innovation District must adhere to specific intensity and dimensional standards to ensure a compact, urban form consistent with the City of Reno’s downtown goals.
Lot and Building Standards
The following standards apply to all new construction and major renovations in the MD-ID district:
| Standard | Requirement |
|---|---|
| Minimum Lot Width | 30 feet |
| Minimum Floor Area Ratio (FAR) | 2.0 |
| Maximum Floor Area Ratio (FAR) | None |
| Minimum Residential Density | 30 dwelling units per acre |
| Maximum Residential Density | None |
| Front Setback (Fourth Street) | 18 feet (measured from back of curb) |
| Front Setback (All other streets) | 12 feet (measured from back of curb) |
| Side Setback | 0 feet (5 feet if adjacent to residential) |
| Rear Setback | 0 feet (5 feet if adjacent to residential) |
| Building Separation | 10 feet between principal buildings |
| Street-Facing Garage Setback | 20 feet from sidewalk or planned sidewalk |
| Maximum Building Height | None specified |
[Table 2-15; Section 18.04.1003(a)]
Building Orientation and Street Frontage
The City of Reno requires buildings in the MD-ID district to promote a compact, pedestrian-oriented environment. A minimum of 60 percent of the primary street frontage must be comprised of a building wall or a pedestrian amenity [Section 18.04.1003(a)(7)]. Additionally, buildings should be oriented toward adjoining arterial and collector streets [Section 18.04.1003(a)(1)].
Ground-Level Interest and Transparency
To enhance the pedestrian experience in the MD-ID district, the City of Reno mandates that ground floors of street-facing facades include transparent doors or windows (including faux windows) at least four feet in height. This transparency must cover:
- At least 40 percent of the facade's horizontal length along Fourth Street;
- At least 25 percent of the facade's horizontal length along all other street frontages [Section 18.04.1003(c)(3)].
Sections Cited
- Section 18.02.302, MD-ID: Downtown - Innovation District
- Table 2-15, MD-ID: Lot and Building Standards
- Table 3-1, Table of Allowed Uses
- Section 18.04.1002, Applicability
- Section 18.04.1003, General Standards for Urban Districts
- Section 18.08.602, Minor Site Plan Review