MD-RD: Mixed-Use Downtown Riverwalk District Guide (Reno, Nevada)
The MD-RD: Mixed-Use Downtown Riverwalk District in Reno is a high-intensity urban zone centered on the Truckee River, requiring a minimum Floor Area Ratio (FAR) of 1.0 and a minimum residential density of 21 units per acre. Development within the Reno MD-RD must maintain a public "Riverfront Esplanade" through mandatory 25-foot building setbacks from the river flood wall and must prioritize active ground-floor commercial uses on designated street frontages. Major site plan reviews are required for any buildings exceeding 45 feet in height to ensure compatibility with the surrounding urban landscape [Section 18.02.304].
Purpose and General Character
The Mixed-Use Downtown Riverwalk District (MD-RD) is designed to support the Reno downtown regional center by focusing development around the Truckee River, which serves as a primary community resource and amenity. The district emphasizes the use of transit and alternative transportation modes through the application of minimum density and intensity requirements. The Reno MD-RD functions as a transition zone, stepping down in height and intensity south of the Truckee River where it meets established central neighborhoods [Section 18.02.304].
A defining characteristic of the MD-RD is the Riverfront Esplanade, a public corridor that requires buildings to be set back from the river flood wall or top of bank to facilitate pedestrian movement and public safety access [Section 18.04.1004].
Permitted Land Uses
The Reno MD-RD allows for a diverse mix of residential, commercial, and employment-oriented uses.
Residential Uses
Primary residential uses permitted in the MD-RD include:
- Permitted (P): Duplex, Triplex, Fourplex, Live/Work, Multi-family, and Single-Family (both attached and detached) [Section 18.03.206].
- Supplemental Standards: Residential densities must meet the minimum requirement of 21 units per acre, though exceptions may be made for the adaptive reuse of historic structures [Section 18.04.1003].
Commercial and Civic Uses
Key commercial and public uses in the MD-RD include:
- Permitted (P): Art galleries, museums, libraries, public parks, bakeries, bars/lounges, restaurants, hotels, motels, general offices, financial institutions, and general retail (less than 10,000 square feet) [Section 18.03.206].
- Conditional (C): Event centers, banquet halls, and larger transportation terminals [Section 18.03.206].
- Prohibited Ground Floor Uses: To preserve pedestrian vibrancy along the river, private clubs, fraternal organizations, and parking are strictly prohibited as ground-floor uses in specified riverfront areas [Table 4-19].
Development Standards
Development in the Reno MD-RD is governed by specific intensity and setback requirements to ensure a compact, transit-supportive environment.
Lot and Building Standards
| 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 (All other streets) | 12 feet (measured from back of curb) |
| Side and Rear Setbacks | 0 feet (increased to 5 feet if adjacent to residential) |
| Maximum Height | Requires Major Site Plan Review if over 45 feet |
[Table 2-14, Table 2-17, Section 18.04.1003]
Riverfront Esplanade Setbacks
The following setbacks apply specifically to properties west of Lake Street and east of Arlington Street within the Reno MD-RD:
| Building Height | Esplanade Setback (Minimum) |
|---|---|
| Less than 20 feet | 0 feet |
| 20 to 45 feet | 5 feet |
| North Esplanade (> 45 ft) | 10 feet (up to 100 ft height); 1:1 ratio if > 100 ft |
| South Esplanade (> 45 ft) | 10 feet (up to 75 ft height); 2:1 ratio if > 75 ft |
[Table 4-18]
Design and Architectural Requirements
Reno requires specific architectural treatments within the MD-RD to prevent the creation of "walled" effects and to maintain pedestrian interest.
- Active Ground Floor Retail: Mandatory for frontages along the North/South Esplanade (between Arlington and Lake Street), Sierra Street, Virginia Street, and First Street [Section 18.04.1004(c)(3)].
- Massing: Building masses must be broken at regular intervals. On average, wall planes should not be longer than 100 feet, and no single plane may exceed 150 feet [Section 18.04.1004(c)(5)].
- Transparency (Blank Walls): Along primary frontages, at least 66 percent of the width of a first-story building wall facing the street must be devoted to windows or pedestrian entrances [Section 18.04.1004(c)(5)b].
- Sidewalks: MD-RD sidewalks must follow the Downtown Streetscape Design Manual. Required setbacks must include a minimum obstruction-free sidewalk width of six feet [Section 18.04.1003].
Sections Cited
- Section 18.02.304 MD-RD: Downtown - Riverwalk District
- Section 18.03.206 Table of Allowed Uses
- Section 18.04.1003 General Standards for Urban Districts
- Section 18.04.1004 Supplemental Standards for Downtown Districts
- Section 18.09.301 Rules of Construction and Definitions (Uses)