§ 18.08.405. Regional Center and Transit Corridor Overlay Districts.

(a)

DRRC (Downtown Reno Regional Center Overlay Zoning District).  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the Downtown Reno Regional Center (DRRC) plan area. Standards within specific DRRC districts, as illustrated in the DRRC plan, are outlined below.

(2)

DRRC Standards.  

a.

Minimum Setbacks.  

 

TABLE 18.08-16A: DRRC ENTERTAINMENT, CALIFORNIA AVENUE, WELLS AVENUE AND KEYSTONE AVENUE DISTRICTS - MINIMUM SETBACKS
Front-Virginia Street, Mill Street, and Fourth Street	18 feet from adjacent street curb, which will include 8 feet for street trees/street furniture, a 5½ foot sidewalk, and 4½ feet for window shopping and street fair
Front—All other streets	12 feet from adjacent street curb, which will include 4 feet for street trees/street furniture, and 8 feet for sidewalk when the site is adjacent to on-street parking. If the site is not adjacent to on-street parking then the setback shall be 10 feet to the satisfaction of the administrator
Side	0 or greater than 5 feet
Rear	0 or greater than 10 feet
Alleys	0

 

b.

Streetscape Improvements.  

1.

Prior to a certificate of occupancy for any development, the applicant shall install streetscape improvements in accordance with the Redevelopment District Streetscape Master Plan, as applicable.

c.

Lighting.  

1.

Street lighting for the DRRC shall be in conformance with the Redevelopment District Streetscape Master Plan, as applicable.

d.

Landscaping and Screening.  

1.

Surface parking areas shall be planted with shade trees at a ratio of one tree for every five spaces.

e.

Density and Intensity.  

TABLE 18.08-16A.1: Density and Intensity in DRRC Districts
DRRC District	Residential Density	FAR
California Avenue	21 dwelling units / acre	1.0
Entertainment District	45 dwelling units / acre	3.0
Keystone Avenue	30 dwelling units / acre	2.0
Truckee River District	21 dwelling units / acre	1.0
Wells Avenue	30 dwelling units / acre	2.0

 

(3)

District Specific Standards  

a.

California Avenue District.  

1.

For properties located east of Holcomb Avenue, all uses operating between the hours of 12:00 midnight to 6:00 a.m. shall require a special use permit as described in Section 18.06.405(a)(4). For properties located west of Holcomb Avenue, uses operating between the hours of 11:00 p.m. and 6:00 a.m. shall require a special use permit as described in Section 18.06.405(a)(4).

2.

Buildings within the California Avenue District shall have a maximum building height of 45 feet. This may be increased with the approval of a special use permit.

3.

Parking. At the applicant's discretion, parking ratios for the California Avenue District may be modified from the minimum standards listed in Table 18.12-8 (Off Street Parking Requirement Table) to be maximum standards.

b.

Entertainment District.  

1.

Signs in the Entertainment District will meet the same standards as set forth in Table 18.16-1 for the HC zone (Section 18.16.207).

c.

Keystone Avenue District.  

1.

Hotel with nonrestricted gaming operation shall be permitted through the special use permit process in RMC 18.06.405, for specific permitted locations identified in the DRRC Plan.

d.

Truckee River District.  

1.

The document entitled "Downtown Riverfront Design Guidelines" is adopted by reference and included as Appendix A to this Title 18 for the purpose of providing design guidance and standards for development within the Truckee River District of the Downtown Reno Regional Center.

2.

The Planning Commission or City Council, on appeal, may approve or deny a special use permit to modify the building setback and envelope-height restrictions, Riverfront Esplanade setbacks, or provisions of the Downtown Riverfront Design Guidelines according to the following findings and those contained in Section 18.06.405 (Special Use Permits) as amended:

i.

The proposed project is consistent with the goals, objectives, and policies of the Downtown Reno Regional Center;

ii.

The proposed structure, building or modification is consistent with the Downtown Riverfront Design Guidelines;

iii.

The proposed project will be compatible with the site and surrounding area both in scale and context; and

iv.

The building has been appropriately designed, or the modification preserves the architectural character of the existing building relative to its scale, mass, building proportion, building height, fenestration and articulation.

3.

The Redevelopment Agency shall review and make recommendations to the administrator regarding applications for outdoor dining permits per Section 18.08.203(d)(4) (Sidewalk Cafés).

4.

Setbacks shall be as specified in Table 18.08-16A2 (below)

TABLE 18.08-16A2: Truckee River District Minimum Setbacks
	Front Setback	Rear Setback	Side Setback
Esplanade- (Divisions illustrated in FIGURE 18.08-16)
North and South Esplanade—Building Height 0—20 feet	0	0	0
North and South Esplanade—Building Height 20—-45 feet	5	5	5
North Esplanade—Building Height 45—100 feet	10	10	10
North Esplanade—Building Height Exceeding 100 feet	1:1	1:1	1:1
South Esplanade—Building Height 45—75 feet	10	10	10
South Esplanade—Building Height Exceeding 75 feet	2:1	2:1	2:1
Outside of Riverfront Esplanade	Shall be placed on property line	0	0 or >5
Minimum Standard Ratio = Building Height to Setback
Side setback areas must be screened from the street and sidewalk by a decorative gateway, grille, fence or wall unless designed for public use.

 

d.

Truckee River District - Riverfront Esplanade.  

1.

All buildings shall be setback a minimum of 25 feet from the existing face of the river flood wall or top of bank to create the north and south Esplanades (See Figure 18.08-16). The administrator may require dedication of a 25 foot wide minimum esplanade setback from the existing face of the river flood wall or top of bank when the location of the development must provide safe and adequate passage and facilitate police and fire protection.

FIGURE 18.08-16: ESPLANADE/CORE

2.

Modifications to the required width of the Esplanade may be considered in situations where there are no alterations to existing footprints and the existing building is less than 25 feet to the face of the flood wall or top of bank. In that instance, the administrator shall determine the appropriate development standard and amenities.

3.

A continuous building frontage is desired along the Esplanade. Side setback areas must be improved as pedestrian-oriented spaces (e.g., patios or courtyards) and may exceed the maximum side setback noted above, subject to the administrator's review and approval after consideration of any recommendation made by the Redevelopment Agency for the City of Reno.

4.

Active Ground Level Commercial. Active ground level commercial use is required on the North and South Esplanades between Arlington Avenue and Lake Street and Core Street Frontages. These requirements only apply to frontages. The interior area of the ground floor need not be an "active use"; lobbies and other ancillary uses supporting upper level uses are allowed. Areas where an active ground level commercial use is required include:

i.

North and South Esplanade frontages, between Arlington Avenue and the easterly frontage of Lake Street.

ii.

Sierra Street, north of the Truckee River to the railroad trucks.

iii.

Virginia Street, I-80 to California Avenue.

iv.

North and South sides of First Street, between Arlington Street and Lake Street.

v.

Fourth Street, Keystone Avenue to Wells Avenue.

TABLE 18.08-17: ADDITIONAL REGULATIONS FOR USES PERMITTED IN THE TRUCKEE RIVER DISTRICT
PRINCIPAL USE PERMITTED	DESCRIPTIONS AND ADDITIONAL REGULATIONS
Outdoor dining along the esplanade	The Redevelopment Agency may review and make recommendations to the administrator regarding applications for outdoor dining permits in the Esplanade right-of-way per Section 18.08.203(d)(4) (Sidewalk Cafés). The permit must ensure that a minimum of 12 feet is left clear between the dining area and the Esplanade furnishings zone.
Clubs and lodges.	Not permitted as a ground floor use adjacent to the Esplanade or Core Street Frontages.
Parking (as a principal or accessory use)	Not permitted as a ground floor use adjacent to the Esplanade or Core Street Frontages.

 

FIGURE 18.08-17: TRCD BUILDING ENVELOPE HEIGHT RESTRICTIONS

FIGURE 18.08-18: RIVERFRONT ESPLANADE SETBACKS

e.

Truckee River District Design Standards - Outside of the Riverfront Esplanade.  

1.

. Building masses shall be broken at regular intervals to provide variety and scale. Masses shall be defined by a major notch in the building volume, or by a projecting mass. On average, wall planes shall not be longer than 100 feet, not to exceed a maximum of 150 feet.

2.

Blank walls limitation.  

i.

On General Streets, at least 50 percent of the width of a new or reconstructed first story building wall facing a street shall be devoted to pedestrian entrances, display windows or windows affording views into retail, office, restaurant, lobby space, public art, or other similar architectural features.

ii.

At least 66 percent of the width of a new or reconstructed first story building wall facing a street shall be devoted to pedestrian entrances, display windows or windows affording views into retail, office, restaurant or lobby space along the following frontages:

a.

North and South Esplanade frontage, between Arlington Avenue and Lake Street.

b.

Sierra Street, north of the Truckee River.

c.

Virginia Street, I-80 to California Avenue.

d.

Center Street, north of the Truckee River.

e.

Fourth Street, Keystone Avenue to Wells Avenue

f.

Exemption - Blank wall limitations shall not apply to historically designated buildings.

3.

Site access.

i.

Every building and/or first floor use shall have its main entrance on a public street and/or on the Esplanade.

ii.

Trash and loading areas shall be centralized wherever possible, and screened from view of adjacent walkways and thoroughfares, side streets, and adjacent properties. Service access shall not be permitted on the riverside of any property. Screening shall match the building in colors and materials.

iii.

Curb cuts shall be minimized. Shared lanes, access drives and parking arrangements and turnouts are encouraged to reduce the need for new curb cuts. Where new curb cuts are necessary:

a.

Width shall be 12 feet for a one-way driveway and 24 feet for a two-way driveway.

b.

Maximum number of curb cuts associated with a single parcel shall be one, two-way curb cut or two, one-way curb cuts.

c.

Driveways shall be a minimum of two feet from abutting properties.

iv.

The maximum width of recessed entries shall be one-third the length of the building or tenant street frontage, whichever is smaller. Maximum depth shall be eight feet.

4.

Exceptions.

i.

Parapet walls may extend up to four feet above the height limit; parapet walls may be higher if needed to screen rooftop mechanical equipment, subject to compliance with the Downtown Riverfront Design Guidelines (Appendix A of Title 18).

ii.

Special architectural features such as towers (clock, bell, observation), turrets, cupolas, church spires, flagpoles may exceed building height and/or setbacks, subject to compliance with the Downtown Riverfront Design Guidelines.

iii.

Rooftop structures such as elevator towers, mechanical equipment enclosures, or roof deck trellises and gazebos may exceed the height limit subject to compliance with the Downtown Riverfront Design Guidelines and provided they are integrated into the overall building design and/or screened by a parapet or a pitched roof.

iv.

Modifications in building orientation may occur if designed to optimize the use of publicly accessible areas, to the satisfaction of the administrator.

v.

The corner of a corner building may be "cut back" up to eight feet along adjacent street frontages to create a diagonal at the ground level and/or at upper levels.

vi.

Bay windows, turrets, decorative roofs, and miscellaneous entry features may project no more than three feet over property lines, and must be no less than 12 feet above the highest point in the sidewalk over which they project.

vii.

Flexibility in applying the design guidelines to existing structures shall be afforded in cases where the economic viability or function of the building is improved.

(b)

CRC (Convention Regional Center Overlay Zoning District).  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the Convention Regional Center Plan area. Specific land use designations referenced in this section are identified in Map 1 of the Convention Regional Center Plan.

(2)

Allowed non-residential uses on parcels located adjacent to residential Master Plan land use designations shall be permitted through the approval of a site plan review as dictated in RMC 18.06.407. This standard shall not apply to development requiring a special use permit.

(3)

Active ground level commercial uses such as retail, personal service establishments, entertainment, or restaurants are required for building frontages on South Virginia Street and McCarran Boulevard. The interior area of the ground floor need not be an "active use"; lobbies and other ancillary uses supporting upper level uses are allowed.

(4)

In the area located north of McCarran Boulevard and west of Highway 395 all uses operating between the hours of 11:00 p.m. and 6:00 a.m. shall be exempt from the requirement for a special use permit in Section 18.06.405(a)(4), with the exception of parcels located in or adjacent to the Residential Master Plan Land Use designation, or parcels adjacent to multi-family or single-family zoning districts outside the plan area.

(5)

Notwithstanding the requirements of Subsection 7. above, uses operating between the hours of 11:00 p.m. and 6:00 a.m. in the Tourist Commercial Land Use designation shall be exempt from the requirement for a special use permit in Section 18.06.405(a)(4).

(6)

Design Standards.  

a.

Minimum Setbacks.  

 

TABLE 18.08-18: CRC SETBACKS
Front—South Virginia Street	18 feet from adjacent street curb, which will include 8 feet for street trees/street furniture, a 5½ foot sidewalk, and 4½ feet for window shopping and street fair.
Front—On McCarran Boulevard, Moana Lane, Kietzke Lane, Neil Road, Del Monte Lane, and Peckham Lane	13 feet from adjacent street curb, which will include 5 feet for landscaping/trees and 8 feet for sidewalk. If the site is not adjacent to on-street parking then the setback shall be 10 feet which will include 5 feet for landscaping and 5 feet for sidewalk.
Front—All other streets	10 feet from adjacent street curb which will include 5 feet wide sidewalk and 5 feet setback from property line.
Side and Rear—In Transitional Mixed Use, Residential, and Public Facility Master Plan Land Use Designation	5 feet
Side and Rear—In Transitional Mixed Use and Residential Master Plan Land Use Designation on projects with 2 or more units	10 feet

 

b.

Reserved.  

c.

Parking.  

 

TABLE 18.08-19: DISTRICT PARKING REQUIREMENTS
Residential in General Mixed Use and Tourist Commercial Master Plan Land Use Designation	A minimum of 1 space/unit, not to exceed 2 spaces/unit unless provided in the footprint of the structure or parking structure.
Residential in Transitional Mixed Use and Residential Master Plan Land Use Designation	A minimum of 2 spaces/unit.
Non-residential in General Mixed Use and Public Facility Master Plan Land Use Designation	Not to exceed parking standards required by RMC Off-Street Parking Requirements 18.12.1102 for each specified use, as amended, unless provided in the footprint of the structure or parking structure.
Non-residential in Transitional Mixed Use and Residential Master Plan Land Use Designation	Not to exceed parking standards required by RMC Off-Street Parking Requirements 18.12.1102 for each specified use, as amended unless provided in the footprint of the structure or parking structure. In no case shall parking be less than 35% of the required parking standard for each specified use. The property owner shall justify the parking reduction to the satisfaction of the administrator.
Tourist Commercial Master Plan Land Use Designation	Parking may exceed required standards; however 20% of all required parking plus all excess parking for all uses pertaining to non-restricted gaming shall be structured.

 

d.

Architecture and Site Layout.  

1.

On all parcels in the General Mixed Use, Transitional Mixed Use, and Residential Use land use designation at least 25 percent or 18 linear feet, whichever is greater, of the total street frontage, shall be comprised of either building or pedestrian amenities such as but not limited to: plazas, artwork, fountains, seating, landscaping, and walkways.

2.

On all parcels in the tourist commercial land use designation with less than 300 linear feet of frontage the following shall apply:

i.

At least 25 percent or 18 linear feet, whichever is greater, of the total street frontage, shall be comprised of either building or pedestrian amenities such as but not limited to: plazas, artwork, fountains, seating, landscaping, and walkways.

3.

On all parcels in the tourist commercial land use designation with greater than 300 linear feet of frontage either the above d.2.i shall apply or one of the following shall apply:

i.

A primary pedestrian corridor shall be provided from the street to the building. The primary pedestrian corridor shall include a pedestrian walkway at least 32 feet wide and one or more of the following elements: plazas, artwork, fountains, seating, landscaping, and walkways. The primary pedestrian corridor shall be clearly delineated by using material change and landscaping. If the pedestrian corridor is adjacent to vehicle parking or maneuvering areas then the required corridor shall be increased in width by five feet to include a minimum five foot wide landscaped buffer located between parking or maneuvering areas and 32 feet of primary pedestrian corridor.

ii.

Development of a skyway shall require the approval of a special use permit in accordance with Section 18.06.405(e)(9). The pedestrian skyway shall be accompanied by either: a 13-foot wide at-grade pedestrian walkway located between the street and building consisting of an eight-foot wide sidewalk and a five-foot wide landscaped buffer; or shall include a pedestrian connection to the skyway at the street. The pedestrian connection shall be located behind the sidewalk, landscaping and other amenities required by other applicable sections of the Reno Municipal Code (e.g., behind the 18 feet of sidewalk, landscaping and other amenities on South Virginia Street).

iii.

Development of a pedestrian tunnel/underpass shall require the approval of a special use permit in accordance with Section 18.06.405. The pedestrian tunnel/underpass shall be accompanied by either: a 13 foot wide at-grade pedestrian walkway located between the street and building consisting of an eight-foot wide sidewalk and a five-foot wide landscaped buffer; or shall include a pedestrian connection to the tunnel/underpass at the street. The pedestrian connection shall be located behind the sidewalk, landscaping and other amenities required by other applicable sections of the Reno Municipal Code (e.g., behind the 18 feet of sidewalk, landscaping and other amenities on South Virginia Street).

4.

For a corner lot the above requirements shall be oriented to South Virginia Street. If the property does not front South Virginia Street this standard pertains to the street with the higher street classification.(e.g. arterial/collector). In instances where both streets have the same classification (e.g. collector) the requirement pertains to the street with the highest traffic volume.

5.

The above standards shall apply unless the parcel meets one of the criteria for a shallow or narrow lot in 18.08.301(a)5(n):

e.

Signs.  

(1)

With the exception of restaurants, exterior wall signs for individual tenants are not allowed on internal shopping malls unless the individual tenant space exceeds 25,000 square feet.

f.

Landscaping.  

 

TABLE 18.08-20: DISTRICT MINIMUM LANDSCAPING
Residential	5% for densities of 30 units or greater per acre 10% for densities of 21 units to 29 units per acre 15% for densities of 14 units to 20 units per acre 20% for densities less than 14 units per acre
Non-residential and mixed use	5% for nonresidential and mixed use development with a floor area ratio over 1.25 10% for nonresidential and mixed use development with a floor area ratio of .33 to 1.24 15% for nonresidential and mixed use development with a floor area ratio less than .33

 

The requirement, to screen an internal parking lot from street view with perimeter landscaping shall be eliminated if the building meets or exceeds a floor area ratio of 1.25.

g.

Density and Intensity.  

1.

Tourist Commercial and General Mixed Use land use designation: Minimum residential density shall be 14 dwelling units per acre. The minimum floor area ratio (FAR) for nonresidential and mixed use developments shall be 0.33.

2.

Residential and Transitional Mixed Use land use designation: Residential densities shall be between three and 14 dwelling units per acre and no minimum floor area ratio (FAR) shall be required. The maximum dwelling units per acre can be increased with the approval of a special use permit up to 30 units per acre.

3.

Public Facility land use designation: There shall be no minimum density or floor area ratio (FAR) requirement.

h.

Height.  

1.

Maximum building height for the properties within the Tourist Commercial land use designation shall be determined by the number of hotel rooms as follows:

 

TABLE 18.08-21: MAXIMUM BUILDING HEIGHT FOR HOTEL WITH NON-RESTRICTED GAMING USES WITHIN THE TOURIST COMMERCIAL LAND USE DESIGNATION
;15> Number of Hotel Rooms	Maximum Height
201—399	300 feet
400—599	400 feet
600 and above	500 feet

 

Maximum building height within each room number category may be increased with the approval of a special use permit.

2.

Maximum building height for properties within the General Mixed Use land use designation shall be restricted to 100 feet.

3.

Maximum building height for properties within the Transitional Mixed Use land use designation shall be restricted to 35 feet.

4.

Maximum Building height for properties within the Residential land use designation shall be restricted to 35 feet to the pitch of roof.

5.

Maximum Building height for properties within the Public Facilities land use designation shall be restricted to 35 feet.

6.

The maximum building height addressed in the above Subsections (h)2.—5. may be increased with the approval of a special use permit. A photo simulation or similar graphic representations of the proposed building and surrounding existing development in the Plan area shall be provided with the special use permit application.

(c)

Medical Regional Center Planning Area Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the Medical Regional Center Plan (MRC).

(2)

Use standards.  

a.

Treatment of existing uses.  

1.

When an existing legally established "auto repair garage and paint and body shop" is expanded, conditional requirements related to service bay orientation, disabled vehicle storage, and other outdoor storage shall not apply.

(d)

RTIARC Reno-Tahoe International Airport Regional Center Planning Area Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the Reno-Tahoe International Airport Regional Center Plan.

(2)

Land uses.  

a.

Operations of the Reno Tahoe International Airport Authority on the east side of Terminal Way are exempt from all the MU (Mixed Use) zoning standards except standards related to sidewalk width and pedestrian connections.

b.

All other properties in the plan area shall comply with the following:

1.

If the land use is only allowed as identified in the RTIARC column of Table 18.08-6-B "Uses Permitted in Regional Center Base Zoning Districts" the entire project shall comply with all MU (Mixed Use) building and site design standards.

2.

If the land use is only allowed in the IC (Industrial Commercial) zoning district, the entire project shall comply with all IC (Industrial Commercial) building and site design standards.

3.

If the land use is allowed in both the RTIARC column of Table 18.08-6-B "Uses Permitted in Regional Center Base Zoning Districts" and IC zoning districts, the entire project shall comply with either all MU or all IC building and site design standards, as selected by the applicant.

4.

Uses or buildings utilizing IC standards are not allowed within 100 feet of the Truckee River, as defined by Washoe County Record of Survey #1167.

5.

All buildings located within 100 feet of an arterial street shall provide building articulation in accordance with 18.12.301(a) on each building façade that faces the arterial street to the satisfaction of the administrator.

6.

Temporary asphalt or concrete batch plants are allowed for airport construction for a period not to exceed four years. Temporary asphalt or concrete batch plants shall be located a minimum of 750 feet from residentially zoned property.

7.

Communication facilities for purposes of air traffic control and airport operations are allowed without conditions.

8.

Stables and farms are allowed by-right subject to all conditions required by Section 18.08.202 (Additional Regulations for Principal Uses) as amended.

9.

Prohibited uses include all residential land uses, primary schools, churches, libraries, medical facilities and day care centers. Lodging facilities (including hotels and motels without gaming) are only allowed within one-half mile of the airport terminal, subject to MU District provisions.

10.

Secondary and vocational schools are allowed and limited to an enrollment of 200 students maximum.

11.

Prohibited Uses for properties in the Airport Critical area General Overlay District are listed in the Section 18.08.402 as amended.

12.

Airport operations and airport facilities are allowed within the Airport Core District.

(3)

Density.  

a.

On all properties located north of the north bound U.S. Highway 395 on-ramp loop (Entrance 65, starting at the airport terminal) which front on Terminal Way, the minimum residential density shall be 14 dwelling units per acre. The minimum intensity shall be 0.25 FAR for nonresidential and mixed use developments. Operations of the Reno Tahoe International Airport Authority on the east side of Terminal Way are exempt from the FAR and density standards. There shall be no minimum FAR or density standard for properties within the plan boundary located outside of the area described above.

(4)

Landscaping.  

a.

In cases where required landscaping, such as trees, would interfere with safe airport operations, landscaping features that will not interfere with safe airport operations shall be substituted to the satisfaction of the administrator.

(5)

Residential interface.  

a.

Properties adjacent to the Boynton Slough shall be separated from residentially zoned private property with the Boynton Slough (90 feet minimum width) and shall provide a six-foot tall solid masonry or wood fence. A five-foot wide landscape strip with trees planted at a rate of one tree every 30 feet and six shrubs per tree, shall be installed on the south side of the six-foot wall or fence.

(6)

Discretionary Review.  

a.

Uses operating between the hours of 11:00 p.m. and 6:00 a.m. shall require a special use permit per Section 18.06.405(a)(4) if they are located north of the north bound U.S. Highway 395 on-ramp loop (Entrance 65, starting at the airport terminal) and front on Terminal Way.

(e)

UNRC University of Nevada Regional Center Planning Area Overlay Zoning District.  

(1)

Applicability.  

a.

The standards contained in this section shall apply to all properties identified within the University Regional Center Plan except as noted in Subsection b. If any standards contained in this Subsection (e) are in conflict with the standards in Section 18.08.406(b) WUNP West University Neighborhood Planning Area Overlay District, this Subsection (e) of the Code shall prevail.

b.

Properties as designated on the University of Nevada Regional Center Plan Development Concept - Land Use map shall be re-zoned to the MU Mixed Use base zoning district with UNRC University of Nevada Regional Center Overlay Zoning District and subject to the zoning district standards for the land use identified in the University of Nevada Regional Center Plan by action of law when acquired by the University of Nevada, as defined by NRS 396.020.

(2)

Land Use.  

a.

In addition to those land uses listed on Table 18.08-6-B: Uses Permitted in the Regional Center Base Zoning Districts for the UNRC/RES, UNRC/AR/HS/R and UNRC/OS zones all properties shown on Figure 18.08-18A are allowed to establish all of the uses listed for the I (Industrial) zone on Table 18.08-5 with the following exceptions:

Adult Business;

Automobile and Truck Sales and Mobile Home, RV, Boat and Trailer Sales or Rental;

Bar;

Cleaners, Commercial;

Convenience Store;

Electric Generating Plant;

Electrical Substation;

Public Meal Provider/Homeless Service;

Asphalt/Concrete Batch Plant;

Chemical Processing and/or Manufacture;

Hazardous Waste;

Transfer Station; Wrecking Yard, Salvage Yard or Junk Yard (outside);

Truck Stop/Travel Plaza; and

Medical Marijuana Cultivation, Production and Testing Laboratories west of Valley Road.

b.

If the use is only allowed in the I (Industrial) zoning district, then the entire project shall comply with all I building, site design standards, additional use regulations and FAR requirements. This provision includes: special use permits for development and activities as contained in the applicability section of RMC 18.06.405(a), as amended; and site plan review for development applications as contained in the applicability section of RMC 18.06.407(a), as amended.

c.

If the land use is allowed in the UNRC/RES, UNRC/AR/HS/R, UNRC/OS columns of Table 18.08-6-B "Uses Permitted in the Regional Center Base Zoning Districts" and the I zoning district, then the entire project shall comply with either all the MU or all the I building, site design standards and additional use regulations, as selected by the applicant.

d.

At such time as each property, as shown on Figure 18.08-18A Industrial Zoning Area, is acquired by the University of Nevada the option to utilize the I zone and associated standards shall cease for any new development on the acquired property; and all subsequent uses and development shall be restricted to those uses and standards as designated for the property in accordance with the UNRC Overlay Zoning District. After acquisition by the University of Nevada, existing legally established nonconforming uses would be allowed to continue in accordance with RMC 18.08.501-504, as amended.

Figure 18.08-18A: INDUSTRIAL ZONING AREA

(3)

Density. Minimum residential densities shall be 14 dwelling units per acre. Minimum intensity for nonresidential and mixed-use development shall be .50 FAR.

(4)

Discretionary Approval.  

a.

Uses operating between 11:00 p.m. and 6:00 a.m. shall require a special use permit per Section 18.06.405(a)(4), if adjacent to or within 100 feet from, the building footprint of existing single-family residential uses.

b.

Pedestrian skywalks, sky-buildings and skytrams that do not cross a right-of-way owned by the City of Reno or do not cross Virginia Street shall be exempt from the requirement for a special use permit in Section 18.06.405, provided all other requirements of Article XX "Skyways and Skyway Design Guidelines" are met.

(f)

DRC Dandini Regional Center Planning Area Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to all properties identified as being within the Dandini Regional Center plan area. Areas identified as "Map 2 of the DRC plan" refer to the map entitled "DRI, DRP, and TMCC Plan Areas."

(2)

Design Standards.  

a.

Minimum Setbacks.  

 

TABLE 18.08-22: DRC DISTRICT MINIMUM SETBACKS
MIXED USE
Front on all other streets	10 feet from adjacent street curb, which will include 5 feet for landscaping/trees and 5 feet for sidewalk
Side	0 or a minimum of 5 feet
Rear	0 or a minimum of 5 feet
Alleys	0
Projects within areas identified in Map 2 of DRC plan.
Front	20 feet
Side and rear	5 feet

 

b.

Parking.  

 

TABLE 18.08-23: DRC DISTRICT PARKING REQUIREMENTS
Residential	1 space per unit
Projects within areas identified as DRP in Map 2 of DRC plan.
Maximum parking shall be three spaces per 1,000 GSF and minimum parking shall be no less than 1.5 spaces per 1,000 GSF.

 

1.

Parking lots and parking structures for the Desert Research Institute (DRI) and/or Truckee Meadows Community College (TMCC), and any associated uses shall be situated to support the campus and comply with architecture and site layout standards in this Code, be complementary to adjacent buildings in form and material, and provide a ten-foot wide landscape strip around the perimeter.

2.

Parking located within areas identified as DRP in Map 2 of the DRC plan should be located away from street frontages, where appropriate, but is allowed in the front, side, or rear of buildings. Where parking is located along street frontages, a 20-foot landscape area shall be maintained including a minimum three-foot high berm to mitigate the views directly into the parking lots,

c.

Architecture and Site Layout.  

1.

Except for the plan areas identified in Map 2 of the DRC Plan, at least 75 percent of the total street frontage shall be comprised of building. Pedestrian amenities including plazas, artwork, fountains, seating, landscaping, and walkways may be included as part of the 75 percent. For a corner lot this requirement pertains to the street with the higher street classification (e.g. arterial/collector). Instances where both streets have the same classification (e.g. collector) the requirement pertains to the street with the highest traffic volume.

2.

TMCC buildings will be oriented and/or clustered to support the campus setting and enhance the pedestrian circulation throughout the site.

3.

The following standards apply to areas identified as Dandini Research Park (DRP) in Map 2 of the DRC plan:

i.

Building heights shall not exceed 45 feet or three stories and shall not impede existing viewsheds from DRI and TMCC

ii.

MU building orientation, architecture and site layout standards identified in Section 18.08.301(4), (7) and (10) shall not apply.

iii.

All sides of the building shall include articulation and materials and design characteristics consistent with the front façade unless the public's view from the street is blocked by intervening buildings or topography.

iv.

Public entries shall be located adjacent to outdoor common areas and defined by canopies or roof/façade articulation.

v.

Prefabricated metal buildings are prohibited

vi.

All lighting shall be "dark sky" lighting

vii.

Turf is prohibited.

viii.

Enclosures for service areas shall be integrated with adjacent buildings and be constructed with finishes similar to the construction materials of the primary buildings.

ix.

Large utilities or waste/recycling containers shall be accommodated within the building. If not possible, components shall be clustered and screened from building entries, courtyards, and primary pedestrian paths.

x.

External enclosures shall be used to screen above grade utilities if no other choices exist. These shall be integrated into the surrounding environment by using appropriate scale, materials, and finishes.

xi.

All pedestrian walkways shall be a minimum of six feet in width.

d.

Landscaping.  

 

TABLE 18.08-24: DRC DISTRICT LANDSCAPING
Residential ≥30 units per acre	10%
Commercial ≥1.5 FAR	10%
All other development	20%

 

e.

Site Density. The minimum residential density shall be 14 dwelling units per acre. The minimum site intensity shall be 0.5 FAR for nonresidential and mixed use developments and 0.25 for areas identified as DRP within Map 2 of the DRC Plan.

f.

Residential Adjacency. Section 18.12.304 Residential Adjacency Standards shall not apply to development in areas identified as DRP within Map 2 of the DRC Plan provided that the proposed development is at least 200 feet from a residential zoning district.

g.

Discretionary Review.  

1.

Special Use Permit requirements in Section 18.06.405 shall apply for grading cuts of 20 feet or more in depth and/or fills of ten feet or more in height, grading within any major drainage way, and within any hillside development.

(g)

RSARC Reno-Stead Airport Regional Center Planning Area Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to properties located within the Reno-Stead Airport Regional Center Plan.

(2)

Land uses.  

a.

In addition to uses allowed in the RSARC column of Table 18.08-6-B "Uses Permitted in Regional Center Base Zoning Districts", all primary, accessory, and conditional land uses allowed outright or with a site plan review or special use permit in the I or IC zoning districts are allowed without discretionary review. Applicants may use MU, IC, or I District standards at their discretion, as modified by the RSARC Overlay District. Once a district is selected then the entire project shall be subject to the building and site design standards of that district.

b.

All residential land uses, schools, churches, libraries, medical facilities and day care centers are prohibited. Lodging facilities (including hotels and motels without gaming) are only allowed within one-half mile of the airport terminal, subject to MU District standards.

c.

Existing permitted land uses are allowed to continue to operate, expand and are considered conforming.

d.

Communication facilities for purposes of air traffic control and airport operations are permitted without conditions.

e.

Stables and farms are allowed, subject to all conditions required by Section 18.08.202 (Additional Regulations for Principal Uses) for any zoning district, except that outdoor stables and riding areas are permitted.

f.

Temporary asphalt or concrete batch plants are permitted for airport construction for a period not to exceed four years. Temporary asphalt or concrete batch plants shall be located a minimum of 750 feet from residentially zoned property.

g.

Airport operations and airport facilities are permitted.

(3)

Land use intensities. The minimum land use intensities for the MU District shall not apply.

(4)

[Reserved.]  

(5)

Sidewalks and pedestrian amenities. The standards in the MU District regarding sidewalks and pedestrian amenities shall not apply except for development adjacent to the North Virginia Street Transit Oriented Development Plan area.

(6)

Building orientation. Building orientation requirements of the MU District shall not apply.

(7)

Landscaping.  

a.

Landscaping requirements for properties adjacent to the North Virginia Street Transit Oriented Development Plan area shall be in accordance with requirements for the MU District.

b.

Landscaping requirements for properties that do not qualify under Subsection a. above, but which are located adjacent to a public street or the plan area boundary, shall be in accordance with requirements for the IC District.

c.

Landscaping shall not be required for properties that do not qualify under Subsections a. or b. above.

d.

In cases where required landscaping would interfere with safe airport operations, landscaping features that will not interfere with safe airport operations shall be substituted.

(h)

RRC Redfield Regional Center Planning Area Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to properties located within the Redfield Regional Center Plan.

(2)

Geothermal Energy.  

a.

Geothermal energy exploration and development:  

1.

Applications for development shall provide utility easements for planned geothermal wells and transmission pipeline corridors identified in the Redfield Regional Center Plan, Map 2: Development Concept - Utility Corridors. An agreement between the property owner and geothermal company must be recorded prior to any permit for construction of wells or transmission lines. Easements for geothermal facilities shall not be required if an agreement between the property owner and the geothermal company is not in place.

2.

Residential developers shall provide notice of the Geothermal Energy Plan to all homebuyers and tenants.

3.

New wells and transmission lines related to geothermal energy production located outside of the Industrial and Open Space districts shall be screened. Screening techniques may include underground installation, berming, strategic placement and/or landscaping. Appropriate screening levels shall be determined by the administrator based on compatibility with existing and planned land uses.

4.

As development is proposed, the City of Reno and the Developer shall consult with the Administrator of the Division of Environmental Protection of the State Department of Conservation and Natural Resources and other parties as deemed appropriate to understand fully the effect that industrial facility accidents could have on the health and safety of the public. The Developer, after consultation with the City of Reno and any organizations consulted on this matter, shall mitigate any unreasonable impacts on the public.

(3)

Land Use Intensities.  

a.

The minimum residential densities for properties designated Tourist Commercial and Retail Commercial/Academic districts shall be 14 units per acre.

b.

Properties designated Open Space, Transitional Mixed Use, and Industrial shall not have a minimum density.

c.

The minimum non-residential and mixed use intensity shall be 0.5 FAR for properties designated Tourist Commercial and 0.25 FAR for properties designated Retail Commercial/Mixed Use. Properties designated Open Space, Industrial and Transitional Mixed Use shall not have a minimum intensity.

d.

Property that is retained as open space accessible to the public, dedicated for public roads or reserved for public plazas or recreational amenities is not subject to the density and intensity standards in Sections a., b., and c. above.

e.

Development in the Tourist Commercial and Retail Commercial/Academic districts shall be designed to allow future intensification and shall include intensification plans showing how future improvements that would achieve 30 units per acre or 1.5 FAR (or desired density and intensity in the Truckee Meadows Regional Plan, as it may be amended) could be incorporated into the project in the future.

f.

The minimum parcel size for projects with non-restricted gaming shall be 50 acres.

g.

Minimum project intensities above shall be reduced for hillside developments in accordance with RMC 18.12.1605, as amended.

h.

The maximum parcel size for single family detached in the Transitional Mixed Use district shall be 3,500 square feet.

i.

A minimum of 30 percent of the gross project area must be dedicated as common open space for single family detached projects in the Transitional Mixed Use district.

(4)

Maximum Building Height.  

a.

The Residential/Mount Rose Interface Area and Open Space sub-land use designations are restricted to 35 feet. The maximum building height can be increased up to 85 feet with the approval of a special use permit.

b.

The Industrial sub-land use designation is restricted to 55 feet. The maximum building height can be increased up to 85 feet with the approval of a special use permit.

c.

The Transitional Mixed Use sub-land use designation is restricted to 45 feet.

d.

The Retail Commercial/Academic sub-land use designation is restricted to 80 feet. The maximum building height can be increased with the approval of a special use permit.

e.

The Tourist Commercial sub-land use designation is restricted to 55 feet. The maximum building height can be increased with the approval of a special use permit.

(5)

Pedestrian Circulation.  

a.

Eight-foot wide paved paths and five-foot wide sidewalks shall be provided in accordance with Map 3: Development Concept - Pedestrian Circulation in the Redfield Regional Center Plan. All streets shall have sidewalks or pathways on both sides unless alternative all-weather trail connections are provided between development areas and likely pedestrian destinations on both sides of the street. Additional pedestrian connections shall be provided through sites to provide safe access to transit stations and activity centers.

b.

All new streets not shown on Map 4: Development Concept - Transit Circulation shall have either an eight-foot wide paved path and/or five-foot wide sidewalk on each side of the street.

(6)

Site Access. Applications for development shall provide for shared vehicular access and/or through vehicular access as shown on Map 5: Development Concept - Vehicular Circulation in the Redfield Regional Center Plan.

(7)

Environmental Protection.  

a.

No development, grading or tree removal shall occur prior to completion of a tree survey plan identifying all six-inch caliper and larger Ponderosa Pine trees. The tree survey shall be prepared by a licensed arborist or landscape architect. Development applications on any parcel containing these trees shall consider the location of mature healthy trees and shall include design provisions to preserve and incorporate healthy mature trees into development proposals. b. Public roadways are exempt from the standards listed above

b.

The Steamboat Creek shall not be piped and/or filled and must be maintained as a natural feature of any development. If realignment or disturbance of the creek is necessary, the associated development will be required to reroute or restore the Creek in accordance with RMC Sections 18.12.1801 through 18.12.1907 (Wetlands and Stream Environment Protection Standards and Drainage Way Protection Standards) as amended.

(8)

Archaeological Resources.  

a.

New development is required to perform an archaeological/historical survey prior to ground disturbing activity. The survey will be developed to the satisfaction of SHPO. An archaeological/historical study is not required, if one has previously been prepared for the area proposed to be disturbed for new development.

(9)

Architecture and Site Design. These standards are in addition to the requirements of the MU Zoning District. Materials not listed below can be used if the administrator determines they conform to the intent of these standards.

a.

Tourist Commercial, Retail Commercial/Academic, and Transitional Mixed Use.  

1.

The exterior siding shall be non-glaring, excluding windows. Use of local stone is encouraged for foundations, low walls and chimneys. Other appropriate masonry materials include stucco, brick, painted brick and textured concrete, stucco, horizontally or vertically applied wood boards, wood shingles, or exterior insulation and finishing system (EIFS) with a finished appearance resembling an allowed siding material.

2.

Appropriate materials for pitched roofing include: clay tile, concrete tile, slate or simulated slate, standing seam metal. Roofs shall be of fire resistant materials. Shiny metal roofs and primary colors on roofs shall be prohibited. Flat roofs shall be screened.

3.

The use of color shall be limited to tones, shades and hues that match the surrounding on-site soil and vegetation, so that the color blends in with natural surroundings. Primary colors are prohibited.

b.

Industrial.  

1.

The use of color shall be limited to tones, shades and hues that match the surrounding on-site soil and vegetation, so that the color blends in with natural surroundings.

2.

Roofs shall be of fire resistant materials and limited to tones, shades and hues that match the surrounding soil and vegetation. Shiny metal roofs shall be prohibited.

3.

Automobile & Truck Sales and Mobile Home, RV, Boat & Trailer Sales or Rental storage areas are considered parking lots and shall not be located in the front of the building.

4.

Perimeter walls and fences topped with barbed wire is prohibited.

(10)

Setbacks.  

TABLE 18.08-25: RRC DISTRICT SETBACK STANDARDS

 

Front on Virginia Street	18 feet
Front on Mount Rose Highway	30 feet
All sides adjoining I-580	18 feet
All sides adjoining residentially zoned property	A 1:8 height/setback ratio from residential property line
New development in Industrial areas adjacent to Tourist Commercial areas	30 feet

 

a.

Setback shall be measured from parcel line or planned right-of-way edge.

b.

Wells and transmission lines related to geothermal energy exploration and development are not considered new development.

(11)

Signs.  

a.

All development shall comply with the following outdoor sign design standards.

1.

Sign structures (e.g. supports, poles, sign boxes, etc.) shall be covered and trimmed with wood, stone or other natural materials consistent with the design of the associated development.

2.

Illumination, if any, shall be of diffused light that is stationary and of constant intensity.

3.

Exterior signage design for individual businesses within a building or a business complex shall be consistent.

4.

All projecting building signs shall not exceed six square feet and shall be located between ten and 12 feet in height.

5.

Exterior sign illumination sources shall be shielded from view.

6.

Street-front signs shall be monument style with a maximum height of ten feet and a maximum surface area per side of 60 square feet.

7.

Only one freestanding sign is allowed per project.

8.

Wall signs shall be limited to one square foot per linear foot of business frontage with a maximum of 100 square feet per sign.

9.

Wall signs for businesses in multi-tenant buildings shall be restricted limited to the business frontage.

10.

Allowed sign area for each business frontage shall not be combined into a larger sign or relocated to other façades.

b.

Notwithstanding the above, projects over 20 acres in size may vary from the above standards through the Special Use Permit process as defined in RMC 18.06.405 Special Use Permit, as amended.

(12)

Residential/Mount Rose Interface Area.  

a.

The standards of this subsection apply within Residential/Mount Rose Interface areas identified in the Redfield Regional Center Plan, Map 1: Development Concept - Land Use.

b.

Truck loading areas, dumpsters and outdoor storage areas are prohibited between buildings and residentially zoned properties if they would be visible from adjacent residentially zoned properties.

c.

 

i.

All development in the Residential/Mount Rose Interface area shall comply with one of the following adjacency requirements:

ii.

Development shall be limited to three stories in height; or

iii.

Development shall provide a 20-foot landscaped buffer adjacent to residentially zoned property.

(13)

Discretionary Review.  

a.

Operation between 11:00 p.m. and 6:00 a.m.  

1.

Uses operating between 11:00 p.m. and 6:00 a.m. on properties designated Industrial, Open Space, or Transitional Mixed Use shall require a special use permit per Section 18.06.405(a)(4) as amended

2.

Uses operating between 11:00 p.m. and 6:00 a.m. on properties designated Tourist Commercial and Retail/ Commercial/Academic that are within 100 feet from existing single family residential zones shall require a special use permit per Section 18.06.405(a)(4) as amended.

b.

Hillside Development.  

1.

Gradingcuts of 20 feet or more in depth or fills of ten feet or more in height shall require a special use permit unless the administrator determines they are consistent with "Map 7: Grading," in the Redfield Regional Center Plan and meet the findings set forth in 18.06.405 Special Use Permit (e)(3)

c.

Sensitive Stream Environment.  

1.

No discretionary review shall be required for development of land uses within the sensitive stream environment zone, as outlined in RMC Subsection 18.08.404(c) (Cooperative Planning Area Overlay District - District Specific Standards for Protection of Significant Hydrologic Resources) if said land uses are otherwise permitted by the underlying land use and zoning designations and the development meets all standards of 18.08.404(d) (District Specific Standards for Protection of Significant Hydrologic Resources), as amended.

(i)

Western Gateway Regional Center Planning Area Overlay Zoning District.  

(1)

[ Reserved. ]

(j)

SVTC South Virginia Street Transit Corridor Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the South Virginia Street Transit Oriented Development Corridor Plan area.

(2)

Design Standards.  

a.

Minimum Setbacks and building height.  

 

TABLE 18.08-27: SVTC DISTRICT MINIMUM SETBACKS & BUILDING HEIGHT
Front on South Virginia Street and Cadillac Place	18 feet from adjacent street curb - meeting standards specified in Section 18.08.301 Nonresidential and Mixed Use Base Zoning Districts, Figure 18.08-3.Plumb Lane Crossing (PLC) Mixed Use or Commercial Development- Front less than 45 feet in building height 0 feet. Front between 45 feet & 90 feet in building 15 feet. Front greater than 90 feet in building height 30 feet. Midtown District - 10 feet, maximum 18 feet, from adjacent curb
Front on arterials	Midtown District 10 feet from adjacent curb and not more than 5 foot variation in front setback from development on adjacent property with existing structures
Residential Development Front on Lymberry and Hillcrest (PLC)	Front to porches and stairs 0 feet. Front to main structure 5 feet. Side 5 feet. Rear to interior streets 3 feet. Rear 5 feet.
Front on all other streets	10 feet, which will include 5 feet for landscaping/trees/street furniture and 5 feet for sidewalk Midtown District Residential Section, if an existing landscape parkway exceeds the requirement the larger landscape parkway shall be maintained. New development requires a 10 foot setback from curb for landscape parkway and sidewalk that but must not vary by more than 3 feet from adjacent development meeting the minimum 10 foot setback, Maximum 20 foot setback from curb for new development.
Side	0 or greater than 5 feet PLC Mixed Use or Commercial Development fronting on South Virginia Street or Cadillac Place 0 or 10 feet. Adjacent to residential land use 10 feet. Midtown District Residential Section 5 feet
Rear	0 or greater than 5 feet PLC Mixed Use or Commercial Development fronting on South Virginia Street or Cadillac Place 0 or 10 feet. Adjacent to residential land use 10 feet. Midtown District Residential Section 5 feet
Alleys	0 Midtown District Residential Section 5 feet
Height	South Section of SVTC - 45 ft. More than 45 ft. requires a SUP Midtown District - parcels located in the Commercial District, adjacent to Virginia Street 5 stories (75 feet), more than 5 stories requires approval of a Site Plan Review; Other locations in commercial section 2 stories (35 feet), more than 2 stories requires approval of a Site Plan Review. Midtown District - Residential, 2 stories (35 feet)

 

b.

Parking.  

 

TABLE 18.08-28: SVTC DISTRICT PARKING REQUIREMENTS
Residential and non-residential (see below for specific restaurant and retail standards)—North Section	Parking standards required by RMC Off-Street Parking Requirements in Title 18.12 for each specified use, as amended.Uses in existing structures issued a building permit before January 1, 2007: a 50% reduction of the required parking standard for each specified use shall be granted upon request. New buildings, additions increasing FAR or building footprint, and any permitted uses in structures issued a building permit after January 1, 2007, parking standards outlined in Section 18.08.301(a) (Nonresidential and Mixed Use Base Zoning Districts, MU Mixed Use District) shall apply.
Restaurant, bar and retail uses—North Section	New development must demonstrate compliance with the "Minimum Downtown Reno Regional Center Requirement As Defined In 18.08.101" column of Table 18.12-8: Off-Street Parking Requirement Table. Provided parking shall not exceed the Minimum City-Wide Requirement of Table 18.12-8. Parking for existing structures issued a building permit before January 1, 2007 shall be determined by the property owner.
Residential—South Section	A minimum of 1 space/unit.
Residential parking requirements in the Midtown District with no possibility of reduction as outlined in 18.08.301(a) (Mixed Use District)
Off-street parking shall be provided as follows:
Type of Use	Minimum # of On-Site Parking Spaces
1 bedroom or studio unit	1 space/residential unit
2 bedroom unit	1.25 spaces/residential unit
3 or more bedroom unit	1.75 spaces/residential unit
Senior citizen housing	0.5 per bedroom plus 1 per employee for the largest shift
Guest parking	1 space per 9 dwelling units

 

c.

Architecture and Site Layout.  

1.

On all parcels at least 25 percent or 18 linear feet, whichever is greater, of the total street frontage, shall be comprised of either building or pedestrian amenities such as but not limited to: plazas, artwork, fountains, seating, landscaping, and walkways. For a corner lot this requirement pertains to the street with the higher street classification (e.g. arterial/collector). Instances where both streets have the same classification (e.g. collector) the requirement pertains to the street with the highest traffic volume. Shallow or narrow lots, as defined in the Section 18.08.301(a) "MU Mixed Use District parking requirements, are not required to meet this requirement if the parcel meets all of the parking requirements.

2.

Parcels that are 300 feet in width or more shall provide one, ten-foot wide or two, six-foot wide pedestrian walkway(s) through the site to properties or right-of-way located to the rear of the site, as determined by the administrator.

d.

Lighting.  

1.

Dark sky design alternatives are required in the South Section.

e.

Landscaping.  

f.

Density and Intensity. The minimum residential density, on parcels located adjacent to South Virginia Street, shall be 18 dwelling units per acre. The maximum density on parcels that are not located adjacent to South Virginia Street and not located within the Midtown District shall be 30 dwelling units per acre. The minimum intensity for nonresidential development in the North Section which is located on the same block and the same side of the street of a rapid transit station shall be 0.75 FAR. The minimum intensity for all other nonresidential development in the North Section shall be 0.25 FAR.

There is no minimum density or intensity in the South Section.

g.

Discretionary Review.  

1.

A special use permit is required when grading results in cuts of 20 feet or more in depth and/or fills of ten feet or more in height and/or grading in any major drainageway, on any hillside development.

2.

Development entailing operation between 11:00 p.m. and 6:00 a.m. shall require a special use permit per Section 18.06.405(a)(4) unless the property fronts on South Virginia Street and is not adjacent to residentially zoned property.

(6)

PLC Plumb Lane Crossing District.  

a.

PLC Applicability. The district consists of all properties located within the Plumb Lane Crossing area, as identified in the South Virginia Street Transit Oriented Development Plan.

1.

PLC Off-Street Parking:  

 

TABLE 18.08-30: PLC DISTRICT PARKING REQUIREMENTS
Residential	2 spaces/unit
Guest Parking for Residential	1 space/4 units
Restaurant	1 space/150 sq. ft.
Office/Medical/Commercial/Retail	1 space/375 sq. ft.

 

i.

Any other land uses not listed above shall comply with the parking standards in effect at the time of development. Parking requirements may be reduced by 25 percent. All required parking spaces shall be provided on site.

2.

PLC Architecture and Site Layout:  

i.

Screening between different land uses shall be achieved through the use of either a solid fence or wall with a minimum five-foot wide landscape strip adjacent to the fence or wall or a minimum ten-foot wide landscaped strip.

ii.

Pedestrian connections shall be constructed throughout the site. The primary pedestrian connection shall be located between the transit station on South Virginia Street and Virginia Lake.

3.

PLC Landscaping:  

 

TABLE 18.08-31: PLC DISTRICT LANDSCAPING
Residential	20%
Mixed Use/Commercial 0—.50 FAR	15%
Mixed Use/Commercial .51—1.0 FAR	10%
Mixed Use/Commercial ≥1.1 FAR	5%

 

4.

PLC Discretionary Review. The following buildings and uses shall require the approval of a special use permit:

i.

Any building over 65 feet in height; and

ii.

Any hotel containing over 60 units.

(7)

Midtown District.  

a.

Midtown Applicability. The District consists of all properties located within the Midtown District, as identified in the South Virginia Street Transit Oriented Development Plan within the City of Reno Master Plan. The Plan identifies two Sections within the District; the Commercial Section is oriented on Virginia Street and the Residential Section is located west of the Commercial Section and extending to the western District boundary.

Standards are intended to promote a safe and active pedestrian-scale and bicycle friendly area that enhances the convenience, ease and enjoyment within and around the neighborhood. The overarching goal is to encourage interesting and attractive new development that promotes pedestrian activity.

Building Orientation throughout the District primary buildings shall be oriented to promote the pedestrian and bicycle experience and defining neighborhood character.

1.

General Standards.  

i.

Parking:  

Parking shall be accessed from the alley or side of the primary structure and shall be located behind the front façade of the primary structure. The provision of bicycle parking is encouraged.

ii.

Prohibited Materials:  

The following materials shall be prohibited as primary exterior building materials; however, the creative incorporation of these or similar materials in a non-traditional form is allowed.

A.

Metal siding;

B.

Concrete panels; and

C.

Smooth-faced concrete block.

iii.

Architectural Character. Due to the wide range of architectural styles found in the neighborhood, use of more specific architectural styles is not mandated. However, infill development and major renovations to existing structures shall be designed to complement the established framework of the neighborhood in terms of its streetscape quality, block pattern, and overall urban neighborhood character. These general standards are not intended to promote the replication of historic styles found in the neighborhood, but rather to encourage a range of architectural styles that reflect the diversity of the neighborhood.

iv.

Relationship to surrounding development.  

A.

Blocky, multi-story building forms devoid of articulation or architectural features shall be prohibited. Residential development over 21 units per acre in the Residential District shall incorporate all five of the following design criteria. All other development shall incorporate three of the following design criteria:

• Graduating building height and mass in the form of building step-backs a minimum of ten feet in depth, or other techniques, so that new structures have a comparable scale with existing structures;

• Orienting windows, porches, balconies, and other outdoor living spaces away from shared property line to protect the privacy of adjacent residents where applicable;

• Installing trees 20 feet on center within the side yard to help break up the appearance of the taller structure;

• Utilizing a roof pitch and overhang of similar to that of the adjacent structures; or

• Utilizing dormers and sloping roofs to accommodate upper stories for major renovations and new construction.

B.

In order to satisfy the above standard, one of the following techniques for alley homes shall be provided:

• A graduated building height and mass in the form of building step-backs a minimum of ten feet in depth; or

• Similar techniques, so that the new structure has a comparable scale with the existing home located along the primary street frontage.

v.

Lighting.  

A.

Lighting Standard: Lighting from a non-residential or mixed-use property shall not create greater than 0.50 foot candle of spillover light at an adjacent residentially zoned property line.

B.

Redirecting/screening of light sources: All sources of light, including security lighting, illuminated signs, vehicular headlights and other sources shall be directed away from adjacent residentially-zoned properties or screened so that the light level stated in standard 1. (above) is not exceeded.

C.

Height of light sources: Light fixtures and standards shall not exceed 20 feet in height.

b.

Commercial Section. The following standards shall apply to all parcels located within the boundaries of the Midtown District Commercial Section.

1.

Building Orientation/Site Configuration:  

Purpose: Clear, obvious and publicly accessible connections between the primary street and primary uses within the neighborhood must be provided. A clear, safe and attractive pedestrian system should enhance the pedestrian experience and encourage walking, shopping and public gathering, which will be accomplished through one of the following methods.

i.

Storefronts.  

Storefronts must provide a clear, obvious, publicly accessible entrance from the primary street to the primary uses within the building. The entrance shall be in a:

• Door in the front façade of the building;

• An entrance recessed no more than 15 feet from the front façade of the building; or

• A corner entrance located at the corner of the building at approximately 45 degrees, primarily on corner parcels.

ii.

Entry Features. An entry feature must signal the connection between the primary street and the primary uses within the building, and shall be located on the primary street or visible from the primary street. An entry feature shall be one of the following:

• Door

• Gate

• Front Porch

• Front Stoop

• Front Terrace

• Canopy

• Arcade

iii.

Pedestrian Connections. A pedestrian connection must provide a clear, obvious, publicly accessible connection between the primary street and the primary uses within the building. The pedestrian connection shall comply with the following:

• Fully paved and maintained surface not less than five feet in width;

• Unit pavers or concrete distinct from the surrounding parking and drive lane surface;

• Separated from parking or vehicle traffic to protect pedestrians; and

• No more than a length of 25 feet of the pedestrian connection may cross drive lanes within parking areas.

2.

Density: Minimum density within the Commercial Section within one block of Virginia shall be 18 DUA. Maximum 30 DUA in other areas within the Commercial Section, including all areas within the District east of Center Street and any properties between St. Lawrence and Taylor streets not adjacent to South Virginia Street.

The Floor Area Ratio (FAR) shall be determined through the South Virginia Street Transit Oriented Development Corridor Plan.

3.

Building Transparency:  

i.

General: A minimum 20 percent of the total street facing area of each ground floor shall be comprised of transparent window openings, to:

• Activate the street for pedestrian use;

• Enhance safety; and

• Establish scale, variation, and patterns on building facades.

ii.

Measuring transparency: For the purposes of the above standard, all percentages shall be measured using elevation views of the building plan and "ground floor" shall be measured from floor plate to floor plate (ground floor heights are assumed to be a minimum of ten feet).

iii.

The use of highly reflective glass should be minimized to avoid glare and reflections onto neighboring streets and properties.

4.

Hours of Operation:  

i.

Businesses fronting on South Virginia Street may operate 24 hours per day without approval of a Special Use Permit.

ii.

For businesses fronting on a side street within one block of the intersection with Virginia Street but not fronting on South Virginia Street may operate between 5:00 a.m. to 1:00 a.m. Operating hours extending beyond these hours shall only be through the approval of a Special Use Permit.

iii.

New businesses not adjacent to South Virginia Street or on a side street within the first block of an intersection with South Virginia Street may have operating hours between 6:00 a.m. and 11:00 p.m., operating hours beyond these shall only be allowed through the approval of a Special Use Permit.

c.

Residential Section. The following standards apply to all properties located within the Residential Section of the Midtown District, as identified in the South Virginia Street Transit Oriented Development Corridor Plan within the City of Reno Master Plan. The character of the Section is currently defined by a mix of retail shops, offices, and residential properties. Single-family homes have been converted to non-residential uses over time, contributing to the quaint, residential character of this area. Design standards are intended to reinforce the distinction between the Residential and Commercial Sections and encourage low-scale, small-lot development projects that reinforce and enhance the eclectic, urban character and pedestrian scale.

1.

Building Orientation: Entrances of primary buildings shall give prominence to pedestrian activity as a defining element of the neighborhood character and create human scale through the use of detail contracts, form, window and door placement, color and materials. As such, primary entrances shall face a primary street.

2.

Density: The maximum density shall be 30 units per acre.

3.

Signs:  

i.

General: Signs shall be designed to reflect the residential scale and appearance of the Residential Section.

ii.

Materials: Signs shall be constructed of durable materials that are compatible with the building that they serve. The use of cardboard, fabric, scrap wood, and other non-durable materials is prohibited. Letters and symbols on a sign may be internally lit.

iii.

Prohibited signs: The following signs shall be prohibited:

A.

Flashing or animated;

B.

Temporary hand-painted or hand-written signs; and

C.

Internally lit cabinet signs.

iv.

Maximum height: No freestanding sign shall exceed four feet in height.

v.

Number of signage types: No more than two distinct signage types (e.g. window sign and a hanging sign) shall be permitted per tenant. Only one monument sign is allowed per parcel/development. Monument signs shall be no more than four feet in height above finish grade and six feet in total length.

4.

Hours of Operation: New businesses in the area shall be day-oriented operations with hours of operation between 7:00 a.m. and 7:00 p.m.

(k)

MSTC Mill Street Transit Corridor.  

(1)

Applicability. The standards contained in this section shall apply to all properties located within the Mill Street Transit Corridor Plan.

(2)

MSTC Design Standards.  

a.

MSTC Minimum Setbacks.  

 

TABLE 18.08-32: MSTC DISTRICT MINIMUM SETBACKS
MIXED USE OR COMMERCIAL DEVELOPMENT:
Front (less than 45 feet in building height)	0 feet
Front (between 45 feet & 90 feet in building height)	15 feet
Front (greater than 90 feet in building height)	30 feet
Rear or Side adjacent to residential land use	10 feet

 

b.

MSTC Architecture and Site Layout.  

1.

Articulation standards must conform to Section 18.12.301 (Generally Applicable Site and Building Design Standards) of this chapter.

c.

MSTC Landscaping.  

d.

MSTC Residential Adjacency.  

1.

Residential Adjacency standards in Section 18.12.304 shall apply when adjacent to existing residential homes within the Reno-Sparks Indian Colony.

e.

Density.  

1.

Outside of the secondary corridor and the station area the minimum residential density shall be 18 units per acre with a minimum FAR of 0.25 for mixed use and nonresidential development. Within the station area the minimum FAR shall be 0.75 for mixed use and nonresidential development.

(3)

RLM River Landing at Mill.  

a.

Applicability. The District consists of all properties located within the Mill Street Transit Corridor in the River Landing at Mill area.

b.

Design Standards.  

1.

RLM Minimum Setbacks:  

 

TABLE 18.08-35: RLM DISTRICT MINIMUM SETBACKS
Residential Development on the Truckee River:	50 feet off the banks of the Truckee River as measured from Record of Survey line #1167 filed in the office of the County Recorder on April 18, 1978
Mill Street	18 feet from face of curb (as shown in figure 18.08-3)
Second Street/Glendale	18 feet from face of curb (as shown in figure 18.08-3)
US Highway 395	50 feet from property line

 

i.

There shall be no minimum setback from property lines that do not abut the Truckee River, Mill Street, Second Street/Glendale or US Highway 395.

2.

Parking:  

 

TABLE 18.08-36: RLM DISTRICT PARKING REQUIREMENTS
Residential - 1 Bedroom	1 space/unit
Residential - 2 or more Bedrooms	2 spaces/unit
Guest Parking for Residential	1 space/14 units
Hotel Condominium	.72 space/unit
Casino Area/Amusement Park	1/1,100 square feet
Office/Commercial/Retail	1 space/385 sq. ft.

 

i.

All required bicycle parking spaces shall be sheltered and placed near employee entrances, in the Transit Station, or as otherwise approved by the administrator.

3.

Architecture and Site Layout:  

i.

Articulation shall conform to the standards contained in Section 18.12.301(a)(3) (Building Articulation Requirements).

ii.

Pedestrian connections shall be constructed throughout the site. The primary pedestrian connection shall be between the Truckee River and Mill Street.

4.

Landscaping.  

5.

Discretionary Review.  

i.

Pedestrian skywalks, sky-buildings and skytrams that do not cross a right-of-way owned by the City of Reno shall be exempt from the requirement for a special use permit in Section 18.06.405(a)(12).

(4)

Optional Development Standards. Development located east of Highway 395, excluding River Landing at Mill, may be developed under IC zoning standards. All requirements for development and allowed land uses under the IC zoning shall apply.

(l)

E4TC East 4th Street Transit Corridor Overlay Zoning District.  

(1)

Applicability.  

a.

The standards contained in this section shall apply to all properties identified within the East 4th Street Transit Corridor plan area.

(2)

Design Standards.  

a.

Minimum Setbacks.  

 

TABLE 18.08-38: E4TC DISTRICT MINIMUM SETBACKS
MIXED USE
Front on East 4th and East 6th Street	Minimum of 10 feet and a maximum of 18 feet from adjacent street curb - meeting standards specified in Section 18.08.301 Nonresidential and Mixed Use Base Zoning Districts, Figure 18.08-6
Front on all other streets	10 feet, which will include 5 feet for landscaping/trees and a 5 foot sidewalk

 

b.

Parking.  

 

TABLE 18.08-39: E4TC DISTRICT PARKING REQUIREMENTS
Residential	1 space/unit
Non-residential	No new parking spaces shall be required for existing development for any change of use.

 

c.

Architecture and Site Layout.  

1.

For parcel frontages located adjacent to East 4th Street a minimum of 75 percent and for all other parcels a minimum of 50 percent of the total street frontage shall be comprised of building. For the parcels with frontages which are not adjacent to East 4th Street pedestrian amenities including plazas, artwork, fountains, seating, landscaping, and walkways can be included in the 50 percent dedicated for building. For a corner lot this requirement pertains to the street with the higher street classification (e.g. arterial/ collector). Instances where both streets have the same classification (e.g. collector) this requirement pertains to the street with the primary public access.

d.

Signs. Prior to restoration or removal, any historic sign shall be reviewed by the Historical Resources Commission.

e.

Lighting. Street lighting installed along East 4th Street shall be the green candy cane lights identified in the Redevelopment District Streetscape Master Plan.

f.

Landscaping.  

g.

Density. Outside of the secondary corridor, the minimum residential density shall be 18 dwelling units per acre and the minimum mixed use intensity shall be 0.25 FAR.

h.

Discretionary Review. Uses operating between the hours of 11:00 p.m. and 6:00 a.m. on properties that do not abut East 4th Street, East 6th Street, or Wells Avenue shall require a special use permit per Section 18.06.405(a)(4) as amended.

(m)

NVTC (North Virginia Street Transit Corridor Overlay Zoning District).  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the North Virginia Street Transit Oriented Development Corridor plan area.

(2)

Design Standards.  

a.

Minimum Setbacks.  

 

TABLE 18.08-41: NVTC DISTRICT MINIMUM SETBACKS
MIXED USE:
Front	10 feet, which will include 5 feet for landscaping/trees and a 5 foot sidewalk
Side or rear adjoining residentially zoned property	A 1:2 height/setback ratio from residential property line
Side	5 feet
Rear	5 feet

 

b.

Parking.  

1.

Front loaded garages are allowed when associated with Single Family, Detached land uses.

c.

Site Layout.  

1.

At least one direct pedestrian entrance shall be provided from the public street and sidewalk to the building with a minimum five-foot wide walkway that is separated by curb and/or landscaping.

d.

Landscaping.  

e.

Discretionary Review.  

1.

A special use permit is required when grading results in cuts of 20 feet or more in depth and/or fills of ten feet or more in height, grading in any major drainageway, or any hillside development.

2.

Uses operating between 11:00 p.m. and 6:00 a.m. shall require a special use permit per Section 18.06.405(a)(4) as amended, unless the property line fronts on North Virginia Street or Stead Boulevard.

(n)

W4TC West 4th Street Transit Corridor Overlay Zoning District.  

(1)

Applicability. The standards contained in this section shall apply to all properties identified within the West Fourth Street Transit Oriented Development Corridor Plan.

(2)

Design Standards.  

a.

Minimum Setbacks.  

TABLE 18.08-43: W4TC DISTRICT MINIMUM SETBACKS
Front	10 feet which will include 5 feet for landscaping/trees and a 5-foot sidewalk
Truckee River Setback	The requirements and standards contained in Section 18.12.105 "Setbacks from the Truckee River" shall prevail
Height	>45 feet will require a Site Plan Review
Side	5 feet
Rear	5 feet

 

b.

Architecture and Site Layout.  

1.

Front loaded garages are allowed in association with Single Family, Detached land uses, as long as the front of the living portion of the house is located at least 10 feet in front of the garage door.

c.

Signs.  

1.

Flashing/animated signs are permitted on parcels that front streets with four lanes or more.

d.

Lighting.  

1.

Low-pressure Sodium (LPS) lamps or other dark sky alternatives are required throughout the plan area.

e.

Landscaping.  

f.

Site Density. Outside of the secondary corridor the minimum residential density shall be 18 dwelling units per acre and the minimum intensity shall be 0.25 FAR for nonresidential and mixed use developments.

g.

Discretionary Review.  

1.

A special use permit is required when grading results in cuts deeper than 20 feet and/or fills greater than ten feet and/or grading in any major drainageway, on any hillside development, or within the Open Space Zoning District.

2.

Development entailing operation between 11:00 p.m. and 6:00 a.m. shall require a special use permit per Section 18.06.405(a)(4), unless the property line fronts on West 4th Street.

(Ord. No. 5189, § 1, 9-26-00; Ord. No. 5473, § 1, 7-16-03; Ord. No. 5474, § 1, 7-16-03; Ord. No. 5529, § 1, 12-17-03; Ord. No. 5616, § 1, 10-27-04; Ord. 5702, § 1, 5-13-05; Ord. No. 5750, § 1, 9-28-05; Ord. No. 5778, § 1, 12-1-05; Ord. No. 5821, § 1, 4-5-06; Ord. No. 5830, § 2, 5-24-06; Ord. No. 5860, § 2, 8-23-06; Ord. No. 5867, § 1, 9-13-06; Ord. No. 5870, § 2, 9-13-06; Ord. No. 5879, § 2, 10-11-06; Ord. No. 5895, § 1, 12-4-06; Ord. No. 5916, § 4, 4-11-07; Ord. No. 5941, § 1, 6-27-07; Ord. No. 5944, § 2, 6-27-07; Ord. No. 5948, § 2, 7-11-07; Ord. No. 5950, § 2, 7-11-07; Ord. No. 5972, § 3, 9-26-07; Ord. No. 5996, § 2, 1-16-08; Ord. No. 6000, § 9, 1-30-08; Ord. No. 6002, § 2, 2-13-08; Ord. No. 6035, § 4, 6-25-08; Ord. No. 6069, § 1, 12-3-08; Ord. No. 6077, § 1, 12-17-08; Ord. No. 6111, § 4, 7-15-09; Ord. No. 6118, § 4, 9-9-09; Ord. No. 6124, § 5, 9-23-09; Ord. No. 6143, § 3, 4-14-10; Ord. No. 6144, § 1, 4-14-10; Ord. No. 6145, § 2, 4-14-10; Ord. No. 6154, § 2, 7-7-10; Ord. No. 6171, § 16, 1-19-11; Ord. No. 6177, § 1, 3-23-11; Ord. No. 6229, § 1, 5-23-12; Ord. No. 6309, § 2, 11-6-13; Ord. No. 6319, § 3, 2-26-14; Ord. No. 6335, § 4, 6-25-14)