Residential Zoning Districts

The City of Reno establishes specific zoning districts to classify and regulate land use, structure location, bulk, and height. These districts are primarily divided into Large Lot, Single-Family, Multi-Family, and specific Mixed-Use Residential categories [§ 18.02.108].

Base Residential Districts

The following districts are established as the primary residential zones within the city [§ 18.02.108, Table 2-2]:

Large Lot Residential (LLR)

These districts are intended for low-density residential development on larger parcels:

• LLR-2.5: Large Lot Residential (2.5 acres)
• LLR-1: Large Lot Residential (1 acre)
• LLR-.5: Large Lot Residential (0.5 acres)

Single-Family Residential (SF)

These districts are designated for single-family detached homes with varying density levels:

• SF-3: Single-Family Residential
• SF-5: Single-Family Residential
• SF-8: Single-Family Residential
• SF-11: Single-Family Residential
• SF-14: Single-Family Residential (Note: This district is subject to residential site and building standards per § 18.04.902).

Multi-Family Residential (MF)

Multi-family districts accommodate higher-density housing, including duplexes, triplexes, townhomes, and apartments:

• MF-14: Multi-Family Residential
• MF-21: Multi-Family Residential (Maximum density of 1 dwelling unit per 2,000 square feet) [§ 18.02.209]
• MF-30: Multi-Family Residential

Urban Residential Districts

While classified under "Urban Districts," the following zone is specifically intended for residential-focused development within the Midtown area:

• MU-RES (Mixed-Use Midtown Residential): Intended for residential uses up to 30 units per acre along the Virginia Street corridor. Nonresidential uses in this district are limited to ensure consistency with adjacent established neighborhoods [§ 18.02.313].

Purpose and Applicability

The residential districts are governed by specific standards to ensure compatibility and protect neighborhood character:

• Site and Building Standards: Article 9 applies to all development in LLR, SF, and MF districts, including new structures and significant additions (over 500 square feet) [§ 18.04.902].
• Compatibility: Nonresidential development located within or adjacent to residential districts must meet "Residential Adjacency" standards to reduce negative impacts on neighborhoods [§ 18.04.902, § 18.04.1401].
• Design Principles: Standards are intended to promote high-quality construction, expand housing diversity, and enhance multimodal transportation options [§ 18.04.901].

Zoning Conversion Reference

For properties transitioning from older zoning designations, the city utilizes a conversion table [§ 18.02.109, Table 2-3]:

• SF-15 converts to SF-3
• SF-9 converts to SF-5
• SF-6 converts to SF-8
• SF-4 converts to SF-11