Allowed and Prohibited Land Uses in the LLR-2.5 District of Reno
In the City of Reno, the LLR-2.5: Large-Lot Residential (2.5 Acres) district primarily permits single-family detached dwellings and manufactured homes on lots with a minimum size of 2.5 acres. While rural residential and agricultural activities are the core intended uses, higher-density residential forms like duplexes or triplexes require a conditional use permit, and most commercial or industrial activities are strictly prohibited. The district enforces a maximum building height of 45 feet for principal structures and requires significant setbacks, such as 30 feet for front and rear yards [Section 18.02.201].
Overview of the LLR-2.5 District
The LLR-2.5 district is established by the City of Reno to accommodate rural single-family residential and agricultural uses. It serves as the city’s largest-lot residential category, designed to protect environmental resources and prevent premature urban development on the fringes of the municipality [Section 18.02.201].
Permitted and Conditional Uses
Land uses in the City of Reno are categorized in the Table of Allowed Uses, where "P" indicates a permitted use, "C" indicates a conditional use permit is required, and "M" indicates a minor conditional use permit is required [Section 18.03.206].
Residential Uses
- Permitted by Right (P): Single-family detached dwellings, manufactured homes, mobile home subdivisions, and group homes [Section 18.03.206].
- Conditional Use Permit Required (C): Duplex, triplex, and fourplex dwellings [Section 18.03.206].
Public, Institutional, and Civic Uses
- Permitted by Right (P): Public parks, recreation areas, and minor utilities [Section 18.03.206].
- Minor Conditional Use Permit Required (M): Adult education, childcare centers, and public or private schools [Section 18.03.206].
- Conditional Use Permit Required (C): Cemetery or mausoleum, religious assembly, and major utilities [Section 18.03.206].
Commercial and Agricultural Uses
- Minor Conditional Use Permit Required (M): Urban farms [Section 18.03.206].
- Conditional Use Permit Required (C): Animal clinics, shelters, boarding kennels, training facilities, and commercial stables [Section 18.03.206].
Accessory and Temporary Uses
- Permitted Accessory Uses (A): Accessory Dwelling Units (ADU), ball courts, in-home childcare (5-12 children), workplace childcare, private community centers, home occupations, satellite dishes, and private stables [Section 18.03.206].
- Permitted Temporary Uses (P): Construction field offices, garage sales, real estate sales offices, stockpiling, temporary urban farms, and vegetation management [Section 18.03.206].
- Conditional Temporary Uses (C): Asphalt or concrete batch plants [Section 18.03.206].
Prohibited Uses
The City of Reno Land Development Code defines any use with a blank cell in the Table of Allowed Uses as a prohibited use [Section 18.03.201]. In the LLR-2.5 district, these include:
- Commercial: Retail stores (any size), restaurants, bars, lounges, motels, hotels, and pawn shops.
- Industrial: Manufacturing, hazardous waste facilities, and wholesaling.
- Urban: Live/work units and multi-family dwellings (5+ units).
- Other: Assisted living facilities and boarding/rooming houses [Section 18.03.206].
Dimensional and Development Standards
All development within the LLR-2.5 district in the City of Reno must adhere to specific lot and building requirements to maintain the rural character of the area.
| Standard | Principal Building Requirement | Accessory Structure Requirement |
|---|---|---|
| Base Density (Max) | 1 dwelling unit per 2.5 acres | N/A |
| Lot Size (Min) | 2.5 acres | N/A |
| Lot Width (Min) | 150 feet | N/A |
| Front Setback (Min) | 30 feet | N/A |
| Side Setback (Min) | 15 feet | N/A |
| Rear Setback (Min) | 30 feet | 30 feet / 15 feet* |
| Building Height (Max) | 45 feet | 29 feet |
| Building Coverage (Max) | 35% | Combined with Principal |
*The lower 15-foot rear setback applies to single-story accessory structures up to 16 feet in height [Section 18.02.201, Table 2-4].
Off-Street Parking Requirements
The LLR-2.5 district is classified under the "Level 2 Parking District" standards of the City of Reno [Section 18.04.705].
| Use | Minimum Parking Requirement |
|---|---|
| Single-Family Detached | 1 space per 1,250 sq. ft. (not to exceed 3 per unit) |
| Accessory Dwelling Unit | 1 space per unit |
| Home Occupation | 1 space per non-resident employee on the largest shift |
| Group Home | 1 space per 2 resident beds |
| Schools (Primary) | 1 space per classroom AND 1 per 100 students (design capacity) |
Sections Cited
- Section 18.02.201 LLR-2.5: Large-Lot Residential (2.5 Acres)
- Section 18.03.201 Explanation of Table Abbreviations
- Section 18.03.206 Table of Allowed Uses
- Section 18.03.304 Commercial Uses (Agriculture and Farming)
- Section 18.04.705 Off-Street Parking Requirements