Allowed and Prohibited Uses in the LLR-1 (Large-Lot Residential) District of Reno

The LLR-1: Large-Lot Residential (1 Acre) zoning designation in the City of Reno is intended to accommodate rural single-family detached dwellings and agricultural activities with a minimum lot size of one acre. This district enforces a maximum density of one dwelling unit per acre to protect environmental resources and prevent premature urban sprawl on the fringes of the City of Reno. While the LLR-1 district permits specific residential and civic uses, it strictly prohibits higher-density housing types, most commercial enterprises, and all industrial operations.

Purpose of the LLR-1 District

The LLR-1 district is established by the City of Reno to provide for a rural residential lifestyle. The City of Reno Land Development Code specifies that this district requires large setbacks and is intended to preclude premature development of rural land on the urban fringes [Section 18.02.202].

Allowed Principal Uses

The City of Reno categorizes land uses as Permitted (P), allowed with a Minor Conditional Use Permit (M), or allowed with a Conditional Use Permit (C). Uses not listed for the LLR-1 district are considered prohibited.

Permitted Uses (P)

These uses are allowed by right in the LLR-1 district, provided they meet all applicable City of Reno development standards [Section 18.03.206]:

Dwelling, Single-Family Detached: Traditional single-family homes.
Manufactured Home: Subject to specific design and foundation standards.
Public Park or Recreation Area: Publicly owned spaces for active or passive recreation.
Communication Facility, Equipment Only: Specifically for radio, cellular, or other transmission devices, subject to height and screening standards.
Utilities, Minor: Local utility installations like utility boxes or well houses.

Minor Conditional Use Permit (M)

The following uses require a Minor Conditional Use Permit, which involves an administrative review by the City of Reno to ensure neighborhood compatibility [Section 18.03.206]:

Bed and Breakfast Inn: Limited to existing residential structures with no more than six guest rooms.
Urban Farm: Agricultural activities in an urban setting.

Conditional Use Permit (C)

The following uses require a full Conditional Use Permit from the City of Reno, involving public notice and a public hearing [Section 18.03.206]:

Cemetery or Mausoleum: Subject to specific siting requirements.
Religious Assembly: Churches or places of worship.
Stable, Commercial: Facilities for boarding horses or providing riding lessons to the public.
Utilities, Major: Significant utility infrastructure such as substations or solar/wind plants.

Allowed Accessory and Temporary Uses

The LLR-1 district allows for various secondary activities that support the primary residential or agricultural use of the land.

Accessory Uses (A)

Accessory uses must be incidental to the principal building or use on the lot in the City of Reno [Section 18.03.401]:

Accessory Dwelling Unit (ADU): One per lot, subject to a 5,000 square foot minimum lot size.
Ball Court: Private courts for sports like tennis or basketball.
Childcare, In-Home (5-12 Children): Must be the permanent residence of the provider.
Childcare, Workplace: Accessory to a primary permitted business.
Community Center, Private: For use by residents of a specific development.
Home Occupation: Professional activities conducted within the home.
Satellite Dish: Subject to diameter and placement restrictions.
Stable, Private: For the private use of the property owner.
Utilities, Alternative Systems: Such as private solar or wind systems.

Temporary Uses (P)

The following are permitted on a temporary basis within the LLR-1 district [Section 18.03.206]:

Construction Field Office: During active construction projects.
Garage Sale: Limited to four events per year, three days each.
Real Estate Sales Office: For the sale of lots or homes within the development.
Stockpiling: Temporary storage of materials for construction.
Urban Farm (Temporary): Short-term agricultural operations.
Vegetation Management: Activities like thinning for fire safety.

Prohibited Uses

Any use not explicitly listed as Permitted, Minor Conditional, or Conditional in the City of Reno's Table of Allowed Uses for the LLR-1 district is prohibited. Key examples of prohibited uses include:

Higher-Density Residential: Duplexes, triplexes, fourplexes, and multi-family apartments are not allowed in the LLR-1 district.
Group Living: Assisted living facilities, boarding houses, and group homes are generally prohibited.
Commercial Businesses: Retail stores, restaurants, bars, professional offices, and hotels/motels are not permitted.
Automotive and Industrial: Gas stations, auto repair shops, manufacturing plants, and warehouses are prohibited to maintain the rural residential character of the LLR-1 district.

Technical Development Standards

The City of Reno mandates specific dimensional standards for all structures within the LLR-1 district to ensure low-density development.

Lot and Building Standards for LLR-1

Standard	Requirement
Maximum Base Density	1 dwelling unit per acre
Minimum Lot Size	1 acre
Minimum Lot Width	120 feet
Minimum Front Setback	30 feet
Minimum Side Setback	12 feet
Minimum Rear Setback (Principal)	30 feet
Minimum Rear Setback (Accessory)	30 feet (12 feet for structures $\le$ 16 ft high)
Maximum Height (Principal)	45 feet
Maximum Height (Accessory)	29 feet
Maximum Building Coverage	35%

Parking Requirements for LLR-1

Use	Minimum Parking Required
Single-Family Detached	1 per 1,250 sq. ft. (max 3 per unit)
Accessory Dwelling Unit	1 designated space on-site
Home Occupation	1 per non-resident employee

Sections Cited

Section 18.02.202: LLR-1: Large-Lot Residential (1 Acre)
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 standards)
Section 18.03.401: Accessory Uses, General Provisions
Section 18.04.705: Off-Street Parking Requirements
Section 18.09.203: Density Calculation