City of Reno Hotel, Motel, and Lodging Zoning Guide
In the City of Reno, hotels and hotels-condominiums are permitted by right in all Mixed-Use Downtown (MD) districts, as well as the Mixed-Use Urban (MU), Mixed-Use Suburban (MS), General Commercial (GC), Industrial Commercial (IC), and Mixed Employment (ME) districts. Motels are more restricted, permitted primarily in the Mixed-Use (MU), Mixed-Use Suburban (MS), and Downtown Powning (MD-PD) districts, while Bed and Breakfast Inns are allowed in several residential zones with a minor conditional use permit, provided the structure is historically significant in most cases [Section 18.03.206].
District-Specific Permissions
The City of Reno categorizes lodging into four primary types: Bed and Breakfast Inns, Hotels, Hotel-Condominiums, and Motels. Each type has specific district permissions as outlined in the Table of Allowed Uses [Section 18.03.206].
Lodging Use Permissions Table
| Zoning District | Bed & Breakfast Inn | Hotel | Hotel-Condo | Motel |
|---|---|---|---|---|
| Residential (SF-5, SF-8, SF-11, MF-14, MF-21) | M* | Prohibited | Prohibited | Prohibited |
| Residential (MF-30) | P* | Prohibited | Prohibited | Prohibited |
| Downtown Entertainment (MD-ED) | P | P | P | Prohibited |
| Downtown University (MD-UD) | P | P | P | Prohibited |
| Downtown Innovation (MD-ID) | P | P | P | Prohibited |
| Downtown Riverwalk (MD-RD) | P | P | P | Prohibited |
| Downtown Northwest Quadrant (MD-NWQ) | P | P | P | Prohibited |
| Downtown Powning (MD-PD) | P | P | P | P |
| Mixed-Use Urban (MU) | P | P | P | P |
| Mixed-Use Suburban (MS) | P | P | P | P |
| General Commercial (GC) | P | P | P | Prohibited |
| Neighborhood Commercial (NC) | M* | Prohibited | Prohibited | Prohibited |
| Professional Office (PO) | M* | Prohibited | Prohibited | Prohibited |
| Industrial (I) | P | Prohibited | Prohibited | Prohibited |
| Industrial Commercial (IC) | P | P | P | Prohibited |
| Mixed Employment (ME) | P | P | P | Prohibited |
| Mixed-Use Airport (MA) | Prohibited | P* | P* | P* |
Key: P = Permitted; M = Minor Conditional Use Permit Required; * = Subject to Use-Specific Standards [Section 18.03.201].
Use-Specific Standards
Bed and Breakfast Inns
In the City of Reno, Bed and Breakfast Inns within the SF-5, SF-8, SF-11, MF-14, MF-21, MF-30, PO, and NC districts must meet the following criteria:
- The establishment must be in an existing residential structure with no more than six guest rooms.
- The operator must reside on-site.
- Cooking facilities are prohibited in guest rooms.
- Individual occupancy is limited to one month within any three-month period.
- In the SF-5, SF-8, MF-14, PO, and NC districts, the use is only permitted in structures listed on the City Register of Historic Places or located within a local historic district [Section 18.03.304(c)(1)].
Hotels and Motels with Nonrestricted Gaming
Lodging establishments in the City of Reno that intend to offer nonrestricted gaming (casinos) are subject to higher regulatory scrutiny:
- Location: Must be located within a designated Gaming Overlay District [Section 18.03.304(c)(4)].
- Room Minimum: In Urban Districts, a hotel with nonrestricted gaming must have a minimum of 301 rooms. Expansion of gaming areas beyond 37,500 square feet requires additional rooms at a ratio of 125 square feet per room, up to a maximum of 500 rooms [Section 18.03.304(c)(4)b].
- Conditional Use: This use is processed as a Conditional Use Permit (C) in the MD-ED, MD-RD, MS, and GC districts [Section 18.03.206].
Mixed-Use Airport (MA) District
Lodging in the Mixed-Use Airport (MA) District of the City of Reno is restricted to specific locations:
- Facilities (including hotels and motels without gaming) are only allowed within one-half mile of the airport terminal.
- Lodging within this district is subject to the standards of the Mixed-Use Urban (MU) District or Mixed-Use Suburban (MS) District, depending on the specific airport area [Section 18.03.304(c)(3)-(5)].
Parking Requirements
The City of Reno mandates off-street parking for lodging based on the "Parking District" level assigned to the specific zoning area.
| Use Type | Level 1 Parking District (Min.) | Level 2 Parking District (Min.) |
|---|---|---|
| Bed and Breakfast Inn | 1 per guest room | 1 per guest room |
| Hotel / Hotel-Condo | 1 per 2 guest rooms | 0.72 per guest room |
| Motel | 1 per 2 guest rooms | 0.72 per guest room |
Note: Parking for other uses within a hotel (such as restaurants or casinos) must be calculated separately and added to the guest room requirement [Table 4-6].
Conversion Exception
For the conversion of existing motels or hotels into long-term permanent housing in the City of Reno, additional off-street parking is not required [Section 18.04.702(d)(1)a].
Definitions
- Hotel: A building for transient guests where access to each room is through an interior hall and lobby [Section 18.09.301].
- Motel: A building for transient guests where access to each room or unit is from an outside porch or landing [Section 18.09.301].
- Transient Lodging: The rental of a room for a period of less than 28 consecutive days [Section 18.09.301].
Sections Cited
- Section 18.03.201, Explanation of Table Abbreviations
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.304, Commercial Uses (Use-Specific Standards)
- Section 18.04.702, Applicability (Parking)
- Section 18.04.705, Off-Street Parking Requirements (Table 4-6)
- Section 18.09.301, Rules of Construction and Definitions