City of Reno SF-11 Single-Family Residential District Guide
The City of Reno SF-11 district is a high-density residential zone allowing a maximum base density of 11 dwelling units per acre. This district is primarily designed for infill development on sites with minimal slope, requiring a minimum interior lot size of 4,000 square feet and a maximum building height of 35 feet for principal structures [Section 18.02.207].
Purpose and Character of the SF-11 District
The City of Reno SF-11 district is intended to accommodate a mix of single-family attached and detached residential uses. It functions as an urban residential zone best suited for infill sites and areas with minimal topography. While the City of Reno permits the use of this district in areas with significant slopes (15 percent or more), such applications are only considered appropriate if they contribute to the preservation of steep or difficult-to-develop land [Section 18.02.207(a)].
Beyond residential housing, the City of Reno SF-11 district supports secondary community uses, including:
- Public parks and recreation areas
- Schools
- Community gardens
- Home occupations [Section 18.02.207(a)]
Permitted Land Uses
Land uses in the City of Reno SF-11 district are categorized by their level of impact, with some uses allowed by right and others requiring discretionary review through the City of Reno's permit process [Section 18.03.206].
Residential Uses
- Permitted (P): Single-family detached dwellings, duplexes, triplexes, fourplexes, manufactured homes, group homes, and mobile home subdivisions.
- Permitted with Standards (P):* Single-family attached dwellings and multi-family dwellings are permitted subject to specific standards and potential minor conditional use permits if unit thresholds are met [Section 18.03.302(a)].
Public, Institutional, and Civic Uses
- Permitted (P): Public parks or recreation areas and minor utilities.
- Minor Conditional Use Permit (M): Adult education, childcare centers, and public or private schools (enrollment under 400).
- Conditional Use Permit (C): Religious assemblies and major utilities [Section 18.03.206].
Commercial and Industrial Uses
- Minor Conditional Use Permit (M): Urban farms.
- Permitted with Standards (P):* Communication facilities (equipment only) [Section 18.03.206].
Development Standards
The City of Reno enforces specific dimensional requirements for the SF-11 district to ensure neighborhood compatibility and proper urban form.
Lot and Building Standards
| Standard | Corner Lot Requirement | Interior Lot Requirement |
|---|---|---|
| Maximum Base Density | 11 du/acre | 11 du/acre |
| Minimum Lot Size | 5,000 square feet | 4,000 square feet |
| Minimum Lot Width | 50 feet | 40 feet |
| Front Setback (Min) | 10 feet | 10 feet |
| Side Setback (Min) | 5 feet | 5 feet |
| Rear Setback (Min) | 20 feet | 20 feet |
| Street-Facing Garage Setback | 20 feet from sidewalk | 20 feet from sidewalk |
| Max Height (Principal) | 35 feet | 35 feet |
| Max Height (Accessory) | 29 feet | 29 feet |
Note: Accessory structures in the City of Reno SF-11 district may have a reduced rear setback of 5 feet if they are single-story and do not exceed 16 feet in height [Section 18.02.207].
Parking and Landscaping Standards
The City of Reno classifies the SF-11 district within the "Level 2" parking district for the calculation of off-street parking requirements [Section 18.04.705].
| Feature | Standard |
|---|---|
| Residential Parking (Min) | 1 space per 1,250 sq. ft. per unit (not to exceed 3 per unit) |
| Bicycle Parking (Min) | 1 space per unit |
| Minimum Landscape Area | 20% of the gross land area |
Note: For single-family detached, single-family attached, and duplex dwellings in the City of Reno, the 20% landscape requirement is satisfied by landscaping the required front yard (excluding driveways/sidewalks) within one year of occupancy [Section 18.04.804(c)].
Sections Cited
- Chapter 18.02 Zoning Districts
- Section 18.02.207 SF-11: Single-Family Residential
- Chapter 18.03 Use Regulations
- Section 18.03.206 Table of Allowed Uses
- Section 18.03.302 Residential Uses
- Chapter 18.04 Development Standards
- Section 18.04.705 Off-Street Parking Requirements
- Section 18.04.804 Minimum Landscaping Required