City of Reno Zoning for Self-Storage and Warehousing Facilities
In the City of Reno, self-storage facilities (classified as Mini-warehouses) and warehousing uses are primarily permitted by right in the Employment Districts, specifically the Industrial (I), Industrial Commercial (IC), and Mixed-Use Airport (MA) districts. While Mini-warehouses are also allowed in various Multi-Family and Urban Districts, they generally require the approval of a Conditional Use Permit, and certain neighborhood overlays—such as the Wells Avenue and West University plans—explicitly prohibit these uses in specific areas [Table 3-1, Section 18.02.603].
Permitted Zoning Districts
The City of Reno distinguishes between self-storage ("Mini-warehouses") and larger-scale warehousing ("Warehouse or Distribution Centers"). The following table outlines the permissions for these uses across the City of Reno base zoning districts.
Table: Allowance of Storage and Warehousing Uses
| Use Type | Residential (MF) Districts | Urban (MD, MU, GC, NC) Districts | Employment (I, IC, ME, MA) Districts |
|---|---|---|---|
| Mini-warehouse (Self-Storage) | Conditional (C) in MF-14, MF-21, MF-30 | Conditional (C) in most MD, MU, MS, GC, NC, and MU-MC | Permitted (P) in I, IC, ME, and MA |
| Warehouse or Distribution Center | Prohibited | Prohibited | Permitted (P) in I, IC, and MA; Minor Conditional (M) in ME |
| Wholesale | Prohibited | Permitted (P) in MU, MS, and GC | Permitted (P) in I, IC, ME, and MA |
[Table 3-1]
Use-Specific Standards for Self-Storage (Mini-warehouses)
In the City of Reno, any development classified as a Mini-warehouse must comply with specific operational and design standards to minimize impacts on the surrounding community:
- Residential Use: No more than one manager's or security residence is permitted on the site [Section 18.03.306(b)(3)a.1].
- Enclosure: All storage must be within an entirely enclosed building. The only exception is for recreational vehicles (RVs) and boats, which are only allowed if they are operable and completely screened from the view of abutting streets and surrounding properties at the first-floor level [Section 18.03.306(b)(3)a.2].
- Prohibited Activities: The City of Reno prohibits the conduct of any business, retail sales, or auctions of stored items from within a mini-storage facility. Furthermore, units cannot be used for the commercial repair of vehicles, the use of power tools/welding, or as a musical practice/recording space [Section 18.03.306(b)(3)a.3-9].
Use-Specific Standards for Warehousing
Facilities classified as Warehouse or Distribution Centers in the City of Reno must adhere to the following:
- Dock Doors: Loading docks are limited to three per building unless modified through a minor site plan review [Section 18.03.306(b)(7)a.1].
- Adjacency to Residential: Loading docks and semi-truck staging areas must not be located between the warehouse and a residential zoning district or residential use unless they are screened by another building, a masonry wall at least ten feet high, or an enhanced 30-foot-wide landscaped area with a three-foot berm [Section 18.03.306(b)(7)a.2].
Off-Street Parking and Loading Requirements
The City of Reno requires specific parking ratios for storage and warehousing based on the gross floor area.
Table: Parking Ratios for Storage and Warehousing
| Use Type | Level 1 District (MU, MU-MC) | Level 2 District (All Others) |
|---|---|---|
| Mini-warehouse | 1 space per 3,000 sq. ft. | 1 space per 3,000 sq. ft. |
| Warehouse/Distribution Center | 1 space per 3,300 sq. ft. | 1 space per 3,300 sq. ft. |
| Wholesale | 1 space per 1,000 sq. ft. | 1 space per 1,000 sq. ft. |
[Table 4-6]
Neighborhood-Specific Restrictions
Certain neighborhood planning area overlay districts within the City of Reno further restrict these uses:
- Wells Avenue Neighborhood (WANP): Mini-warehouses are strictly prohibited within the Wells Avenue Mixed-Use (WA-MU) and Mixed-Residential (MUR) designations [Section 18.02.603(g)(8)a.1 and (9)b.11].
- West University Neighborhood (WUNP): Mini-warehouses are prohibited in the SF-8 and MF-14 zoning districts within this plan area [Section 18.02.603(h)(2)a.11].
- Country Club Acres (CCAN): Mini-warehouses are prohibited in the CCAN/RD district [Section 18.02.603(a)(3)a.2].
Sections Cited
- Section 18.02.603 Neighborhood Planning Area Overlay Districts
- Section 18.03.206 Table of Allowed Uses
- Section 18.03.306 Industrial Uses
- Section 18.04.705 Off-Street Parking Requirements
- Section 18.09.301 Uses (Definitions)