Guide to the LLR-1: Large Lot Residential Zoning District in Reno
The LLR-1: Large-Lot Residential (1 Acre) district in the City of Reno requires a minimum lot size of one acre and limits density to one dwelling unit per acre to preserve a rural residential and agricultural character. Development in the LLR-1 district is defined by substantial open space, with required front and rear setbacks of 30 feet and a maximum building height of 45 feet for principal structures. The district is specifically intended to protect environmental resources and prevent premature urban development on the fringes of the City of Reno [Section 18.02.202].
Purpose and General Character
The LLR-1 district is designed to accommodate rural single-family residential living and agricultural activities within the City of Reno. The district serves as a buffer to preclude premature development of rural land on the urban fringes. In addition to primary residential uses, the City of Reno allows secondary uses such as schools, community gardens, home occupations, and parks to exist within the LLR-1 district [Section 18.02.202(a)].
Lot and Building Standards
The City of Reno enforces specific dimensional requirements to maintain the low-density, rural feel of the LLR-1 district. These include large minimum lot widths and significant separation between structures.
LLR-1 Dimensional Standards Table
| Standard | Requirement for Principal Building | Requirement for Accessory Structure |
|---|---|---|
| Base Density (Maximum) | 1 dwelling unit per acre | N/A |
| Lot Size (Minimum) | 1 acre | N/A |
| Lot Width (Minimum) | 120 feet | N/A |
| Front Setback (Minimum) | 30 feet | N/A |
| Side Setback (Minimum) | 12 feet | 12 feet |
| Rear Setback (Minimum) | 30 feet | 30 feet / 12 feet [1] |
| Street-Facing Garage Setback | 30 feet from sidewalk | N/A |
| Maximum Building Height | 45 feet | 29 feet |
| Maximum Building Coverage | 35% of lot area | 35% of lot area |
Note [1]: The lower 12-foot rear setback in the LLR-1 district applies only to single-story accessory buildings or structures up to 16 feet in height. All other accessory structures must meet the 30-foot requirement [Section 18.02.202].
Permitted Land Uses
The City of Reno Land Development Code categorizes uses in the LLR-1 district as permitted (P), allowed with a minor conditional use permit (M), or requiring a full conditional use permit (C).
Residential Uses
- Permitted (P): Single-family detached dwellings, manufactured homes, mobile home subdivisions, and group homes [Table 3-1].
- Accessory (A): Home occupations and guest quarters [Table 3-1].
Public, Institutional, and Civic Uses
- Permitted (P): Public parks or recreation areas and minor utility installations [Table 3-1].
- Minor Conditional Use Permit (M): Adult education facilities, childcare centers, and public or private schools [Table 3-1].
- Conditional Use Permit (C): Cemeteries or mausoleums, religious assembly, and major utilities [Table 3-1].
Temporary Uses
The LLR-1 district allows several temporary activities by right (P), including construction field offices, garage sales, real estate sales offices, stockpiling, temporary urban farms, and vegetation management [Table 3-1].
Parking and Development Standards
As the LLR-1 district is not located within the Downtown or Level 1 parking districts, it follows the "Level 2" parking standards of the City of Reno.
LLR-1 Parking Requirements Table
| Use Category | Level 2 Parking District Minimum |
|---|---|
| Single-Family Detached | 1 space per 1,250 sq. ft. (not to exceed 3 per unit) |
| Manufactured Home | 1 space per 1,250 sq. ft. (not to exceed 3 per unit) |
| Group Home | 1 space per 2 resident beds |
| Religious Assembly | 1 space per 300 square feet |
Required off-street parking in the LLR-1 district must be provided on-site and be available for use by the residents [Section 18.04.703].
Tree and Environmental Protection
Because the LLR-1 district is intended to protect natural landscapes, the City of Reno requires that 75 percent of a tree's critical root zone be maintained at an undisturbed natural grade for it to be considered "preserved" during development [Section 18.04.105(b)]. Furthermore, any development within the City of Reno that contains slopes greater than 15 percent on 20 percent or more of the site must comply with additional Hillside Development standards [Section 18.04.402].
Sections Cited
- Section 18.02.202 LLR-1: Large-Lot Residential (1 Acre)
- Section 18.03.206 Table of Allowed Uses
- Section 18.04.402 Hillside Development Applicability
- Section 18.04.703 Parking General Standards
- Section 18.04.705 Off-Street Parking Requirements
- Section 18.04.105 Tree Protection