Guide to the MF-21 Multi-Family Residential District in Reno
The MF-21 Multi-Family Residential district in the City of Reno allows for medium-density residential development at a maximum rate of one dwelling unit per 2,000 square feet of lot area. This district supports a mix of housing types, including duplexes, townhomes, and apartment buildings, provided that a minimum of 100 square feet of usable open space is provided for each dwelling unit. Principal structures within the City of Reno MF-21 district are limited to a maximum height of 45 feet, with specific front setbacks of 15 feet that may be reduced to 10 feet if compatible architectural stepbacks are used.
Purpose and General Character
The City of Reno established the MF-21 district to accommodate a broad range of multi-family residential developments. The district serves as a transition zone between lower-density single-family neighborhoods and higher-intensity urban or employment districts [Section 18.02.209].
The general character of the City of Reno MF-21 district is defined by the integration of residential units with amenities. Because the district allows for increased density, the City of Reno requires additional standards to ensure that open space is provided to offset the building mass. While primarily residential, the district also permits neighborhood-serving limited commercial and retail uses as secondary functions [Section 18.02.209].
Permitted Land Uses
The City of Reno permits a variety of "Household Living" and "Group Living" uses within the MF-21 district, as well as limited civic and commercial services.
Residential Uses
- Household Living: Single-family detached and attached dwellings, duplexes, triplexes, fourplexes, and multi-family dwellings are all permitted. Multi-family projects in the City of Reno MF-21 district require a minor conditional use permit if they consist of 20 to 99 units, and a full conditional use permit for 100 units or more [Section 18.03.206, Section 18.03.302].
- Group Living: Assisted living facilities, group homes, and boarding or rooming houses are permitted. Private dorms are also permitted with specific standards [Section 18.03.206].
Public and Institutional Uses
- Civic: Public parks, recreation areas, and religious assemblies are permitted [Section 18.03.206].
- Educational: Adult education, childcare centers, and vocational schools are permitted, typically subject to minor conditional use permits [Section 18.03.206].
Commercial and Accessory Uses
- Limited Retail: General retail (less than 10,000 square feet) and financial institutions are permitted, provided they are located only on the first floor of buildings [Section 18.03.304].
- Accessory Uses: Accessory dwelling units (ADUs), home occupations, and private community centers are permitted to support the primary residential use [Section 18.03.206].
Development Standards
The City of Reno enforces specific "Lot and Building Standards" to maintain the intended density and scale of the MF-21 district.
Lot and Building Standards
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 1 dwelling unit per 2,000 square feet |
| Lot Area (Minimum) | 3,000 square feet |
| Lot Width (Minimum) | 50 feet (None for zero-lot-line) |
| Front Setback (Minimum) | 15 feet (10 feet with stepback design) |
| Side Setback (Minimum) | 5 feet |
| Rear Setback (Minimum) | 10 feet |
| Building Height (Max Principal) | 45 feet |
| Building Height (Max Accessory) | 29 feet (reduces based on structure type) |
| Usable Open Space (Minimum) | 100 square feet per dwelling unit |
[Table 2-12]
Off-Street Parking Requirements
Because the MF-21 district is typically located in "Level 2 Parking Districts" within the City of Reno, the following minimum parking standards apply:
| Residential Use Type | Minimum Parking Requirement |
|---|---|
| Duplex / Fourplex / Triplex | 1 per 1,250 sq. ft. (Max 2 per unit) |
| Multi-family | 1 per 1,250 sq. ft. (Max 2 per unit) |
| Single-Family (Detached/Attached) | 1 per 1,250 sq. ft. (Max 3 per unit) |
| Live/Work | 1 per 1,250 sq. ft. (Max 3 per unit) |
[Table 4-6]
Residential Adjacency and Compatibility
When an MF-21 development in the City of Reno is built within 150 feet of a lower-density property (such as those zoned LL or SF), specific compatibility standards are triggered. This includes a requirement that any portion of a building above 24 feet in height must provide an additional 1-foot horizontal setback for every foot of height over 24 feet [Section 18.04.903]. Furthermore, buildings within 75 feet of these lower-density zones may not exceed 60 feet in height [Section 18.04.903].
Sections Cited
- Section 18.02.209, MF-21: Multi-Family Residential
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.302, Residential Uses
- Section 18.03.304, Commercial Uses
- Section 18.04.705, Off-Street Parking Requirements
- Section 18.04.903, General Standards for Residential Districts