Guide to the MF-30: Multi-Family Residential Zoning District in the City of Reno
The MF-30: Multi-Family Residential zoning designation in the City of Reno is intended to provide high-density housing with a maximum base density of one unit per 1,450 square feet of lot area. While primarily residential, the City of Reno allows limited commercial and retail uses within this district, provided they are appropriately scaled and, in many cases, restricted to the ground floor of buildings. Development in the MF-30: Multi-Family Residential district must maintain a maximum building height of 45 feet and adhere to specific usable open space requirements of 100 square feet per dwelling unit [Section 18.02.210 and Section 18.03.302].
Purpose and Character
The MF-30: Multi-Family Residential district is established by the City of Reno to accommodate a variety of housing types, including apartments, condominiums, townhomes, and single-family dwellings. It is designed to function as a transition between lower-density residential areas and more intensive Urban or Employment Districts. Limited commercial services are permitted to serve the immediate neighborhood [Section 18.02.210].
Technical Development Standards
All development within the MF-30: Multi-Family Residential district in Reno must comply with the following lot and building requirements:
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 1 dwelling unit per 1,450 square feet |
| Minimum Lot Size | 3,000 square feet |
| Minimum Lot Width | 50 feet (none for zero-lot-line development) |
| Front Setback (Minimum) | 15 feet (may be reduced to 10 feet with stepbacks) |
| Side Setback (Minimum) | 5 feet |
| Rear Setback (Minimum) | 10 feet |
| Maximum Building Height | 45 feet |
| Usable Open Space | 100 square feet per dwelling unit |
Source: [Section 18.02.210]
Allowed Residential Uses
The City of Reno permits a broad range of living arrangements in the MF-30: Multi-Family Residential district, though larger projects may trigger additional discretionary reviews.
- Permitted by Right (P):
- Duplex, Triplex, and Fourplex dwellings (each unit must have a separate entrance).
- Single-family detached and attached dwellings.
- Live/Work units (residential must be on upper floors or behind the workspace).
- Manufactured homes.
- Group homes (maximum six clients plus two staff).
- Convent or monastery.
- Permitted with Enhanced Standards or Discretionary Review (*):
- Multi-family Dwellings: Requires a Minor Conditional Use Permit if the project contains 21 to 99 units; a full Conditional Use Permit is required for 100 or more units [Section 18.03.302].
- Assisted Living Facilities: Subject to specific spacing and facility standards.
- Private Dorms and Single-Room-Occupancy (SRO): Must be located within 1/4 mile of a public transportation route and meet specific square footage minimums.
- Boarding or Rooming Houses: Only permitted if located within 1/2 mile of specific portions of North Virginia Street or Evans Avenue [Section 18.03.302].
Allowed Public, Institutional, and Civic Uses
The City of Reno allows various community-oriented uses in the MF-30: Multi-Family Residential district to support high-density neighborhoods.
- Permitted by Right (P): Library, Art Gallery, Museum, Minor Government Facility, Childcare Center, and Religious Assembly.
- Permitted with Minor Conditional Use Permit (M):
- Adult Education.
- Public or Private Schools (Enrollment of 400+ triggers a full Conditional Use Permit) [Section 18.03.303].
- Permitted with Conditional Use Permit (C): Private Club, Lodge, or Fraternal Organization.
Allowed Commercial Uses
To maintain the residential character of the MF-30: Multi-Family Residential district, the City of Reno restricts commercial activities to those that are lower in intensity.
- General Commercial: Bakeries, Restaurants (with or without alcohol), and general personal services are permitted.
- Ground Floor Restrictions: In the MF-30: Multi-Family Residential district, Financial Institutions and General Offices are only permitted on the first floor of a building [Section 18.03.304].
- Lodging: Hotels, Hotel-Condominiums, and Bed and Breakfast Inns are permitted.
- Urban Farming: Permitted with a Minor Conditional Use Permit for operations intended to last beyond three years [Section 18.03.304].
Prohibited Uses
Per the City of Reno Land Development Code, any use not explicitly listed as permitted (P), minor (M), or conditional (C) in the use table is prohibited. Significant prohibited uses in the MF-30: Multi-Family Residential district include:
- Industrial Uses: All manufacturing, hazardous waste processing, and heavy industrial activities.
- Auto-Oriented Uses: Gas stations, car washes, auto service and repair, and commercial vehicle storage.
- Large-Scale Retail: General retail stores exceeding 10,000 square feet or package alcohol sales as a primary use.
- Other Prohibited Uses: Pawn shops, mobile home parks, mobile home subdivisions, and cemeteries [Section 18.03.206].
Sections Cited
- Section 18.02.210, MF-30: Multi-Family Residential
- Section 18.03.201, Explanation of Table Abbreviations
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.302, Residential Uses
- Section 18.03.303, Public, Institutional, and Civic Uses
- Section 18.03.304, Commercial Uses