Guide to the SF-11 Single-Family Residential District in Reno
The SF-11: Single-Family Residential district in Reno allows for a maximum base density of 11 dwelling units per acre and is primarily intended for single-family attached and detached housing. While single-family homes are permitted by right, higher-intensity residential options such as duplexes, triplexes, and fourplexes require a Conditional Use Permit to ensure compatibility with the surrounding Reno neighborhood.
Purpose of the SF-11 District
The City of Reno established the SF-11 district to accommodate single-family attached and detached residential uses, particularly on infill sites and in areas with minimal slopes [Section 18.02.207]. In areas of Reno where slopes reach 15 percent or more, the SF-11 designation is only considered appropriate if it facilitates the preservation of steep or difficult-to-develop land [Section 18.02.207].
Allowed and Prohibited Land Uses
In the SF-11 district of Reno, uses are categorized as Permitted (P), Minor Conditional Use (M), Conditional Use (C), or Accessory (A). Any use not explicitly assigned one of these designations is considered prohibited [Section 18.03.206].
Residential Uses
| Use Type | Permission Level |
|---|---|
| Dwelling, Single-Family Detached | Permitted (P) |
| Dwelling, Single-Family Attached | Permitted with Standards (P*) |
| Manufactured Home | Permitted (P) |
| Group Home | Permitted (P) |
| Dwelling, Duplex | Conditional Use (C) |
| Dwelling, Triplex | Conditional Use (C) |
| Dwelling, Fourplex | Conditional Use (C) |
| Boarding or Rooming House | Conditional Use (C*) |
| Dwelling, Multi-family (5+ units) | Prohibited |
| Mobile Home Park | Prohibited |
Public, Institutional, and Civic Uses
| Use Type | Permission Level |
|---|---|
| Public Park or Recreation Area | Permitted (P) |
| Adult Education | Minor Conditional (M) |
| Childcare Center | Minor Conditional (M) |
| School, Public or Private | Minor Conditional (M*) |
| Religious Assembly | Conditional Use (C) |
| Major Government Facility | Prohibited |
Accessory and Temporary Uses
The following are permitted as accessory or temporary activities within the Reno SF-11 district:
- Accessory Dwelling Unit (ADU): Allowed (A) provided the lot is at least 5,000 square feet [Section 18.03.405(a)].
- Home Occupation: Permitted (A) subject to specific operational standards [Section 18.03.405(k)].
- Temporary Activities: Includes Garage Sales, Real Estate Sales Offices, and Urban Farms [Table 3-1].
- Prohibited Commercial Uses: Most commercial retail, office, and industrial uses are strictly prohibited as principal uses in the SF-11 district [Table 3-1].
Development and Dimensional Standards
All new construction in the Reno SF-11 district must comply with specific lot size, setback, and height requirements.
Lot and Building Standards
| Standard | Corner Lot | Interior Lot |
|---|---|---|
| Base Density (Max) | 11 du/acre | 11 du/acre |
| Lot Size (Min) | 5,000 sf | 4,000 sf |
| Lot Width (Min) | 50 ft | 40 ft |
| Front Setback (Min) | 10 ft | 10 ft |
| Side Setback (Min) | 5 ft | 5 ft |
| Rear Setback (Min) | 20 ft | 20 ft |
| Building Height (Max) | 35 ft | 35 ft |
Note on Accessory Structures: In the SF-11 district, all accessory structures must be located behind the front face of the principal structure. The rear setback for accessory structures may be reduced to 5 feet for single-story buildings up to 16 feet in height [Table 2-10].
Parking Requirements
Reno requires the following minimum off-street parking for developments within the SF-11 district.
| Use Category | Minimum Requirement |
|---|---|
| Residential (General) | 1 space per unit |
| Guest Parking | 1 space per 9 dwelling units |
| Bicycle Parking | 1 space per unit |
Residential units in Reno SF-11 that are 1,250 square feet or larger may be required to provide up to 3 spaces per unit if located in a Level 2 Parking District [Table 4-6].
Sections Cited
- Section 18.02.207 (SF-11: Single-Family Residential)
- Table 2-10 (SF-11: Lot and Building Standards)
- Section 18.03.206 (Table of Allowed Uses)
- Section 18.03.302 (Residential Use Standards)
- Section 18.03.405 (Standards for Specific Accessory Uses)
- Table 4-6 (Off-Street Parking Requirements)
- Table 4-8 (Bicycle Parking Requirements)