Guide to the SF-3: Single-Family Residential District in the City of Reno
The SF-3: Single-Family Residential district in the City of Reno establishes a low-density residential environment with a maximum base density of three dwelling units per acre and a minimum lot size of 15,000 square feet. This district primarily allows for detached single-family homes and serves as a critical transition zone between large-lot rural residential areas and the City of Reno's more intensive urban neighborhoods [Section 18.02.204].
Purpose and General Character
The SF-3: Single-Family Residential district is designed to accommodate single-family detached homes while maintaining a spacious residential character. According to the City of Reno land development code, the district functions as a transition from large-lot zoning districts to higher-intensity residential areas. Beyond primary residential use, the SF-3: Single-Family Residential district allows for secondary community uses such as schools, parks, community gardens, and home occupations [Section 18.02.204(a)].
Lot and Building Standards
All development within the SF-3: Single-Family Residential district must adhere to specific dimensional requirements regarding lot size, setbacks, and building height to preserve the intended low-density character of the neighborhood.
SF-3 Dimensional Standards
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 3 dwelling units per acre |
| Lot Size (Minimum) | 15,000 square feet |
| Lot Width (Minimum) | 80 feet |
| Front Setback (Minimum) | 30 feet |
| Side Setback (Minimum) | 5 feet |
| Rear Setback (Minimum) | 30 feet |
| Street-Facing Garage Setback | 30 feet (measured from sidewalk to face of garage) |
| Building Height (Maximum) | 35 feet (Principal Building) |
| Building Coverage (Maximum) | 40% |
Note: A minimum zero-foot setback is permitted if the property line abuts an alley and at least 24 feet of backup space is provided [Section 18.02.204, Table 2-7].
Accessory Structure Standards in SF-3
| Standard | Requirement |
|---|---|
| Height (Maximum) | 29 feet (General); 16 feet (one-story garage/carport) |
| Rear Setback (Minimum) | 30 feet (General); 5 feet (for single-story under 16ft height) |
| Side Setback (Minimum) | 5 feet |
| Front Setback | Prohibited between front property line and principal structure |
Note: All accessory structures in the SF-3: Single-Family Residential district must be located behind the front face of the existing principal structure [Section 18.02.204, Table 2-7].
Permitted Land Uses
The City of Reno regulates the types of activities allowed in the SF-3: Single-Family Residential district through a table of allowed uses. While the district is primarily residential, certain civic and institutional uses are permitted either by right or through specific discretionary reviews.
Allowed Use Summary
| Use Category | Specific Use Type | Permission Level |
|---|---|---|
| Residential | Single-Family Detached | Permitted (P) |
| Residential | Manufactured Home | Permitted (P) |
| Residential | Mobile Home Subdivision | Permitted (P) |
| Residential | Duplex, Triplex, or Fourplex | Conditional Use Permit (C) |
| Civic/Public | Public Park or Recreation Area | Permitted (P) |
| Civic/Public | Religious Assembly | Conditional Use Permit (C) |
| Educational | School, Public or Private | Minor Conditional Use Permit (M*) |
| Agriculture | Urban Farm | Permitted (P) |
Permission Levels: P = Permitted; C = Conditional Use Permit; M = Minor Conditional Use Permit [Section 18.03.206, Table 3-1].
Parking Requirements
Parking in the SF-3: Single-Family Residential district is classified under "Level 2 Parking District" standards. The City of Reno requires parking to be provided based on the square footage of the residence to ensure adequate on-site capacity [Section 18.04.705].
SF-3 Off-Street Parking Standards
| Residential Use Type | Minimum Parking Requirement |
|---|---|
| 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) |
| Accessory Dwelling Unit | 1 designated space on-site |
Sections Cited
- Section 18.02.204: SF-3: Single-Family Residential
- Section 18.03.206: Table of Allowed Uses
- Section 18.04.705: Off-Street Parking Requirements
- Section 18.09.205: Property Line Setback/Yard