Guide to the SF-8: Single-Family Residential District in the City of Reno
The SF-8: Single-Family Residential district in the City of Reno allows for a maximum residential density of 8 dwelling units per acre with a minimum interior lot size requirement of 6,000 square feet. This district is designed to accommodate single-family detached homes while serving as a strategic transition between lower-density rural residential zones and higher-intensity multi-family or urban employment districts [Section 18.02.206(a)].
Purpose and Character
The City of Reno established the SF-8: Single-Family Residential district primarily to provide for detached residential living. The district is considered appropriate for a variety of locations throughout Reno because its density level allows it to function as a buffer or transition zone [Section 18.02.206(a)]. The general character is defined by standard-sized residential lots with specific design requirements to maintain neighborhood aesthetics, such as limitations on garage prominence and requirements for varied building facades [Section 18.04.904].
Lot and Building Standards
Development within the SF-8: Single-Family Residential district must adhere to specific "Lot and Building Standards" that govern the size of the lot, the placement of structures, and the maximum allowable height.
Technical Standards for SF-8
| Standard | Corner Lot | Interior Lot |
|---|---|---|
| Base Density (Maximum) | 8 du/acre | 8 du/acre |
| Lot Size (Minimum) | 7,000 sf | 6,000 sf |
| Lot Width (Minimum) | 70 ft | 60 ft |
| Front Setback (Principal) | 10 ft | 10 ft |
| Side Setback (Principal) | 5 ft | 5 ft |
| Rear Setback (Principal) | 20 ft | 20 ft |
| Street-Facing Garage Setback | 20 ft from sidewalk | 20 ft from sidewalk |
| Max Height (Principal) | 35 ft | 35 ft |
| Max Height (Accessory) | 29 ft (see notes) | 29 ft (see notes) |
| Max Building Coverage | 40% of lot | 40% of lot |
Note: Accessory structure height is generally limited to 29 feet for a single building, but may be restricted to 16 feet or 12 feet depending on the structure type and use [Table 2-9].
Permitted Land Uses
The SF-8: Single-Family Residential district in the City of Reno primarily allows for household living, but also accommodates limited civic and agricultural activities through specific permit processes.
Residential Uses
- Permitted by Right: Single-family detached dwellings and manufactured homes [Table 3-1].
- Permitted with Standards: Single-family attached dwellings (townhomes) are permitted subject to specific use standards [Section 18.03.302(a)(4)].
- Conditional Uses: Duplexes, triplexes, and fourplexes require a Conditional Use Permit (CUP) within the SF-8 district [Table 3-1].
- Accessory Uses: Accessory Dwelling Units (ADUs) and guest quarters are allowed accessory to a principal residence [Table 3-1].
Public, Institutional, and Civic Uses
- Permitted by Right: Public parks or recreation areas [Table 3-1].
- Conditional Uses: Religious assemblies require a Conditional Use Permit [Table 3-1].
- Minor Conditional Uses: Public or private schools and childcare centers typically require a Minor Conditional Use Permit [Table 3-1].
Other Uses
- Agricultural: Urban farms may be allowed with a Minor Conditional Use Permit [Table 3-1].
- Temporary: Garage sales are allowed for up to three days, no more than four times per year [Section 18.03.503(d)].
Development and Design Standards
In the City of Reno, the SF-8: Single-Family Residential district is subject to additional neighborhood design principles intended to enhance livability and visual interest.
Street Image and Facades
Reno requires that new single-family structures in the SF-8 district avoid "repetition of residential facades." A home cannot have the same or a mirrored appearance as another home directly adjacent to it or across the street [Section 18.04.904(a)(2)]. Additionally, for lots narrower than 70 feet, developers must use at least two techniques to reduce garage prominence, such as "House Forward" designs (where living area extends in front of the garage) or providing front porches [Section 18.04.904(a)(2)b].
Infill and Compatibility
For infill development on a block with an established pattern, the front yard setback must be consistent with the range of existing setbacks on that block face [Section 18.04.903(a)(5)]. If an SF-8: Single-Family Residential property is adjacent to an even lower-density residential district (such as LLR), the City of Reno may require "parcel size matching" or specific buffering to ensure a smooth transition [Section 18.04.903(a)(7)].
Sections Cited
- Section 18.02.206: SF-8: Single-Family Residential
- Section 18.03.206: Table of Allowed Uses
- Section 18.03.302: Residential Uses (Specific Standards)
- Section 18.03.405: Standards for Specific Accessory Uses
- Section 18.03.503: Standards for Specific Temporary Uses
- Section 18.04.901: Purpose (Residential District Standards)
- Section 18.04.903: General Standards for Residential Districts
- Section 18.04.904: Additional Standards in Single-Family Residential Districts