High-Density Residential and Multi-Family Zoning Districts in Reno
The City of Reno permits high-density apartment buildings primarily within the MF-30 (Multi-Family Residential) district and specific Urban Districts, such as the Mixed-Use Downtown (MD) and Mixed-Use Urban (MU) zones. These districts support significant residential concentrations, with the Downtown Entertainment District (MD-ED) requiring a minimum density of 45 dwelling units per acre and the MF-30 district allowing one unit per every 1,450 square feet of lot area.
Primary High-Density Zoning Districts
In the City of Reno, high-density residential development is categorized under "Household Living" and is governed by specific district purposes and standards.
Multi-Family Residential Districts (MF-21 and MF-30)
- MF-21 (Multi-Family Residential): This district is intended for multi-family residential development as well as duplexes and townhomes. It is appropriate adjacent to other multi-family or urban districts [Section 18.02.209].
- MF-30 (Multi-Family Residential): This is Reno's highest-density residential-specific district. It is intended to provide for multi-family development and limited commercial/retail uses. Standards for this district are designed to offset increased residential densities [Section 18.02.210].
Urban Mixed-Use Districts
- MD-ED (Downtown Entertainment District): Supports the most intensive transit-supportive development in Reno, specifically including high-density residential [Section 18.02.301].
- MD-ID (Downtown Innovation District): Accommodates a range of uses including high-density residential and live/work spaces [Section 18.02.302].
- MD-RD (Downtown Riverwalk District): Supports high-density residential near the Truckee River to encourage transit use [Section 18.02.304].
- MU (Mixed-Use Urban): Promotes an urban pattern of development with an integrated mix of higher-density residential and commercial uses along major transit corridors [Section 18.02.307].
- MU-MC (Mixed-Use Midtown Commercial): Allows higher-density housing (above 30 units per acre) within one block of South Virginia Street [Section 18.02.312].
Development and Density Standards
The following table outlines the technical requirements for principal buildings in Reno’s high-density residential zones:
| Standard | MF-21 District | MF-30 District | MU-MC District | MD-ED District |
|---|---|---|---|---|
| Max Base Density | 1 du / 2,000 sf | 1 du / 1,450 sf | 30 du/acre [1] | 45 du/acre (Min.) |
| Max Height | 45 feet | 45 feet | 35 / 75 feet [2] | No Max Listed |
| Front Setback | 15 feet [3] | 15 feet [3] | 10 feet | 12 - 18 feet [4] |
| Side Setback | 5 feet | 5 feet | 0 feet [5] | 0 feet [6] |
| Rear Setback | 10 feet | 10 feet | 0 feet [5] | 0 feet [6] |
- [1] No maximum density for parcels within 600 feet of Virginia Street [Section 18.02.312].
- [2] 75-foot height is allowed within one block of Virginia Street [Section 18.02.312].
- [3] May be reduced to 10 feet if designed with specific compatibility step-backs [Section 18.02.209, 18.02.210].
- [4] 18 feet on Virginia/4th Streets; 12 feet on all other streets [Section 18.02.301].
- [5] Increased to 10 feet if the building exceeds 24 feet in height [Section 18.02.312].
- [6] Increased to 5 feet if immediately adjacent to a residentially zoned property [Section 18.02.301].
Supplemental Regulations for Multi-Family Buildings
High-density apartment buildings in the City of Reno are subject to additional use-specific standards based on the number of units proposed:
- Permit Requirements: In the MF-14, MF-21, MF-30, NC, and GC districts, a minor conditional use permit is required for projects between 20 and 99 units. A full conditional use permit is required for projects with 100 or more units [Section 18.03.302(a)(3)].
- Amenities: Projects with 30 or more units must provide a lighted building directory, lidded dumpsters, covered mailboxes with seating, and secured-access laundry facilities [Section 18.03.302(a)(3)].
- Density Bonuses: Reno allows density increases for small units. Projects can receive an 80% density increase if the average unit size is less than 800 square feet, or a 45% increase for units under 1,000 square feet [Section 18.04.1504].
Off-Street Parking Requirements
Parking requirements for multi-family dwellings in Reno are determined by the "Parking District" Level:
| Use | Level 1 District (MU, MU-MC) | Level 2 District (All Others) |
|---|---|---|
| Multi-Family Dwelling | 1 per unit | 1 per 1,250 sq. ft. (Max 2 per unit) |
Note: Level 1 parking requirements apply to the Mixed-Use Urban and Mixed-Use Midtown Commercial districts. Most other districts fall under Level 2 [Section 18.04.705].
Sections Cited
- Section 18.02.209 MF-21: Multi-Family Residential
- Section 18.02.210 MF-30: Multi-Family Residential
- Section 18.02.301 MD-ED: Downtown - Entertainment District
- Section 18.02.302 MD-ID: Downtown - Innovation District
- Section 18.02.304 MD-RD: Downtown - Riverwalk District
- Section 18.02.307 MU: Mixed-Use Urban
- Section 18.02.312 MU-MC: Mixed-Use Midtown Commercial
- Section 18.02.313 MU-RES: Mixed-Use Midtown Residential
- Section 18.03.206 Table of Allowed Uses
- Section 18.03.302 Residential Uses
- Section 18.04.705 Off-Street Parking Requirements
- Section 18.04.1003 General Standards for Urban Districts
- Section 18.04.1504 Density Bonus Incentives for Small Units