MF-14: Multi-Family Residential District Development Guide
The MF-14: Multi-Family Residential district in the City of Reno is intended to accommodate single-family homes and low-density multi-family structures such as triplexes and townhomes at a maximum density of one unit per 3,000 square feet. This district serves as a transition between lower-density single-family neighborhoods and higher-intensity urban districts, allowing for a mix of residential types with a maximum building height of 35 feet. Development within the MF-14: Multi-Family Residential district emphasizes community amenities, requiring 100 square feet of usable open space per dwelling unit [Section 18.02.208].
General Character and Purpose
The MF-14: Multi-Family Residential district is specifically designed by the City of Reno to support a blend of traditional residential living and low-density multi-family developments. This includes housing types such as duplexes, triplexes, fourplexes, townhomes, and smaller multi-family buildings. The district is strategically placed to be adjacent to single-family zoning, acting as a buffer or transition to higher-intensity multi-family areas, Urban Districts, or Employment Districts. Secondary uses allowed in the MF-14: Multi-Family Residential district include parks, schools, and community gardens to support the residential population [Section 18.02.208].
Lot and Building Standards
The City of Reno establishes specific quantifiable standards for the MF-14: Multi-Family Residential district to ensure development remains at a low-density scale. These standards include requirements for lot size, building height, and setbacks for both principal and accessory structures.
MF-14: Lot and Building Standards Table
| Standard | Requirement |
|---|---|
| Base Density, Maximum | 1 dwelling unit per 3,000 sq. ft. |
| Lot Area, Minimum | 3,000 sq. ft. |
| Lot Width, Minimum | 40 ft. (None for zero-lot line development) |
| Building Height, Maximum (Principal) | 35 ft. |
| Building Height, Maximum (Accessory) | 29 ft. / 16 ft. / 12 ft. [1] |
| Front Setback, Minimum | 10 ft. (Principal and Accessory) |
| Side Setback, Minimum | 5 ft. (Principal and Accessory) |
| Rear Setback, Minimum (Principal) | 20 ft. / 10 ft. [2] |
| Rear Setback, Minimum (Accessory) | 20 ft. / 5 ft. [3] |
| Building Separation, Minimum | 10 ft. between principal buildings |
| Usable Open Space, Minimum | 100 sq. ft. per dwelling unit |
| Usable Yard, Minimum | 400 sq. ft. |
Table Notes:
- [1] 29 feet maximum for a single accessory building; 16 feet for one-story garages/carports; 12 feet for all other accessory structures [Table 2-11].
- [2] Rear yard must be 20 feet minimum unless a side yard is at least 20 feet wide and contains 400 sq. ft., in which case the rear may be reduced to 10 feet [Table 2-11].
- [3] The 5-foot setback applies to single-story accessory structures up to 16 feet in height [Table 2-11].
Permitted Land Uses
The MF-14: Multi-Family Residential district allows for various residential and supporting civic uses. Some uses are permitted by-right, while others require discretionary review such as a Minor Conditional Use Permit (M) or a full Conditional Use Permit (C).
Allowed Uses in the MF-14 District
| Use Category | Use Type | Permission |
|---|---|---|
| Residential | Dwelling, Duplex / Triplex / Fourplex | P |
| Dwelling, Multi-family | P* | |
| Dwelling, Single-Family Attached | P* | |
| Dwelling, Single-Family Detached | P | |
| Manufactured Home | P | |
| Mobile Home Park | C | |
| Group Home | P | |
| Assisted Living Facility | P* | |
| Civic/Public | Public Park or Recreation Area | P |
| Religious Assembly | C | |
| Childcare Center | M | |
| School, Public or Private | M* | |
| Urban Farm | M |
Note on "P" (Use-Specific Standards):* In the MF-14: Multi-Family Residential district, multi-family projects and single-family attached developments containing 21 to 99 units require a Minor Conditional Use Permit. Projects with 100 or more units require a full Conditional Use Permit [Section 18.03.302].
Parking and Amenity Requirements
The City of Reno enforces specific parking and site amenity standards for the MF-14: Multi-Family Residential district to maintain neighborhood quality and functionality.
MF-14 Parking Requirements
| Use Type | Level 2 Parking District Standard (Minimum) |
|---|---|
| Residential Dwellings | 1 space per 1,250 sq. ft. (not to exceed 2 per unit) |
| Bicycle Parking | 1 space per residential unit |
| Assisted Living | 1 space per 1.5 resident beds |
| Group Home | 1 space per 2 resident beds |
Site Amenities for Multi-Family Development
For developments in the MF-14: Multi-Family Residential district containing multiple units, the following amenities are required:
- Laundry: Two washers and four dryers per 20 units, or individual hook-ups in each unit [Section 18.03.302(a)(3)].
- Playgrounds: Facilities with ten or more two-bedroom units must provide a central playground or resident amenity equivalent to 15 square feet per two-bedroom unit [Section 18.03.302(a)(3)].
- Trash/Recycling: Lidded dumpsters and on-site recycling containers must be provided [Section 18.03.302(a)(3)].
- Building Information: Facilities with 30 or more units must include a lighted building directory and covered, lighted mailboxes with seating [Section 18.03.302(a)(3)].
Sections Cited
- Chapter 18.02 Zoning Districts
- Section 18.02.208 MF-14: Multi-Family Residential
- Table 2-11 MF-14: Lot and Building Standards
- Chapter 18.03 Use Regulations
- Section 18.03.206 Table of Allowed Uses
- Table 3-1 Table of Allowed Uses
- Section 18.03.302 Residential Uses
- Chapter 18.04 Development Standards
- Section 18.04.705 Off-Street Parking Requirements
- Table 4-6 Off-Street Parking Requirements