MF-14 Multi-Family Residential Zoning in the City of Reno
The MF-14: Multi-Family Residential district in the City of Reno allows for a base density of one dwelling unit per 3,000 square feet, specifically intended to accommodate single-family homes and low-density multi-family housing such as duplexes, triplexes, and fourplexes. While smaller residential structures are permitted by right, the City of Reno requires a Minor Conditional Use Permit for projects with 20 to 99 units and a full Conditional Use Permit for developments of 100 units or more [Section 18.03.302].
Purpose and Characteristics
The MF-14: Multi-Family Residential district is designed by the City of Reno to serve as a transition zone between single-family neighborhoods and higher-intensity urban or employment districts. It encourages a mix of housing types including townhomes and small multi-family buildings while allowing for secondary community uses like parks and gardens [Section 18.02.208].
Allowed Principal Uses
The following uses are categorized based on their permission levels within the MF-14: Multi-Family Residential district in the City of Reno [Section 18.03.206]:
Permitted by Right (P)
- Dwelling, Duplex: Two-unit residential buildings.
- Dwelling, Triplex: Three-unit residential buildings.
- Dwelling, Fourplex: Four-unit residential buildings.
- Dwelling, Single-Family Detached: Traditional standalone homes.
- Dwelling, Single-Family Attached: Townhomes or rowhouses (subject to unit count thresholds for permits).
- Manufactured Home: Residential units built off-site to federal standards.
- Mobile Home Subdivision: Land divided specifically for mobile home placement.
- Group Home: Small-scale community-based living for up to six clients.
- Public Park or Recreation Area: City-managed open spaces.
Permitted with Minor Conditional Use Permit (M)
- Adult Education: Facilities for high school diplomas or proficiency exams.
- Childcare Center: Professional facilities for the care of children.
- School, Public or Private: Educational institutions (subject to additional standards if enrollment exceeds 400).
- Multi-family Dwellings: Projects containing between 20 and 99 units [Section 18.03.302].
Permitted with Conditional Use Permit (C)
- Multi-family Dwellings: Large-scale projects containing 100 units or more [Section 18.03.302].
- Mobile Home Park: Rental or lease-based sites for multiple mobile homes.
- Boarding or Rooming House: Lodging for more than five guests (must be within specific geographic corridors near UNR).
- Religious Assembly: Churches, synagogues, or other places of worship.
Prohibited Uses
In the MF-14: Multi-Family Residential district, any use not explicitly listed as Permitted (P), Minor Conditional (M), or Conditional (C) in the City of Reno Table of Allowed Uses is prohibited. Prohibited uses include, but are not limited to [Section 18.03.206]:
- Commercial Uses: Retail stores, offices, financial institutions, and restaurants.
- Industrial Uses: Manufacturing, processing, and heavy distribution.
- Transportation Uses: Gas stations, auto repair, and parking lots (as a principal use).
- Recreation/Entertainment: Night clubs, adult businesses, and indoor gun ranges.
Dimensional and Development Standards
The City of Reno enforces specific lot and building requirements to maintain the intended character of the MF-14: Multi-Family Residential district.
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 1 dwelling unit per 3,000 sq. ft. |
| Minimum Lot Area | 3,000 sq. ft. |
| Minimum Lot Width | 40 ft. (none for zero-lot line) |
| Front Setback (Minimum) | 10 ft. |
| Side Setback (Minimum) | 5 ft. |
| Rear Setback (Minimum) | 20 ft. (can be reduced to 10 ft. under specific conditions) |
| Maximum Building Height | 35 ft. |
| Minimum Usable Open Space | 100 sq. ft. per dwelling unit |
| Minimum Usable Yard | 400 sq. ft. |
[Table 2-11]
Parking and Accessory Standards
Properties within the MF-14: Multi-Family Residential district must comply with City of Reno parking requirements and standards for accessory structures.
Off-Street Parking Requirements
| Residential Use Type | Minimum Requirement (Level 2 Parking District) |
|---|---|
| Duplex, Triplex, Fourplex | 1 space per 1,250 sq. ft. (Max 2 per unit) |
| Multi-family | 1 space per 1,250 sq. ft. (Max 2 per unit) |
| Single-Family (Attached/Detached) | 1 space per 1,250 sq. ft. (Max 3 per unit) |
[Table 4-6]
Accessory Uses (Allowed)
- Accessory Dwelling Unit (ADU): Limited to one per lot; must be at least 5,000 sq. ft. lot size [Section 18.03.405(a)].
- Home Occupation: Professional activities conducted within a residence by occupants [Section 18.03.405(k)].
- Detached Accessory Structures: Limited to two per lot (for structures 200 sq. ft. or larger) [Table 3-5].
Sections Cited
- Section 18.02.208: MF-14: Multi-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 18.04.705: Off-Street Parking Requirements
- Section 18.04.903: General Standards for Residential Districts