MF-21: Multi-Family Residential District Guide for the City of Reno
The MF-21: Multi-Family Residential district in the City of Reno is designed to accommodate medium-density housing such as apartments, townhomes, and live/work units with a maximum density of one dwelling unit per 2,000 square feet. While most residential activities are permitted by right, certain uses like schools, childcare centers, and private clubs require minor conditional use permits or full conditional use permits to ensure compatibility with the neighborhood [Section 18.02.209].
District Purpose and Intent
The primary intent of the MF-21: Multi-Family Residential district is to provide for a variety of housing types including multi-family developments, duplexes, triplexes, and fourplexes. The City of Reno also allows for limited neighborhood-serving commercial and retail uses within this district, provided they are secondary to the residential character. Development standards within the City of Reno ensure that adequate open space is provided to offset the increased residential density allowed in this zone [Section 18.02.209].
Dimensional and Development Standards
All development within the City of Reno MF-21: Multi-Family Residential district must adhere to specific intensity and bulk requirements. These standards govern the size of lots, the placement of buildings, and the allowable height of structures.
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 1 dwelling unit per 2,000 sq. ft. |
| Lot Size (Minimum) | 3,000 sq. ft. |
| Lot Width (Minimum) | 50 ft. (none for zero-lot line development) |
| Front Setback (Minimum) | 15 ft. (can be 10 ft. if designed with specific stepbacks) |
| Side Setback (Minimum) | 5 ft. |
| Rear Setback (Minimum) | 10 ft. |
| Building Height (Maximum) | 45 ft. |
| Usable Open Space (Minimum) | 100 sq. ft. per dwelling unit |
Source: [Table 2-12]
Allowed Residential Uses
The MF-21: Multi-Family Residential district permits a wide array of "Household Living" and "Group Living" arrangements. The following uses are classified as permitted (P), permitted with a minor conditional use permit (M), or requiring a full conditional use permit (C) within the City of Reno.
Household Living
- Permitted by Right: Duplexes, Triplexes, Fourplexes, Live/Work units, Single-family detached dwellings, and Manufactured homes [Section 18.03.206].
- Permitted with Use-Specific Standards:
- Multi-family Dwellings: Permitted by right, but subject to standards in Section 18.03.302(a)(3), which include requirements for laundry facilities, air conditioning in certain flight paths, and recycling containers.
- Single-Family Attached: Permitted by right, but subject to standards in Section 18.03.302(a)(4).
- Mobile Home Subdivision: Permitted by right [Section 18.03.206].
Group Living
- Assisted Living Facility: Permitted by right, subject to standards in Section 18.03.302(b)(1).
- Group Home: Permitted by right [Section 18.03.206].
- Private Dorm: Permitted by right, subject to standards in Section 18.03.302(b)(5).
- Fraternity or Sorority House: Requires a Minor Conditional Use Permit (M) [Section 18.03.206].
- Boarding or Rooming House: Requires a full Conditional Use Permit (C) and is subject to specific locational and parking standards [Section 18.03.302(b)(2)].
Public, Institutional, and Civic Uses
The City of Reno allows certain civic and institutional uses in the MF-21: Multi-Family Residential district to support the local population.
- Public Park or Recreation Area: Permitted by right [Section 18.03.206].
- Adult Education & Childcare Centers: Requires a Minor Conditional Use Permit (M) [Section 18.03.206].
- Schools (Public or Private): Requires a Minor Conditional Use Permit (M) and must comply with standards regarding enrollment capacity and traffic impact [Section 18.03.303(b)(3)].
- Religious Assembly: Requires a full Conditional Use Permit (C) [Section 18.03.206].
- Private Club, Lodge, or Fraternal Organization: Requires a full Conditional Use Permit (C) [Section 18.03.206].
Commercial and Industrial Uses
Most heavy commercial and industrial activities are prohibited to maintain the residential integrity of the City of Reno's MF-21 neighborhoods. However, a few low-impact activities are allowed:
- Custom and Craft Manufacturing: Permitted by right [Section 18.03.206].
- Urban Farm: Requires a Minor Conditional Use Permit (M) [Section 18.03.206].
- Communication Facility (Equipment Only): Permitted by right, subject to specific standards in Section 18.03.305(a)(1).
Prohibited Uses
Any use not explicitly listed as Permitted, Minor Conditional, or Conditional in the City of Reno’s official use table is prohibited. In the MF-21: Multi-Family Residential district, this includes but is not limited to:
- Retail: General retail stores, convenience stores, and package alcohol sales.
- Automotive: Gas stations, car washes, and auto service/repair.
- Industrial: Warehouse/distribution centers, hazardous waste facilities, and mining operations.
- Entertainment: Adult businesses, gun ranges, and commercial stadiums or arenas.
- Lodging: Standard hotels and motels (excluding Bed and Breakfasts in specific historical contexts).
Sections Cited
- Section 18.02.209, MF-21: Multi-Family Residential
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.302, Residential Uses
- Section 18.03.303, Public, Institutional, and Civic Uses
- Section 18.03.305, Public and Quasi-public Utilities and Services Uses
- Section 18.04.903, General Standards for Residential Districts