MF-21 Multi-Family Residential Setback Requirements in Reno
In the City of Reno, the MF-21: Multi-Family Residential district requires a standard front setback of 15 feet for both principal and accessory structures, which may be reduced to 10 feet if specific building stepbacks are used. Side setbacks are established at 5 feet, while rear setbacks are 10 feet for principal buildings and 5 feet for accessory structures. For street-facing garages, a minimum of 20 feet is required from the sidewalk to the face of the garage to prevent pedestrian obstructions.
MF-21 District Setback Standards
The following technical standards govern the placement of structures within the MF-21: Multi-Family Residential district in the City of Reno. These requirements ensure adequate separation between buildings and maintain the character of the neighborhood [Section 18.02.209].
Standard Lot and Building Standards (MF-21)
| Requirement | Principal Building | Accessory Structure |
|---|---|---|
| Front Setback | 15 feet [1] | 15 feet [1] |
| Side Setback | 5 feet [2] | 5 feet |
| Rear Setback | 10 feet | 5 feet |
| Street-Facing Garage | 20 feet [3] | 20 feet [3] |
| Building Separation | 10 feet | N/A |
Table Notes:
- Reduced Front Setback: A 10-foot front setback is permitted if the site is designed in accordance with the stepback standards defined in the residential adjacency and compatibility rules [Section 18.04.903(c)(1)].
- Zero-Lot-Line Development: In the City of Reno, MF-21 developments utilizing zero-lot-line designs must provide a 10-foot setback on one side and a 0-foot setback on the other.
- Garage Measurement: The 20-foot distance is measured from the existing or planned sidewalk to the face of the garage [Table 2-12].
Supplemental Setback Provisions
Alley Access
In the MF-21 district, a minimum zero-foot setback is permitted if the property line abuts an alley. To qualify for this exception, the City of Reno requires that at least 24 feet of backup space (including the width of the alley itself) is provided for all garage doors and parking spaces that back onto the alley [Section 18.02.209, Table 2-12, Note 1].
Residential Adjacency Stepbacks
When a new building in the MF-21 district is built adjacent to lower-density residential property (such as LLR, SF, or MF-14 districts), additional stepbacks are required for height. For any portion of an MF-21 building exceeding 24 feet in height, the City of Reno mandates an additional 1-foot horizontal setback (or a 1:1 height-to-stepback ratio) for every foot of height above that 24-foot threshold [Section 18.04.903(c)(1)].
Rules of Measurement
Setbacks in the City of Reno are measured as the horizontal distance between the property line and the nearest portion of the building or structure. If the lot includes a private roadway or an access easement serving more than four residential units, the setback must be measured from the edge of that roadway rather than the property line [Section 18.09.205(a)(1)].
Sections Cited
- Section 18.02.209, MF-21: Multi-Family Residential
- Section 18.04.903, General Standards for Residential Districts
- Section 18.09.205, Property Line Setback/Yard