Off-Street Parking Standards for the MF-21: Multi-Family Residential District
In the City of Reno, the MF-21: Multi-Family Residential district is classified as a Level 2 Parking District for the purposes of calculating off-street parking. Residential developments in this district generally require one parking space per 1,250 square feet of unit area, with total requirements typically capped at two or three spaces per unit depending on the specific dwelling type. Commercial, civic, or institutional projects permitted within the MF-21: Multi-Family Residential district must adhere to standard Level 2 ratios, such as one space per 200 square feet for restaurants or one space per 400 square feet for general office uses.
Residential Parking Requirements
The City of Reno mandates specific parking ratios for various types of "Household Living" and "Group Living" uses within the MF-21: Multi-Family Residential district. These requirements are based on the unit size or the number of resident beds.
Household Living Ratios
For most residential uses in the MF-21: Multi-Family Residential district, the requirement is calculated by the square footage of the unit, subject to a maximum cap per unit [Table 4-6].
| Residential Use Type | Minimum Requirement (Level 2 Parking District) |
|---|---|
| Dwelling, Duplex | 1 per 1,250 sq. ft. (not to exceed 2 per unit) |
| Dwelling, Triplex | 1 per 1,250 sq. ft. (not to exceed 2 per unit) |
| Dwelling, Fourplex | 1 per 1,250 sq. ft. (not to exceed 2 per unit) |
| Dwelling, Multi-family | 1 per 1,250 sq. ft. (not to exceed 2 per unit) |
| Dwelling, Single-Family Attached | 1 per 1,250 sq. ft. (not to exceed 3 per unit) |
| Dwelling, Single-Family Detached | 1 per 1,250 sq. ft. (not to exceed 3 per unit) |
| Manufactured Home | 1 per 1,250 sq. ft. (not to exceed 3 per unit) |
| Mobile Home Subdivision | 1 per 1,250 sq. ft. (not to exceed 2 per unit) |
| Dwelling, Live/Work | 1 per 1,250 sq. ft. (not to exceed 3 per unit) |
Group Living Ratios
Uses involving care or shared living arrangements in the MF-21: Multi-Family Residential district are calculated based on the number of beds or units [Table 4-6].
| Group Living Use Type | Minimum Requirement (Level 2 Parking District) |
|---|---|
| Assisted Living Facility | 1 per 1.5 resident beds |
| Boarding or Rooming House | 1 per 2.5 resident beds |
| Convent or Monastery | 1 per 2.5 resident beds |
| Fraternity or Sorority House | 1 per 2 resident beds |
| Group Home | 1 per 2 resident beds |
| Private Dorm | 1 per 2 resident beds |
| Single-Room-Occupancy | 1 per 2 units |
| Transitional Living Facility | 1 per 2.5 resident beds |
Commercial and Public Use Parking Requirements
While the MF-21: Multi-Family Residential district is primarily residential, certain commercial and public uses are permitted. These uses must provide parking according to the following Level 2 standards [Table 4-6]:
| Use Category | Minimum Requirement (Level 2 Parking District) |
|---|---|
| General Retail (<10,000 sq. ft.) | 1 per 250 sq. ft. |
| Restaurant | 1 per 200 sq. ft. |
| Office, General | 1 per 400 sq. ft. |
| Medical Facility, Day Use | 1 per 400 sq. ft. |
| Childcare Center | 1 per 400 sq. ft. |
| Religious Assembly | 1 per 300 sq. ft. |
| Library, Art Gallery, or Museum | 1 per 500 sq. ft. |
Accessible and Bicycle Parking
The City of Reno requires all developments within the MF-21: Multi-Family Residential district to provide accessible (handicapped) parking and bicycle parking.
Accessible Parking
For residential uses in the MF-21: Multi-Family Residential district with five or more units per lot, accessible parking is required based on the total number of spaces provided. For projects with fewer than five units, one accessible space must be provided for every dwelling unit designed for occupancy by persons with disabilities [Section 18.04.705(b)].
| Total Parking Provided | Minimum Accessible Spaces Required |
|---|---|
| 1 to 25 | 1 |
| 26 to 50 | 2 |
| 51 to 75 | 3 |
| 76 to 100 | 4 |
Bicycle Parking
Bicycle parking is required for all new developments in the MF-21: Multi-Family Residential district. For "Household Living" uses, the requirement is one space per unit. For most other commercial or civic uses in this district, the requirement is typically one space per 1,000 square feet of area [Table 4-8].
Calculation Rules and Adjustments
- Area Measurement: All square-footage-based requirements in the City of Reno are computed based on the gross floor area of the use. Structured parking within a building is not included in this calculation [Section 18.04.704(a)].
- Rounding: When a calculation results in a fractional number, the requirement is rounded to the nearest whole number (fractions of 0.5 or higher round up) [Section 18.09.209].
- Proximity Reductions: Properties within the MF-21: Multi-Family Residential district that are within 600 feet of a Downtown or Level 1 parking district may qualify for a reduction, providing parking at an average of the Level 2 minimum and the adjacent district's minimum [Section 18.04.705(a)(1)(c)].
- Shared Parking: The Administrator may approve a reduction in total spaces for projects that utilize shared parking between different types of uses based on the time of day [Section 18.04.706(c)].
Sections Cited
- Section 18.02.108, Zoning Districts Established
- Section 18.03.302, Residential Uses
- Section 18.04.704, Calculation of Parking and Loading Requirements
- Section 18.04.705, Off-Street Parking Requirements
- Section 18.04.706, Parking Alternatives, Credits, and Adjustments
- Section 18.09.209, Rounding
- Table 4-6, Off-Street Parking Requirements
- Table 4-7, Required Accessible Parking
- Table 4-8, Bicycle Parking Requirements