Off-Street Parking Standards for the MF-30 Multi-Family Residential District in Reno
In the City of Reno, development projects within the MF-30: Multi-Family Residential district must adhere to Level 2 Parking District standards, which typically require one parking space per 1,250 square feet for residential units, not to exceed two or three spaces per unit depending on the dwelling type. For non-residential or commercial uses permitted in this district, such as neighborhood-scale retail or professional offices, the requirements generally range from one space per 200 square feet to one space per 400 square feet. Bicycle parking is also mandatory for most multi-family and commercial developments, with specific ratios based on the number of units or gross floor area.
Parking District Classification for MF-30
The City of Reno categorizes different geographic areas and zoning districts into three parking levels to determine minimum requirements. The MF-30: Multi-Family Residential district falls under the Level 2 Parking District, which applies to all zoning districts not designated as Downtown or Level 1 [Section 18.04.705(a)(1)c].
Properties within the MF-30 district that are located within 600 feet of a Downtown or Level 1 parking district may be eligible to provide parking at an average of the Level 2 minimum and the adjacent district's minimum [Section 18.04.705(a)(1)c.2].
Residential Parking Requirements
Residential projects in the City of Reno MF-30 district are calculated based on the square footage of the units. Gross floor area used for these calculations excludes structured parking within a building [Section 18.04.704(a)].
Minimum Off-Street Residential Parking (Level 2)
| Use Type | Minimum Requirement | Maximum Limit |
|---|---|---|
| Dwelling, Multi-family | 1 space per 1,250 sq. ft. | 2 spaces per unit |
| Dwelling, Duplex / Triplex / Fourplex | 1 space per 1,250 sq. ft. | 2 spaces per unit |
| Dwelling, Single-Family Attached | 1 space per 1,250 sq. ft. | 3 spaces per unit |
| Dwelling, Single-Family Detached | 1 space per 1,250 sq. ft. | 3 spaces per unit |
| Dwelling, Live/Work | 1 space per 1,250 sq. ft. | 3 spaces per unit |
| Manufactured Home | 1 space per 1,250 sq. ft. | 3 spaces per unit |
| Mobile Home Park / Subdivision | 1 space per 1,250 sq. ft. | 2 spaces per unit |
| Assisted Living Facility | 1 space per 1.5 resident beds | N/A |
| Group Home | 1 space per 2 resident beds | N/A |
| Single-Room-Occupancy | 1 space per 2 units | N/A |
[Table 4-6]
Commercial and Public Use Parking Requirements
While MF-30 is primarily a residential district, certain limited commercial and civic uses are permitted or allowed with a conditional use permit. These uses must meet the following Level 2 standards in the City of Reno.
Minimum Off-Street Non-Residential Parking (Level 2)
| Use Type | Minimum Requirement |
|---|---|
| General Retail (less than 10,000 sq. ft.) | 1 space per 250 sq. ft. |
| Financial Institution | 1 space per 400 sq. ft. |
| Office, General | 1 space per 400 sq. ft. |
| Personal Service, General | 1 space per 300 sq. ft. |
| Restaurant | 1 space per 200 sq. ft. |
| Childcare Center | 1 per 400 sq. ft. |
| Medical Facility, Day Use | 1 per 400 sq. ft. |
| Religious Assembly | 1 per 300 sq. ft. |
| Sidewalk Seating | 1 per 200 sq. ft. |
[Table 4-6]
Bicycle Parking Requirements
The City of Reno requires bicycle parking for most developments in the MF-30 district to support multi-modal transportation.
| Use Category | Level 2 Bicycle Parking Requirement |
|---|---|
| Household Living (Multi-family, etc.) | 1 space per unit |
| Group Living (Dorm, SRO, etc.) | 1 space per 2 bedrooms |
| Community and Cultural Facilities | 1 space per 600 sq. ft. |
| General Retail / Commercial | 1 space per 1,000 sq. ft. (up to 6,000 sf), plus 1 per 10,000 sf thereafter |
| Public and Quasi-Public | Minimum of 10 spaces |
[Table 4-8]
Accessible Parking Standards
For residential uses in the City of Reno MF-30 district with five or more units per lot, accessible parking must be provided based on the total number of spaces. For projects with fewer than five units, one accessible space must be provided for any dwelling unit designed for occupancy by persons with disabilities [Section 18.04.705(b)(2)].
Special Parking Provisions for MF-30
- Unit Conversions: For conversions of existing single-family residential uses to other permitted uses in the MF-30 district, tandem parking and backing out into the right-of-way is allowed for a maximum of two spaces on streets smaller than a collector, provided there is a 50-foot clearance from the driveway to any intersection [Section 18.03.304(d)(3)a].
- Tandem Parking: In the City of Reno, tandem parking is permitted for household living uses if both spaces are assigned to the same dwelling unit [Section 18.04.709].
- Affordable Housing Reductions: Projects serving households earning 80% or less of the Area Median Income (AMI) may receive a reduction in required parking ranging from 20% to 45% [Section 18.04.706(d)].
Sections Cited
- Section 18.03.304, Commercial 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 18.04.709, Tandem Parking