Permitted Districts for Duplexes and Multi-Family Townhomes in Reno
In the City of Reno, duplexes and single-family attached dwellings (townhomes) are primarily permitted in the MF-14, MF-21, and MF-30 Multi-Family Residential districts, as well as all Mixed-Use Downtown (MD) and most Urban districts. While these housing types are allowed by right in higher-intensity zones, duplexes and multi-family units require a conditional use permit in the SF-8 and SF-11 Single-Family Residential districts. The City of Reno generally requires individual entrances for each duplex unit and mandates specific density and parking standards based on the designated parking level of the district [Section 18.03.206, Section 18.03.302].
Allowed Zoning Districts
The City of Reno Annexation and Land Development Code specifies the following permissions for duplexes, attached single-family (townhomes), and multi-family dwellings. Per the City of Reno rules of construction, "Single-Family Attached" dwellings are defined as units on separate lots with front and rear access and common vertical walls, which is the standard configuration for townhomes [Section 18.09.301].
| Zone District Category | Duplex Dwellings | Single-Family Attached (Townhomes) | Multi-Family Dwellings |
|---|---|---|---|
| Residential (SF-3, SF-5) | Prohibited | Permitted* | Prohibited |
| Residential (SF-8, SF-11) | Conditional Use | Permitted* | Conditional Use* |
| Residential (MF-14, MF-21, MF-30) | Permitted | Permitted* | Permitted* |
| Urban (MD-ED, MD-UD, MD-ID, MD-RD, MD-NWQ, MD-PD, MU, MS) | Permitted | Permitted* | Permitted* |
| Urban (GC, NC) | Minor Conditional Use | Permitted* | Permitted* |
| Urban (PO, MU-MC, MU-RES) | Permitted | Permitted* | Permitted* |
| Employment (I, IC, ME, MA) | Prohibited (most) | Permitted* (IC/ME/MA) | Permitted* (IC/ME/MA) |
| Special Purpose (PF, UT-5, UT-10, UT-40) | Permitted | Permitted* (PF) | Prohibited (UT) |
*Subject to use-specific standards in Section 18.03.302.
Use-Specific Standards for Duplexes and Townhomes
The City of Reno applies specific operational and design requirements to these housing types to ensure neighborhood compatibility and adequate resident services.
Dwelling, Duplex
In all City of Reno districts where allowed, each individual duplex dwelling unit must have a separate entrance [Section 18.03.302(a)(1)].
Dwelling, Single-Family Attached (Townhomes)
- Permit Thresholds: A minor conditional use permit is required in most City of Reno districts if the proposed project includes more than 20 units. In the PO, PF, and NC districts, a conditional use permit is mandatory if the project exceeds 50 units [Section 18.03.302(a)(4)].
- Division of Land: A tentative map is required for the new construction or conversion of five or more townhouse or condominium units [Section 18.03.302(a)(4)].
- Industrial District Exception: These units are permitted on specific properties in the ME (Mixed Employment) district, provided they follow MF-30 standards and include a noise/odor disclosure in lease agreements [Section 18.03.302(a)(4)].
Dwelling, Multi-Family
- Amenity Requirements: City of Reno projects with 30 or more units must provide a lighted building directory, lidded dumpsters, and common areas visible from windows [Section 18.03.302(a)(3)].
- Laundry Facilities: Projects must provide two washers and four dryers per 20 dwelling units unless hook-ups are provided in every unit [Section 18.03.302(a)(3)].
Dimensional and Development Standards
The following table outlines the requirements for the MF-14: Multi-Family Residential district, which the City of Reno specifically intends for duplexes, triplexes, and townhomes [Section 18.02.208].
| Standard | MF-14 District Requirement |
|---|---|
| Maximum Base Density | 1 unit per 3,000 square feet |
| Minimum Lot Area | 3,000 square feet |
| Minimum Lot Width | 40 feet (0 feet for zero-lot-line townhomes) |
| Front Setback (Principal) | 10 feet |
| Side Setback (Principal) | 5 feet (or 10ft/0ft for zero-lot-line) |
| Rear Setback (Principal) | 20 feet (may be 10 feet under specific conditions) |
| Maximum Building Height | 35 feet |
| Minimum Usable Open Space | 100 square feet per dwelling unit |
[Section 18.02.208]
Parking Requirements
The City of Reno determines off-street parking based on "Parking Districts." Level 1 applies to Mixed-Use Urban (MU) and Midtown (MU-MC) districts, while Level 2 applies to standard residential zones.
| Housing Type | Level 1 Parking District (Min.) | Level 2 Parking District (Min.) |
|---|---|---|
| Duplex / Multi-family | 1 space per unit | 1 per 1,250 sq. ft. (Max 2 per unit) |
| Single-Family Attached | 1 space per unit | 1 per 1,250 sq. ft. (Max 3 per unit) |
[Section 18.04.705]
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
- Section 18.04.705 Off-Street Parking Requirements
- Section 18.09.301 Uses (Definitions)