Reno MF-30 Multi-Family Residential Zoning District Guide
Reno’s MF-30 Multi-Family Residential district is designed for high-density housing with a maximum base density of one dwelling unit per 1,450 square feet of lot area. This district serves as a transition between lower-intensity residential areas and Reno’s Urban or Employment Districts, allowing for a mix of multi-family dwellings and neighborhood-serving commercial uses. Principal buildings in the MF-30 district are permitted to reach a height of 45 feet, provided they meet specific residential adjacency and stepback requirements.
Purpose and General Character
The MF-30 district is intended to provide for high-density multi-family residential development alongside limited commercial and retail uses that serve the immediate neighborhood. The City of Reno utilizes this district to accommodate diverse housing types, including apartments, townhomes, triplexes, and fourplexes. The general character of the MF-30 district is defined by its role as a transitional zone, requiring additional standards such as minimum open space (100 square feet per unit) to offset increased residential densities and ensure a high quality of life for residents [Section 18.02.210].
Development and Dimensional Standards
All development within Reno's MF-30 district must adhere to specific lot and building requirements to maintain the intended urban density and neighborhood compatibility.
Lot and Building Requirements
| Standard | MF-30 Requirement |
|---|---|
| Base Density (Maximum) | 1 dwelling unit per 1,450 sq. ft. |
| Lot Size (Minimum) | 3,000 sq. ft. |
| Lot Width (Minimum) | 50 ft. (No minimum for zero-lot line development) |
| Principal Building Height (Maximum) | 45 ft. |
| Accessory Structure Height (Maximum) | 29 ft. [1] |
| Usable Open Space (Minimum) | 100 sq. ft. per dwelling unit |
[1] Specific height limits apply to accessory structures: 16 feet for one-story garages/carports and 12 feet for all other accessory structures [Section 18.02.210].
Minimum Setback Requirements
| Location | Principal Building | Accessory Structure |
|---|---|---|
| Front | 15 ft. [2] | 15 ft. [2] [3] |
| Side | 5 ft. | 5 ft. |
| Side (Zero-Lot Line) | 10 ft. on one side; 0 ft. on other | 5 ft. |
| Rear | 10 ft. | 5 ft. |
| Street-Facing Garage | 20 ft. (measured from sidewalk) | N/A |
[2] A 10-foot front setback is permitted if the site is designed with specific stepback standards for compatibility. [3] Accessory structures are prohibited between a front property line and a principal structure on lots with a principal single-family use [Section 18.02.210].
Permitted Land Uses
The MF-30 district in Reno permits a broad range of residential uses and a curated selection of civic and commercial uses.
Residential Uses
Permitted by-right residential uses in the MF-30 district include:
- Duplex, Triplex, and Fourplex dwellings.
- Multi-family dwellings.
- Live/Work units.
- Single-Family Detached and Attached dwellings.
- Manufactured homes.
- Group homes and assisted living facilities [Section 18.03.206].
Public, Institutional, and Civic Uses
- Permitted: Childcare centers, medical facilities (day use), and religious assemblies (via conditional use permit).
- Limited: Adult education and schools are permitted subject to minor conditional use or standard conditional use permits [Section 18.03.206].
Commercial and Office Uses
The MF-30 district allows for limited commercial integration, typically restricted to the lower floors of buildings:
- Financial Institutions: Allowed only on the first floor with access from a collector or larger street [Section 18.03.304].
- General Office and Retail: General retail (less than 10,000 square feet) is permitted on the first floor for buildings up to three stories, and the first two floors for taller buildings [Section 18.03.304].
- Dining: Restaurants (with or without alcohol service) and bakeries are permitted [Section 18.03.206].
Residential Adjacency and Compatibility
Because the MF-30 district often borders lower-density neighborhoods, the City of Reno enforces "Residential Adjacency" standards. Any portion of an MF-30 building within 75 feet of a property zoned Large-Lot (LL) or Single-Family (SF) must not exceed 60 feet in height. Furthermore, for any portion of a building above 24 feet in height, Reno requires a minimum of an additional 1-foot horizontal setback (or a 1:1 height-to-stepback ratio) for every foot of height over 24 feet [Section 18.04.903].
Off-Street Parking Standards
Off-street parking requirements in Reno’s MF-30 district are generally determined by the "Parking District" level assigned to the specific location:
- Standard (Level 2): Residential units typically require 1 space per 1,250 square feet of unit area, with a maximum requirement of 2 spaces per unit.
- Commercial: General retail and offices in the MF-30 district require approximately 1 space per 400 to 500 square feet [Section 18.04.705].
Sections Cited
- Section 18.02.210, MF-30: Multi-Family Residential
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.302, Residential Uses
- Section 18.03.304, Commercial Uses
- Section 18.04.705, Off-Street Parking Requirements
- Section 18.04.903, General Standards for Residential Districts