Reno SF-5: Single-Family Residential Zoning District Guide
The SF-5: Single-Family Residential district in the City of Reno primarily accommodates detached residential housing with a maximum base density of 5 dwelling units per acre and a minimum lot size of 9,000 square feet. This district functions as a transition between large-lot rural areas and higher-density urban neighborhoods, maintaining a 35-foot maximum building height and requiring 10-foot front setbacks [Section 18.02.205].
Purpose and General Character
The SF-5: Single-Family Residential district is established by the City of Reno to serve as a medium-density residential zone. Its primary purpose is to accommodate single-family detached homes while allowing for essential secondary community uses such as schools, parks, and community gardens. Architecturally, the SF-5: Single-Family Residential district is designed to provide a "middle-ground" density, bridging the gap between the large-lot (LLR) districts and more intensive single-family or multi-family zones [Section 18.02.205].
Permitted Land Uses
The City of Reno regulates specific activities within the SF-5: Single-Family Residential district through a hierarchy of permissions, including permitted by right (P), minor conditional use permits (M), and conditional use permits (C).
Residential and Household Uses
- Dwelling, Single-Family Detached: Permitted by right.
- Dwelling, Single-Family Attached: Permitted subject to specific standards.
- Manufactured Home: Permitted by right.
- Mobile Home Subdivision: Permitted by right.
- Group Home: Permitted by right [Section 18.03.206].
Public, Civic, and Institutional Uses
- Public Park or Recreation Area: Permitted by right.
- Religious Assembly: Requires a Conditional Use Permit.
- Childcare Center: Requires a Minor Conditional Use Permit.
- School, Public or Private: Requires a Minor Conditional Use Permit and must meet specific standards.
- Adult Education: Requires a Minor Conditional Use Permit [Section 18.03.206].
Commercial and Agricultural Uses
- Bed and Breakfast Inn: Requires a Minor Conditional Use Permit.
- Urban Farm: Requires a Minor Conditional Use Permit [Section 18.03.206].
Development Standards
The City of Reno enforces specific bulk and dimensional requirements for all parcels within the SF-5: Single-Family Residential district to ensure consistent neighborhood character.
Lot and Building Standards
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 5 dwelling units per acre |
| Lot Size (Minimum) | 9,000 square feet |
| Lot Width (Minimum) | 70 feet |
| Building Height (Maximum) | 35 feet |
| Building Coverage (Maximum) | 40% of the lot (or 20% of the gross project area provided as common open space) |
| Usable Yard (Minimum) | 400 square feet |
Setback Requirements
| Type | Front Setback | Side Setback | Rear Setback |
|---|---|---|---|
| Principal Building | 10 feet | 5 feet | 20 feet |
| Accessory Structure | Behind front face of principal building | 5 feet | 20 feet (or 5 feet for single-story structures ≤16 ft height) |
| Street-Facing Garage | 20 feet from sidewalk | N/A | N/A |
[Section 18.02.205, Table 2-8]
Parking and Accessory Structures
The City of Reno applies "Level 2" parking standards to the SF-5: Single-Family Residential district.
Off-Street Parking Requirements
| Use | Level 2 Parking Requirement (Minimum) |
|---|---|
| Detached Single-Family Dwelling | 1 space per 1,250 sq. ft. (not to exceed 3 spaces per unit) |
| Manufactured Home | 1 space per 1,250 sq. ft. (not to exceed 3 spaces per unit) |
| Group Home | 1 space per 2 resident beds |
[Section 18.04.705, Table 4-6]
Accessory Structure Limits
Within the SF-5: Single-Family Residential district, the City of Reno allows a maximum of two detached accessory structures per lot (such as sheds or garages over 200 square feet), plus one additional detached accessory dwelling unit (ADU) or guest quarters [Section 18.03.402, Table 3-5].
Sections Cited
- Section 18.02.205 LLR-0.5: Large-Lot Residential (0.5 Acre) [Note: Section 18.02.205 specifically defines SF-5]
- Section 18.03.206 Table of Allowed Uses
- Section 18.03.402 Accessory Buildings and Structures in Residential Zoning Districts
- Section 18.04.705 Off-Street Parking Requirements