SF-3 Single-Family Residential Use Guide for the City of Reno
The SF-3: Single-Family Residential district in the City of Reno is primarily intended for detached single-family dwellings with a maximum base density of three units per acre. While most commercial and industrial activities are prohibited, the City of Reno permits specific civic and accessory uses by right, while requiring conditional use permits for larger-scale institutional facilities like schools and religious assemblies.
Purpose of the SF-3: Single-Family Residential District
The SF-3: Single-Family Residential district is designed to accommodate single-family detached residential uses within the City of Reno. This zoning designation functions as a transition from the City of Reno's large-lot residential zoning districts to higher-intensity residential areas [Section 18.02.204].
Allowed and Prohibited Uses
The City of Reno regulates land use through a Table of Allowed Uses, where "P" indicates a permitted use, "M" a minor conditional use, "C" a conditional use, and a blank cell indicates a prohibited use [Section 18.03.201].
Permitted Residential Uses
In the City of Reno, the following residential uses are allowed by right or with specific standards in the SF-3: Single-Family Residential district:
- Dwelling, Single-Family Detached: Allowed by right [Table 3-1].
- Dwelling, Single-Family Attached: Allowed subject to use-specific standards [Table 3-1].
- Manufactured Home: Allowed subject to permanent affixation to a foundation and specific design standards [Section 18.03.302(a)(6)].
- Group Home: Permitted for up to six clients plus two staff [Section 18.03.302(b)(4)].
Permitted Public, Institutional, and Civic Uses
The City of Reno allows the following civic uses within the SF-3: Single-Family Residential district:
- Public Park or Recreation Area: Allowed by right [Table 3-1].
- Public Transit or School Bus Shelter: Allowed by right [Table 3-1].
- Utilities, Minor: Allowed by right [Table 3-1].
Conditional and Minor Conditional Uses
Certain uses require higher scrutiny in the City of Reno's SF-3: Single-Family Residential district to ensure compatibility with the neighborhood:
- School, Public or Private: Requires a minor conditional use permit [Table 3-1].
- Childcare Center: Requires a minor conditional use permit [Table 3-1].
- Adult Education: Requires a minor conditional use permit [Table 3-1].
- Religious Assembly: Requires a conditional use permit [Table 3-1].
- Cemetery or Mausoleum: Requires a conditional use permit [Table 3-1].
- Utilities, Major: Requires a conditional use permit [Table 3-1].
Prohibited Uses
Unless expressly listed as permitted or conditional, uses are prohibited in the SF-3: Single-Family Residential district. Key prohibited uses include:
- Multi-Family Dwellings: Duplex, Triplex, and Fourplex structures are not permitted [Table 3-1].
- Commercial Uses: Retail stores, restaurants, bars, and professional offices are prohibited [Table 3-1].
- Industrial Uses: Manufacturing, processing, wholesaling, and heavy storage are prohibited [Table 3-1].
- Lodging: Hotels and motels (with or without gaming) are prohibited [Table 3-1].
Development and Technical Standards
Development within the SF-3: Single-Family Residential district must adhere to specific lot and building dimensions mandated by the City of Reno.
Lot and Building Standards
| Standard | Requirement |
|---|---|
| Base Density, Maximum | 3 dwelling units per acre [Table 2-7] |
| Lot Size, Minimum | 15,000 square feet [Table 2-7] |
| Lot Width, Minimum | 80 feet [Table 2-7] |
| Front Setback, Minimum | 30 feet [Table 2-7] |
| Side Setback, Minimum | 5 feet [Table 2-7] |
| Rear Setback, Minimum | 30 feet [Table 2-7] |
| Building Height, Maximum | 35 feet [Table 2-7] |
| Building Coverage, Max | 40% [Table 2-7] |
Off-Street Parking Requirements
In the City of Reno, the SF-3: Single-Family Residential district is typically categorized under the Level 2 Parking District standards.
| Use Type | Minimum Parking Requirement |
|---|---|
| Single-Family Detached | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) [Table 4-6] |
| Single-Family Attached | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) [Table 4-6] |
| Group Home | 1 per 2 resident beds [Table 4-6] |
Accessory and Temporary Uses
The City of Reno permits several accessory uses in the SF-3: Single-Family Residential district, including:
- Accessory Dwelling Unit (ADU): Limited to one per lot with a minimum lot size of 5,000 square feet [Section 18.03.405(a)].
- Home Occupation: Permitted within the dwelling as a secondary use, provided it does not change the residential character [Section 18.03.405(k)].
- Private Stable: Allowed on lots of one acre or larger [Section 18.03.405(r)].
- Temporary Uses: Includes garage sales (max 4 per year, 3 days each), real estate sales offices, and urban farms [Table 3-1].
Sections Cited
- Section 18.02.204: SF-3: Single-Family Residential
- Section 18.03.201: Explanation of Table Abbreviations
- Section 18.03.206: Table of Allowed Uses
- Section 18.03.302: Residential Uses
- Section 18.03.405: Standards for Specific Accessory Uses
- Section 18.04.705: Off-Street Parking Requirements
- Section 18.09.207: Height