SF-5 Single-Family Residential Allowed and Prohibited Uses in Reno
The SF-5: Single-Family Residential district in the City of Reno primarily accommodates detached single-family dwellings and manufactured homes by right, with a maximum base density of 5 units per acre. While accessory uses like home occupations and accessory dwelling units (ADUs) are permitted, higher-intensity residential types such as duplexes, triplexes, and multi-family apartments are strictly prohibited. Non-residential activities such as schools, childcare centers, and urban farms may be established within the City of Reno SF-5 district only through specific discretionary approvals like minor conditional use permits.
Purpose of the SF-5 District
In the City of Reno, the SF-5 district is intended primarily for single-family detached residential uses. It also accommodates secondary uses such as parks, schools, community gardens, and home occupations. This zoning district functions as a transition from larger-lot residential areas to higher-intensity residential districts within the City of Reno [Section 18.02.205(a)].
Lot and Building Standards
All development within the SF-5: Single-Family Residential district must adhere to specific intensity and dimensional requirements.
Table 1: SF-5 Lot and Building Standards
| Standard | Requirement |
|---|---|
| Base Density (Maximum) | 5 dwelling units per acre |
| Minimum Lot Size | 9,000 square feet |
| Minimum Lot Width | 70 feet |
| Front Setback (Principal Building) | 10 feet |
| Side Setback (Principal Building) | 5 feet |
| Rear Setback (Principal Building) | 20 feet |
| Street-Facing Garage Setback | 20 feet (measured from sidewalk/planned sidewalk) |
| Maximum Height (Principal Building) | 35 feet |
| Maximum Building Coverage | 40% (or common open space provided equal to 20% of gross project area) |
| Minimum Usable Yard | 400 square feet |
Note: Accessory structures in the SF-5 district have modified setbacks, including a rear setback of 20 feet or 5 feet depending on height, and a maximum height of 29 feet for a single accessory building [Section 18.02.205, Table 2-8].
Allowed and Prohibited Uses
Use permissions in the SF-5: Single-Family Residential district are categorized by whether they are permitted by right (P), require a minor conditional use permit (M), or require a full conditional use permit (C). A blank cell in the City of Reno's use table indicates the use is prohibited [Section 18.03.201].
Permitted Principal Uses
The following uses are allowed by right in the SF-5 district:
- Single-Family Detached Dwellings: Traditional one-unit homes on a single lot [Section 18.03.206].
- Single-Family Attached Dwellings: Subject to specific standards, such as a requirement for a minor conditional use permit if proposing 20 to 99 units [Section 18.03.206; Section 18.03.302(a)(4)].
- Manufactured Homes: Must be permanently affixed to a foundation and converted to real property [Section 18.03.302(a)(6)].
- Mobile Home Subdivisions: Allowed for residential purposes [Section 18.03.206].
- Group Homes: Limited to a maximum of six clients and two staff members [Section 18.03.302(b)(4)].
- Public Parks or Recreation Areas: General public recreational spaces [Section 18.03.206].
Uses Requiring Discretionary Permits
These uses are allowed only after review and approval of a permit:
- Minor Conditional Use Permit (M): Adult education, childcare centers, public or private schools, bed and breakfast inns, and permanent urban farms [Section 18.03.206].
- Conditional Use Permit (C): Boarding or rooming houses (subject to location limits near specific streets), religious assemblies, and private country clubs [Section 18.03.206; Section 18.03.302(b)(2)].
Accessory and Temporary Uses
The SF-5 district permits several secondary uses to support the primary residential character:
- Accessory Dwelling Units (ADUs): One unit per lot is allowed; it must be subordinate to the main home and have a minimum lot size of 5,000 square feet [Section 18.03.405(a)].
- Home Occupations: Allowed if they do not alter the residential character or emit excessive noise/odors [Section 18.03.405(k)].
- Temporary Uses: Includes garage sales (max 4 per year/3 days each), real estate sales offices, construction field offices, and stockpiling [Section 18.03.502; Section 18.03.503].
Prohibited Uses in the SF-5 District
The following use categories are strictly prohibited within the SF-5: Single-Family Residential district:
- Intensive Residential: Duplexes, triplexes, fourplexes, live/work units, and multi-family apartments [Section 18.03.206].
- Commercial: Most retail stores, auto service/repair, hotels, motels, cannabis dispensaries, gas stations, and pawn shops [Section 18.03.206].
- Industrial: All manufacturing, processing, wholesaling, and hazardous waste facilities [Section 18.03.206].
- Group Living: Assisted living facilities, convents, sorority houses, and single-room occupancy (SRO) hotels [Section 18.03.206].
Parking Ratios
Parking for the SF-5: Single-Family Residential district is calculated under "Level 2 Parking District" standards.
Table 2: SF-5 Parking Requirements
| Use Type | Minimum Parking Requirement |
|---|---|
| Detached/Attached Dwelling | 1 space per 1,250 sq. ft. (not to exceed 3 per unit) |
| Manufactured Home | 1 space per 1,250 sq. ft. (not to exceed 3 per unit) |
| Group Home | 1 space per 2 resident beds |
| Childcare Center | 1 space per 400 sq. ft. |
| Religious Assembly | 1 space per 300 sq. ft. |
Note: For single-family attached units, tandem parking in excess of two spaces is allowed toward on-site required parking [Section 18.03.302(b)(2)].
Sections Cited
- Section 18.02.205, LLR-2.5 through MF-30 (Residential Districts)
- Section 18.03.201, Explanation of Table Abbreviations
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.302, Residential Uses
- Section 18.03.304, Commercial Uses
- Section 18.03.405, Standards for Specific Accessory Uses
- Section 18.03.502, Temporary Uses Permitted
- Section 18.03.503, Standards for Specific Temporary Uses
- Section 18.04.705, Off-Street Parking Requirements (Table 4-6)