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SF-8: Single-Family Residential District Regulations in the City of Reno

Jurisdiction: Reno•Code Version: Amended January 14, 2026

The SF-8: Single-Family Residential district in the City of Reno is designed primarily for detached single-family dwellings with a base density of eight units per acre. While the City of Reno permits certain low-impact community uses like parks and public schools, higher-intensity residential structures such as duplexes and multi-family apartments are strictly prohibited in the SF-8 designation. Site standards for this district require minimum lot sizes of 6,000 to 7,000 square feet and specific parking ratios based on the floor area of the dwelling.

Purpose of the SF-8 District

The City of Reno established the SF-8 district to accommodate single-family detached residential uses. It functions as a transitional zone between larger lot single-family districts and more intensive areas such as multi-family, urban, or employment districts [Section 18.02.206(a)].

Lot and Building Standards

The City of Reno Land Development Code specifies different standards for corner and interior lots within the SF-8 district. These standards control density, building placement, and structure height [Section 18.02.206].

Table: SF-8 Lot and Building Standards

Standard Corner Lot Interior Lot
Base Density (Maximum) 8 dwelling units per acre 8 dwelling units per acre
Minimum Lot Size 7,000 square feet 6,000 square feet
Minimum Lot Width 70 feet 60 feet
Front Setback (Principal) 10 feet 10 feet
Side Setback (Principal) 5 feet 5 feet
Rear Setback (Principal) 20 feet 20 feet
Maximum Height (Principal) 35 feet 35 feet
Maximum Building Coverage 40% 40%

Note: For accessory structures, the rear setback may be reduced to 5 feet for single-story buildings up to 16 feet in height [Section 18.02.206, Table 2-9].

Allowed Land Uses

Land uses in the SF-8 district are categorized by whether they are permitted by right, require a minor conditional use permit, or require a full conditional use permit [Section 18.03.206].

Uses Permitted by Right (P)

The following uses are allowed without a special permit, provided they meet all City of Reno development standards:

  • Dwelling, Single-Family Detached: Individual homes on single lots.
  • Dwelling, Single-Family Attached: Units like townhomes, subject to specific standards [Section 18.03.302(a)(4)].
  • Manufactured Home: Dwellings meeting specific construction and placement standards [Section 18.03.302(a)(6)].
  • Mobile Home Subdivision: A subdivision platted for mobile home lots [Section 18.09.301].
  • Group Home: Small-scale community-based living facilities [Section 18.03.302(b)(4)].
  • Public Park or Recreation Area: Publicly accessible open spaces.
  • Public Transit or School Bus Shelter: Subject to City Engineer approval.
  • Utilities, Minor: Local utility installations like utility boxes or well houses.

Uses Requiring a Minor Conditional Use Permit (M)

These uses require administrative review to ensure compatibility with the neighborhood:

  • Adult Education: Literacy and diploma programs for adult students.
  • Childcare Center: Non-home-based facilities for child supervision.
  • School, Public or Private: K-12 educational institutions.

Uses Requiring a Conditional Use Permit (C)

The following uses require a public hearing and a discretionary decision by a City of Reno board:

  • Boarding or Rooming House: Subject to distance requirements from specific streets [Section 18.03.302(b)(2)].
  • Religious Assembly: Churches, synagogues, and other places of worship.
  • Farm: General agricultural activities [Section 18.03.304(a)(2)].
  • Urban Farm: Small-scale urban agriculture [Section 18.03.304(a)(4)].
  • Utilities, Major: Significant infrastructure like electric generating plants.

Prohibited Uses

Under the City of Reno Land Development Code, any use not expressly listed as permitted (P), minor conditional (M), or conditional (C) in the Table of Allowed Uses is prohibited [Section 18.03.201(f)]. Prohibited uses in the SF-8 district include:

  • Intensive Residential: Duplexes, triplexes, fourplexes, and multi-family apartments.
  • Commercial Uses: Retail stores, restaurants, bars, professional offices, and hotels.
  • Industrial Uses: Manufacturing, warehousing, and salvage yards.
  • Automotive Uses: Gas stations, car washes, and auto repair garages.

Accessory and Temporary Uses

The City of Reno permits specific accessory uses on SF-8 lots that already contain a principal building.

  • Accessory Dwelling Units (ADU): One per lot is permitted, subject to a 5,000 square foot minimum lot size [Section 18.03.405(a)].
  • Home Occupation: Professional activities conducted within the home [Section 18.03.405(k)].
  • Garage Sales: Allowed for up to three days, no more than four times per year [Section 18.03.503(d)].
  • Temporary Real Estate Sales Office: Permitted during the build-out of a development.

Site Development and Compatibility

New developments in the SF-8 district must follow specific neighborhood design principles to ensure compatibility with existing homes [Section 18.04.901].

Design Standards

  • Facade Variation: The City of Reno prohibits the construction of identical or mirrored single-family facades adjacent to or across from one another [Section 18.04.904(a)(2)a].
  • Garage Prominence: To encourage pedestrian activity, garage doors may not comprise more than 40 percent of the building’s front facade length [Section 18.04.904(a)(2)b].
  • Parking Ratios: The SF-8 district is classified as a "Level 2 Parking District."

Table: SF-8 Residential Parking Requirements

Residential Use Minimum Requirement
Single-Family Detached 1 space per 1,250 sq. ft. (Maximum 3 spaces per unit)
Single-Family Attached 1 space per 1,250 sq. ft. (Maximum 3 spaces per unit)
Group Home 1 space per 2 resident beds
Guest Parking 1 space per 9 dwelling units

[Section 18.04.705, Table 4-6].

Sections Cited

  • Section 18.02.206 (SF-8 Lot and Building Standards)
  • Section 18.03.201 (Explanation of Table Abbreviations)
  • Section 18.03.206 (Table of Allowed Uses)
  • Section 18.03.302 (Residential Use Standards)
  • Section 18.03.304 (Commercial and Agricultural Use Standards)
  • Section 18.03.405 (Accessory Use Standards)
  • Section 18.03.503 (Temporary Use Standards)
  • Section 18.04.705 (Off-Street Parking Requirements)
  • Section 18.04.901 (Purpose of Residential Site Standards)
  • Section 18.04.904 (Additional Standards in Single-Family Districts)
  • Section 18.09.301 (Definitions of Use Types)

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