Single-Family Residential Zoning in the City of Reno
In the City of Reno, single-family residential homes are permitted by right in all LLR (Large-Lot) and SF (Single-Family) residential districts, as well as most Multi-Family (MF), Urban (MD, MU, MS), and Employment (IC) districts. While detached single-family homes are generally permitted, they require a Conditional Use Permit in the Professional Office (PO) district, and attached single-family projects exceeding 20 units typically require a Minor Conditional Use Permit [Section 18.03.206].
Residential Zoning Districts
The City of Reno establishes several primary residential districts specifically intended for single-family dwellings. These range from rural, large-lot settings to more intensive urban neighborhoods.
Large-Lot Residential (LLR) Districts
The Large-Lot Residential districts are intended to accommodate rural single-family uses and agricultural activities. These districts are often used to preclude premature development on the urban fringes of the City of Reno [Section 18.02.201].
| District | Base Density (Max) | Min. Lot Size | Max. Building Height |
|---|---|---|---|
| LLR-2.5 | 1 unit / 2.5 acres | 2.5 acres | 45 feet |
| LLR-1 | 1 unit / 1 acre | 1 acre | 45 feet |
| LLR-0.5 | 2 units / 1 acre | 0.5 acre | 45 feet |
Single-Family Residential (SF) Districts
The SF districts are primarily intended for detached residential uses and function as transitions between large-lot areas and higher-intensity urban districts [Section 18.02.204].
| District | Base Density (Max) | Min. Lot Size | Max. Building Height |
|---|---|---|---|
| SF-3 | 3 units / 1 acre | 15,000 square feet | 35 feet |
| SF-5 | 5 units / 1 acre | 9,000 square feet | 35 feet |
| SF-8 | 8 units / 1 acre | 6,000 square feet (Interior) | 35 feet |
| SF-11 | 11 units / 1 acre | 4,000 square feet (Interior) | 35 feet |
Urban and Employment Districts
The City of Reno also allows single-family homes in various mixed-use and commercial environments.
- Downtown Powning District (MD-PD): This district is specifically intended to protect the historic character of its neighborhood, where primary allowed uses include single-family homes [Section 18.02.306].
- Mixed-Use Districts: Single-family detached homes are permitted by right in Mixed-Use Urban (MU) and Mixed-Use Suburban (MS) districts [Section 18.03.206].
- Industrial Commercial (IC): This employment district permits single-family detached and attached dwellings [Section 18.03.206].
- Professional Office (PO): Detached single-family homes are allowed only with a Conditional Use Permit, though attached single-family units are permitted by right [Section 18.03.206].
Design and Development Standards
The City of Reno applies specific "Street Image" standards to new single-family residential structures to reduce the prominence of garages and create visual diversity [Section 18.04.904].
Required Design Features
For lots narrower than 70 feet, builders must utilize at least two of the following techniques. For lots 70 feet or wider, three techniques are required:
- House Forward: Living areas must extend at least three feet in front of the garage face.
- Front Porches: A covered front porch of at least 60 square feet must be provided, extending at least three feet in front of the living area.
- Courtyards: A front yard courtyard of at least 60 square feet with walls not exceeding three feet in height.
- Garage Orientation: Garage doors should not face the street (side-loaded) or must be architecturally consistent with the living area.
- Reduced Garage Width: Garages may not exceed 40 percent of the front elevation.
- Front Door Path: A path at least three feet wide, physically separated from the driveway, must connect the sidewalk to the front door.
Proximity and Repetition
A detached single-family dwelling in the City of Reno cannot have the same appearance or a mirrored appearance as another single-family dwelling facing the same street. Distinct appearances are defined by variations in roof lines, the number of stories, and the building footprint [Section 18.04.904].
Parking Requirements
Under the City of Reno's Level 2 Parking District standards (which apply to most residential areas), detached single-family homes must provide one parking space per 1,250 square feet of the unit, not to exceed three spaces total [Section 18.04.705].
Sections Cited
- Section 18.02.201 - 18.02.210: Residential Districts (LLR, SF, and MF)
- Section 18.02.306: MD-PD: Downtown Powning District
- Section 18.03.206: Table of Allowed Uses
- Section 18.04.705: Off-Street Parking Requirements
- Section 18.04.904: Additional Standards in Single-Family Residential Districts
- Section 18.09.301: Definitions (Dwelling Types)