Residential Districts

Reno Annexation and Land Development Code ch. 18.02, art. 2

in effect

Reno Annexation and Land Development Code § 18.02.201 LLR-2.5: Large-Lot Residential (2.5 Acres)

18.02.201 - LLR-2.5: Large-Lot Residential (2.5 Acres) (a) Purpose The LRR-2.5 district is intended to accommodate rural single-family residential uses and agricultural uses. Secondary uses include parks, schools, community gardens, and home occupations. This district is the largest-lot residential district and requires large setbacks. This zoning district is also intended to preclude premature development of rural land on the fringes of the urban area and protect environmental resources. [image omitted; see the official code] Table 2-4 LLR-2.5: Lot and Building Standards Lots Base density, maximum | 1 du/2.5 acre A | Lot size, minimum | 2.5 acre B | Lot width, minimum | 150 ft Setbacks, minimum | Principal Building | Accessory Structure C | Front | 30 ft D | Side | 15 ft E | Rear | 30 ft | 30 ft/15 ft [1] F | Street-Facing Garage | 30 ft, measured from sidewalk or planned sidewalk to face of garage Height, maximum | Principal Building | Accessory Structure Height | 45 ft | 29 ft Other Building coverage, maximum | 35% Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc. | See Chapter 18.04 Notes: [1] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.202 LLR-1: Large-Lot Residential (1 Acre)

18.02.202 - LLR-1: Large-Lot Residential (1 Acre) (a) Purpose The LLR-1 district is intended to accommodate rural single-family residential uses and agricultural uses. Secondary uses include parks, schools, community gardens, and home occupations. This district requires a minimum lot size of one acre and requires large setbacks. This district is also intended to preclude premature development of rural land on the fringes of the urban area and protect environmental resources. [image omitted; see the official code] Table 2-5 LLR-1: Lot and Building Standards Lots Base density, maximum | 1 du/acre A | Lot size, minimum | 1 acre B | Lot width, minimum | 120 ft Setbacks, minimum | Principal Building | Accessory Structure C | Front | 30 ft D | Side | 12 ft E | Rear | 30 ft | 30 ft/12 ft [1] Street-facing garage | 30 ft, measure from sidewalk or planned sidewalk to face of garage Height, maximum | Principal Building | Accessory Structure Height, maximum | Principal Building | Accessory Structure Height | 45 ft | 29 ft Other Building coverage, maximum | 35% Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) | See Chapter 18.04 Notes: [1] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.203 LLR-0.5: Large-Lot Residential (0.5 Acre)

18.02.203 - LLR-0.5: Large-Lot Residential (0.5 Acre) (a) Purpose The LL-0.5 district is intended to accommodate single-family residential uses. Secondary uses include agricultural uses, parks, schools, community gardens, and home occupations. [image omitted; see the official code] Table 2-6 LLR-0.5: Lot and Building Standards Lots Base density, maximum | 2 du/acre A | Lot size, minimum | 0.5 acre B | Lot width, minimum | 100 ft Setbacks, minimum | Principal Building | Accessory Structure C | Front | 30 ft D | Side | 10 ft E | Rear | 30 ft | 30 ft/12 ft [1] F | Street-facing garage | 30 ft, measured from sidewalk or planned sidewalk to face of garage Height, maximum | Principal Building | Accessory Structure Height | 45 ft | 29 ft Other Building coverage, maximum | 40% Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) | See Chapter 18.04 Notes: [1] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.204 SF-3: Single-Family Residential

18.02.204 - SF-3: Single-Family Residential (a) Purpose The SF-3 district is primarily intended to accommodate single-family detached residential uses. Secondary uses include parks, schools, community gardens, and home occupations. This zoning district functions as a transition from the large-lot zoning districts to the higher-intensity residential districts. [image omitted; see the official code] Table 2-7 SF-3: Lot and Building Standards Lots Base density, maximum | 3 du/acre A | Lot size, minimum | 15,000 sf B | Lot width, minimum | 80 ft Setbacks, minimum [1] | Principal Building | Accessory Structure C | Front | 30 ft | [2] D | Side | 5 ft | 5 ft E | Rear | 30 ft | 30 ft/5 ft [3] F | Street-facing garage | 30 ft, measured from sidewalk or planned sidewalk to face of garage Height, maximum | Principal Building | Accessory Structure Height | 35 ft | 29 ft/16 ft/12 ft [4] Other Building coverage, maximum | 40% Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) | See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces that backup onto an alley. [2] All accessory structures shall be located behind the front face of the existing principal structure. [3] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. [4] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.205 SF-5: Single-Family Residential

18.02.205 - SF-5: Single-Family Residential (a) Purpose The SF-5 district is intended primarily to accommodate single-family detached residential uses. Secondary uses include parks, schools, community gardens, and home occupations. This zoning district functions as a transition from the large-lot zoning districts to the higher-intensity residential districts. [image omitted; see the official code] Table 2-8 SF-5: Lot and Building Standards Lot Standards Base density (maximum) | 5 du/acre A | Lot size (minimum | 9,000 sf B | Lot width (minimum) | 70 ft Setbacks (minimum) [1] | Principal Building | Accessory Structure C | Front | 10 ft | [2] D | Side | 5 ft | 5 ft E | Rear | 20 ft | 20 ft/5 ft [3] F | Street-facing garage | 20 ft measured from sidewalk or planned sidewalk to face of garage | 30 ft, measured from sidewalk or planned sidewalk to face of garage Height (maximum) | Principal Building | Accessory Structure Height | 35 ft | 29 ft/16 ft/12 ft [4] Other Standards Building coverage, maximum | 40% of the lot or common open space shall be provided equal to 20% of the gross project area Usable yard, minimum | 400 sf Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) | See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces that backup onto an alley. [2] All accessory structures shall be located behind the front face of the existing principal structure. [3] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. [4] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.206 SF-8: Single-Family Residential

18.02.206 - SF-8: Single-Family Residential (a) Purpose The SF-8 district is intended primarily to accommodate single-family detached residential uses. Secondary uses include parks, schools, community gardens, and home occupations. This district is appropriate in many locations and can function as a transition between larger lot single family districts and multi-family, Urban Districts, or Employment Districts. [image omitted; see the official code] Table 2-9 SF-8: Lot and Building Standards Lots | Corner Lot | Interior Lot Base density, maximum | 8 du/acre A | Lot size, minimum | 7,000 sf | 6,000 sf B | Lot width, minimum | 70 ft | 60 ft Setbacks, minimum [1] | Principal Building | Accessory Structure C | Front | 10 ft | [2] D | Side | 5 ft | 5 ft E | Rear | 20 ft | 20 ft/5 ft [3] Street-facing garage | 20 ft measured from sidewalk or planned sidewalk to face of garage Height, maximum | Principal Building | Accessory Structure Height | 35 ft | 29 ft/16 ft/12 ft [4] Building coverage, maximum | 40% of the lot or common open space shall be provided equal to 20% of the gross project area Usable yard, minimum | 400 sf Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) | See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces that backup onto an alley. [2] All accessory structures shall be located behind the front face of the existing principal structure. [3] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. [4] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.207 SF-11: Single-Family Residential

18.02.207 - SF-11: Single-Family Residential (a) Purpose The SF-11 district is primarily intended to accommodate single-family attached and detached residential uses. Secondary uses include parks, schools, community gardens, and home occupations. This district is considered appropriate on infill sites and in areas of minimal slope. In areas of significant slope (15 percent or more), its use is appropriate only to the extent that it results in the preservation of steep or difficult to develop land. [image omitted; see the official code] Table 2-10 SF-11: Lot and Building Standards Lots | Corner Lot | Interior Lot Base density, maximum | 11 du/acre A | Lot size, minimum | 5,000 sf | 4,000 sf B | Lot width, minimum | 50 ft | 40 ft Setbacks, minimum [1] | Principal Building | Accessory Structure C | Front | 10 ft | [2] D | Side | 5 ft | 5 ft E | Rear | 20 ft | 20 ft/5 ft [3] Street-facing garage | 20 ft measured from sidewalk or planned sidewalk to face of garage Height, maximum | Principal Building | Accessory Structure Height | 35 ft | 29 ft/16 ft/12 ft [4] Other Building coverage, maximum | 40% of the lot or common open space shall be provided equal to 20% of the gross project area Usable yard, minimum | 400 sf Accessory uses/structures | See Chapter 18.03 Article 4 Site and building standards for residential districts | See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) | See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces that backup onto an alley. [2] All accessory structures shall be located behind the front face of the existing principal structure. [3] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. [4] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.208 MF-14: Multi-Family Residential

18.02.208 - MF-14: Multi-Family Residential (a) Purpose The MF-14 district is intended to accommodate single-family residential development and low-density multi-family residential development such as duplexes, triplexes, fourplexes, townhomes, and small multi-family buildings. Secondary uses include parks, schools, and community gardens. This zoning district is appropriate adjacent to single-family zoning and can serve as a transition to higher-intensity multi-family, Urban Districts, and Employment Districts. [image omitted; see the official code] Table 2-11 MF-14: Lot and Building Standards Lots Base density, maximum | 1 du/3,000 sf A | Lot area, minimum | 3,000 sf B | Lot width, minimum | 40 ft (no minimum lot width for zero-lot line development) Setbacks, minimum [1] | Principal Building | Accessory Structure C | Front | 10 ft | 10 ft D | Side | 5 ft | 5 ft Side (for zero-lot-line development) | 10 ft on one side and 0 ft on other E | Rear | 20 ft/10 ft [2] [3] | 20 ft/5 ft[4] Street-facing garage | 20 ft measured from sidewalk or planned sidewalk to face of garage Building separation | 10 ft between principal buildings Height, maximum | Principal Building | Accessory Structure Height | 35 ft | 29 ft/16 ft/12 ft [5] Other Usable open space, minimum: 100 sf/du Usable yard, minimum: 400 sf Accessory uses/structures: See Chapter 18.03 Article 4 Site and building standards for residential districts: See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.) See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces that backup onto an alley. [2] The rear yard shall be a minimum of 20 feet for each parcel with a minimum useable rear yard of 400 sf. [3] The rear yard for each parcel may be 10 feet if one side of the side yard is at least 20 feet wide and contains a minimum of 400 sf. The entire length of the side yard setback shall be 20 feet wide. [4] The lower rear setback applies to any single-story accessory building/structure up to 16 feet in height. Other accessory buildings/structures shall comply with the higher rear setback. [5] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.209 MF-21: Multi-Family Residential

18.02.209 - MF-21: Multi-Family Residential (a) Purpose The MF-21 district is intended to accommodate multi-family residential development, as well as duplexes, triplexes, fourplexes, townhomes, and single-family residential uses. Secondary uses include neighborhood-serving limited commercial and retail, parks, schools, and community gardens. Additional district standards ensure that amenities such as open space are provided to offset the increased residential densities. This district is appropriate adjacent to other multi-family, single-family, Urban Districts, and Employment Districts. [image omitted; see the official code] Table 2-12 MF-21: Lot and Building Standards Lots Base density, maximum | 1 du/2,000 sf A | Lot size, minimum | 3,000 sf B | Lot width, minimum | 50 ft (no minimum lot width for zero-lot line development) Setbacks, minimum [1] | Principal Building | Accessory Structure C | Front | 15 ft [2] | 15 ft [2] D | Side | 5 ft | 5 ft Side (for zero-lot-line development) | 10 ft on one side and 0 ft on other E | Rear | 10 ft | 5 ft Street-facing garage | 20 ft measured from sidewalk or planned sidewalk to face of garage Building separation | 10 ft between principal buildings Height, maximum | Principal Building | Accessory Structure Height | 45 ft | 29 ft/16 ft/12 ft [3] Other Usable open space, minimum: 100 sf/du Accessory uses/structures: See Chapter 18.03 Article 4 Site and building standards for residential districts: See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.): See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces backing onto the alley. [2] A 10-foot front setback is permitted if the site is designed in accordance with the stepback standards of Subsection 18.04.903(c)(1), Additional Setbacks and Stepbacks for Compatibility. [3] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.02.210 MF-30: Multi-Family Residential

18.02.210 - MF-30: Multi-Family Residential (a) Purpose The MF-30 district is intended to provide multi-family residential development and limited commercial and retail uses. Secondary uses include duplexes, triplexes, fourplexes, townhomes, single-family residential uses, parks, and schools. Additional district standards ensure that amenities such as open space are provided to offset the increases residential densities. This district is appropriate adjacent to other multi-family, single-family Urban Districts, and Employment Districts. [image omitted; see the official code] Table 2-13 MF-30: Lot and Building Standards Lots Base density, maximum | 1du/1,450 sf A | Lot size, minimum | 3,000 sf B | Lot width, minimum | 50 ft (no minimum lot width for zero-lot line development) Setbacks, minimum [1] | Principal Building | Accessory Structure C | Front | 15 ft [2] [3] | 15 ft [2] [3] D | Side | 5 ft | 5 ft Side (zero-lot-line development) | 10 ft on one side and 0 ft on other | 5 ft E | Rear | 10 ft | 5 ft Street-facing garage | 20 ft measured from sidewalk or planned sidewalk to face of garage Building separation | 10 ft between principal buildings Height, maximum | Principal Building | Accessory Structure Height | 45 ft | 29 ft/16 ft/12 ft [4] Other Usable open space, minimum: 100 sf/du Accessory uses/structures: See Chapter 18.03 Article 4 Site and building standards for residential districts: See Chapter 18.04 Article 9 Development standards (parking, landscaping, etc.): See Chapter 18.04 Notes: [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided from all garage doors and parking spaces backing onto the alley. [2] A 10-foot front setback is permitted if the site is designed in accordance with the stepback standards of Subsection 18.04.903(c)(1), Additional Setbacks and Stepbacks for Compatibility. [3] On lots with a principal single-family use, accessory structures are prohibited between a front property line and a principal structure. [4] 29 feet maximum for a single accessory building on each lot; 16 feet maximum for one-story residential garage or carport; 12 feet maximum for all other accessory structures. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Source: City of Reno, Nevada, Administrative Code, City Charter and Annexation and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/nv/reno/codes/land_development_code?nodeId=CH18.02ZODI_ART2REDIFetched: 11/1/2026