General Standards for Residential Districts
Reno Annexation and Land Development Code § 18.04.903
in effect18.04.903 - General Standards for Residential Districts
(a) Site Layout and Development Pattern
(1) Relationship to Major Roadways
a. Freeway Frontage Developments located along a freeway corridor shall be set back a minimum of 30 feet from the edge of the freeway right-of-way or sound wall and buffered with landscaping. Landscaping within the buffer shall be provided in accordance with Chapter 18.04 Article 8, Landscaping, Buffering, and Screening.
b. Arterial Streets
1. Lots and buildings shall be oriented to minimize the impact of arterial streets on neighborhood character, livability, and safety.
2. Future phases of development and street connections shall be considered when orienting lots and buildings along arterial streets to minimize access limitations.
(2) Streetscape Design In addition to the standards contained in Article 5, Streets, Utilities, and Services, the following shall apply:
a. Sidewalks Sidewalks, generally five feet in width, shall be provided in accordance with Section 18.04.502, Sidewalks, Curbs, and Gutters, Section 18.04.602, Pedestrian and Bicycle Connectivity, and the Public Works Design Standards Manual.
b. Landscape Parkways A minimum five-foot wide landscaped parkway shall be provided between the back of curb and the sidewalk. Landscaping shall be provided in accordance with Article 8, Landscaping, Buffering, Screening, and Fencing. The decision-making body may waive or modify the parkway standard if adjacent properties do not have parkways between the sidewalk and street, in hillside developments, for low impact development designs, or other situations where landscaped parkways are deemed unfeasible or are not desired based on site characteristics or location.
c. Street Trees and Landscaping Street trees and landscaping shall be provided in accordance with Section 18.04.804(f), Street Tree Requirements.
(3) Parking and Garage Location
a. Parking shall be provided in accordance with Article 7, Off-Street Parking and Loading.
b. Off-street parking is prohibited within the front yard setback unless located on driveways for single-family, duplex, or triplex residences.
c. For residential driveways, the width of a driveway at curb cut shall not exceed 30 feet, and the distance between two or more curb cuts on the same property shall be at least 28 feet. Exceptions to this must be approved by the City Engineer. Improvements or alterations to the right-of-way require approval by the City Engineer.
d. For all other uses, parking between residential living areas and street frontages shall be limited to no more than 50 percent of the street frontage.
(4) Building Orientation
a. New buildings on sites less than two acres in size shall be oriented towards the primary street frontage, or to the side if direct pedestrian access is provided from the primary street frontage.
b. New buildings on sites greater than two acres in size, and expansions to existing development on sites of any size, shall be oriented towards the primary street frontage, or have direct pedestrian access from the primary street frontage to all buildings and enhanced landscaping along the street frontage.
(5) Setbacks and Building Location
a. Front Yard Setbacks for Infill Lots
1. Calculation In addition to the requirements of Chapter 18.02 Zoning Districts, front yard setbacks in areas where the predominant development pattern includes single-family and duplex uses, shall either meet the following standards, or the standard setbacks for each zoning district:
[a] Where a consistent setback (no greater than three feet of deviation) exists along the block face, infill development shall be consistent with the established setback.
[b] Where a varied setback exists along the block face, infill development shall provide a front yard setback that is within the range of other setbacks provided along the block face.
[c] When comparing setbacks on a block face, comparison shall be made to a principal structure frontage and shall exclude front porches and similar subordinate features.
[d] Corner lots shall address these front yard setback standards on the principal street frontage.
[e] In areas of new development, the developer may determine front setbacks within the limitations of this Title.
[f] The addition of front porches to existing residences is exempt from these front yard setback standards.
[g] The Administrator may approve exceptions in areas with unique situations where strict compliance is not feasible or desired.
2. Allowed Modifications Variances shall not be required for modification of principal front building setbacks if necessary to achieve compliance with these standards.
b. Accessory Structures in Front Setback On lots with a principal single-family, attached; single-family, detached; or duplex use; accessory structures are prohibited in the area between a front property line and a principal structure unless specifically allowed in Section 18.03.402, Accessory Buildings and Structures in Residential Zoning Districts.
(6) Cluster Development Cluster development is encouraged to support the protection of sensitive natural resources, viewsheds, or other unique site features; promote fire safety within the wildland interface; provide opportunities for shared common open space; protect documented wildlife corridors; and provide a more gradual transition to the unincorporated county and public lands.
a. When Allowed Minimum lot size may be reduced through clustering of development if the applicable decision-making body finds that:
1. The clustering proposal, compared with a more traditional site development plan, better attains the policies and objectives of this article, such as providing more open space, preserving existing trees and vegetation coverage, preserving view corridors, and preserving sensitive environmental areas such as stream corridors, slide areas, wetlands, and steep slopes;
2. The clustering proposal will have no significant adverse impact on adjacent properties or development, or the applicant has agreed to adopt appropriate mitigation measures such as edge matching, landscaping, screening, illumination standards, and other design features to buffer and protect adjacent properties from the proposed clustered development; and
3. The clustering proposal meets all other applicable requirements set forth in this article or in other applicable ordinances or regulations.
b. Eligibility for Density Increase and Lot Modifications
1. Cluster development may be eligible for exceptions to minimum lot standards.
2. With approval of a major site plan review in accordance with subsection 18.08.603(e)(3), Cluster Development, cluster development may modify lot dimension standards to result in an increase of overall development density of no more than 15 percent over that which is otherwise permitted by the zoning district in which the lot or parcel is located. Properties subject to the Hillside Development standards in Chapter 18.04 Article 4, Hillside Development, shall not be eligible for this density increase.
c. Unincorporated Transition Designations Properties within the UT-5, UT-10, and UT-40 zoning designations shall be allowed to use cluster development subject to the provisions above and in subsection 18.08.603(e)(3), Cluster Development, with the following exceptions:
1. No density increases shall be allowed within these zoning designations.
2. The applicant shall demonstrate the appropriateness of utility provision.
(7) Site Compatibility and Adjacency Standards
a. Applicability New land divisions adjacent to lower density residential zoning districts shall comply with the following standards, as applicable.
b. Density Transfers To the extent that land in such areas affected by this standard would be buildable under federal, state, or local regulations, the full eligible density may be utilized on other locations on the site, including in other zoning districts. The official zoning map shall be modified to reflect approved transfers.
c. Large-lot Residential Adjacency Standards To provide adequate transition between varying sizes of single-family residential parcels designated one dwelling unit per five acres to one dwelling unit per acre, the minimum adjacent lot size shall be one acre or one-half the minimum adjacent lot size, whichever is smaller.
d. Single-Family Residential Adjacency Standards To provide adequate transition between varying sizes of single-family residential parcels designated for greater than one unit per acre density, one of the following methods shall be utilized:
1. Parcel Size Matching The minimum lot sizes identified in the land use designation of the immediately adjacent property shall be maintained at the edge of the proposed subdivision as depicted in Figure 4-13; or
[image omitted; see the official code]
Figure 4-13: Parcel Size Matching
2. Buffering A "buffer zone" shall be established. When the buffer remains natural vegetation, the buffer zone shall be equivalent to 100 feet or ½ of the average minimum lot depth of the adjoining developed property, whichever is greater (see Figure 4-14). The buffer zone may be common open space for the proposed subdivision and may include paths, trails, or other subdivision amenities. The buffer zone shall be a minimum of 30 feet wide when fully landscaped and maintained. An equivalent combination of natural and landscaped buffer area may be approved by the Administrator; or
[image omitted; see the official code]
Figure 4-14: Natural Vegetation Buffer Zone
3. Yard Matching The rear yard widths of the proposed development shall match the rear yard widths of the existing development as depicted in Figure 4-15.
[image omitted; see the official code]
Figure 4-15: Yard Matching
e. Height Matching Lots proposed within a new subdivision that share a common property line with an established subdivision shall not contain structures within 100 feet of the shared property line that exceed the maximum height of the adjacent equivalent zoning district or land use district.
(b) Circulation and Access New neighborhoods shall be designed to include an interconnected network of local streets with walkable blocks. In addition to the standards contained in Article 6, Access, Connectivity, and Circulation, the following shall apply:
(1) Pedestrian and Bicycle Connectivity Any wall, fencing or other barrier that hinders pedestrian and bicycle connectivity to adjacent areas shall be designed to provide access points to abutting streets, sidewalks, parks, and trails, including planned facilities. Exceptions may be approved where topography or other conditions make access infeasible.
(2) Recreational Access Developments that abut public lands and open spaces at the urban/rural interface shall provide trailheads, connections, and public access from the development to existing or planned trails.
(c) Building Design
(1) Additional Setbacks and Stepbacks for Compatibility The following additional standards apply to any new building built within or adjacent to a property zoned LL (all districts), SF (all districts), MF-14, or MD-PD, or adjacent to a mobile home park (regardless of the zoning district).
a. For any portion of a building above 24 feet in height, a minimum of an additional 1-foot horizontal setback, or 1:1 building height/stepback (see figure 4-16), or a combination thereof is required for each foot of height over 24 feet.
1. This standard applies to any property line that is abutting the above-mentioned districts.
2. All property lines that abut a public right-of-way are exempt from the above standard.
3. Any intrusion that is typically exempt from setback requirements per section 18.09.205 (e) (i.e. cornices, canopies, chimneys, eves, decks, etc.) shall not be exempt from this standard. All intrusions shall meet the 1:1 stepback requirement.
b. The applicant may apply for a major site plan review if the additional height to setback ratio is not met, but the adjacency to residential is mitigated in other ways.
Figure 4-16: Residential Stepback Example
[image omitted; see the official code]
(2) Stepbacks and Height Limits
a. Any portion of the building within a certain distance of a property zoned LL (all districts), SF (all districts), or MF-14, or adjacent to a mobile home park (regardless of the zoning district) shall not exceed the following maximum height limits:
1. Within 75 feet: shall not exceed 60 feet in height
2. Within 75 feet to 150 feet: shall not exceed 100 feet in height (see Figure 4-17, below).
[image omitted; see the official code]
Figure 4-17: Residential Adjacency Stepback and Height Limit
b. Portions of buildings within 75 feet are not eligible for additional building height incentives that may be available under this Title.
c. Building features allowed as exceptions to maximum height requirements in 18.09.207(b), Exclusions from Building Height Limits, in are allowed on structures subject to this section, but shall be designed to minimize visibility from adjacent residential districts and fit within the allowed building height of the zoning district where the building is located to the maximum extent practicable.
(3) Wall Articulation
a. Blank walls that are devoid of architectural details shall not be permitted. All exterior building facades shall be articulated using design elements as follows:
1. Variations in roof form or parapet height;
2. Variations in building height;
3. Projected or recessed building mass;
4. Wall plane off-sets;
5. Window openings;
6. Balconies;
7. Distinct changes in texture and color of wall surfaces;
8. Recessed entries; or
9. A unique alternative design element as approved by the Administrator.
b. For duplexes and single-family residences 2,000 square feet or greater, a minimum of four of the design elements listed above shall be incorporated along all street-facing facades. A minimum of two of the above design elements shall be incorporated on all other facades.
c. For single family residences less than 2,000 square feet, a minimum of three of the design elements listed above shall be incorporated along all street-facing facades. A minimum of one of the above design elements shall be incorporated on all other facades.
d. For all other development, a minimum of five of the design elements listed above shall be incorporated along all street-facing facades. A minimum of three of the above design elements shall be incorporated on all other facades.
(4) Ground-Level Interest Ground floors of street facing facades shall have transparent doors or windows no less than three feet in height along at least 20 percent of the facade's horizontal length.
(5) Alternative Design Approaches The Administrator may approve alternative approaches to, or exceptions to, wall articulation, or ground level interest requirements for building facades that are constructed on side or rear property lines and designed to be attached to future buildings on adjoining parcels or to accommodate the adaptive reuse of:
a. A vacant or functionally obsolete building;
b. Historically significant or designated structures; and
c. Other buildings that contribute to the unique character of the district.
(6) Shading of Parks and Residences Buildings shall conform with shading requirements in subsection 18.04.101(c), Shading of Parks and Residences.
(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=CH18.04DEST_ART9SIBUSTREDI_18.04.903GESTREDIFetched: 11/1/2026