Building Setbacks & Zoning in Reno, NV: What Residents Actually Need to Know

If you live in Reno or are thinking about moving there, building setbacks & zoning are one of those things you probably won't think about until they affect you directly. Reno has 3 specific rules on the books covering different aspects of building setbacks & zoning, and some of them might surprise you.

Setback Rules

In Reno's SF-3 single-family district, a house must sit at least 30 feet from the front and rear lot lines and 5 feet from each side line. Accessory structures need 5 feet at the sides and either 30 feet or 5 feet at the rear, and a street-facing garage must stand 30 feet back from the sidewalk. Table 2-7 of § 18.02.204 sets these minimums.

Key details: Principal building setbacks: Front 30 ft, side 5 ft, rear 30 ft. Accessory structure setbacks: Side 5 ft; rear 30 ft or 5 ft. Street-facing garage: 30 ft from sidewalk or planned sidewalk to garage face. Minimum lot: 15,000 sf and 80 ft wide. Maximum height: 35 ft principal; accessory 29 ft, 16 ft or 12 ft.

Table 2-7 states minimums, so anything built closer to a lot line than its figures fails the standard: a house 25 feet from the front line, a shed 3 feet from a side line, or an accessory structure standing forward of the principal structure's front face. A garage face closer than 30 feet to the sidewalk, a two-story or taller accessory building placed at the 5-foot rear setback, or building coverage above 40 percent also breaks the table.

Structure Height Limits

Reno's SF-3 single-family zoning district caps principal buildings at 35 feet and limits accessory structures to 29, 16, or 12 feet depending on type, per the height table in the zoning code.

Key details: SF-3 principal building max: 35 feet. SF-3 accessory structures: 29/16/12 ft by type. Large-lot districts allow: up to 45 feet. Height measured per: §18.09.207 roof-midpoint method.

Building over the district height cap without an approved variance or special-use permit is a zoning violation; the city can deny occupancy or require the structure altered to comply.

Lot Coverage Limits

Reno caps building coverage at 40% of the lot in its standard single-family districts (35% in large-lot districts), measured against gross property area.

Key details: SF-8 district cap: 40% of lot. Large-lot district cap: 35% of lot. Alt. option: 20% common open space. Enforced by: Development Services, site plan review.

Development Services checks building coverage at site plan review and building permit issuance; a design exceeding the district cap is rejected until revised or a variance is obtained from the Board of Adjustment.

The Bottom Line

Reno's building setbacks & zoning rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Reno is broadly strict or permissive.

Keep in mind that Reno can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, which shows when its source was last checked.