Building Setbacks & Zoning in Reno, NV

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

Reno sets minimum front, side, and rear yard setbacks per zoning district in Title 18's district tables: for example SF-3 requires a 30-foot front and rear setback with a 5-foot side setback, measured from the property line.

Key details: SF-3 front setback: 30 ft minimum. SF-3 side setback: 5 ft minimum. SF-3 rear setback: 30 ft (or 5 ft accessory). Measured from: property line. Enforced by: City of Reno Administrator.

Reducing or diminishing a required setback below the district minimum is itself a code violation (§ 18.01.502(d)); the Administrator can issue a stop-work order on noncompliant construction and withhold building permits until it's corrected.

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, where we track updates as they happen.