Douglas County, NE Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- Max height, R-1 district
- 35 feet
- Max height, R-3 multi-family
- 48 feet
- Measured from
- established grade to highest point
- Applies to
- unincorporated county only, not Omaha
- Violation penalty
- Class III misdemeanor (§ 13.12)
Summary
Unincorporated Douglas County caps single-family homes in the R-1 low-density district at 35 feet, measured from established grade to the roof's highest point; homes inside Omaha follow the city's own code instead.
4.14 R-1 Urban Residential Low-Density District ... TABLE 4.3 – Site Development Regulations ... Maximum Height (feet) 35 35 35
Full Breakdown
Douglas County Zoning Regulations § 4.14 sets Table 4.3's maximum building height at 35 feet for 1-family detached, 1-family attached, and other permitted uses in the R-1 Urban Residential Low-Density District. The same 35-foot cap applies in the AG, RR, and R-2 districts; the higher-density R-3 district allows multi-family buildings up to 48 feet under § 4.16, Table 4.6. Height is measured under § 4.11(E) from established grade to the highest point of the building. These rules govern only unincorporated Douglas County. Omaha, Bennington, Valley, Waterloo, and Ralston each enforce their own separate municipal zoning code.
Violations & Fines
Building without a permit or exceeding the height cap violates § 13.12; the Zoning Coordinator can order corrective action, and each violation is a Class III misdemeanor, with every 24 hours of continued violation a separate offense.
Frequently Asked Questions
Does the 35-foot limit apply inside Omaha?
Can a homeowner build taller than 35 feet in the R-1 district?
Sources & Official References
Other rules in Douglas County
Compare Douglas County to another location·View the Nebraska building setbacks & zoning overview
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