Reno, NV Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Max density bonus
- 80% over district maximum
- Deepest incentive
- 4 units per 30% AMI unit
- Affordability term
- 20 years, recorded covenant
- Location requirement
- Within 1/4 mile of transit
Summary
Reno grants developers up to a 80 percent density bonus over district maximums for including deed-restricted affordable units in new residential or mixed-use projects.
The following density bonuses are available:1.Four additional units for each one unit offered to qualifying households earning no more than 30 percent of AMI;2.Three additional units for each one unit offered to qualifying households earning no more than 40 percent of AMI;3.Two additional units for each unit offered to qualifying households earning no more than 60 percent of AMI; or4.One additional unit for each unit offered to qualifying households earning no more than 80 percent of AMI.c.The maximum density bonus allowed is 80 percent over the zoning district maximum density stated in Article I of this Chapter.d.The average total gross income project calculation is based on existing units plus new proposed units.e.Bonus units shall not be included in density calculations for purposes of determining compliance with the Master Plan.f.Projects must demonstrate that they will continue to meet affordability guidelines for a period of at least 20 years through a recorded deed, lien, or covenant running with the land. This must be demonstrated prior to approval of building permit. (Ord. No. 6682, § 4, 7-24-24; Ord. No. 6692, § 1(Exh. A), 1-8-25)
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Administrative Code: Supplement 64 | Land Development Code: Supplement 5 Update 1).
Full Breakdown
Under Reno Municipal Code Section 18.04.1503, projects near fixed-route transit can earn extra units for including affordable housing: four bonus units for every unit reserved for households at 30 percent AMI or below, three for 40 percent AMI, two for 60 percent AMI, or one for 80 percent AMI. The total density bonus is capped at 80 percent over the zoning district's maximum density, and affordability must be secured for at least 20 years by a recorded deed, lien, or covenant before a building permit is approved. A separate small-unit density bonus under Section 18.04.1504 adds up to 80 percent more density in multi-family and mixed-use districts for smaller average unit sizes.
Violations & Fines
Bonus units built without recording the required 20-year affordability deed, lien, or covenant do not qualify, and Development Services can deny or revoke the density credit and building permit approval tied to it.
Frequently Asked Questions
How much extra density can a Reno project earn for affordable units?
How long must the affordable units stay affordable?
Sources & Official References
Other rules in Reno
Compare Reno to another location·View the Nevada zoning overlays & bonuses overview
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