Reno Zoning & Land Use Guide
Key Zoning Facts
Reno Zoning Overview
Reno is the third-largest city in Nevada, located in the Truckee Meadows of northern Nevada near the California border. Known as "The Biggest Little City in the World," Reno has transformed from a gaming-dependent economy into a diversified technology and logistics hub, attracting companies like Tesla, Amazon, and Switch. The city's Community Development Department administers a zoning code that reflects this economic transformation.
Reno's geography is constrained by mountains to the west and north, federal land to the east, and the Truckee River running through the city center. These constraints make infill development and efficient land use critical planning priorities. The city has invested heavily in downtown revitalization, the Midtown district, and transit corridors to accommodate growth within existing urban areas.
Key Zoning Districts
Reno uses SF (Single-Family) districts with lot-size designations, MF (Multi-Family) districts with density caps, AC (Arterial Commercial), CC (Community Commercial), and industrial zones. The city employs mixed-use and transit-oriented development overlay districts in key corridors.
ADU Regulations
Reno allows accessory dwelling units under local ordinance in residential zones. The city has been supportive of ADU development as a housing affordability tool. Nevada has no statewide ADU mandate, so Reno's local standards on size, parking, and occupancy apply.
Development Process
Development in Reno begins with pre-application meetings with Community Development staff. Building permits require plan review and inspections. The Planning Commission and City Council handle entitlement applications including rezoning, special use permits, and master plan amendments.
Regulatory Layers That Apply in Reno
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Nevada
- Building Code: No mandatory statewide residential code; local adoption
County — Washoe County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 6,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
- Min Lot
- 6,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 15 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- 10,000 sq ft
- Max Height
- 55 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Reno
- Max Size
- 1,000 sq ft
- Max Height
- 25 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 off-street space required
- Owner Occupancy
- Owner must occupy primary or accessory unit
- Permit Timeline
- 4-8 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Reno are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Reno permit fees →