Gretna, Nebraska Zoning & Land Use Guide
Official references and local checks
Use the official references below to identify the rules that apply to your address, then confirm parcel-specific requirements with the local authority before filing an application.
Official references
- Population:
- 5,000
- County:
- Sarpy County
- State building code:
- Nebraska State Building Code (based on 2018 IBC)(statewide default)
- State ADU law:
- No statewide override; local rules apply
- FEMA flood map:
- Search flood zones
- Planning department:
- City of Gretna Planning & Zoning
- Municipal code:
- View code online
- Zoning map:
- View local zoning map
Before you apply
- Call the City of Gretna Planning & Zoning: (402) 332-3444
- Search the municipal code for the chapter that covers your zoning district and proposed use.
- Use the local zoning map to look up your parcel's zoning designation before applying for a permit.
- Check FEMA flood zone for your parcel — flood-zone status changes setbacks, foundation requirements, and insurance.
- Check your HOA CC&Rs and recorded deed restrictions — they are common in Gretna and frequently restrict ADUs, fences, and exterior changes beyond what zoning allows.
Key Zoning Facts
Regulatory Layers That Apply in Gretna
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — Nebraska
- Building Code: Nebraska adopts the IBC by reference; Gretna local amendments apply
County — Sarpy County
- Role: County provides property records and tax assessment. Land use within Gretna city limits is governed by the City, not Sarpy County. The county handles unincorporated areas outside Gretna's jurisdiction.
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs for additional requirements. Many of Gretna's newer subdivisions have active homeowners associations with architectural standards.
Statewide Context (Nebraska)
Local data for Gretna is limited. The following state-level facts apply across Nebraska and are inherited by this page until city-specific details are verified.
- State Building Code
- Nebraska State Building Code (based on 2018 IBC)
- State ADU Preemption
- No statewide override
- Coastal Zone
- No
- Wildfire Zones
- No
ADU Rules in Gretna
- Max Size
- Varies by zoning district and lot size; contact City of Gretna
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Gretna permit information →Official Sources
City-specific