Fernley Zoning & Land Use Guide
Key Zoning Facts
Fernley Zoning Overview
Fernley is one of Nevada's fastest-growing cities, with a population of approximately 21,359 (2020 Census) in Lyon County. Located about 30 miles east of Reno along Interstate 80, Fernley incorporated in 2001 and has experienced significant residential growth as part of the greater Reno-Sparks metropolitan area. The city's zoning code is administered by the City of Fernley Community Development Department.
Key Zoning Districts
Fernley uses a district-based zoning system with residential, commercial, and industrial classifications:
- SFR-L (Single-Family Residential Large) — Larger lot residential with 10,000 square foot minimum lots, 25 ft front setback, 7 ft side setbacks, 20 ft rear setback, and 35 ft height limit.
- SFR-S (Single-Family Residential Small) — Moderate-density residential with 6,000 square foot minimum lots, 20 ft front, 5 ft side, and 15 ft rear setbacks.
- MFR (Multi-Family Residential) — Allows apartments, townhomes, and other multi-family housing with 20 ft front, 10 ft side, and 20 ft rear setbacks and a 45 ft height limit.
- NC (Neighborhood Commercial) — Smaller-scale commercial for neighborhood services.
- GC (General Commercial) — Broader commercial district for retail, office, and services.
- LI (Light Industrial) — Light industrial and warehousing uses.
Check the Fernley Municipal Code for complete dimensional standards.
ADU Regulations
Nevada does not have a statewide law mandating accessory dwelling units. No specific ADU provisions for Fernley were identified in this review. Contact Community Development at (775) 784-9800 for information on whether accessory dwelling units or secondary residences are permitted in residential zones.
Building Permits & Development
Fernley follows the International Building Code and International Residential Code as adopted at the state level. Contact Fernley Community Development for building permit applications, plan review, and inspection scheduling. As a relatively new city experiencing growth, Fernley may have specific development standards related to infrastructure capacity and water availability.
Official Sources
All information should be verified with official sources. Regulations may have changed since the date of last review.
Regulatory Layers That Apply in Fernley
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
County — Lyon 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
- 10,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 7 ft
- Rear Setback
- 20 ft
- Min Lot
- 6,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
- Min Lot
- Varies
- Max Height
- 45 ft
- Front Setback
- 20 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
ADU Rules in Fernley
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Fernley are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Fernley permit fees →