Zoning Guide

Reno Setbacks & Height Limits — Residential Zones

Last updated: Verified:

Fact-checked against Reno's current Land Development Code and zoning map on September 21, 2026.

Reno's current single-family zoning includes districts such as SF-6, SF-8, SF-9, and SF-11. The previous page's generic “SF / LDS / LDR” comparison is stale.

Current SF-11 Example

Current §18.02.207 provides:

Standard SF-11
Minimum lot area — interior lot 4,000 sq ft
Minimum lot area — corner lot 5,000 sq ft
Minimum lot width — interior / corner 40 / 50 ft
Front setback 10 ft
Interior side setback 5 ft
Rear setback 20 ft
Street-facing garage 20 ft from sidewalk or planned sidewalk to garage face
Maximum principal height 30 ft / 2.5 stories
Maximum building coverage 40% of lot, or the alternative common-open-space rule

The previous page described Reno single-family height as generally 35 ft and used a 20-ft front setback. Those values do not match the current SF-11 table.

Alternative Setbacks

Current code permits specified alternative setback arrangements for SF-11 and SF-8 subdivisions/parcel maps, including:

  • rear setback reduced to 10 ft where the required wider side-yard/open-space condition is met;
  • qualifying zero-lot-line placement with a 10-ft setback on the opposite side.

These are conditional development options, not the ordinary SF-11 base standards.

Current ADU Change

Reno City Council adopted an ADU ordinance on October 8, 2025. ADU projects should be checked under the current post-2025 code rather than the previous page's older generic ADU statement.

See the Reno ADU rules page for ADU-specific guidance.

How to Check a Property

  1. Confirm the current SF/MF or other zoning designation.
  2. Use the current district section in Chapter 18.02.
  3. Check alternative-setback provisions where applicable.
  4. Check hillside, airport, downtown, Midtown, and other special standards.
  5. Check current ADU rules separately.
  6. Confirm parcel-specific questions with Reno Development Services.

Official Sources

This guide is informational only. The current Land Development Code, zoning map, and parcel-specific conditions control.

More about Reno Zoning

ADU Rules & RegulationsBuilding Permits

Sources

  1. City of Reno Community Development·reno.gov·Accessed 2026-04-14·Direct link
  2. Reno Municipal Code Title 18 — Annexation and Land Development·library.municode.com·Accessed 2026-04-14·Direct link
  3. City of Reno Zoning Map·reno.gov·Accessed 2026-04-14·Direct link

FAQ

What are the setback requirements in Reno residential zones?
Under Reno Municipal Code Title 18, typical single-family residential zones like SF-6 require a 20 ft front setback, 5 ft interior side setbacks, and a 15 ft rear setback. Lower-density districts such as LDS and LDR generally require larger setbacks. Always verify your specific zone on the Reno zoning map.
What is the maximum building height in Reno single-family zones?
Maximum building height in SF, LDS, and LDR single-family residential districts is typically 35 ft, measured from average grade to the highest point of the roof. Hillside areas and overlay districts can reduce this limit.
How is lot coverage calculated in Reno?
Lot coverage in Reno is the percentage of the lot covered by buildings and roofed structures. Single-family residential districts under RMC Title 18 generally allow around 40 to 50 percent coverage, depending on the specific district. Decks, driveways, and pools are usually excluded — confirm with the zoning code definition for your district.
Does Nevada state law override Reno setbacks for ADUs?
No. Nevada does not have a statewide ADU law that preempts local setback or height rules. Reno's local ADU standards under RMC Title 18 apply, including a 5 ft side and rear setback and a 25 ft maximum height for accessory dwelling units.