Setbacks & Height Limits in Reno

This guide explains the basic setback and height rules that apply to residential construction in Reno, Nevada. These numbers depend on your exact zoning district, overlay zones, and lot geometry, so always confirm with the City of Reno Community Development Department before finalizing plans.

What Are Setbacks?

A setback is the minimum required distance between a building and a lot line. Setbacks are measured from the property line to the nearest point of the building (typically the wall, but eaves, bay windows, and chimneys can have their own rules).

Reno Municipal Code (RMC) Title 18 — Annexation and Land Development — specifies front, side, and rear setbacks separately for each zoning district. Corner lots have two "front" setbacks (one per street frontage) and typically one interior side and one rear.

Typical Residential Setbacks

For the most common single-family residential zones in Reno — SF (Single-Family), LDS (Low Density Suburban), and LDR (Low Density Residential) — expect approximately:

These are typical values drawn from RMC Title 18 — your specific lot and zone may have different requirements. Higher-density Multi-Family (MF) districts, Arterial Commercial (AC), and mixed-use zones all have separate setback schedules.

Height Limits

Maximum building height in Reno single-family residential zones (SF, LDS, LDR) is typically 35 ft, measured from average grade to the highest point of the roof (or to a specified reference plane like the midpoint of a pitched roof). Multi-family zones such as MF-21 allow up to 45 ft, and the Arterial Commercial zone permits up to 55 ft.

Height rules get more complicated in:

• Hillside areas — Reno's Hillside Development Standards apply to slopes over 15%, with stricter massing and height rules measured from existing grade
• Downtown and Midtown corridors — mixed-use overlays allow greater height, often tied to floor area ratio and urban design review
• Airport Environs Overlay — areas near Reno-Tahoe International Airport have height limits tied to FAA Part 77 surfaces
• View corridors and scenic routes — may impose context-sensitive caps

Lot Coverage and FAR

Beyond setbacks and height, two other numbers shape how much you can build:

• Lot coverage — the percentage of the lot covered by buildings. Single-family residential zones in Reno typically allow around 40–50% coverage depending on the district.
• Floor Area Ratio (FAR) — the ratio of total floor area to lot area. FAR is applied primarily in mixed-use, commercial, and higher-density residential districts in Reno rather than in base single-family zones.

Common Exceptions and Encroachments

RMC Title 18 allows certain features to project into required setbacks. Typical allowances include:

• Eaves, gutters, and cornices (usually up to 2 ft)
• Chimneys (up to 2 ft)
• Uncovered porches, stoops, and steps
• Air conditioning condensers (subject to sound limits)
• Bay windows (limited projection)

Fences, retaining walls, and accessory structures have separate rules — check the zoning code sections on accessory structures and fences.

State ADU Rules

Nevada does not have a statewide ADU preemption law, so Reno's local rules control. Under RMC Title 18, ADUs in Reno are limited to 1,000 sq ft, 25 ft in height, and 5 ft side and rear setbacks. See the ADU rules page for this city for the full standards.

How to Look Up Your Specific Requirements

1. Find your zoning district — use the City of Reno zoning map
2. Read the district regulations — your zone chapter in RMC Title 18 lists setbacks, height, lot coverage, and any FAR
3. Check for overlays — hillside, airport environs, downtown, and Midtown overlays can modify base rules
4. Ask planning staff — Reno Community Development offers zoning information at (775) 334-2060 before you commit to design

Variances

If your project cannot meet the strict letter of RMC Title 18, you may apply for a variance — a formal request to deviate from the rules based on hardship specific to your lot. Variances in Reno are discretionary and require a public hearing before the Planning Commission. See the Variance Application Guide for the general process.

Official Sources

See the sources linked in the frontmatter for RMC Title 18 on Municode and the City of Reno Community Development Department. This guide is informational and is not a substitute for direct confirmation from Reno planning staff.