Reno, NV Dimensional and Setback Exceptions for Attached Residential Development
Reno allows zero-foot setbacks and reduced lot dimensions for townhouses and attached single-family units if common areas are maintained by an HOA and reciprocal access is recorded. Neotraditional developments with exclusive alley access receive a 20% reduction in minimum lot size. In SF-8 and SF-11 districts, rear setbacks can be reduced to 10 feet if one side yard is at least 20 feet wide.
In Reno, Nevada, residential projects such as townhouses, single-family attached units, and condominiums are eligible for specific exceptions to standard lot dimensions and building setbacks. These exceptions are designed to encourage higher-density development, neotraditional design, and efficient land use.
General Exceptions for Attached and Multi-Unit Housing
Development projects involving single-family attached units, townhouses, or condominiums may utilize reduced lot sizes, reduced lot widths, and zero-foot setbacks provided the following conditions are met:
- Common Area Maintenance: All common areas must be maintained consistently by a homeowners' association, master developer, or a similar entity.
- Reciprocal Agreements: Legally recorded reciprocal parking and access agreements must be in place for the use of common areas.
- Project Standards: The larger project as a whole must meet all other applicable development standards [Section 18.09.204(c)(4)].
Neotraditional Development Reductions
To promote neotraditional design and compensate for land dedicated to alleys, properties that restrict vehicular access exclusively to rear alleys are granted the following dimensional flexibility:
- Lot Size and Dimensions: Minimum lot sizes and dimensions may be reduced by 20 percent.
- Lot Coverage: Maximum lot coverage may be increased to 50 percent [Section 18.09.204(c)(3)].
- Alley-Loaded Setbacks: A minimum zero-foot setback is permitted when a property line abuts an alley, provided there is at least 24 feet of backup space (including the alley) for all garage doors and parking spaces [Section 18.02.206, Note 1; Section 18.02.207, Note 1].
Alternative Setback Standards for Specific Districts
The Reno zoning code allows for specific alternative setbacks in residential districts to facilitate diverse building footprints.
SF-11, SF-8, and MF-14 Districts
Subdivisions and parcel maps in the SF-11, SF-8, and MF-14 districts may use the following alternative setback configurations:
- Rear Yard Reduction: The rear yard setback may be reduced to 10 feet if one side yard is at least 20 feet wide and contains a minimum of 400 square feet with a maximum slope of seven to one (7:1) [Section 18.04.904(c)(1); Section 18.02.210, Note 3].
- Zero Side-Line Placement: Buildings may be placed on one side property line (0-foot setback) with a minimum 10-foot setback from the opposite side property line [Section 18.04.904(c)(2)].
- Adjacency Restrictions: These alternative setbacks cannot be used to reduce requirements adjacent to property outside the development site unless the adjacent owner provides written consent [Section 18.04.904(c)(3)].
Zero-Lot-Line Development in Multi-Family Districts
In the MF-14, MF-21, and MF-30 districts, specific provisions for zero-lot-line developments are established:
- MF-14 & MF-21: Side setbacks may be 0 feet on one side and 10 feet on the other [Section 18.02.208; Section 18.02.209].
- MF-30: For zero-lot-line development, a 0-foot side setback is permitted on one side, with 10 feet on the other for the principal building, and 5 feet for accessory structures [Section 18.02.210].
General Permitted Intrusions into Setbacks
Standard architectural and mobility features are permitted to extend into required yard setbacks across residential districts:
- Architectural Features: Cornices, canopies, chimneys, and eaves may extend up to 2 feet into any required yard [Section 18.09.205(e)(1)].
- Stairs and Landings: Outside stairs, landings, or patio areas may extend up to 3 feet into the setback, provided they do not exceed the ground floor elevation (plus a 3-foot railing) [Section 18.09.205(e)(2)].
- Mobility Retrofits: Access ramps or lifts for existing buildings may extend into required yards; roof structures for these features must maintain a 2-foot minimum setback [Section 18.09.205(e)(3)].
- Mechanical Equipment: Equipment and screening (up to 4 feet in height) may extend into side or rear yards but must maintain a 2-foot minimum setback [Section 18.09.205(e)(4)].