Accessory Dwelling Unit (ADU) Requirements for the City of Reno
In the City of Reno, one Accessory Dwelling Unit (ADU) is permitted as an accessory use on any lot of at least 5,000 square feet in most residential and urban zoning districts. These units must have at least one dedicated on-site parking space and are restricted to a height that does not exceed the existing primary residence on the property [Section 18.03.405(a)].
General Requirements and Applicability
Accessory Dwelling Units are defined by the City of Reno as subordinate dwelling units located on the same lot as a principal dwelling that contain independent kitchen, sleeping, and full bathroom facilities [Section 18.09.302]. The following general standards apply to all ADUs within the City of Reno:
- Quantity: No more than one Accessory Dwelling Unit may be established on a single lot [Section 18.03.405(a)(3)].
- Density: Maximum density standards for the underlying zoning district do not apply to the construction of an ADU [Section 18.03.405(a)(1)].
- Lot Size: The minimum lot size required to build an ADU in the City of Reno is 5,000 square feet [Section 18.03.405(a)(5)].
- Setbacks: Both attached and detached units must comply with the principal structure setback requirements of the applicable zoning district [Section 18.03.405(a)(8)].
- Private Restrictions: The development of an ADU must not conflict with private restrictions [Section 18.03.405(a)(6)].
District Permissions
Accessory Dwelling Units are permitted as an accessory use ("A") in the following City of Reno base zoning districts: LLR-2.5, LLR-1, LLR-.5, SF-3, SF-5, SF-8, SF-11, MF-14, MF-21, MF-30, all MD- districts, MU, MS, GC, NC, PO, MU-MC, MU-RES, PF, and UT- districts [Table 3-1].
Note on Overlays: ADUs are expressly prohibited within the Country Club Acres Neighborhood Planning Area (CCAN) Overlay District [Section 18.02.603(a)(3)].
Dimensional and Design Standards
The City of Reno enforces specific size and design limitations based on whether the unit is attached to the primary residence or detached.
Attached Accessory Dwelling Units
Units that are integrated into the principal single-family structure must comply with all applicable residential design standards. Crucially, the front door of an attached ADU must not be visible from the same street that the front door of the principal structure faces [Section 18.03.405(a)(9)].
Detached Accessory Dwelling Units
Detached units must maintain a single-family appearance and be subordinate to the primary residence. To ensure architectural compatibility, the City of Reno requires detached ADUs to include at least two of the following three design elements:
- Exterior finish materials that are identical or similar to the principal building.
- Contemporary interpretations of the principal building’s architectural features (e.g., trim, fenestration, gables).
- A roof pitch identical to the most predominant roof plane of the principal building [Section 18.03.405(a)(10)].
Size and Separation Standards
The maximum allowable size for a detached ADU varies by the specific City of Reno zoning district:
| District(s) | Maximum Area per Structure | Minimum Separation from Other Structures |
|---|---|---|
| LLR Districts, SF-3 | 1,600 sf or 50% of the principal structure (whichever is less) | 3 ft. |
| SF-5, SF-8, SF-11, MF-14 | 1,200 sf or 50% of the rear yard (whichever is less) | 3 ft. |
| MF-21, MF-30 | 2,400 sf | 3 ft. |
[Table 3-6; Table 3-7]
Parking Requirements
Off-street parking must be provided for Accessory Dwelling Units according to the following ratios established for the City of Reno [Section 18.04.705]:
| Requirement Type | Level 1 Parking District (Min.) | Level 2 Parking District (Min.) |
|---|---|---|
| Accessory Dwelling Unit | 1 per unit | 1 per unit |
[Table 4-6]
The Level 1 Parking District generally applies to the Mixed-Use Urban (MU) and Mixed-Use Midtown Commercial (MU-MC) districts, while the Level 2 District applies to all other zoning districts not otherwise exempted [Section 18.04.705(a)(1)].
Sections Cited
- Section 18.02.603, Neighborhood Planning Area Overlay Districts
- Section 18.03.206, Table of Allowed Uses
- Section 18.03.402, Accessory Buildings and Structures in Residential Zoning Districts
- Section 18.03.403, Dimensional Standards for Residential Zoning Districts
- Section 18.03.405, Standards for Specific Accessory Uses
- Section 18.04.705, Off-Street Parking Requirements
- Section 18.09.302, Accessory Uses