Accessory Dwelling Unit Regulations in Reno Zoning Districts
In the City of Reno, Accessory Dwelling Units (ADUs) are permitted as accessory uses in all Residential, Urban, and Special Purpose districts, provided the lot has a minimum area of 5,000 square feet. Only one ADU is allowed per lot, and it requires one dedicated on-site parking space in addition to the parking required for the primary residence. ADUs are explicitly prohibited in City of Reno Employment districts and within the Country Club Acres Neighborhood (CCAN) Overlay District.
Permitted Zoning Districts for ADUs
The City of Reno Annexation and Land Development Code allows Accessory Dwelling Units as an accessory use ("A") in the following base zoning districts [Table 3-1]:
Residential Districts
- LLR-2.5, LLR-1, LLR-0.5: Large-Lot Residential
- SF-3, SF-5, SF-8, SF-11: Single-Family Residential
- MF-14, MF-21, MF-30: Multi-Family Residential
Urban Districts
- MD-ED, MD-UD, MD-ID, MD-RD, MD-NWQ, MD-PD: Downtown Districts
- MU: Mixed-Use Urban
- MS: Mixed-Use Suburban
- GC: General Commercial
- NC: Neighborhood Commercial
- PO: Professional Office
- MU-MC: Mixed-Use Midtown Commercial
- MU-RES: Mixed-Use Midtown Residential
Special Purpose Districts
- PGOS: Parks, Greenways and Open Space
- PF: Public Facility
- UT-5, UT-10, UT-40: Unincorporated Transition Districts
Prohibited Districts
ADUs are not permitted in the following City of Reno districts:
- I: Industrial
- IC: Industrial Commercial
- ME: Mixed Employment
- MA: Mixed-Use Airport
- CCAN/RD: Country Club Acres Neighborhood Plan/Residential District [Section 18.02.603(a)(3)]
Development Standards for ADUs
All ADUs in the City of Reno must adhere to specific dimensional and design standards to ensure they remain subordinate to the principal dwelling [Section 18.03.405(a)].
General ADU Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Size | 5,000 square feet |
| Maximum Number | One ADU per lot |
| Maximum Height | Cannot exceed the height of the existing primary residence |
| Required Parking | One designated on-site parking space |
| Setbacks | Must comply with principal structure setback requirements for the district |
| Density Standards | Maximum density standards for the district do not apply to ADUs |
Standards for Attached ADUs
When an ADU is attached to or integrated with the principal City of Reno single-family structure, it must meet the following additional criteria [Section 18.03.405(a)(9)]:
- Design: Must comply with all applicable single-family residential design standards.
- Size: Must follow the size limits for detached structures (e.g., in SF-3, the limit is 1,600 square feet or 50% of the principal structure, whichever is less).
- Entry: The front door of the attached ADU cannot be visible from the same street that the front door of the principal structure faces.
Standards for Detached ADUs
Detached ADUs must maintain a single-family appearance and be architecturally compatible with the primary City of Reno residence. Compatibility is achieved by including at least two of the following three elements [Section 18.03.405(a)(10) and Section 18.03.402(d)]:
- Exterior Finish: Materials must be identical or similar to the principal building (e.g., matching traditional wood siding).
- Architectural Features: Use of contemporary interpretations of features found on the main house, such as trim, window frames, dormers, or gables.
- Roof Pitch: The roof pitch must be the same as the most predominant roof plane of the principal building.
Neighborhood-Specific ADU Regulations
Certain neighborhood overlay districts within the City of Reno have specific rules regarding ADUs:
- Greenfield Neighborhood Plan (GF): ADUs are permitted in the Greenfield Single-Family (GFSF) and Greenfield Professional Office (GFPO) districts [Section 18.02.603(b)].
- Country Club Acres (CCAN): ADUs are expressly prohibited in this overlay district to maintain the area's specific development character [Section 18.02.603(a)(3)].
Sections Cited
- Section 18.02.603: Neighborhood Planning Area Overlay Districts
- Section 18.03.206: Table of Allowed Uses (Table 3-1)
- Section 18.03.402: Accessory Buildings and Structures in Residential Zoning Districts
- Section 18.03.405: Standards for Specific Accessory Uses
- Section 18.09.302: Accessory Uses (Definitions)