Accessory Structure and Shed Building Permit Guide for the City of Reno
In the City of Reno, an accessory structure or shed requires a building permit if it exceeds 120 square feet in area or 12 feet in height. While structures between 120 and 200 square feet require a permit, only detached accessory structures that are 200 square feet or larger count toward the maximum number of structures permitted on a single residential lot.
Building Permit and Numerical Thresholds
The City of Reno Land Development Code establishes specific size thresholds that determine both the necessity of a building permit and how many structures a property owner may install.
Permit and Lot Limit Thresholds
| Structure Size/Height | Building Permit Required? | Counts Toward Lot Numerical Limit? |
|---|---|---|
| 120 sq. ft. or less (and 12 ft. height or less) | No [Section 18.03.304(a)(4)c] | No [Section 18.03.402(c)] |
| Greater than 120 sq. ft. | Yes [Section 18.03.304(a)(4)c] | Only if 200 sq. ft. or larger [Section 18.03.402(c)] |
| Greater than 12 ft. in height | Yes [Section 18.03.304(a)(4)c] | Only if 200 sq. ft. or larger [Section 18.03.402(c)] |
Maximum Allowed Structures per Residential Lot
The City of Reno limits the number of detached accessory structures allowed on a single lot based on the specific zoning district. These limits apply to structures that are 200 square feet or larger.
Detached Accessory Structure Limits
| District(s) | Maximum Detached Structures per Lot |
|---|---|
| LLR-2.5, LLR-1, LLR-0.5 | 4 per acre (plus 1 ADU or guest quarters) |
| SF-3 | 3 (plus 1 ADU or guest quarters) |
| SF-5, SF-8, SF-11, MF-14 | 2 (plus 1 ADU or guest quarters) |
| MF-21, MF-30 | No limit (plus 1 ADU or guest quarters) |
| UT-5, UT-10, UT-40 | 4 per acre (plus 1 ADU or guest quarters) |
| [Section 18.03.402, Table 3-5] |
Siting and Design Standards
The City of Reno Land Development Code mandates that accessory structures follow specific design and placement rules to ensure neighborhood compatibility.
Architectural Compatibility
For any detached accessory building in a residential zoning district that exceeds 200 square feet, the structure must be architecturally compatible with the primary residence. The City of Reno requires the structure to incorporate at least two of the following three elements:
- Exterior Finish: Materials must be identical or similar to the principal building (e.g., matching synthetic siding to traditional wood siding).
- Architectural Features: The use of similar trim, window frames, dormers, columns, or gables.
- Roof Pitch: The roof pitch must be the same as the most predominant roof plane of the principal building. [Section 18.03.402(d)]
General Setbacks and Location
- Prohibited Locations: Accessory structures are generally prohibited between the front property line and the principal structure [Section 18.03.403, Table 3-6].
- Separation: A minimum of 3 feet of separation is required between any structures on the same lot [Section 18.03.403, Table 3-6].
- Height Limits: In most large-lot districts (LLR), the maximum height for an accessory structure is 29 feet [Section 18.02.201, Table 2-4].
Sections Cited
- Section 18.02.201 (LLR-2.5: Large-Lot Residential)
- Section 18.03.304 (Commercial Uses/Urban Farm)
- Section 18.03.402 (Accessory Buildings and Structures in Residential Zoning Districts)
- Section 18.03.403 (Dimensional Standards for Residential Zoning Districts)