Maximum Building Height Standards for Residential Structures in Reno

In the City of Reno, the maximum allowable height for a residential house typically ranges from 35 feet in standard single-family districts to 45 feet in large-lot and high-density multi-family districts [Section 18.02.201 through 18.02.210]. Specific neighborhood overlay districts, such as the Plumas Neighborhood, may impose more restrictive limits as low as 25 feet, while the City of Reno rules of measurement generally define height from the finished floor to the highest point or midpoint of the roof depending on the roof type [Section 18.09.207].

Height Limits by Base Zoning District

The City of Reno establishes different height maximums based on the specific zoning district of the property. For standard residential houses (principal buildings), the following standards apply:

Zoning District Name	District Abbreviation	Max Height (Principal Building)
Large-Lot Residential (2.5 Acres)	LLR-2.5	45 ft
Large-Lot Residential (1 Acre)	LLR-1	45 ft
Large-Lot Residential (0.5 Acre)	LLR-0.5	45 ft
Single-Family Residential (3 du/acre)	SF-3	35 ft
Single-Family Residential (5 du/acre)	SF-5	35 ft
Single-Family Residential (8 du/acre)	SF-8	35 ft
Single-Family Residential (11 du/acre)	SF-11	35 ft
Multi-Family Residential (14 du/acre)	MF-14	35 ft
Multi-Family Residential (21 du/acre)	MF-21	45 ft
Multi-Family Residential (30 du/acre)	MF-30	45 ft
Downtown Powning District	MD-PD	40 ft*
Mixed-Use Midtown Residential	MU-RES	35 ft

*In the Downtown Powning District (MD-PD), the City of Reno allows height increases up to 65 feet for certain parcels fronting Second Street or Ralston Street, and up to 105 feet for parcels between Ralston and Arlington streets [Section 18.02.306, Notes 6].

Neighborhood Planning Area Overlay Modifications

The City of Reno has established Neighborhood Planning Area Overlay Districts that may modify the base height standards to preserve specific community characters.

Overlay District Name	Specific Area/District	Modified Max Height
Plumas Neighborhood (PL)	Residential Core Area	25 ft (max 2 stories)
Wells Avenue (WANP)	Single-Family (SF) Area	30 ft (max 2 stories)
Wells Avenue (WANP)	Mixed-Residential (MR-14)	35 ft (or 30 ft at 1.5 stories)
Wells Avenue (WANP)	Mixed-Residential (MR-30)	35 ft
Wells Avenue (WANP)	Mixed-Use Residential (MUR)	45 ft (max 3 stories)
Greenfield (GF)	Single-Family (GFSF)	25 ft (max 2 stories)

[Section 18.02.603(b), (e), (g)]

Rules of Measurement and Height Exclusions

The City of Reno defines building height as the vertical distance measured from the finished floor to the following points [Section 18.09.207]:

Flat Roofs: The highest point of the coping.
Mansard Roofs: The deck line.
Pitched Roofs: The midpoint between the peak of the roof and the eave line.

Height Exclusions

Certain architectural features are excluded from the maximum height calculation in the City of Reno, provided they do not constitute a hazard [Section 18.09.207(b)]:

Church spires, belfries, cupolas, and domes.
Chimneys, flues, or flagpoles.
Water towers and radio towers.
Parapet walls, provided they extend four feet or less above the building's limiting height.

Residential Adjacency and Stepbacks

When a taller residential or nonresidential building is constructed within or adjacent to properties zoned for lower density (specifically LL districts, SF districts, or MF-14), the City of Reno requires specific "stepbacks" to ensure compatibility [Section 18.04.903(c)]:

Height-to-Setback Ratio: For any portion of a building above 24 feet in height, an additional 1-foot horizontal setback or a 1:1 building height stepback is required for each foot of height over 24 feet [Section 18.04.903(c)(1)].
Proximity Limits:
- Buildings within 75 feet of these lower-density districts shall not exceed 60 feet in height [Section 18.04.903(c)(2)].
- Buildings between 75 and 150 feet shall not exceed 100 feet in height [Section 18.04.903(c)(2)].

Sections Cited