Property Line Setback/Yard
Reno Annexation and Land Development Code § 18.09.205
in effect18.09.205 - Property Line Setback/Yard
(a) Measurement
(1) Generally
a. Required yards and property line setbacks for buildings shall be measured as the horizontal distance between the property line and the nearest portion of a building or structure on the property.
b. Where the parcel or lot includes a private roadway or access easement serving any nonresidential development other than minor utilities, or more than four residential parcels or units, yards or setbacks shall be measured from the edge of that roadway.
c. Except for front setbacks in certain Urban Districts specified below, all required yard setbacks shall be measured from parcel boundaries. Where the parcel includes a private roadway or access easement serving any nonresidential development other than minor utilities, or more than four residential parcels or units, setbacks shall be measured from the edge of that roadway.
(2) Measurement of Front Setbacks in Certain Urban Districts In the MD-, MU, MU-MC, and MU-RES districts, front setbacks shall be measured from the back of the curb. See Subsection 18.04.1003(a)(2)a, Measurement of Front Setbacks in Downtown, Mixed-Use Urban, and Mixed-Use Midtown Districts.
(3) Exception for Transit System and School Bus Shelters The setback requirements of each zoning district shall not apply to public transit system, post office, or school bus shelters provided these shelters have first been approved by the Administrator. Public transit system or school bus shelters may be placed within the public right-of-way if approved by the City Engineer.
(b) Irregularly Shaped Lots
(1) Generally Structures on irregularly shaped lots shall comply with the following:
a. Lots with multiple street frontages, except for corner lots, shall be required to comply with front setbacks along each lot line abutting a street.
b. Lots with multiple side and/or rear lot lines not abutting a street shall comply with side setback requirements for all lot lines except that any lot line abutting a street shall comply with the front setback and the lot line farthest from the front lot line shall comply with the rear setback. See Figure 9-1.
(2) Alternatives Approved by Administrator The Administrator may establish alternative setbacks for properties with irregularly shaped lots based on unique site and/or lot conditions.
Figure 9-1: Irregular Yard Determination
[image omitted; see the official code]
(c) Self-Contained Yards No required yard or open space around an existing building or any building hereafter erected shall be considered a yard or open space for any other building on an adjoining lot or parcel.
(d) Development Restrictions Where yards are required by this chapter, all structures shall be prohibited, except as specified by this Title.
(e) Intrusions into Yards The following intrusions are permitted into a required yard setback:
(1) Cornices, canopies, chimneys, eaves, or other similar architectural features may extend into a required yard not to exceed two feet.
(2) Outside stairs, landing places, or patio areas may extend into the setback for a distance not to exceed three feet, provided the improvements do not extend above the elevation of the ground floor level plus a railing with a maximum height of three feet.
(3) Mobility improvement for existing buildings shall allow covered or uncovered mobility and access ramp/lift retrofits to extend into the required yards, with any roof structure maintaining a two-foot minimum setback.
(4) Mechanical equipment, including screening, not exceeding 4 feet in height may extend into the required side or rear yard, with all equipment maintaining a 2-foot minimum setback.
(5) Solar panel assemblies no taller than six feet above ground level may extend into the required side or rear yards with a solid screen fence that is at least as tall as the solar panels provided along the property line.
(f) Patio Covers/Decks Covered, unenclosed structures such as patio covers which are attached to a residential dwelling may extend into any required rear setback, provided:
(1) The floor level of the covered, unenclosed structure does not exceed the ground floor level of the principal building.
(2) The improvements do not exceed a height of twelve feet above the elevation of the ground floor level of the principal building.
(3) The improvements do not extend to within ten feet of any rear property line.
(4) The improvements do not encroach into any required front or side setback.
(g) Ground Floor Level Decks Uncovered structures, such as decks which are attached to a residential dwelling, may extend into any required side or rear setback, provided:
(1) The improvements do not extend above the elevation of the ground floor level plus a railing with a maximum height of three feet.
(2) The improvements do not extend to within five feet of any property line.
(3) The improvements do not extend into any required front setback.
(h) Decks Above Ground Floor Level Uncovered structures, such as decks which are attached to a residential dwelling and have a floor level that exceeds the ground floor level of the principal building, shall meet the minimum setback requirements for principal buildings in the zoning district in which they are located
(1) For a proposed use that will be located in an individual structure or building, the required minimum distance shall be measured from the closest point of the structure or building housing the proposed use to the closest edge of the principal structure housing the existing use or to the closest lot line.
(i) Distance or Spacing Requirements Whenever a regulation requires a proposed use or activity to be located a specified distance from an existing use, zoning district boundary, or activity, such distance or spacing requirement shall be measured as follows:
(1) For a proposed use that will be located in an individual structure or building, the required minimum distance shall be measured from the closest point of the structure or building housing the proposed use to the closest edge of the principal structure housing the existing use or to the closest lot line.
(2) For a proposed use that will be located within a building also occupied by other uses, such as within a shopping center, the required minimum distance shall be measured from the closest point of that portion of the building housing the proposed use to the closest edge of the principal structure housing the existing use or to the closest lot line.
(3) Drive-through lanes, drives for gas stations, and other similar areas accessory to a principal use subject to a distance or spacing requirement shall also be located outside the minimum distance required.
(4) For a use that triggers residential adjacency the distance shall be measured from parcel line to parcel line.
(Ord. No. 6692, § 1(Exh. A), 1-8-25)
Source: City of Reno, Nevada, Administrative Code, City Charter and Annexation and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/nv/reno/codes/land_development_code?nodeId=CH18.09RUCODE_ART2RUMEEX_18.09.205PRLISEYAFetched: 11/1/2026