Reno planning commission recommends ADU ordinance with 5,000-sq.-ft. lot minimum, one parking space and design rules

The City of Reno Planning Commission on Aug. 6 voted unanimously to recommend that the City Council adopt a draft accessory dwelling unit (ADU) ordinance that would allow ADUs citywide with standards for lot size, parking, height and design.

The commission’s recommendation applies a 5,000-square-foot minimum lot size (reduced from an earlier 9,000-square-foot proposal), requires one designated off-street parking space per ADU, carries design standards drawn from existing guest-house regulations (including similar roof pitch and exterior materials) and limits short-term rentals of ADUs to terms of 28 days or less, consistent with state law guidance cited by staff. Commissioner Williams moved the recommendation and Commissioner Bridal seconded; the motion carried unanimously.

The commission’s action follows more than two years of outreach and drafting. Grace Macadine, senior management analyst for the City of Reno, told commissioners the city began work on ADU regulations in 2023, conducted a January 2024 survey that drew more than 2,000 responses and presented earlier drafts to this commission and to city council. Macadine said the city and staff worked with the authors of Assembly Bill 396 (AB 396) after the bill’s passage to align local rules with the state law.

“AB 396 requires local jurisdictions to adopt an ADU ordinance by July 2026,” Macadine said in her presentation, and the draft before the commission was intended to meet the bill’s limits while preserving locally desired controls where state law allows them. She said the city sought to scale back more aggressive elements of the original bill language and to keep as much local guidance as state law permitted.

Key provisions in the recommended draft - Lot size: The draft lowers a previously proposed 9,000-square-foot minimum to 5,000 square feet based on public feedback and an analysis of infill lots. Macadine noted that other code limits — setbacks, lot coverage and height — still apply. - Parking: The ordinance requires one off-street parking space per ADU, designated for that unit. Macadine said AB 396 limits what jurisdictions may require on parking and that one space is the maximum the city may legally mandate for an ADU. - Design and dimensional standards: The draft borrows guest-house design criteria used elsewhere in the code to promote visual compatibility (similar roof pitch and exterior materials) and includes a provision that attached ADU entrances should not be visible from the same street as the primary residence’s front door. The commission asked that detached accessory-structure size limits be applied to attached ADUs to create an objective size standard. - Height and setbacks: The draft directs that ADUs be shorter than the primary structure and that side/rear setbacks cannot exceed those of the primary structure, consistent with AB 396. - Short-term rentals: Under the recommended draft, ADUs may not be offered as transient lodging of fewer than 28 days. Macadine said the city code (and the state guidance cited) defines transient lodging as 28 days or less. - Owner occupancy and retroactive permitting: The draft does not include an owner-occupancy requirement. Macadine noted that existing unpermitted ADUs can be brought into compliance through the building department’s retroactive-permit process; structures over 200 square feet generally require a permit and inspection for life-safety systems before legalization.

Public comments reflected mixed community sentiment. Several longtime Reno residents and neighborhood speakers urged flexibility for small, historic lots and case-by-case exceptions. Connie Silvera described a 1930s “tiny house” on her lot and asked for a pathway to build a larger dwelling in front of the original structure without an expensive special permit; Greg Evangelatos, a professional city planner and resident, urged a review process for very small historic lots so they are not excluded from reuse. By contrast, multiple speakers from neighborhoods near the University of Nevada and Newlands raised concerns about on-street parking stress, density and preservation of neighborhood character. Doug Irwin, a Newlands resident who operates a small backyard rental, said, “ADUs are an effective, low-impact way of expanding housing in our city,” but asked that short-term-rental rules and parking be handled with neighborhood sensitivity.

Several commenters raised legal and private-restriction issues. Beth Dorey and others noted that private covenants, conditions and restrictions (CC&Rs) may forbid additional units on individual lots and cautioned that private enforcement or injunctions remain a separate legal avenue; staff noted the city cannot enforce private CC&Rs and that applicants remain responsible for private restrictions on their properties.

Commission discussion and amendments Commission discussion focused on balancing clear, objective rules with neighborhood variation. Commissioners said they appreciated staff’s aim for a straightforward, predictable ordinance but sought changes to avoid unintended exclusions for very small historic lots. During deliberations, the commission asked staff to apply the city’s existing detached accessory-structure size limits to attached ADUs so attached units have an objective cap consistent with other accessory structures. Macadine confirmed staff could incorporate that change in the recommendation to council.

Next steps The planning commission’s recommendation will be forwarded to the Reno City Council for consideration; staff said they expect to present the ordinance to council in September 2025 and that state law requires jurisdictions to adopt an ADU ordinance by July 2026 or face the bill’s default provisions. Macadine told the commission the city will monitor the ordinance and may return with amendments if the rules prevent ADU construction or create unforeseen issues.

Votes at a glance - Motion to recommend city council adopt the ADU text amendment (TXT24-00002), as modified to apply detached accessory-structure size limits to attached ADUs: motion by Commissioner Williams; second by Commissioner Bridal — outcome: approved unanimously by the commission. - Motion to approve Planning Commission minutes (City Planning Commission, June): motion by Commissioner Williams; second by Commissioner Bridal — outcome: approved unanimously. - Motion to approve Planning Commission minutes (07/16/2025): motion by Commissioner Williams; second by Commissioner Delviar — outcome: approved unanimously.

The commission closed the hearing and moved to other agenda items, including training on rules and responsibilities and regional planning liaison reports. The ADU recommendation is the principal formal action taken on Aug. 6 and now proceeds to the City Council for final consideration.