USA Site Plans
Reno residential permit guide
Site Plan for Permit in Reno, NV: Permit-Ready Residential Site Plans
Planning a home addition, garage, deck, patio cover, shed, pool or new residence in Reno? A clear site plan helps reviewers understand where the proposed construction will be placed and how it relates to the complete property.
The drawing can show property boundaries, existing buildings, proposed work, setback dimensions, driveways, easements, utilities, grading and drainage in one organized permit sheet.
Quick answer
A Reno residential site plan is a scaled overhead drawing showing the lot, existing structures, proposed project and relevant distances to the property lines. Reno’s residential permit guidance requires a site plan in every applicable plan set and does not accept Google Earth or Google Maps as a replacement for a properly prepared drawing.
What “permit-ready” means
A permit-ready drawing is organized for permit submission using the property and project information supplied by the customer. It does not guarantee approval, certify legal property boundaries or replace a Nevada surveyor, architect or engineer when a licensed professional is required.
What Is a Residential Site Plan?
A residential site plan is a scaled, top-down drawing of the property. It shows where buildings and exterior improvements are positioned in relation to the lot boundaries.
A floor plan shows the rooms and spaces inside a house. A site plan shows how the house and proposed project fit on the land.
The drawing can help Reno reviewers understand:
- The overall size and shape of the parcel
- The location of the existing residence
- The dimensions and position of the proposed work
- The distance between construction and property lines
- The separation between existing and proposed structures
- How vehicles and pedestrians enter the property
- Whether easements, utilities, slopes or drainage may be affected
For a broader introduction, read
Everything You Need to Know About a Site Plan
.
Reno Projects That May Need a Site Plan
A site plan is commonly required when residential work changes the building footprint, access, exterior layout or use of the property.
Bedrooms, kitchens, family rooms, attached garages and other extensions that enlarge the existing residence.
New one- and two-family residences requiring a complete site, architectural and structural plan set.
Attached or detached vehicle structures that affect setbacks, driveway access and building coverage.
Outdoor structures involving posts, footings, roof areas, stairs, setbacks and connections to the house.
Storage buildings, workshops and other structures proposed in a side or rear yard.
Pools, equipment areas, decks, barriers, gates and distances to buildings and property lines.
New or modified vehicle access, paved areas, curb connections and parking layouts.
Projects involving slopes, excavation, fill, drainage or changes to existing ground levels.
The required drawings depend on the scope of work. A minor repair may follow a simpler permit process, while an addition or new house can require coordinated architectural, structural, mechanical, plumbing and electrical plans.
Reno Requires a Site Plan in Residential Plan Sets
The City of Reno’s Residential Building Permit Guidelines state that a site plan is required on residential plan sets.
The guidance also states that Reno does not accept Google Earth or Google Maps as the site plan.
According to the city, the site plan should include applicable:
- Property lines
- Public and private driveways
- Easements
- Required setbacks
- Existing structures
- Proposed structures
- Area of work
- Utilities
- Drainage information
- Grading information
Official source:
City of Reno Residential Building Permit Guidelines
.
An aerial image is not a complete permit plan
An aerial image can help explain the general property layout, but it normally lacks a reliable scale, setback dimensions, structure labels, easements, utilities and the other information Reno asks to see.
What Should a Reno Site Plan Show?
The precise information depends on the property and project, but a useful residential site plan commonly includes the following elements.
| Site-plan element | What the drawing should communicate |
|---|---|
| Property boundaries | The complete parcel outline and available lot dimensions. |
| Existing residence | The house footprint and its position within the property. |
| Existing improvements | Garages, sheds, decks, patios, pools, driveways, walls and other relevant features. |
| Proposed construction | A clearly labeled footprint showing the proposed location, length and width. |
| Setback dimensions | The shortest distances from the project to the front, side and rear property lines. |
| Building separation | Distances between the proposed work and existing buildings where relevant. |
| Street and access | Street names, sidewalks, driveways, curb access, gates and pedestrian routes. |
| Easements | Recorded access, drainage, utility and other easements shown on supplied property records. |
| Utilities | Available water, sewer, gas, electrical and service information when applicable. |
| Grading and drainage | Slopes, retaining walls, drainage directions, elevations and disturbed areas when required. |
| Drawing information | Property address, assessor’s parcel number, scale, north arrow, labels and revision date. |
Property Address and Assessor’s Parcel Number
Reno’s residential permit guidance calls for the project address and assessor’s parcel number to appear on the plans.
The address identifies the physical location of the project, while the assessor’s parcel number helps connect the application to the correct parcel record.
Before drafting begins, confirm:
- The complete street address
- The correct unit number, where applicable
- The assessor’s parcel number
- Whether the parcel is inside Reno city limits
- The recorded owner information
- The property’s zoning designation
A Reno mailing address does not by itself confirm which local authority has jurisdiction. Confirm whether the site is administered by the City of Reno, City of Sparks or Washoe County before following a specific permit process.
Why Setback Dimensions Matter
A setback is the distance between a building or structure and a property boundary.
Setback measurements help planning and building staff determine whether the proposed project is placed correctly on the lot.
The applicable dimensions can depend on:
- The property’s zoning district
- The type of residential structure
- Whether the project is attached or detached
- The parcel’s width, depth and shape
- Whether the property has more than one street frontage
- The location of the existing house
- The height of the proposed structure
- A planned-unit-development handbook
- Previously approved permits or zoning relief
Reno’s planning guidance advises property owners to identify the zoning through the Community Development Map and then review the dimensional standards for that zoning district.
Official sources:
City of Reno Planning FAQs
and
Reno Annexation and Land Development Code
.
Do not copy setbacks from a nearby property
Two houses on the same street can be affected by different zoning, recorded easements, development handbooks or previously approved conditions. Confirm the requirements for the individual parcel.
Do Not Guess the Legal Property Boundary
An existing fence, hedge, driveway edge, retaining wall or aerial image does not necessarily identify the legal property line.
Boundary information may come from:
- A licensed boundary survey
- A recorded subdivision map
- A previous approved site plan
- A deed or title document
- A reliable closing survey
- Property information supplied by the owner
A Nevada professional land surveyor may be needed when:
- The project is proposed close to a boundary
- Property corners cannot be located
- The parcel is narrow or irregular
- An existing fence appears out of alignment
- A neighbor disputes the boundary
- Supplied records conflict
- Reno requests professionally verified information
Unsigned site plan versus licensed survey
USA Site Plans prepares unsigned drawings using supplied property records and project information. The drawing does not independently establish or certify legal boundaries and does not replace a Nevada professional land surveyor when a certified survey is required.
Existing and Proposed Structures
The site plan should make it easy to distinguish what already exists from what will be constructed.
Existing improvements may include:
- The main residence
- Attached or detached garage
- Carport
- Covered patio
- Deck or porch
- Sheds and accessory buildings
- Swimming pool or spa
- Retaining walls
- Driveway and parking area
- Walkways and paving
The proposed project should be clearly labeled and dimensioned. Use different line types, shading or notes so reviewers do not have to guess which features are new.
The site-plan dimensions should match the architectural and structural drawings. If the floor plan shows a 12-foot by 20-foot addition, the site plan should not show a different footprint.
Driveways and Property Access
Reno asks residential site plans to identify public and private driveways.
Show how the property connects to the street and how vehicles reach the garage, carport or parking area.
Relevant information can include:
- Street name
- Driveway width
- Driveway alignment
- Existing and proposed curb access
- Garage or carport entrance
- Parking area
- Sidewalk and public right-of-way
- Vehicle gates
- Access easements
- Nearby drainage structures
A separate engineering or encroachment approval may be required when work affects a curb, sidewalk, public right-of-way, public drainage system or street improvement.
Easements and Utilities
Easements can restrict where structures, slabs, footings and permanent improvements may be placed.
Common easements include:
- Public utility easements
- Drainage easements
- Sewer easements
- Access easements
- Private driveway easements
- Water-line easements
Reno’s residential guidance also asks the site plan to include applicable utility information.
Depending on the project, this may involve:
- Water service
- Sewer service
- Gas service
- Electrical service
- Overhead utility lines
- Utility meters
- Septic information, where applicable
- Storm-drainage connections
A drafted plan can display utility information supplied by the homeowner, utility provider or project professional. It does not independently locate underground services.
Grading and Drainage
Reno’s residential permit guidance identifies grading and drainage information as part of the site-plan content when applicable.
This is especially important on sloping sites or projects involving excavation, fill, retaining walls, large additions or new construction.
The plan or supporting civil drawings may need to show:
- Existing and proposed contours
- Spot elevations
- Finished-floor elevation
- Proposed pad elevation
- Areas of cut and fill
- Retaining walls
- Surface-drainage direction
- Roof-drainage discharge
- Drainage swales
- Stormwater structures
- Erosion-control measures
Detailed grading, drainage calculations and stormwater design may require a Nevada civil engineer or other qualified professional.
Flood-Hazard Considerations
Some Reno properties may be affected by mapped flood-hazard areas, drainage channels or limited-flooding areas.
A project within an affected area may require additional information involving:
- Flood-zone boundaries
- Existing ground elevations
- Proposed finished-floor elevation
- Drainage channels
- Areas of excavation or fill
- Flood-resistant construction
- Professional elevation certification
Do not assume that an ordinary residential site plan is the only document required for a flood-affected property. Confirm the requirements with Reno before finalizing the building location.
Wildland-Urban Interface Properties
Some properties near undeveloped hillsides or vegetation may be located within Reno’s wildland-urban interface.
Projects in these areas can require additional fire-safety consideration involving:
- Defensible space
- Vegetation management
- Fire-department access
- Driveway width and slope
- Water supply
- Building materials
- Distance between structures and vegetation
The site plan can help communicate the relationship between the house, proposed structures, driveway, surrounding land and defensible-space areas.
Official resource:
City of Reno — Wildfires and Living in the Wildland-Urban Interface
.
Reno’s Current Building Codes
Reno adopted its 2024 building-code editions and the 2023 National Electrical Code in 2025.
Effective January 1, 2026, Reno accepts plans only under the adopted 2024 code editions.
The listed codes include:
Residential and building
The 2024 International Residential Code, International Building Code and International Existing Building Code.
Energy and mechanical
The 2024 International Energy Conservation Code, fuel-gas provisions and adopted mechanical codes.
Plumbing and electrical
The adopted 2024 plumbing provisions and the 2023 National Electrical Code.
A site plan does not replace the other drawings needed to demonstrate code compliance.
Official resource:
City of Reno Building Permits and Current Codes
.
Other Drawings That May Be Required
A complete residential permit package may include more than a site plan.
Depending on the project, Reno may also require:
- Cover sheet and drawing index
- Vicinity map
- Floor plans
- Exterior elevations
- Building sections
- Foundation or footing plan
- Structural framing plans
- Structural calculations
- Roof-truss calculations
- Mechanical plans
- Plumbing plans
- Electrical plans
- Energy reports
- Demolition plan
- Civil-engineering drawings
- Special-inspection forms
The site plan should coordinate with these documents. Proposed dimensions, structure locations and revision dates should remain consistent across the entire plan set.
Electronic Permit Submission
Reno requires building-permit applications to be submitted through the ONE Regional Licensing and Permits portal.
Beginning July 1, 2026, Reno handles building-permit document submission, revised plans, responses to hold comments and access to approved documents through the portal’s Digital Projects component.
For an easier digital review:
- Use clear file names
- Keep every plan sheet the same size
- Draw the plans to scale
- Use readable labels and dimensions
- Place the property address on the plan set
- Include the current revision date
- Coordinate the site plan with other drawings
- Upload complete revised sheets when responding to comments
Official resource:
City of Reno Online Building-Permit Information
.
What to Provide When Ordering
Reliable source information helps produce a clearer plan and reduces avoidable revisions.
Provide as much of the following as possible:
- Complete Reno property address
- Assessor’s parcel number
- Current property survey
- Recorded subdivision map
- Previous approved site plan
- Existing house plans
- Project description
- Proposed structure dimensions
- Desired project location
- Distances to property boundaries
- Photographs of the project area
- Hand-drawn sketch or marked image
- Builder or manufacturer drawings
- Driveway and parking information
- Known easements
- Utility information
- Retaining-wall details
- Existing and proposed elevations
- Drainage information
- Comments received from Reno staff
You can also review our
step-by-step guide to creating a site plan
to understand the information used to prepare a residential drawing.
A Practical Reno Permit Process
Confirm jurisdiction
Verify that the property is within the City of Reno and identify the correct reviewing authority.
Define the project
Confirm exactly what will be constructed, enlarged, altered or removed.
Gather property records
Collect the survey, parcel information, recorded map, photographs and available plans.
Check property controls
Review zoning, setbacks, easements, flood hazards, drainage and wildland-interface conditions.
Prepare the site plan
Show the complete parcel, existing structures, proposed project and required dimensions.
Coordinate the plan set
Make sure the site plan agrees with the architectural, structural and trade drawings.
Submit electronically
Upload the application and supporting documents through the ONE Regional portal.
Respond to comments
Update every affected sheet and wait for permit issuance before construction begins.
Common Reno Site Plan Mistakes
- Submitting a Google Earth or Google Maps image as the site plan
- Showing only the proposed project instead of the complete property
- Leaving out one or more property boundaries
- Failing to dimension front, side and rear setbacks
- Using an existing fence as the assumed legal property line
- Leaving out driveways or vehicle access
- Failing to show recorded easements
- Leaving out existing garages, sheds, decks or pools
- Failing to distinguish existing and proposed construction
- Using dimensions that conflict with the floor plan
- Leaving out utility information where required
- Ignoring grading, drainage or retaining walls
- Failing to check the zoning district or development handbook
- Submitting plan sheets of different sizes
- Using labels or measurements that are difficult to read
- Uploading an outdated revision
- Beginning work before the permit is issued
Reno Residential Site Plan Checklist
- Correct property address shown
- Assessor’s parcel number included
- North arrow included
- Drawing scale identified
- Complete property outline shown
- Available boundary dimensions included
- Adjacent street identified
- Existing residence shown
- Existing accessory structures shown
- Proposed construction clearly labeled
- Proposed length and width included
- Front setback dimensioned
- Side setbacks dimensioned
- Rear setback dimensioned
- Distance to existing structures shown
- Public and private driveways shown
- Parking areas shown where relevant
- Known easements shown
- Utilities shown when applicable
- Grading information shown when required
- Drainage information shown when required
- Retaining walls shown where relevant
- Existing and proposed work distinguished
- Site plan matches the other drawings
- Current revision date included
Frequently Asked Questions
Does every Reno residential plan set need a site plan?
Reno’s Residential Building Permit Guidelines state that a site plan is required on residential plan sets. The exact level of detail depends on the project.
Can I use Google Earth as my Reno site plan?
No. Reno’s published residential permit guidance specifically states that Google Earth and Google Maps are not accepted as the site plan.
Can I submit my permit application online?
Yes. Reno requires building-permit applications to be submitted electronically through the ONE Regional Licensing and Permits portal.
What building code does Reno currently use?
Effective January 1, 2026, Reno accepts plans under its adopted 2024 building-code editions, together with the applicable Northern Nevada amendments and adopted electrical code.
Can an unsigned site plan certify my property boundary?
No. An unsigned plan can show boundaries based on supplied records, but it does not establish or certify the legal property line. A Nevada professional land surveyor may be required when exact boundary verification is necessary.
Does a site plan include structural engineering?
No. A site plan shows where the project sits on the property. Foundations, framing, beams, footings, connections and structural calculations are separate documents.
Does the plan need to show grading and drainage?
Reno asks for grading and drainage information when applicable. Sloping properties, retaining walls, new homes and projects involving substantial earthwork may need additional professional drawings.
How fast can USA Site Plans prepare the drawing?
USA Site Plans offers a standard 24-hour turnaround when sufficient property records, dimensions and project information are provided. Missing information or requested revisions can affect completion time.
Does a permit-ready site plan guarantee approval?
No. Approval depends on the property, project, zoning, building code and review by the City of Reno. Permit-ready means the drawing is organized for submission using the supplied information.
Related USA Site Plan Guides
Order a Permit-Ready Residential Site Plan for Reno
Send us the property address, project dimensions, proposed location, photographs and any available survey, recorded map, builder drawing or permit comments.
Final Thoughts
A clear Reno residential site plan should make the property and proposed construction easy to understand.
The drawing should show the property boundaries, existing structures, proposed work, setback dimensions, driveways, easements and other relevant site conditions.
Depending on the project, utilities, grading, drainage, flood-hazard information, wildland-interface conditions or professionally prepared drawings may also be required.
Reno requires a proper site plan rather than a basic Google Maps or Google Earth image. Preparing a scaled and coordinated drawing can reduce review comments caused by missing dimensions, unclear labels or inconsistent plans.
Ready to begin?
Order your Reno residential permit site plan
.
Official Reno Resources
-
City of Reno Building Permits
-
City of Reno Residential Building Permit Guidelines
-
Reno Annexation and Land Development Code
-
City of Reno Planning FAQs
-
Wildfires and Living in the Wildland-Urban Interface
Disclaimer: This article provides general educational information and does not constitute legal, zoning, surveying, architectural, engineering, grading, drainage, floodplain, wildfire, building-code or permit-approval advice. Requirements depend on the property, zoning district, development handbook, project scope and current instructions from the City of Reno. USA Site Plans provides unsigned drafting services based on supplied property records and project information. An unsigned drafted site plan does not establish legal boundaries or replace a licensed surveyor, architect, engineer or other professional when one is required.