Las Vegas, NV Zoning
Districts & Requirements
Every zoning district in Las Vegas with permitted uses, setbacks, height limits, and density requirements — in plain English. Las Vegas uses a traditional Euclidean zoning code (Title 19) with ten residential districts, six commercial/industrial districts, and a newer form-based code (Chapter 19.09) for downtown transect zones. Important: the City of Las Vegas is a separate jurisdiction from Clark County. The Strip and most of Paradise are unincorporated Clark County, not the City. Always verify jurisdiction before assuming which code applies.
17
Zoning districts
11
Overlay districts
679,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R-E | Half-acre estate lots. Horse keeping allowed. One custom home per parcel, no subdivision potential. | 2 stories / 35 ft | 30% |
| R-D | Low-density single-family on 10,000 SF lots. No multifamily. Suburban character. | 2 stories / 35 ft | 40% |
| R-1 | Standard single-family. 6,500 SF lots, 50-ft wide. The workhorse residential district. | 2 stories / 35 ft | 50% |
| R-CL | Compact lots, 35-ft wide, 3,500 SF min. Designed for small-lot subdivisions and infill. | 2 stories / 35 ft | 55% |
| R-2 | Duplexes and small multifamily. 8-12 units per acre. First step up from single-family. | 2 stories / 35 ft | 50% |
| R-3 | Townhouses and medium-density apartments. 18-24 units per acre. 3 stories by right. | 2 stories / 35 ft (3 stories / 40 ft for senior housing with SDPR) | 50% |
| R-4 | High-density apartments, 25-50 units per acre. 3 stories, more with SDPR. Corridor locations. | 3 stories / 45 ft (senior: 3 stories / 40 ft with SDPR) | 50% |
| R-5 | Unlimited density. Downtown urban core. High-rise apartments by right with SDPR. | Per SDPR approval (no fixed cap in DCP-O) | 50% |
| O | Low-intensity office and professional services. 2 stories / 35 ft. Transition zone from residential. | 2 stories / 35 ft | 50% |
| C-D | Light neighborhood commercial. 1 story / 20 ft on some frontages. Site plan approval required. | 1 story / 20 ft (Charleston frontage); 2 stories / 35 ft elsewhere | 50% |
| C-1 | Neighborhood commercial. 2 stories / 35 ft for retail; 10 stories / 150 ft for mixed-use. | 2 stories / 35 ft (commercial); 10 stories / 150 ft (mixed-use) | 50% |
| C-2 | Broadest commercial district. Retail, auto, wholesale, office, mixed-use. 10 stories / 150 ft. | 2 stories / 35 ft (commercial); 10 stories / 150 ft (mixed-use) | 50% |
| C-PB | Office campus and business park. 5 stories / 85 ft; 6 stories / 100 ft near freeways. | 5 stories / 85 ft (6 stories / 100 ft within 200 ft of freeway) | 50% |
| M | Heavy manufacturing, warehousing, distribution. Located away from residential. No height cap listed. | No residential adjacency: 55 ft; varies with use | 65% |
| T-C | Master-planned mixed-use centers. Custom development standards per approved plan. | Per approved plan (typically 3-6 stories) | Per approved plan |
| T-D | Traditional neighborhood design. Grid streets, alleys, front porches. New urbanist standards. | 2-3 stories (per approved plan) | Per approved plan |
| DCP-O | Height, setback, and coverage limits all waived. City Council sets limits via SDPR. The most valuable overlay. | No fixed max (per SDPR) | No fixed max (per SDPR) |
Residential -- Single-Family
4 districts in Las Vegas
R-E
Residence EstatesLarge-lot single-family with equestrian rights. Minimum half-acre lots, low coverage, deep setbacks. Found in the northwest and southwest edges of the city where horse keeping is still common.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit
- ✓Horse keeping (1 per half-acre)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Subdivision below half-acre lots
Key numbers
- Height
- 2 stories / 35 ft
- Lot min
- 20,000 SF (~0.46 acres)
- Width
- 100 ft
- Coverage
- 30%
- Front
- 30 ft
- Side
- 8 ft
- Rear
- 20 ft
What this means in practice
30% coverage on 20,000 SF = 6,000 SF max footprint. Two stories gets you ~11,000 SF of living space -- the math only works for custom homes. These lots trade at a premium because of horse-keeping entitlements. If you're assembling R-E parcels near a growing corridor, the rezoning play to R-1 or R-CL can unlock significantly more value.
R-D
Single Family Residential-RestrictedLarge suburban single-family lots with restricted development intensity. Wider lots, deeper setbacks, lower coverage than R-1. Typical of older established neighborhoods.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗Lot splits below 10,000 SF
Key numbers
- Height
- 2 stories / 35 ft
- Lot min
- 10,000 SF
- Width
- 80 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 8 ft
- Rear
- 20 ft
What this means in practice
40% of 10,000 SF = 4,000 SF footprint. Two stories yields ~7,500 SF -- standard custom home territory. These lots are oversized for the current market. If adjacent parcels are zoned R-1, a rezoning request has a reasonable shot. Check the General Plan land use designation before making an offer.
R-1
Single Family ResidentialThe default single-family district covering most of the city's residential neighborhoods. Standard suburban lots with straightforward setbacks. Most Las Vegas tract homes sit on R-1 land.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 2 stories / 35 ft
- Lot min
- 6,500 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 15 ft
What this means in practice
50% coverage on 6,500 SF = 3,250 SF footprint. Two stories gets you ~6,000 SF total, but most spec homes build 1,800-2,400 SF single-story. The ADU play is strong here -- Nevada law supports accessory dwelling units and lenders are getting comfortable with them. Infill lots in established R-1 neighborhoods close to downtown are getting bid up for teardown-rebuilds.
R-CL
Single Family Compact-LotNarrow-lot single-family for higher-density single-family subdivisions. 35-ft wide lots enable tight infill projects. Common in master-planned communities and newer subdivisions.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit
- ✓Zero-lot-line homes
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 2 stories / 35 ft
- Lot min
- 3,500 SF
- Width
- 35 ft
- Coverage
- 55%
- Front
- 14 ft
- Side
- 5 ft (0 ft on one side for zero-lot-line)
- Rear
- 15 ft
What this means in practice
55% coverage on 3,500 SF = 1,925 SF footprint. Two stories gives ~3,600 SF. The 14-ft front setback and zero-lot-line option make this pencil for small-lot subdivisions -- you can fit 8-10 units per acre versus 5-6 in R-1. Builders use R-CL for entry-level product in the $350K-$500K range. The land basis per lot is lower, which helps margins.
Residential -- Multi-Family
4 districts in Las Vegas
R-2
Medium-Low Density ResidentialAllows duplexes, townhouses, and small apartment buildings alongside single-family. The transition district between single-family neighborhoods and higher-density corridors.
What you can build
- ✓Single-family detached homes
- ✓Duplexes
- ✓Townhouses
- ✓Small apartment buildings
- ✓Accessory dwelling units
- ✗Large apartment complexes
- ✗Commercial or retail (standalone)
- ✗Industrial
Key numbers
- Height
- 2 stories / 35 ft
- Lot min
- 4,000 SF (single-family) / 3,500 SF per unit (multi)
- Width
- 50 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 20 ft
What this means in practice
At 3,500 SF per unit, a half-acre R-2 site yields ~6 units. 50% coverage at 2 stories gives you ~21,780 SF of gross building area on that half-acre. The 2-story height cap keeps construction simple -- wood-frame, surface parking, no elevator. Duplex and fourplex investors love R-2 for cash-flow plays.
R-3
Medium Density ResidentialThe workhorse multifamily district. Townhouses, triplexes, fourplexes, and apartment buildings up to 3 stories. Found along arterials and transition areas between commercial corridors and single-family neighborhoods.
What you can build
- ✓Single-family and duplexes
- ✓Townhouses
- ✓Triplexes and fourplexes
- ✓Apartment buildings
- ✓Senior housing (3 stories with SDPR)
- ✗High-rise apartments
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 2 stories / 35 ft (3 stories / 40 ft for senior housing with SDPR)
- Lot min
- 2,000 SF per unit
- Width
- 50 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 20 ft
What this means in practice
At 2,000 SF per unit, a 1-acre R-3 site supports ~21 units. 50% coverage at 2 stories = ~43,560 SF gross on an acre. The height constraint means you're building garden-style apartments with surface parking. Typical product is 16-24 unit complexes with carports. Senior housing gets an extra story with Site Development Plan Review approval, which changes the unit economics.
R-4
High Density ResidentialHigher-density multifamily for apartment complexes along major corridors. Allows duplexes through large apartment buildings. This is where most of Las Vegas's market-rate apartment construction happens outside downtown.
What you can build
- ✓Duplexes and townhouses
- ✓Large apartment buildings
- ✓Senior housing
- ✓Group homes
- ✗Standalone commercial
- ✗Industrial
- ✗Single-family (inefficient use)
Key numbers
- Height
- 3 stories / 45 ft (senior: 3 stories / 40 ft with SDPR)
- Lot min
- 1,500 SF per unit
- Width
- 100 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
At 1,500 SF per unit, a 1-acre R-4 site yields ~29 units. Three stories at 50% coverage = ~65,340 SF gross on an acre. You'll need surface parking at 1.5-2 spaces per unit -- budget 350 SF per space including drive aisles. Typical product: 100-200 unit garden-style complexes with structured or tuck-under parking. Check for the Residential Adjacency setback -- it triggers additional setbacks when you're next to single-family.
R-5
ApartmentThe highest-density residential district, intended for the downtown urban core and high-intensity areas. No fixed density cap -- height limits are the practical constraint on unit count. Rare outside downtown.
What you can build
- ✓High-rise apartments
- ✓Mid-rise apartments
- ✓Townhouses
- ✓Mixed-use residential (with SUP)
- ✗Standalone commercial (need C-1 or C-2)
- ✗Industrial
Key numbers
- Height
- Per SDPR approval (no fixed cap in DCP-O)
- Lot min
- No minimum density cap
- Width
- 100 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
R-5 is the play for high-rise residential in Las Vegas. Within the Downtown Centennial Plan Overlay, height, setback, and coverage limits are all exempted -- the City Council sets limits through Site Development Plan Review. Outside the overlay, you're still capped by standard height tables. If you're looking at an R-5 parcel, the first question is whether it's inside DCP-O. That overlay is the difference between a 3-story walk-up and a 20-story tower.
Commercial
5 districts in Las Vegas
O
OfficeProfessional office district designed as a buffer between residential neighborhoods and commercial corridors. Medical, dental, legal, and financial offices. Limited supporting retail.
What you can build
- ✓Professional offices
- ✓Medical and dental offices
- ✓Financial services
- ✓Supporting personal services
- ✓Limited retail (ancillary)
- ✗Standalone retail
- ✗Restaurants or bars
- ✗Residential (without SUP)
- ✗Industrial
Key numbers
- Height
- 2 stories / 35 ft
- Lot min
- 7,000 SF
- Width
- 70 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 10 ft (adjacent to residential: 15 ft)
- Rear
- 20 ft
What this means in practice
O-zoned sites near medical centers trade at a premium -- the Las Vegas Medical District is a major demand driver. A 2-story office on a 10,000 SF lot yields ~10,000 SF of rentable space. Medical office rents in Las Vegas run $24-$36/SF NNN. If you're adjacent to residential, the 15-ft side setback eats into your buildable area. Check for form-based code overlay if you're near the Medical District -- the transect zones may offer more flexibility.
C-D
Designed CommercialA select type of light commercial designed to be compatible with surrounding residential neighborhoods. Site Development Plan required for every project. Lower intensity than C-1.
What you can build
- ✓Neighborhood retail
- ✓Personal services
- ✓Small offices
- ✓Daycare centers
- ✗Drive-throughs (restricted)
- ✗Auto-oriented uses
- ✗Bars or nightclubs
- ✗Industrial or warehousing
Key numbers
- Height
- 1 story / 20 ft (Charleston frontage); 2 stories / 35 ft elsewhere
- Lot min
- 7,000 SF
- Width
- 70 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
C-D exists to prevent strip-mall development in established neighborhoods. The mandatory site plan review adds 2-3 months to your timeline. On Charleston Boulevard, the 1-story/20-ft cap severely limits what pencils. Off Charleston, you get 2 stories but the use restrictions still keep you in neighborhood-serving retail. The C-D overlay (CD-O) applies additional design standards in some areas.
C-1
Limited CommercialNeighborhood-serving commercial along secondary arterials. Grocery, restaurants, personal services, small offices. The mixed-use height bonus is the headline: go from 2 stories to 10 stories if you include residential above.
What you can build
- ✓Retail and restaurants
- ✓Grocery stores
- ✓Professional offices
- ✓Personal services
- ✓Mixed-use (residential above commercial)
- ✗Auto sales or repair
- ✗Wholesale or distribution
- ✗Industrial
- ✗Adult entertainment
Key numbers
- Height
- 2 stories / 35 ft (commercial); 10 stories / 150 ft (mixed-use)
- Lot min
- 7,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
The mixed-use height bonus from 2 to 10 stories is the single biggest value driver in C-1 zoning. A C-1 site that pencils as a strip retail center at $40/SF land becomes a 10-story mixed-use tower site at $100+/SF. But the jump to 10 stories requires structured parking, elevator cores, and Type I construction -- your hard costs go from $150/SF to $300+/SF. Run the pro forma carefully. Most C-1 mixed-use projects land at 4-6 stories where the construction type transition still makes sense.
C-2
General CommercialThe most permissive commercial district. Everything from strip malls to auto dealers to mixed-use towers. If it's a commercial use, C-2 probably allows it. Found along major arterials and commercial corridors citywide.
What you can build
- ✓All retail and restaurant types
- ✓Auto sales, service, and repair
- ✓Wholesale and distribution
- ✓Office buildings
- ✓Hotels and casinos (with Gaming Overlay)
- ✓Mixed-use residential (10 stories / 150 ft)
- ✗Heavy manufacturing
- ✗Outdoor salvage or junkyard
- ✗Uses requiring M zoning
Key numbers
- Height
- 2 stories / 35 ft (commercial); 10 stories / 150 ft (mixed-use)
- Lot min
- 7,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
C-2 is the broadest entitlement in Las Vegas outside the downtown overlays. The auto-oriented uses (car lots, gas stations, drive-throughs) are allowed here but prohibited in C-1. If you're evaluating a C-2 site on a high-traffic arterial, the mixed-use height bonus to 10 stories is the upside play -- but check whether the Residential Adjacency setback applies. Adjacent single-family triggers additional setbacks that can shrink your buildable envelope significantly.
C-PB
Planned Business ParkMaster-planned office and business park district for corporate campuses, flex space, and professional offices. Higher height limits near freeways for visibility. Retail limited to 2 stories / 35 ft.
What you can build
- ✓Office buildings and corporate campuses
- ✓Research and development
- ✓Light assembly and flex space
- ✓Supporting retail (2 stories max)
- ✓Hotels
- ✗Standalone residential
- ✗Heavy manufacturing
- ✗Outdoor storage
- ✗Auto-oriented uses
Key numbers
- Height
- 5 stories / 85 ft (6 stories / 100 ft within 200 ft of freeway)
- Lot min
- 20,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 15 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
The freeway adjacency bonus (6 stories / 100 ft within 200 ft of a freeway or expressway) is the play for C-PB sites near the 215 Beltway, US-95, or I-15 interchanges. A 5-story office building on a 1-acre site at 50% coverage = ~108,900 SF of gross floor area. Retail is capped at 2 stories -- so your ground-floor retail is limited even if the overall building goes to 5. Las Vegas office market runs $24-$30/SF full-service gross.
Industrial
1 district in Las Vegas
M
IndustrialLas Vegas's only general industrial district. Manufacturing, warehousing, distribution, contractor yards, and heavy commercial uses. Intended for locations buffered from residential development.
What you can build
- ✓Manufacturing and processing
- ✓Warehousing and distribution
- ✓Contractor yards and outdoor storage
- ✓Auto wrecking and salvage
- ✓Heavy commercial uses
- ✗Residential
- ✗Retail (standalone, beyond ancillary)
- ✗Hotels
- ✗Schools or daycare
Key numbers
- Height
- No residential adjacency: 55 ft; varies with use
- Lot min
- 7,000 SF
- Width
- 100 ft
- Coverage
- 65%
- Front
- 15 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
Industrial land in Las Vegas has appreciated dramatically -- logistics demand from e-commerce and the nearness to Southern California have driven spec industrial rents to $12-$16/SF NNN. A 1-acre M-zoned site at 65% coverage yields ~28,300 SF of warehouse footprint. High-bay (32-ft clear) is the preferred product. Check for the Airport Overlay (A-O) which imposes height restrictions near Harry Reid International. North Las Vegas and Henderson have more industrial inventory, so M-zoned land within City of Las Vegas limits trades at a premium.
Special Purpose
2 districts in Las Vegas
T-C
Town CenterDesignated for master-planned town center developments with their own development standards manual. Each T-C has a unique set of approved standards governing height, setbacks, uses, and design. Summerlin's town centers are the primary example.
What you can build
- ✓Per approved Town Center Development Standards Manual
- ✓Typically: retail, office, residential, entertainment
- ✓Mixed-use buildings
- ✓Hotels and hospitality
- ✗Uses not listed in the approved standards manual
- ✗Development outside the approved plan parameters
Key numbers
- Height
- Per approved plan (typically 3-6 stories)
- Lot min
- Per approved plan
- Width
- Per approved plan
- Coverage
- Per approved plan
- Front
- Per approved plan
- Side
- Per approved plan
- Rear
- Per approved plan
What this means in practice
T-C is not a standard zoning district -- it's a site-specific entitlement with its own development standards manual. If you're looking at a T-C parcel, the first thing you need is the approved standards manual for that specific town center. Standards vary dramatically between town centers. The approval process for modifications runs through the City Council. Summerlin's Downtown Summerlin area is the most active T-C with standards that allow mid-rise mixed-use.
T-D
Traditional DevelopmentNew urbanist district designed for walkable neighborhoods with traditional design elements -- grid streets, rear alleys, front porches, and mixed housing types. Applied to specific planned developments.
What you can build
- ✓Single-family homes (traditional design)
- ✓Townhouses and rowhouses
- ✓Small apartment buildings
- ✓Neighborhood-serving retail
- ✓Live/work units
- ✗Auto-oriented commercial
- ✗Industrial
- ✗Big-box retail
- ✗Gated communities
Key numbers
- Height
- 2-3 stories (per approved plan)
- Lot min
- Per approved plan (typically 2,500-5,000 SF)
- Width
- Per approved plan (typically 30-50 ft)
- Coverage
- Per approved plan
- Front
- Per approved plan (typically 10-15 ft)
- Side
- Per approved plan (typically 3-5 ft)
- Rear
- Per approved plan (alley-loaded)
What this means in practice
T-D is applied to specific projects, not mapped broadly. Each T-D development has its own approved plan with custom lot sizes, setbacks, and design standards. The alley-loaded requirement means lots are accessed from the rear, which eliminates front-facing garages and creates a traditional streetscape. If you're buying in a T-D, get the approved plan -- it controls everything. The small lot sizes (often 30-40 ft wide) pencil well for builders who can work at that scale.
Overlay -- Downtown
1 district in Las Vegas
DCP-O
Downtown Centennial Plan OverlayApplied to the downtown urban core. Exempts all properties from standard height limits, setback requirements, and lot coverage maximums. Development standards are set project-by-project through Site Development Plan Review approved by City Council.
What you can build
- ✓High-rise residential
- ✓High-rise office
- ✓Hotels and casinos
- ✓Mixed-use towers
- ✓Entertainment venues
- ✗Projects that fail City Council SDPR approval
- ✗Uses prohibited by the underlying district
Key numbers
- Height
- No fixed max (per SDPR)
- Lot min
- Per underlying district
- Width
- Per underlying district
- Coverage
- No fixed max (per SDPR)
- Front
- No fixed requirement (per SDPR)
- Side
- No fixed requirement (per SDPR)
- Rear
- No fixed requirement (per SDPR)
What this means in practice
DCP-O is the highest-value overlay in Las Vegas. A C-2 parcel outside downtown maxes at 10 stories / 150 ft. The same C-2 parcel inside DCP-O has no height cap. The City Council sets limits through SDPR, which gives you negotiating room. Plan for 3-6 months of entitlement. The 2045 Downtown Master Plan supports high-density mixed-use, so tall projects get favorable treatment if the design is strong. Below-grade or structured parking is expected at these intensities.
Development Bonus Program
Las Vegas offers a significant mixed-use height bonus in C-1 and C-2 districts: projects that include residential units above commercial can build up to 10 stories / 150 ft, versus 2 stories / 35 ft for standalone commercial. No affordable housing requirement -- the bonus is by-right for any mixed-use project. Within the Downtown Centennial Plan Overlay (DCP-O), all standard height, setback, and coverage limits are waived entirely, with the City Council setting project-specific limits through Site Development Plan Review. The combination of C-2 zoning plus DCP-O is the most permissive development entitlement in Las Vegas.
Overlay Districts
Downtown Centennial Plan Overlay (DCP-O)
Covers the downtown urban core. Exempts properties from standard height limits, setback requirements, and lot coverage maximums. All development standards set through Site Development Plan Review by City Council. This is where high-rise projects are entitled. The 2045 Downtown Master Plan guides planning decisions.
Downtown Casino Overlay (DC-O)
Permits casino and gaming uses within the downtown core. Required for any gaming establishment. Applies in conjunction with DCP-O. If you're evaluating a downtown site for a hotel-casino, both overlays must apply.
Downtown Entertainment Overlay (DE-O)
Allows entertainment-oriented uses -- live music venues, nightclubs, bars, and event spaces -- in designated downtown areas. Less restrictive noise and operating hour standards than elsewhere in the city.
Gaming Overlay (G-O)
Permits gaming uses outside downtown in specific commercial corridors. Applied to C-1 and C-2 parcels where gaming is appropriate. Without this overlay, gaming establishments are prohibited even in commercial zones. Check the overlay map before acquiring a site for gaming.
Airport Overlay (A-O)
Height restrictions around Harry Reid International Airport per FAA Part 77 surfaces. Can severely limit building height on parcels south and east of downtown. Get an FAA determination before designing any project over 2 stories within the A-O boundary.
Designed Commercial Overlay (CD-O)
Applies additional architectural and site design standards to C-D zoned areas. Requires enhanced landscaping, building articulation, and sign standards. Adds design review to the permitting process.
Historic Designation Overlay (HD-O)
Protects designated historic properties and districts. Exterior modifications and demolition require review. Covers areas like the John S. Park Historic District. Budget extra time for Certificate of Appropriateness review on any project within HD-O.
Live/Work Overlay (LW-O)
Permits live/work units in designated areas -- residential units with integrated workspace. Allows limited commercial activity in otherwise residential zones. Found in transitional neighborhoods near downtown and the Arts District.
Rural Preservation Overlay (RP-O)
Protects rural residential character in the northwest and southwest. Restricts lot splits and maintains minimum lot sizes. If you're looking at R-E land in the RP-O, subdivision potential is severely limited -- the overlay exists specifically to prevent densification.
Hillside Development Overlay (HS-O)
Applies to properties with slopes exceeding 12%. Requires grading plans, limits cut and fill, and may restrict buildable area. Primarily affects western edge parcels near Red Rock Canyon. Geotechnical report required.
Las Vegas Boulevard Scenic Byway Overlay (SB-O)
Enhanced design and signage standards along Las Vegas Boulevard within city limits. Covers the portions north of Sahara (the Strip itself is unincorporated Clark County). Requires design review for new development and sign permits.
Frequently Asked Questions
How do I check zoning for a specific property in the City of Las Vegas?
Use the City's GeoView interactive map at geoview-lasvegasnevada-gov.appspot.com. Enter an address to see the zoning district and any overlays. Verify that the property is within the City of Las Vegas -- not unincorporated Clark County, Henderson, or North Las Vegas. Jurisdiction determines which code applies.
Is my property in the City of Las Vegas or Clark County?
This is the most important question for any Las Vegas-area deal. The Strip, Paradise, Spring Valley, Sunrise Manor, and Whitney are all unincorporated Clark County -- governed by Title 30, not Title 19. The City of Las Vegas covers downtown, Summerlin South, and areas north and west of the Strip. Check on GeoView or the Clark County Assessor's site to confirm jurisdiction before applying the wrong code.
What's the mixed-use height bonus?
In C-1 and C-2 districts outside downtown, mixed-use projects with residential above commercial can build up to 10 stories or 150 ft, whichever is less. Standalone commercial in the same districts is limited to 2 stories or 35 ft. No affordable housing or special approval required -- the bonus is by-right when you include residential units.
How does the Downtown Centennial Plan Overlay work?
The DCP-O exempts all properties from standard height limits, required setbacks, and lot coverage maximums. Instead, the City Council sets project-specific standards through Site Development Plan Review. This means there is no fixed height cap in downtown -- the practical limit is what the Council approves. Plan for 3-6 months of entitlement for SDPR approval.
Can I build an ADU in Las Vegas?
Yes. ADUs are allowed in R-E, R-D, R-1, and R-CL districts. Recent code changes eliminated minimum lot size requirements for ADUs, allowed full basements, and removed the one-bedroom restriction. Attached ADUs can be up to 50% of the primary dwelling or 1,200 SF, whichever is less. Detached ADUs max at 1,200 SF.
What is the Residential Adjacency setback?
When a commercial or multifamily project is adjacent to or across the street from single-family residential, additional setbacks and height step-backs apply. The required setback increases based on building height and proximity to the residential property line. This can significantly reduce your buildable envelope -- always check for adjacent R-E, R-D, R-1, or R-CL parcels before designing your project.
What zoning do I need for a casino or gaming establishment?
Gaming requires the Gaming Overlay (G-O) in addition to C-1 or C-2 base zoning. In downtown, the Downtown Casino Overlay (DC-O) applies. Without the gaming overlay, gaming is prohibited even on commercially zoned land. Check the overlay map -- gaming overlays are limited to specific corridors and the downtown core.
What is the form-based code and where does it apply?
Chapter 19.09 introduced form-based transect zones (T3 through T6) for the downtown area, starting with the Las Vegas Medical District as a pilot in 2018. The transect zones regulate building form and street relationship rather than use separation. If your parcel is mapped with a transect zone on the Zoning Atlas, the form-based code controls instead of the traditional Title 19 standards.
Get the full property profile for
any address in Las Vegas
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.