The purposes of the Residential Zoning Districts are to:

1. A.
   Support responsible growth and development patterns to minimize urban sprawl;
2. B.
   Provide appropriately located areas for residential development that are consistent with the Comprehensive Plan and with standards of public health and safety established by this Code;
3. C.
   Ensure adequate light, air, privacy, and open space for each dwelling, and protect residents from the harmful effects of excessive noise, overcrowding, traffic congestion, and other significant adverse environmental effects;
4. D.
   Protect residential areas from hazardous activities, fires, explosions, landslides, toxic fumes and substances, and other public safety hazards;
5. E.
   Provide for residential lands with varying densities and types of housing to offer a variety of well-designed universal housing options to meet the needs of all residents;
6. F.
   Allow low-intensity, resident-serving, nonresidential uses within some residential areas to minimize the need for travel and to encourage vibrant neighborhoods; and
7. G.
   Ensure the provision of public services and facilities needed to accommodate planned population densities to encourage healthy, livable neighborhoods; and
8. H.
   Protect and enhance the overall character and quality of life of each residential district.

Additional purposes of each Residential Zoning District:

Low-Density Single-Family Residential (RS-1, RS-2, RS-4, RS-6, and RS-8). The RS-1, RS-2, RS-4, RS-6, and RS-8 districts are established to accommodate a variety of residential use types in a residential neighborhood setting. The districts also allow for a limited number of public and institutional uses, and similar compatible uses that may be appropriate in a residential neighborhood environment.

Medium-Density Residential (RM-10 and RM-16). The RM-10 and RM-16 districts are established to provide opportunities for a wide range of medium density housing options, including attached and detached single-unit dwellings, townhouses, condominiums, and apartment buildings. The districts also allow for a limited number of public and institutional uses, and similar compatible uses that may be appropriate in a medium-density residential environment.

High-Density Multifamily Residential (RH-24 and RH-36). The RH-24 and RH-36 districts are established to provide opportunities for a variety of high-density residential development designed to be compatible with their sites and surroundings. Housing options include single-unit attached, townhouses, condominiums, and apartment buildings. The districts also allow for a limited number of public and institutional uses, and similar compatible uses that may be appropriate in a high-density residential environment.

Manufactured Home Residential (RMH). The RMH district is established to provide appropriate locations for mobile/manufactured/tiny home park sites, parks for permanent residents, parks with rental spaces, and individually owned lots in a mobile/manufactured home/tiny house subdivision.

(Ord. # 4007, 02/06/2024; Ord. # 4050, 12/17/2024)

Effective on: 12/20/2024

Table 19.2.2-1, Development Standards – Residential Districts, establishes the dimensional and development standards for Residential Districts. The number indicated in the name of each zoning district correlates to the maximum density allowed in that zoning district. Additional regulations are noted in the right column. Letters in parentheses refer to additional development standards that directly follow the table.

1. A.
   Setbacks.

   1. 1.
      Attached residential housing products may abut lot lines along common walls.
   2. 2.
      The side setback for single family attached homes applies to the ends of buildings. See also HMC Section 19.10.2.D.5, Building Separation.
   3. 3.
      If adjacent to a single-family detached development, or adjacent to an undeveloped site with land use that specifically supports development of single-family detached homes, attached residential and multi-family housing products must be setback a distance equal to the building height from the lower density residential boundary/property line and meet buffer requirements, as listed in HMC Chapter 19.11, Landscaping Standards.
   4. 4.
      Average front setbacks may apply in some areas (see HMC Section 19.10.2.B, Residential Design Standards).
2. B.
   Parking Placement in RM and RH Districts. Parking may be located within the required setback, subject to the following requirements.

   1. 1.
      Surface parking may be located within 40 feet of an existing right-of-way when the Director makes the following findings.

      1. a.
         Buildings are built as close to the public sidewalk as feasible; and there is an existing utility easement that prohibits structures, and the best use of the land under the circumstances would be surface parking.
   2. 2.
      Surface parking may be located within the side or rear setbacks only if a minimum five-foot setback is maintained.
3. C.
   Height. Subject to compliance with 19.10.4 of this Code, the Director may allow an increase of 15 feet maximum above the base zoning district maximum height for developments that include Affordable Housing units. In order to utilize this increase, the buildings with the additional height must be at least 150 feet from the property line of a developed parcel in an RS district.

(Ord. # 3954, 04/18/2023; Ord. # 4007, 02/06/2024)  

Effective on: 2/9/2024

The purposes of the Mixed-Use Zoning Districts are to:

1. A.
   Provide for the orderly, well-planned, and balanced development of mixed-use districts.
2. B.
   Encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, corridor revitalization, and a pleasant quality of life.
3. C.
   Promote pedestrian- and transit-oriented, mixed-use commercial centers at corners and intersections.
4. D.
   Establish design standards that improve the visual quality of development and create a distinctive and attractive character along streets.
5. E.
   Provide appropriate transitions between commercial and residential uses to preserve commercial and mixed-use feasibility and residential quality.

Additional purposes of each Mixed-Use Zoning District:

Regional Mixed-Use (MR). The MR district is intended to support a wide urban-scale mixed-use development in attractive and pedestrian-friendly regional centers. It accommodates large-scale, mixed-use development with a variety of nonresidential uses, including major employers, restaurants, theaters, lodging, offices; a broad mix of complementary uses, including high-density multifamily housing, major civic and public facilities, parks, and open space; and pedestrian-friendly elements, such as connections to transit facilities and community gathering spaces.

Corridor Mixed-Use (MC). The MC district is intended to support medium to high-intensity vertical and horizontal mixed-use development that facilitates the gradual transformation of existing areas into walkable, transit-oriented centers. It is also intended to support infill development and incremental change in areas close to transit stops and/or at transportation crossroads. This district accommodates transit-supportive development and uses, including a mixture of high-density housing and nonresidential active ground floor uses.

Neighborhood Mixed-Use (MN). The MN district is intended to support horizontal and vertical mixed-use development with medium-density housing in the same structures or in proximity to pedestrian-scale, neighborhood-serving nonresidential uses. It provides for a mix of building types compatible with medium-density multi-family housing on upper levels or on side streets and a mix of pedestrian-oriented neighborhood-serving uses along applicable primary street frontages. Development is envisioned to be transitional and at a scale that is consistent with walkable neighborhoods.

(Ord. # 4050, 12/17/2024)

Effective on: 12/20/2024

Table 19.3.2-1, Development Standards – Mixed-Use Districts, prescribes the dimensional and development standards for Mixed-Use Districts. Letters in parentheses refer to additional development standards that directly follow the table.

1. A.
   Height.

   1. 1.
      Structures shall not interrupt a line of a 1:1 slope extending upward from existing grade at a RS or RM district boundary. See Figure 19.3.2-A, Residential Adjacency.

FIGURE 19.3.2-A, RESIDENTIAL ADJACENCY

1.  
   2. 2.
      Subject to compliance with 19.10.4 of this Code, the Director may allow a height increase of 15 feet maximum above the base zoning district maximum height for Affordable Housing developments. In order to utilize this increase, the buildings with the additional height must be at least 150 feet from the property line of a developed parcel in an RS district.

2. B.
   Encroachments and Street Frontage Improvements.

   3. 3.
      Encroachments into the Right-of-Way. All non-standard items located within a public right-of-way, are subject to a Revocable Permit and Covenant from the Public Works Director.
   4. 4.
      Street Frontage Improvements. New development shall provide street frontage improvements in accordance with applicable plans and specifications and the minimum standards listed below.

      1. a.
         All Street Frontages. In order to create an environment that is supportive of transit and pedestrian mobility, public sidewalks shall be provided along both sides of all streets.

         1. i.
            Minimum Sidewalk Width. Sidewalks shall be a minimum of 16 feet in width and a maximum 18 feet in width. The minimum requirement shall apply regardless of the available right-of-way. Where required, the sidewalk shall extend onto private property to fulfill the minimum requirement and a sidewalk easement shall be provided.

            1. (a)
               Transition Width. If a development’s sidewalk connects to a narrower adjacent sidewalk, the Director may approve tapering the development’s sidewalk width or alternatively transitioning the area with plazas, gathering areas, passive recreational opportunities, or other means.
            2. (b)
               Exceptions. Development on lots that include a public access easement with a trail or other constraints may be exempt from the minimum sidewalk width requirement if approved as part of the design review process.
         2. ii.
            Required Areas. Sidewalks shall be organized into two distinct areas: a street tree/furniture area located adjacent to the curb where applicable, and a clear area. See Figure 19.3.2-B, Sidewalk Areas.

            1. (a)
               Street Tree/Furniture Area. The street tree/furniture area shall have a minimum width of eight feet (from face-of-curb) and shall be continuous and located adjacent to the curb.

               1. (1)
                  The area shall be planted with street trees at an average spacing of 20 to 30 feet on center, based on the mature canopy width of the tree species selected.
               2. (2)
                  The area also is intended for the placement of street furniture including seating, streetlights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public art, public utility equipment such as electric transformers and water meters, shade structures, and similar elements in a manner that does not obstruct pedestrian access or motorist visibility.
            2. (b)
               Clear Area. The clear sidewalk area shall be unobstructed, a minimum width of eight feet, shall be constructed of concrete or an alternative hardscape material as approved by the Director, and shall be located adjacent to the street tree/furniture area. The clear area shall be unobstructed by any permanent or nonpermanent element (e.g., light poles, shade structures) for a minimum width of six feet and a minimum height of eight feet.
            3. (c)
               Additional Sidewalk Area. Additional sidewalk width located between the clear area and the building may be used for outdoor dining, seating, or display areas.

FIGURE 19.3.2-B, SIDEWALK AREAS

2.  
   4.  
      1.  
         3. iii.
            Alternative Configurations. Where the above configurations are not feasible, alternative streetscape configurations and widths may be allowed by a compensating benefit or by the Director.
      2. b.
         Improvements Along the Boulder Highway Corridor. Developments with frontage abutting Boulder Highway shall meet the code typical cross-sections and determine the relationship between sidewalks and the Boulder Highway Corridor linear park. Specific standards shall be determined by the Director as part of the development review process. Improvements within the right-of-way adjacent to the proposed development shall be shown on the site plan.
   5. 5.
      Development within Public Access Easements. Trees, landscaping, outdoor dining, trails, and other similar features and uses may be located within a public access easement.
3. C.
   Required Building Location.

   1. 1.
      Build-to Line. Buildings shall be located within the setback range for at least the percentage of the linear street frontage identified in Table 19.3.2-1, Development Standards-Mixed-Use Districts.
   2. 2.
      Corner Build Area. Buildings shall be located within the setback range within 30 feet of the street corner.
   3. 3.
      Alternatives. Alternatives to the building location requirements may be approved if the Director finds that:

      1. a.
         Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the open space, courtyard, plaza, or dining area; or
      2. b.
         The nature of the site, development, or proximity to an easement make it impractical.
4. D.
   Building Transparency/Required Openings for Non-Residential Uses. Exterior walls facing and within 20 feet of a street, park, plaza, pedestrian walkway, or other public outdoor space shall include windows, doors, or other openings for at least the identified percent of the building wall area located between two and one-half and eight feet above ground level.

   1. 1.
      Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing with a minimum Visible Light Transmittance of 0.65 and a maximum Visible Light Reflectance of 0.2 and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
   2. 2.
      Exceptions for Parking Structures. Parking structures shall be lined with retail, office, or residential uses along at least 60 percent of the ground-floor street frontage. The building transparency requirement shall only apply to the portion of the parking structure lined with retail or office uses.
   3. 3.
      Alternatives. Alternatives to the building transparency requirement may be approved if the Director finds that the street-facing building walls exhibit substantial architectural relief and detail, and are enhanced with landscaping or public art.
5. E.
   Limitations on Blank Walls. No wall may run in a continuous horizontal plane for more than 30 feet without windows or doors.
6. F.
   Parking Placement. Buildings shall be placed as close to the street and/or pedestrian walkways as possible, with parking behind a building or on the interior side or rear of the site. Parking may be located within the required setback, subject to the following requirements.

   1. 1.
      Garages Serving a Dwelling Unit. Garages serving a dwelling unit shall be set back from street facing lot lines a minimum of 20 feet for front loaded garages and a minimum of 10 feet for side loaded garages.
   2. 2.
      Public Access Easements. Surface parking may be located within 40 feet of a front or street facing lot line if an easement exists and the Director determines that proposed structures are located as close to the street facing lot line as possible.

(Ord. # 3954, 04/18/2023; Ord. # 4007, 02/06/2024; Ord. # 4118, 11/04/2025) 

Effective on: 11/7/2025

The purposes of the Commercial Zoning Districts are to:

1. A.
   Designate adequate land for a full range of residential- and business-serving commercial uses and services to implement the Comprehensive Plan, be responsive to economic changes and trends, and expand and strengthen the City's economic resources;
2. B.
   Create an adequate balance between residential and commercial uses allowing space for economic growth and job opportunities.
3. C.
   Establish development and design standards that improve the visual quality and give commercial development a sense of place;
4. D.
   Ensure appropriate buffers and transitions to adjacent neighborhoods, particularly residential neighborhoods, with pedestrian and bicycle connections to transit; and
5. E.
   Ensure that new development is designed appropriately to the physical characteristics of the area, encouraging resource efficient buildings that incorporate sustainable materials, minimize runoff, incorporate xeriscaping and conserve energy and water.

Additional purposes of each Commercial Zoning District:

Neighborhood Commercial (CN). The CN district is established to provide sites for local serving commercial areas while establishing development standards that prevent significant adverse effects on adjacent residential areas.

Office Commercial (CO). The CO district is established to provide areas primarily for office development that will be compatible with nearby residential uses and that will protect these office developments from potential disruption by incompatible commercial and industrial uses. Other uses that are supportive of the businesses and employees of the district are allowed.

Community Commercial (CC). The CC district is established to provide sites for community and regional retail shopping centers containing a wide variety of commercial establishments including retail stores, restaurants, commercial recreation, and other services.

Highway Commercial (CH). The CH district is established to provide sites for auto-oriented commercial uses including hotels, motels, service stations, car washes, automobile sales and services, drive-through and drive-in restaurants, offices, limited warehousing, and commercial services.

Future applications for CH zoning are prohibited. As of November 26, 2024, applications for zone change amendments to CH (Highway Commercial) district shall not be accepted.

Tourist Commercial (CT). The CT district is established to provide sites for visitor-oriented uses including casinos, hotels, motels, resort complexes, commercial recreation facilities, restaurants, travel trailer and RV facilities, and limited residential development in a mixed-use project.

Auto-mall Commercial (CA). The CA district is established to provide sites for new automobile dealerships and related uses.

(Ord. # 4050, 12/17/2024)

Effective on: 12/20/2024

Table 19.4.2-1, Development Standards – Commercial Districts, establishes the dimensional and development standards for Commercial Districts. Letters in parentheses refer to additional development standards that directly follow the table.

1. A.
   Height.

   1. 1.
      Structures shall not interrupt a line of a 1:1 slope extending upward from existing grade at a RS or RM district boundary. See Figure 19.3.2-A, Residential Adjacency.
   2. 2.
      Hotels in the CT and CH districts may be up to 100 feet in height by right and may exceed 100 feet in height if approved through a Conditional Use Permit, provided minimum setbacks abutting residential zoning districts or lots occupied by residential uses are increased by at least one foot for each one foot increase in height above 100 feet.
   3. 3.
      Multifamily dwellings in the CT district may be up to 60 feet in height unless otherwise approved with a waiver of standards or administrative adjustment (up to 10 percent increase). Subject to compliance with 19.10.4 of this Code, the Director may allow an increase of 15 feet maximum above the base zoning district maximum height for developments that include Affordable Housing units. In order to utilize this increase, the buildings with the additional height must be at least 150 feet from the property line of a developed parcel in an RS district.
2. B.
   Required Building Location.

   1. 1.
      Corner Build Area. Within 30 feet of the street corner, buildings shall be located within the setback.
   2. 2.
      Alternatives. Alternatives to the building location requirements may be approved if the Director finds that:

      1. a.
         Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the open space, courtyard, plaza, or dining area; or
      2. b.
         The nature of the site, development, or proximity to a public access easement make it impractical. 
3. C.
   Parking. Parking may be located within the required setback, subject to the following requirements.

   1. 1.
      Garages Serving a Dwelling Unit. Garages serving a dwelling unit shall be set back from street facing lot lines a minimum of 20 feet for front loaded garages and a minimum of 10 feet for side loaded garages.
   2. 2.
      Surface Parking.

      1. a.
         Above ground surface parking may be located within 40 feet of an existing right-of-way when the Director makes the following findings.

         1. i.
            Buildings are built close to the public sidewalk to the maximum extent feasible; and
         2. ii.
            There is an existing utility easement that prohibits structures and the best use of the land under the circumstances would be surface parking.
      2. b.
         Above ground surface parking may be located within the side or rear setbacks only if a minimum five-foot setback is maintained.

For Non-Residential Design Standards see 19.10.2.G.

(Ord. # 3954, 04/18/2023; Ord. # 4050, 12/17/2024)

Effective on: 12/20/2024

The purposes of the Industrial Zoning Districts are to:

1. A.
   Designate adequate land for industrial growth, businesses, and professional offices consistent with the Comprehensive Plan to expand and strengthen the City's economic resources;
2. B.
   Fulfill the City’s economic development strategies that influence place for development and infrastructure priorities, redevelopment and revitalization efforts; industry for business and development priorities; and people for workforce development;
3. C.
   Provide a range of employment opportunities to meet the needs of current and future residents, attracting and retaining talented workforce;
4. D.
   Provide areas for a wide range of manufacturing and logistics, industrial processing, and service commercial uses and protect areas where such uses now exist;
5. E.
   Promote development of employment centers linked to a variety of amenities and transportations options;
6. F.
   Establish development and design standards that improve the visual quality of industrial development to ensure appropriate buffers and transitions to adjacent zoning districts, providing pedestrian and bicycle connections to transit; and
7. G.
   Ensure that new development is designed appropriately to the physical characteristics of the area, encouraging resource efficient buildings that incorporate sustainable materials, minimize runoff, incorporate xeriscaping and conserve energy and water.

Additional purposes of each Industrial Zoning District:

Limited Industrial (IL). The IL district is established to provide areas for a diverse range of light industrial and workplace uses, including office, research and development, biotechnology, warehousing, service commercial, indoor farming, and other related uses.

General Industrial (IG). The IG district is established to provide areas for the operation of general industry, manufacturing, extraction, salvage, and related activities, subject to performance standards and buffering requirements to minimize potential environmental impacts.

Industrial Park (IP). The IP district is established to provide areas for research and development facilities, professional offices, and other large-scale professional uses in large or campus-like business park settings.

Effective on: 1/1/1901

Table 19.5.2-1, Development Standards – Industrial Districts, establishes the dimensional and development standards for Industrial Districts. Letters in parentheses refer to additional development standards that directly follow the table.

1. A.
   Height. Structures shall not interrupt a line of a 1:1 slope extending upward from existing grade at a RS or RM district boundary. See Figure 19.3.2-A, Residential Adjacency.
2. B.
   Parking Placement. No more than 50% of the lot's street frontage shall be occupied by parking. Parking may be located within the required setback, subject to the following requirements.

   1. 1.
      Surface parking may be located within 40 feet of an existing right-of-way when the Director makes the following findings:

      1. a.
         Buildings are built close to the public sidewalk to the maximum extent feasible; and
      2. b.
         The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.
   2. 2.
      Surface parking may be located within the side or rear setbacks only if the minimum required landscape buffer is maintained.

Effective on: 1/1/1901

The purposes of the Public and Special Purpose Zoning Districts are to:

1. A.
   Designate adequate lands for needed public facilities, services, and amenities consistent with the Comprehensive Plan to strive for equitable distribution and diverse mix uses;
2. B.
   Support and expand on existing investment to revitalize Downtown Henderson;
3. C.
   Identify gaps and prioritize development based on public facilities and services needs to serve residents, businesses, and visitors.

Additional purposes of each Public and Special Purpose Zoning Districts:

Development Holding (DH). The DH district is established to provide a suitable classification for limited-service areas (as designated in the Comprehensive Plan), avoid premature development that cannot be provided with utility service, and permit only low-density development until utility and community services can be provided and/or the property is rezoned.

Downtown Public (DP). The DP district is established to provide an attractive, functional arts and entertainment hub, government services, recreational opportunities, and medical services for downtown Henderson.

Public and Semipublic (PS). The PS district is established to provide areas for various types of public and semipublic facilities needed to serve residents, businesses, and visitors and ensure that the development and operation of public and semipublic uses protects and enhances the character and quality of life of surrounding residential areas and that their uses are compatible with adjoining uses.

Effective on: 1/1/1901

Table 19.6.2-1, Development Standards – Public and Special Purpose Districts, establishes the dimensional and development standards for Public and Special Purpose Districts. Letters in parentheses refer to additional development standards that directly follow the table. Development standards in the PS district shall be determined by a conditional use permit, provided that if the conditional use permit fails to regulate an element regulated by an abutting base district, or no conditional use approval is required for the use listed in HMC Chapter 19.9, Use Regulations, the most restrictive regulations of the nearest base district apply to each portion of a PS district.

1. A.
   Required Building Location.

   1. 1.
      Build-to Line. Buildings shall be located within the setback range for at least the percentage of the linear street frontage identified in Table 19.6.2-1, Development Standards-Public and Special Purpose Districts.
   2. 2.
      Alternatives. Alternatives to the building location requirements may be approved if the Director finds that:

      1. a.
         Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the open space, courtyard, plaza, or dining area; or
      2. b.
         The nature of the site or development make it impractical.
2. B.
   Parking Placement. Parking shall be placed behind a building or on the interior side or rear of the site. Parking may be located within the required setback, subject to the following requirements.

   1. 1.
      Garages Serving a Dwelling Unit. Garages serving a dwelling unit shall be set back from street facing lot lines a minimum of 20 feet for front loaded garages and a minimum of 10 feet for side loaded garages.
   2. 2.
      Surface Parking.

      1. a.
         Surface parking may be located within 40 feet of an existing right-of-way when the Director makes the following findings.

         1. i.
            Buildings are built close to the public sidewalk to the maximum extent feasible; and
         2. ii.
            The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.
      2. b.
         Surface parking may be located within the side or rear setbacks only if a minimum five-foot setback is maintained.
   3. 3.
      Access. Single-unit buildings on lots with alley access shall not include driveway access from the street unless the street driveway already exists.

Effective on: 1/1/1901

The purpose of the Planned Community (PC) district is to implement any Master Plan (MP) Overlay or development agreement that the Council has determined is the appropriate tool for development of the property. Upon determination of the appropriateness of a development agreement, the PC district may be utilized to ensure Comprehensive Planning of large areas of land and to create efficient and stable developments offering a combination of planned land uses. This district is designed to provide for maximum flexibility in the development of planned communities.

Effective on: 1/1/1901

Allowed uses for any development in the PC district shall be in accordance with the approved development agreement or project development standards.

Effective on: 1/1/1901

The development of property within the PC district may proceed only if consistent with the approved master development plan as part of an approved development agreement or MP overlay district.

1. A.
   Development Agreements. Minor or major modifications to the approved development within the PC district shall be in accordance with the amendment provisions as defined in the approved development agreement and subject to NRS 278.0201 et seq.

   1. 1.
      Upon receipt of an application for a minor modification, the Director shall forward a copy of the application to the Development Agreement Advisory Committee. The Development Agreement Advisory Committee may determine that the application be treated as a major modification, in which case the modification shall proceed as a major modification in accordance with the development agreement. Otherwise, the Director shall process and make an administrative decision regarding the minor modification.
   2. 2.
      In the event that an individual is aggrieved by a decision of the Director as it relates to an administrative decision concerning a minor modification, such an individual may appeal in accordance with HMC Subsection 19.19.6.D, Appeals.
2. B.
   MP Overlay District. Amendments to the MP overlay district and/or the related master development plan shall be in accordance with HMC Section 19.8.5, Master Plan Development Overlay District.

Effective on: 1/1/1901