What are the typical residential setbacks in Henderson?

RS-6 zones (6,000-7,999 sq ft) have 20-foot front, 5-foot side, 15-foot rear setbacks with 50% coverage. RS-4 (4,000 sq ft) has 15-foot front, 5-foot side, 15-foot rear with 55% coverage. RS-2 small lots have 10-foot front and 65% coverage. RE estates have 25-foot front, 10-foot side.

What water conservation landscaping is required?

Water Smart landscape requirements limit turf. SNWA offers turf removal rebates. Pool covers required. Drip irrigation for non-turf areas. Nevada AB 356 bans ornamental grass in commercial/HOA common areas by 2027.

What flood control requirements apply?

Clark County Regional Flood Control District governs drainage. Desert washes create alluvial fan flood hazards. On-site detention may be required. Development must direct runoff to approved facilities. Check FEMA zones along washes.

Do I need HOA approval?

Most Henderson neighborhoods have HOAs with Architectural Review Committees. CC&Rs may be more restrictive than city zoning. Complete ARC review before city submittal. Communities include Anthem, Green Valley, Lake Las Vegas, and Inspirada.

What desert tortoise requirements exist?

The Mojave desert tortoise is federally threatened. Pre-construction surveys may be required on undeveloped parcels April-October. Clark County's Multi-Species HCP fee funds conservation. Consult the HCP before clearing desert land.

Henderson has adopted ADU regulations. Check current ordinance for size limits, setback requirements, and parking standards. Nevada law increasingly supports ADU development to address housing needs.

Submit through cityofhenderson.com/permits. Walk-in at 240 S. Water Street. Residential 2-4 weeks. Commercial 4-8 weeks.

How long does review take?

Residential 2-4 weeks. Commercial 4-8 weeks. HOA review should be completed before city submittal. Flood control and desert tortoise reviews concurrent.

Henderson Site Plan Requirements | Permits & Zoning Guide

By Site Plan Creator Team • March 6, 2026

Everything you need to know about creating a site plan for building permits in Henderson, NV. Covers zoning requirements, setbacks, stormwater management, and submission procedures.

Henderson Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Henderson, Nevada requires meeting specific requirements set by the Community Development and Services Department. Henderson is Nevada's second-largest city and is governed by the Henderson Municipal Code Title 19 (Zoning), with considerations for desert construction, water conservation in the Mojave Desert, Clark County flood control, desert tortoise habitat, and the city's master-planned community character with numerous HOAs.

Required Site Plan Elements

Property boundaries with dimensions and total lot area
Setbacks per Title 19
Existing and proposed structures with dimensions, height, and use
Lot coverage calculation
Parking per Title 19
Landscaping per Water Smart landscape requirements
Drainage per Clark County Regional Flood Control District standards
North arrow, scale, vicinity map
Clark County APN

Henderson Zoning and Setback Requirements

RS-2 (Single-Family, 2,000-3,999 sq ft lot): Front 10 feet, side 3 feet, rear 10 feet. Lot coverage max 65%.
RS-4 (Single-Family, 4,000-5,999 sq ft lot): Front 15 feet, side 5 feet, rear 15 feet. Lot coverage max 55%.
RS-6 (Single-Family, 6,000-7,999 sq ft): Front 20 feet, side 5 feet, rear 15 feet. Lot coverage max 50%. Height max 35 feet.
RS-8 (Single-Family, 8,000+ sq ft): Front 20 feet, side 5 feet, rear 20 feet. Lot coverage max 45%.
RE (Rural Estates, 1/2 acre+): Front 25 feet, side 10 feet, rear 25 feet. Lot coverage max 35%.
RM (Multi-Family): Front 20 feet, side 10 feet, rear 20 feet.

Water Conservation and Desert Landscaping

Henderson enforces strict water conservation through the Southern Nevada Water Authority (SNWA):

Water Smart Landscape: New residential front yards may have limited turf area; many master-planned communities require xeriscape
Turf removal incentives: SNWA offers cash rebates for removing grass and installing desert-adapted landscaping
Pool covers: Required for new swimming pools to reduce evaporation
Drip irrigation: Required for non-turf landscape areas
No ornamental grass in commercial/HOA common areas: Nevada law AB 356 requires removal by 2027

Clark County Flood Control

Clark County Regional Flood Control District (CCRFCD): Governs all flood control and drainage in Henderson
Alluvial fan flooding: Desert washes and alluvial fans create unique flood hazards not seen in wetter climates
Detention basins: Regional facilities managed by CCRFCD; on-site detention may be required
Grading and drainage: All development must direct runoff to approved facilities
FEMA zones: Check for Special Flood Hazard Areas along washes

HOA and Master-Planned Community Requirements

Architectural review: Most Henderson neighborhoods have HOA Architectural Review Committees (ARC)
CC&Rs: May be more restrictive than city zoning on materials, colors, heights, and fencing
Complete ARC review before city submittal: Recommended to avoid conflicting requirements
Master-planned communities: Including Anthem, Green Valley, Lake Las Vegas, Inspirada, Cadence, and MacDonald Ranch

Desert Tortoise Habitat

Protected species: The Mojave desert tortoise is federally threatened — surveys may be required for undeveloped desert parcels
Habitat Conservation Plan: Clark County's Multi-Species HCP covers desert tortoise; development fees fund conservation
Pre-construction surveys: May be required April-October on undeveloped parcels

How to Submit

Submit through Henderson's online portal at cityofhenderson.com/permits. Walk-in at 240 S. Water Street.

Fees and Timeline

Fees: Per fee schedule; includes regional transportation, parks, fire, police, and drainage impact fees, plus Clark County Multi-Species HCP fee
Timeline: Residential 2-4 weeks. Commercial 4-8 weeks.

Creating Your Henderson Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Henderson property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for Community Development submission.

Solar Energy and Sustainability

Solar access: Nevada protects homeowners' rights to install solar panels; HOAs cannot prohibit solar but may regulate placement
Net metering: Available through NV Energy for residential solar installations
Building energy code: International Energy Conservation Code (IECC) adopted with Nevada amendments for energy-efficient construction
Cool roofing: Reflective roofing materials encouraged for energy efficiency in Henderson's hot desert climate
Heat island mitigation: Light-colored pavement and shade structures recommended to reduce urban heat island effects in the Mojave Desert

Frequently Asked Questions

What are the typical residential setbacks in Henderson?: RS-6 zones (6,000-7,999 sq ft) have 20-foot front, 5-foot side, 15-foot rear setbacks with 50% coverage. RS-4 (4,000 sq ft) has 15-foot front, 5-foot side, 15-foot rear with 55% coverage. RS-2 small lots have 10-foot front and 65% coverage. RE estates have 25-foot front, 10-foot side.
What water conservation landscaping is required?: Water Smart landscape requirements limit turf. SNWA offers turf removal rebates. Pool covers required. Drip irrigation for non-turf areas. Nevada AB 356 bans ornamental grass in commercial/HOA common areas by 2027.
What flood control requirements apply?: Clark County Regional Flood Control District governs drainage. Desert washes create alluvial fan flood hazards. On-site detention may be required. Development must direct runoff to approved facilities. Check FEMA zones along washes.
Do I need HOA approval?: Most Henderson neighborhoods have HOAs with Architectural Review Committees. CC&Rs may be more restrictive than city zoning. Complete ARC review before city submittal. Communities include Anthem, Green Valley, Lake Las Vegas, and Inspirada.
What desert tortoise requirements exist?: The Mojave desert tortoise is federally threatened. Pre-construction surveys may be required on undeveloped parcels April-October. Clark County's Multi-Species HCP fee funds conservation. Consult the HCP before clearing desert land.
Can I build an ADU?: Henderson has adopted ADU regulations. Check current ordinance for size limits, setback requirements, and parking standards. Nevada law increasingly supports ADU development to address housing needs.
How do I submit?: Submit through cityofhenderson.com/permits. Walk-in at 240 S. Water Street. Residential 2-4 weeks. Commercial 4-8 weeks.
How long does review take?: Residential 2-4 weeks. Commercial 4-8 weeks. HOA review should be completed before city submittal. Flood control and desert tortoise reviews concurrent.

How to Create a Site Plan in Henderson

Look Up Property and HOA: Use Henderson GIS to find zoning, flood zone, and lot dimensions. Identify your HOA and obtain ARC requirements. Note your Clark County APN.
Complete HOA/ARC Review: Submit to your HOA Architectural Review Committee first. Ensure compliance with CC&Rs, which may be stricter than city code.
Create Site Plan: Enter your Henderson address in Site Plan Creator to load property data. Add setback lines per Title 19.
Include Required Elements: Include boundaries, setbacks, lot coverage, parking, Water Smart landscaping, drainage, flood zone, and north arrow with scale.
Prepare Documents: Prepare Water Smart landscape plan. Drainage analysis. Desert tortoise survey if on undeveloped desert parcel. HOA ARC approval letter.
Submit: Upload through cityofhenderson.com/permits with HOA approval. Pay fees including HCP and impact fees.
Obtain Permit: Respond to comments. Once approved, pay remaining fees, receive permit, schedule inspections.