Las Vegas Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Everything you need to know about creating site plans for building permits in Las Vegas, including Title 19 zoning requirements and desert development standards.

Las Vegas Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Las Vegas, Nevada requires meeting specific requirements set by the Department of Building and Safety (DBS). Las Vegas's development is governed by Title 19 (Zoning) of the Las Vegas Municipal Code, with special considerations for desert landscape and water conservation (per Southern Nevada Water Authority regulations), drainage and flash flood management in the arid Clark County environment, and energy efficiency requirements for Nevada's extreme heat climate.

What Is a Site Plan and Why Does Las Vegas Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. DBS requires a site plan for all building permit applications to verify compliance with Title 19 and the International Building Code as adopted by Nevada. Look up your property's zoning through the city's GIS portal at lasvegasnevada.gov/maps. Note: properties in unincorporated Clark County (including the Strip) fall under Clark County jurisdiction, not the City of Las Vegas.

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 spaces per Title 19
  • Desert-compatible landscape plan per SNWA Water Smart standards
  • Shade structures for parking areas
  • Drainage and grading
  • North arrow and scale
  • Clark County Assessor parcel number (APN)

Las Vegas Zoning and Setback Requirements

  • R-E (Rural Estates, 20,000+ sq ft): Front 30 feet, side 10 feet, rear 25 feet. Lot coverage max 30%. Height max 35 feet.
  • R-1 (Single-Family, 6,000 sq ft): Front 20 feet, side 5 feet, rear 15 feet. Lot coverage max 40%. Height max 35 feet.
  • R-CL (Compact Lot, 3,500 sq ft): Front 15 feet, side 3 feet, rear 10 feet. Lot coverage max 55%. Height max 35 feet.
  • R-SL (Small Lot, 2,800 sq ft): Front 10 feet, side 3 feet, rear 5 feet. Lot coverage max 65%.
  • R-2 (Medium-Density): Front 20 feet, side 5 feet, rear 15 feet. Lot coverage max 50%.
  • R-3/R-4 (Multi-Family): Front 20-25 feet, side 10 feet, rear 20 feet. Multi-story allowed.
  • R-MH (Manufactured Housing): Special standards for manufactured home parks and subdivisions.
  • Corner lots: Street-side setback equals the front setback for most zones.

Water Conservation and SNWA Landscape Requirements

Las Vegas operates under strict water conservation rules driven by severe Colorado River shortages and Lake Mead decline:

  • SNWA Water Smart Landscapes: Ornamental grass (non-functional turf) is banned in all new construction and required to be removed from existing commercial, HOA, and government properties by 2027 under Assembly Bill 356
  • Functional turf: Actively used recreational grass allowed only in parks, schools, and community recreation areas (not front yards or decorative strips)
  • Desert-compatible landscaping: Required for all new development per Title 19 — approved plant lists available from SNWA
  • Water budget: Landscape water use must comply with SNWA water budget calculations; maximum 2 gallons per square foot per year for desert landscapes
  • Conversion rebates: SNWA offers $3+ per square foot for converting grass to desert landscaping (one of the most generous programs nationally)
  • Pool covers: Required for new residential pools to reduce evaporation
  • Drip irrigation: Required for all new landscape installations

Drainage and Flood Requirements

Las Vegas's desert environment creates serious flash flood risks during monsoon season:

  • Clark County Regional Flood Control District (CCRFCD): Manages regional drainage infrastructure, detention basins, and flood channels
  • Drainage studies: Required for all new development to manage flash flood risk from monsoon storms
  • Retention/detention basins: Required for commercial and large residential development to capture runoff on-site
  • FEMA flood zones: AE and AO zones along washes, the Las Vegas Wash, and other drainage channels. Flood insurance required for properties with federally-backed mortgages in Special Flood Hazard Areas
  • Grading permits: Required for earth-moving activities that alter existing drainage patterns

ADU Requirements

  • ADUs adopted: Las Vegas allows accessory dwelling units on qualifying single-family residential lots
  • Size limit: Up to 1,000 sq ft or 50% of primary dwelling
  • Setbacks: Must meet base zone district setbacks
  • Height: Limited to the height of the primary dwelling or zone maximum
  • Parking: 1 additional off-street space typically required

HOA Considerations

A significant portion of Las Vegas homes are in HOA-governed communities:

  • CC&Rs: HOA Covenants, Conditions, and Restrictions may impose stricter requirements than city zoning (architectural style, colors, materials, fence heights)
  • Architectural Review Committee (ARC): Many HOAs require ARC approval before city permit application
  • Nevada HOA law: NRS Chapter 116 governs HOA authority; HOAs cannot prevent solar panel installation or certain energy-efficient modifications
  • Always check HOA requirements before finalizing your site plan

How to Submit Your Site Plan

Online Portal

Submit through Las Vegas's online permitting portal at lasvegasnevada.gov/permits for electronic plan review.

In-Person

Walk-in at 333 N. Rancho Drive, 2nd Floor.

Permit Fees and Timeline

  • Fees: Per DBS fee schedule based on construction cost; includes plan review and inspection fees
  • Impact fees: Clark County impact fees for parks, fire, police, schools, and transportation for new construction
  • Timeline: Residential 10-15 business days. Express residential available for simple projects. Commercial 20-30 business days. CCRFCD drainage review concurrent.

Creating Your Las Vegas Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Las Vegas 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 DBS submission.

Frequently Asked Questions

What are the typical residential setbacks in Las Vegas?
In R-1 zones (6,000 sq ft lots), front setbacks are 20 feet, side 5 feet, rear 15 feet with 40% lot coverage and 35-foot height max. R-CL compact lots have 15-foot front and 3-foot side setbacks with 55% coverage. R-SL small lots allow 10-foot front and 3-foot side setbacks with 65% coverage. R-E estates require 30-foot front and 10-foot side setbacks. Verify at lasvegasnevada.gov/maps.
What water conservation landscaping is required?
SNWA Water Smart rules ban ornamental grass in all new construction. Existing commercial/HOA grass must be removed by 2027. Only functional turf for recreation is allowed. Desert-compatible plants required per Title 19. SNWA water budgets max 2 gallons per sq ft per year. Drip irrigation required. Conversion rebates of $3+ per sq ft available. Pool covers required for new pools.
What drainage and flood requirements apply?
CCRFCD manages regional drainage. Drainage studies required for all new development due to monsoon flash flood risk. Retention/detention basins required for commercial and large residential. FEMA flood zones exist along washes and the Las Vegas Wash. Grading permits required for earth-moving. Flood insurance required in Special Flood Hazard Areas.
Am I in the City of Las Vegas or Clark County?
The Las Vegas Strip and many surrounding areas are in unincorporated Clark County, not the City of Las Vegas. Clark County has separate zoning and permitting. Verify your jurisdiction before applying. The City of Las Vegas DBS handles permits only for properties within city limits.
What HOA requirements might affect my project?
Many Las Vegas properties are in HOA communities with CC&Rs that impose additional restrictions on architecture, colors, materials, and modifications. HOA Architectural Review Committee approval may be needed before city permits. However, Nevada law (NRS 116) prevents HOAs from blocking solar panels and certain energy modifications.
Can I build an ADU in Las Vegas?
Yes, Las Vegas allows ADUs on qualifying single-family lots. Size limited to 1,000 sq ft or 50% of primary dwelling. Base zone setbacks apply. Height limited to the primary dwelling. 1 additional parking space typically required. Check current regulations as ADU rules continue to evolve.
How do I submit plans to DBS?
Submit through the online portal at lasvegasnevada.gov/permits for electronic review. Walk-in at 333 N. Rancho Drive, 2nd Floor. Residential permits take 10-15 business days. Express available for simple projects.
How long does plan review take and what fees apply?
Residential 10-15 business days with express option. Commercial 20-30 business days. CCRFCD drainage review concurrent. Fees include plan review, inspection, and Clark County impact fees for parks, fire, police, schools, and transportation.

How to Create a Site Plan in Las Vegas

  1. Verify Jurisdiction and Look Up Property: Confirm you're in the City of Las Vegas (not unincorporated Clark County). Use the GIS portal at lasvegasnevada.gov/maps to find zoning, flood zone, and lot dimensions. Note your Clark County APN. Check HOA CC&Rs if applicable.
  2. Assess Desert Environment Requirements: Determine SNWA water conservation landscaping requirements, drainage study needs, CCRFCD flood zone status, and HOA architectural review requirements.
  3. Create Your Site Plan: Enter your Las Vegas address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per Title 19.
  4. Include All Required Elements: Ensure your site plan includes boundaries, setbacks, lot coverage, parking with shade structures, desert-compatible landscape plan with drip irrigation, drainage features, and north arrow with scale.
  5. Prepare Supporting Documents: Prepare desert landscape plans with SNWA-compliant plant selections and water budget. Prepare drainage studies. Obtain HOA ARC approval if required.
  6. Submit Through Online Portal: Upload plans through lasvegasnevada.gov/permits. Pay fees including impact fees. Track status online.
  7. Manage Review and Obtain Permit: Respond to DBS reviewer comments. Once approved, pay remaining fees, receive permit, and schedule inspections.