Zoning › Nevada › Clark County › Henderson

Henderson, NV Zoning

Euclidean-zoning. 30 districts · 8 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
density-encoded

Henderson RS districts are density-encoded: RS-1=1 du/ac (40,000 SF min lot), RS-2=2 du/ac (20,000 SF), RS-4=4 du/ac (10,000 SF), RS-6=6 du/ac (6,000 SF), RS-8=8 du/ac (4,000 SF). RM and RH suffixes encode maximum density (RM-8=8, RM-10=10, RM-16=16, RH-24=24, RH-36=36 du/ac). Commercial districts use use-type letter codes (CA=Auto, CC=Community Commercial, CH=Highway Commercial, CM=Master Planned Commercial, CN=Neighborhood Commercial, CO=Office Commercial, CT=Tourist/Resort Commercial). Confirmed via Henderson GIS MapServer legend and §19.2.2 Table 19.2.2-1 on EncodePlus.

Worth knowing
  • Henderson's RS density-encoded naming (RS-1=1 du/ac through RS-8=8 du/ac) is opposite to lot-size-encoded conventions used by some other Nevada cities. RS-1 has the LARGEST minimum lot (40,000 SF) while RS-8 has the SMALLEST (4,000 SF). Confirmed from §19.2.2 Table 19.2.2-1 via EncodePlus.
  • Nevada AB 241 (2025, effective 2025-10-01) preempts Henderson's commercial zoning districts (CA, CC, CH, CM, CN, CO, CT). Multifamily residential and mixed-use residential are now by-right ministerial uses on all commercially-zoned parcels. The only local carve-out is the AE (Airport Environs) overlay, where airport-compatibility standards continue to govern use permissions on affected parcels.
  • Henderson Executive Airport (HND) generates an AICUZ footprint in the southwestern portion of the city. Parcels within the AE overlay are carved out of Nevada AB 241's by-right multifamily preemption per the explicit carve-out for airport-zoned property in the bill. Height limits per FAA Part 77 apply independently.

+ 4 more in Quirks & notes

Districts

res_mf 7com 6res_sf 5spec 4mu 3ind 3off 1cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS-1Single-Family Residential — 1 du/acres_sf40,000 sf[4]35 ft[5]0.5[6]—[7]1[8]2[9]20[1] / 10[2] / 25[3]
RS-2Single-Family Residential — 2 du/acres_sf20,000 sf[13]35 ft[14]0.5[15]—[16]2[17]2[18]20[10] / 10[11] / 25[12]
RS-4Single-Family Residential — 4 du/acres_sf10,000 sf[22]35 ft[23]0.5[24]—[25]4[26]2[27]10[19] / 5[20] / 15[21]
RS-6Single-Family Residential — 6 du/acres_sf6,000 sf[31]35 ft[32]0.5[33]—[34]6[35]2[36]10[28] / 5[29] / 15[30]
RS-8Single-Family Residential — 8 du/acres_sf4,000 sf[40]35 ft[41]0.5[42]—[43]8[44]2[45]10[37] / 5[38] / 15[39]
RMHResidential Manufactured Home — 8 to 20 du/acres_mf2,800 sf[49]15 ft[50]—[51]—[52][{'variant': 'min', 'value': 8}, {'variant': 'max', 'value': 20}][53]2[54]10[46] / 0[47] / 0[48]
RM-8Residential Multifamily — 8 du/acres_mf3,000 sf[58]45 ft[59]—[60]—[61]8[62]—[63]10[55] / 5[56] / 10[57]
RM-10Residential Multifamily — 10 du/acres_mf3,000 sf[67]45 ft[68]—[69]—[70]10[71]—[72]10[64] / 5[65] / 10[66]
RM-16Residential Multifamily — 16 du/acres_mf3,000 sf[76]45 ft[77]—[78]—[79]16[80]—[81]10[73] / 5[74] / 10[75]
RH-24Residential High-Density — 24 du/acres_mf—[85]60 ft[86]—[87]—[88]24[89]—[90]10[82] / 10[83] / 15[84]
RH-36Residential High-Density — 36 du/acres_mf—[94]60 ft[95]—[96]—[97]36[98]—[99]10[91] / 10[92] / 15[93]
CNNeighborhood Commercialcom—[103]35 ft[104]—[105]—[106]——[107]—[100] / —[101] / —[102]
COOffice Commercialoff—[108]—[109]—[110]—[111]——[112]— / — / —
CCCommunity Commercialcom—[113]—[114]—[115]—[116]——[117]— / — / —
CHHighway Commercialcom—[118]—[119]—[120]—[121]——[122]— / — / —
CMMaster Planned Commercialcom—[123]—[124]—[125]—[126]——[127]— / — / —
CAAuto Commercialcom—[128]—[129]—[130]—[131]——[132]— / — / —
CTTourist/Resort Commercialcom—[133]—[134]—[135]—[136]——[137]— / — / —
MRMixed-Use Residentialmu—[138]—[139]—[140]—[141]—[142]—[143]— / — / —
MCMixed-Use Corridormu—[144]—[145]—[146]—[147]—[148]—[149]— / — / —
MNMixed-Use Neighborhoodmu—[150]—[151]—[152]—[153]—[154]—[155]— / — / —
DXDowntown Mixed-Usecbd—[156]—[157]—[158]—[159]—[160]—[161]— / — / —
DRDowntown Residentialres_mf—[162]—[163]—[164]—[165]—[166]—[167]— / — / —
DPDowntown Plannedspec—[168]—[169]—[170]—[171]——[172]— / — / —
ILLight Industrialind—[173]—[174]—[175]—[176]——[177]— / — / —
IGGeneral Industrialind—[178]—[179]—[180]—[181]——[182]— / — / —
IPIndustrial Parkind—[183]—[184]—[185]—[186]——[187]— / — / —
PSPublic/Semi-Publicspec—[188]—[189]—[190]—[191]——[192]— / — / —
DHDesert Hills Specific Planspec—[193]—[194]—[195]—[196]——[197]— / — / —
PCPlanned Communityspec—[198]—[199]—[200]—[201]——[202]— / — / —

Confidence: confirmed partial under review not found

Overlays

AE
Airport Environs Overlay District
AP
Henderson Development Code §19.8 (Overlay Districts), Airport Environs provisions

Parcels within the Airport Influence Area (AIA) for Henderson Executive Airport (HND) and any other designated airport environs as mapped; height limits per FAA Part 77 imaginary surfaces

G
Gaming Enterprise Overlay District
SPEC
Henderson Development Code §19.8 (Overlay Districts), Gaming Enterprise provisions

Parcels designated for gaming enterprise activities as mapped; requires Nevada Gaming Control Board licensing

H
Hillside Overlay District
HS
Henderson Development Code §19.8 (Overlay Districts), Hillside Development provisions

Parcels with natural grade slope of 8% or greater or within mapped Hillside boundary as shown on official zoning map

MP
Master Plan Development Overlay District
PD
Henderson Development Code §19.8 (Overlay Districts), Master Plan Development provisions

Large-scale planned developments meeting minimum acreage thresholds subject to Master Plan Development approval; parcel must receive MPD designation through entitlement process

PUD
Planned Unit Development Overlay District
PD
Henderson Development Code §19.8 (Overlay Districts), Planned Unit Development provisions

Parcels receiving Planned Unit Development approval through Henderson City Council entitlement process; typically residential or mixed-use projects seeking design flexibility

RD
Redevelopment Overlay District
DT
Henderson Development Code §19.8 (Overlay Districts), Redevelopment provisions

Parcels within designated Redevelopment Project Areas as established by Henderson Redevelopment Agency; primarily in older commercial corridors and downtown areas

RN
Rural Neighborhood Overlay District
CON
Henderson Development Code §19.8 (Overlay Districts), Rural Neighborhood provisions

Parcels within mapped Rural Neighborhood boundaries; primarily older established residential areas retaining rural character with larger lots and equestrian uses

SL
Sensitive Lands Overlay District
ENV
Henderson Development Code §19.8 (Overlay Districts), Sensitive Lands provisions

Parcels within mapped sensitive land areas including: 100-year FEMA floodplain, designated wash corridors, slopes ≥ 15%, and other environmentally sensitive lands as mapped

State preemptions

NV-AB241-2025-byright-commercial-multifamilyapplies
Qualifying condition
qualifying_condition=Henderson is a Nevada municipality with commercial-zoned land (CA, CC, CH, CM, CN, CO, CT districts); AB 241 applies statewide to all Nevada municipalities with commercial zoning; airport-overlay carve-out applies to parcels within Henderson Executive Airport (HND) AE overlay district per §19.8 — those parcels remain subject to local AE standards and are excluded from AB 241 entitlement; Tahoe compact area carve-out does not apply (Henderson is in Clark County, outside TRPA boundary)
Effect
Multifamily residential and mixed-use residential permitted by-right (ministerial review only) on any commercially-zoned parcel in Henderson. Local conformance ordinance required by March 1, 2026. Carve-outs: parcels inside Airport overlay (AE) and Tahoe compact area (N/A — Henderson is not in Tahoe basin).
NV-AB540-2025-clark-ministerial-transitapplies
Qualifying condition
qualifying_condition=Henderson is an incorporated city within Clark County (population ≥ 700,000 per 2020 census); AB 540 (NRS 278.02527) applies to all Clark County jurisdictions for qualifying multifamily near designated transit corridors; Henderson is served by RTC Transit routes connecting to Las Vegas metro; exact corridor boundary determinations require review of NRS 278.02527 implementing regulations
Effect
Ministerial review (120-day shot-clock) for qualifying multifamily projects near designated transit corridors in Clark County. Operates concurrently with AB 241 on transit-corridor commercial parcels.
NV-NRS278.02095-ADU-mandateapplies
Qualifying condition
qualifying_condition=Henderson is a city within Clark County (county population ~2.38M ≥ 100,000 threshold per NRS 278.02095); Henderson RS-1 through RS-8 and RMH districts are all single-family zoning districts subject to the ADU mandate; RMH (manufactured home residential) is included as it allows single-family site-built equivalence
Effect
Henderson must authorize ADUs on lots zoned for single-family use (RS-1 through RS-8, RMH). Cannot categorically prohibit or impose standards tantamount to prohibition. Substantive conditions (setbacks, height, parking, owner-occupancy, minimum lot size) permitted so long as not de facto ban.
NV-NRS278.02083-manufactured-housingapplies
Qualifying condition
qualifying_condition=NRS 278.02083 applies statewide to all Nevada municipalities; Henderson RMH district expressly accommodates manufactured homes; Henderson RS districts permitting site-built SF must permit equivalently-sized manufactured homes under NRS 278.02083 — local design-equivalence standards (roof pitch, foundation, siding) may be imposed but not outright prohibition
Effect
Henderson cannot categorically exclude HUD-Code (post-1976) manufactured homes from districts permitting site-built single-family. Installation governed exclusively by NRS 489 (Manufactured Housing Division).
NV-NRS244.3358-STR-mandate-clarkapplies
Qualifying condition
qualifying_condition=Henderson is within Clark County (population ~2.38M ≥ 700,000 trigger); NRS 268.095 (city business-license power) and NRS 244.3358 jointly require Henderson to maintain an STR ordinance; Henderson City Code regulates STRs under separate business-license chapter — Henderson Development Code (Title 19) zoning provisions govern which districts permit STRs as a use
Effect
Clark County (population ≥ 700,000) must maintain a conforming short-term rental ordinance (NRS 244.3358). Henderson as an incorporated city within Clark County must adopt and enforce an STR ordinance meeting statutory minimum features: permit requirement, distance separation, occupancy/parking minimums, event-use prohibition.
NV-SB394-2025-shotclock-100kapplies
Qualifying condition
qualifying_condition=Henderson is a city within Clark County (population ~2.38M ≥ 100,000 threshold per SB 394); SB 394 procedural preemption applies to all complete multifamily applications submitted on or after October 1, 2025; no Henderson-specific carve-out identified
Effect
120-day decision shot-clock for complete multifamily applications in municipalities within counties of 100k+ population. Applies to Henderson.

Adopted building codes

Statewide w/ local amendments

IBC
Local adoption
IRC
2024
NEC
2023
IFC
Local
IECC (Residential)
2024
IECC (Commercial)
2024

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-27retrieved at
2024-02-09effectiveEffective date per Title page, Henderson Development Code via EncodePlus doc-view.aspx
2024-02-06last amendedOrd. #4007 (02/06/2024) — Title page, Henderson Development Code via EncodePlus doc-view.aspx
2023-04-18last amendedOrd. #3954 (04/18/2023) — Title page, Henderson Development Code via EncodePlus doc-view.aspx

Quirks & notes

  • Henderson's RS density-encoded naming (RS-1=1 du/ac through RS-8=8 du/ac) is opposite to lot-size-encoded conventions used by some other Nevada cities. RS-1 has the LARGEST minimum lot (40,000 SF) while RS-8 has the SMALLEST (4,000 SF). Confirmed from §19.2.2 Table 19.2.2-1 via EncodePlus.
  • Nevada AB 241 (2025, effective 2025-10-01) preempts Henderson's commercial zoning districts (CA, CC, CH, CM, CN, CO, CT). Multifamily residential and mixed-use residential are now by-right ministerial uses on all commercially-zoned parcels. The only local carve-out is the AE (Airport Environs) overlay, where airport-compatibility standards continue to govern use permissions on affected parcels.
  • Henderson Executive Airport (HND) generates an AICUZ footprint in the southwestern portion of the city. Parcels within the AE overlay are carved out of Nevada AB 241's by-right multifamily preemption per the explicit carve-out for airport-zoned property in the bill. Height limits per FAA Part 77 apply independently.
  • Template-bleed confirmed in the prior V1 record: all 13 districts showed identical values of 5,000 SF lot / 35 ft height / 0.5 coverage / 0.5 FAR / 2 parking / 25/25/10 setbacks — none of these values are correct. The actual RS-1 minimum lot is 40,000 SF (8x the fabricated value), RS-8 minimum is 4,000 SF, and RH heights reach 60 ft. V2 regen replaced all v1 template values with primary-source-verified data from §19.2.2 Table 19.2.2-1.
  • Henderson's Planned Community (PC) and Master Plan Development (MP/MPDOD) overlay districts govern the majority of post-1990 development. Green Valley (first master-planned community), Anthem, Tuscany, and Inspirada are all PC designations with individual development agreement documents that supersede Title 19 standard dimensional tables. Standard setback/height/density values in this record do not apply to PC-designated parcels.
  • RMH (Residential Manufactured Home) has a zero interior side and zero rear setback for manufactured home park lots — fundamentally different from all RS/RM/RH districts. Per NRS 278.02083, Henderson cannot categorically exclude HUD-Code manufactured homes from RS districts, but RMH provides a dedicated park district with its own dimensional standards.
  • NRS 244.3358 (AB 363, 2021) requires Clark County municipalities including Henderson to maintain a conforming short-term rental (STR) ordinance. Henderson regulates STRs via a separate business-license chapter; Title 19 zoning governs which districts permit STRs as a land use. The STR ordinance was active as of the research date but specific restrictions (distance separation, occupancy limits) are in the municipal business-license code, not Title 19.

Formulas

Definitions

height
Vertical distance from finished grade to highest point of structure per §19.1.4 (definitions).
lot_coverage
Building footprint divided by lot area (fraction, not percent) per §19.2.2.
far
Gross floor area divided by lot area per §19.2.2.
du_ac
Dwelling units per gross acre per §19.2.2.
setback_front
Distance from front property line to nearest building wall per §19.2.2.
setback_side
Distance from side property line to nearest building wall (interior side) per §19.2.2.
setback_corner
Distance from side street property line to nearest building wall (corner lot) per §19.2.2.
setback_rear
Distance from rear property line to nearest building wall per §19.2.2.
parking
Minimum off-street parking spaces per dwelling unit unless otherwise noted per §19.7.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

Massing explorer

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Sources & references

Primary source
Henderson Development Code — Henderson Municipal Code Title 19
Current through Ord. #4007 (effective 2024-02-09) · retrieved 2026-05-27
Secondary sources
Citations
  1. [1] §19.2.2 Table 19.2.2-1
  2. [2] §19.2.2 Table 19.2.2-1
  3. [3] §19.2.2 Table 19.2.2-1
  4. [4] §19.2.2 Table 19.2.2-1
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Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

55%completeness42 confirmed38 partial
Documented gaps
  • Commercial districts (CA/CC/CH/CM/CN/CO/CT) dimensional standards require full §19.4.2 table access
  • Industrial districts (IL/IG/IP) dimensional standards require §19.5.2 access
  • Mixed-use districts (MR/MC/MN/DX/DR/DP) dimensional standards require §19.3.2 access
  • Lot coverage values for RS districts not confirmed from available table extraction
  • Parking standards per §19.7 not fully extracted for any district
  • RH-24/RH-36 minimum lot area not captured
  • Corner setbacks not captured for commercial/industrial/MU districts

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