ADU rules in Sparks

An ADU may be constructed as a new building or adapted from an existing accessory structure on the same lot; a detached ADU must sit in the established rear yard at least ten feet from the rear lot line and conform to side yard setbacks.

An ADU may be adapted from part of the main structure, and the code's ADU definition covers units attached to the principal dwelling or in a detached building on the same lot.

A single cap applies to all ADU forms (new building, converted accessory structure, or part of the main structure).

The ADU section contains no owner-occupancy requirement; neither the principal dwelling nor the ADU is required to be owner occupied.

SMC 20.04.009's parking table lists rates by use type; accessory dwellings do not appear as a listed use, so no additional spaces are expressly required for an ADU. AB 396 (Sec. 1(2)(b)) caps any future ADU parking mandate at one additional space.

ADUs are regulated as an accessory residential use subject to the objective standards of SMC 20.03.003; no conditional use permit is required by that section. ADUs are not a separate row in the use table (SMC 20.02.013); they ride with the principal single-family dwelling, so approval is through building permit and standards compliance.

SMC 20.03.003 does not restrict rental of an ADU, but the unit may not obtain a separate address and must share the principal dwelling's water, electric, and gas meters. The use table's lodging category lists only bed and breakfast and hotel/motel; SMC 20.02.013(B) presumes unlisted uses (such as short-term rental of a dwelling) prohibited. AB 396 Sec. 1(2)(e), effective July 1, 2026, bars covered cities' ADU ordinances from prohibiting long-term ADU rental while allowing a transient-lodging ban.