Redding Municipal Code Ch. 18.59 "ho" Housing Opportunity Overlay District

In accordance with California Government Code Section 65583.2(c) as well as the City's General Plan, the purpose of the "HO" Housing Opportunity Overlay District is to:

1. Implement programs established in the 2020-2028 Housing Element Update to incentivize the development of by-right residential development on parcels identified as vacant sites and which provide capacity for the City to meet its share of the Regional Housing Needs Allocation.

2. Create economic opportunity for diverse and affordable housing choices to be developed in areas deemed appropriate and zoned for multiple-family residential development.

3. Encourage the development of housing projects which would increase the supply of market-rate and income-qualifying housing types which help to achieve adequate levels of workforce housing.

(Ord. No. 2687, § 2, 12-16-2025)

The "HO" Housing Opportunity Overlay Zoning District is combined with any "RM-12" through "RM-18" Residential Multiple Family Zoning District on parcels of land that have been specifically identified in the City's 2020-2028 Housing Element as vacant residential sites and which have yet to be developed. An amendment to the zoning of parcels identified in the Housing Element with this overlay district may be initiated by the application of a property owner or owners, or upon the initiative of the Director of Development Services, Planning Commission or City Council. The boundary of the overlay district may be applied to the entire parcel identified or applied only to the portions of the parcels which are unconstrained by slope, floodplain or environmental issues and which meet the provisions of California Government Code Section 65583.2.

(Ord. No. 2687, § 2, 12-16-2025)

For purposes of this section, the following definitions are established:

1. By-Right Use. A use that is permitted in the zoning district or overlay district without any discretionary review being required and for which the approval would not constitute a "project" for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.

2. Household. A person living alone, or two or more persons sharing residency whose income is considered for housing payments, and all minor children.

3. Housing Development Project. A residential or mixed-use development meeting the criteria and definition established in California Government Code Section 65589.5(h)(2).

4. Lower Income Household. A household that is either an extremely low-income, very low-income or low-income household as established under the latest State of California income limits for Shasta County and published by the Department of Housing and Community Development. This applies to both for-rent and for-sale housing.

(Ord. No. 2687, § 2, 12-16-2025)

Housing Development Projects proposed in accordance with this section shall be subject to the following development standards:

1. Density. Multiple-family residential developments and mixed-use developments meeting the criteria set forth in California Government Code Section 65589.5(h)(2) may be permitted at a density of twenty dwelling units per gross developable acre if at least twenty percent of the units proposed with the project would qualify as affordable to lower income households.

2. Design.

a. Multiple-family residential housing development projects proposed in accordance with this section shall be subject to the same, objective development standards required by the base district.

b. Mixed-use housing development projects proposed in accordance with this section shall be subject to the objective development standards set forth in the "MU" Mixed-Use Overlay District, Chapter 18.54.050 or the "MU-N" Mixed Use Neighborhood Overlay District, Chapter 18.55.050, whichever is deemed appropriate as determined by the Director of Development Services.

(Ord. No. 2687, § 2, 12-16-2025)

Notwithstanding the permitting requirements established for the base district, housing development projects qualifying for the provisions of this overlay district shall be considered a by-right use permitted without any discretionary review required for approval of the project. Qualifying projects shall be submitted to the Development Services Department with an application for a building permit.

(Ord. No. 2687, § 2, 12-16-2025)

A. If the regulations set forth in this chapter or other applicable sections referenced by this chapter conflicts with Redding Municipal Code Chapter 18.26 or California Government Code Section 65915 or other applicable State law, State law shall supersede this chapter.

B. Where a conflict occurs between the HO overlay district and any other section of the zoning code or any provision of the Redding Municipal Code, the Director of Development Services will determine which regulation prevails.

C. Where the maximum density of the base district is less than twenty units per acre, the maximum density for a housing development project qualifying under this section shall supersede the density set forth in the base district.

(Ord. No. 2687, § 2, 12-16-2025)