Local zoning · Redding

Redding — Development Standards

Q: Does Redding have a floor area ratio (FAR) limit everywhere?

No. Some schedules list an explicit FAR (for example NC: 0.25 FAR in Schedule 18.33.040‑A) while other districts use maximum building sizes, lot coverage, or height limits instead. If your district does not show an FAR in the schedule, you must conform to the other dimensional controls in the schedule and any specific plan standards (§ 18.33.040 ; Schedule 18.33.040‑A).

Development Standards under the Redding local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the development standards in the City of Redding zoning ordinance (Title 18) — what the code actually requires for setbacks, height, lot coverage, density/FAR, and other dimensional controls. It is focused on the city’s zoning districts (residential, commercial, industrial) and the overlay rules that change those standards. For background on the city's overall planning framework see the Redding zoning & planning overview and the Redding Zoning menu. All numeric standards below are drawn from the local ordinance schedules and sections cited next to each rule — verify for site‑specific exceptions.

How to read this page

Bolded district names and numbers (for example RE-1, RS-3.5, RM-6, NC) and bolded numbers (for example 35 ft, 15 ft, 40%, 0.25 FAR) show the specific standards you will need to check on a project.
When the code refers to required supporting materials (site plan, lot coverage, FAR), that often ties into parking and design review processes — see Redding Parking and Redding Design Review for those procedural overlays.

District-by-district development standards

Note: the Redding ordinance organizes numeric standards in schedules under each district chapter (for residential: Schedule 18.31.030‑A/B/C/D; for commercial: Schedule 18.33.040‑A; for industrial: Schedule 18.34.040‑A). Where a schedule is cited below, that is the controlling table in the zoning code. Always check the schedule entry that corresponds to the specific subdistrict (for example RM‑6 vs RM‑30).

RE (Residential Estate)

Purpose & typical uses: Large‑lot and estate residential uses (open‑space transition, clustered options) — see § 18.31.010.
Key dimensional standards: Minimum lot area for RE‑1 is 30,000 sq ft and minimum lot width 100 ft (Schedule 18.31.030‑A) and maximum building height 35 ft (Schedule 18.31.030‑C) — verify per parcel.
Where it applies: mapped estate neighborhoods and transition areas; cluster/small‑lot reductions available per § 18.31.050 (small‑lot subdivision rules).

RS (Residential Single‑Family)

Purpose & typical uses: Single‑family and two‑family dwellings, neighborhood housing stability (§ 18.31.010).
Key dimensional standards: Typical RS standards show minimum front yard 15 ft, side yards typically aggregate to 15 ft (no side less than 5 ft), maximum height 35 ft, and maximum lot coverage 40% (Schedules 18.31.030‑A and ‑C).
Where it applies: most single‑family neighborhoods (RS‑2 through RS‑4 variants); small‑lot subdivision standards can reduce setbacks and raise site coverage to 50% for qualifying small‑lot projects (§ 18.31.050) — see that section before assuming standard RS numbers apply.

RM (Residential Multiple‑Family: RM‑6 through RM‑30)

Purpose & typical uses: Medium to high density multiple‑family and transit‑oriented housing (§ 18.31.010).
Key dimensional standards (varies by RM subdistrict):
- Maximum heights: 45 ft (RM‑6–RM‑18 in many cases) up to 50 ft in some RM tiers; check the RM column in Schedule 18.31.030‑C.
- Minimum yards: Front 15 ft, rear 15 ft, side usually aggregate 30 ft with no side less than 10 ft in certain RM tiers; distances between main structures are also prescribed.
- Maximum lot coverage: RM districts have graduated limits (for example RM‑6: 60%, RM‑9: 65%, RM‑10/12: 70%, rising to RM‑20: 80%, RM‑30: 85%) per Schedule 18.31.030‑D.
Where it applies: areas intended for multi‑unit housing; the code computes allowed density using Schedule 18.31.030‑B and allows adjustments for constraints (slopes/flood areas).

NC / SC / RC / GC / HC (Commercial districts)

Purpose & typical uses: Neighborhood commercial (NC), shopping center (SC), regional center (RC), general commercial (GC), heavy commercial (HC) — see Schedule 18.33.040‑A and related sections for permitted uses and permit thresholds.
Key dimensional standards (Schedule 18.33.040‑A / § 18.33.040):
- Maximum building height: NC 35 ft, SC 40 ft, RC 50 ft, GC 45 ft, HC 45 ft.
- Front setbacks: NC 15 ft, SC 25 ft, RC 20 ft, GC 15 ft, HC 10 ft (averaging rules and transitions apply where blocks contain residential uses).
- Maximum FAR: a limited example appears in the schedule (NC: 0.25 FAR) — other districts may use building size caps rather than a uniform FAR; check Schedule 18.33.040‑A and § 18.33.040.
Where it applies: mapped commercial corridors and centers. When adjacent to RS districts, transitional height and sky‑plane rules apply (no more than two stories within 50 ft of RS unless exception approved) — see § 18.33.040 and Figure 18.32.040.

GI / HI (Industrial districts)

Purpose & typical uses: Light and heavy industrial uses; numeric rules emphasize larger lot area, larger setbacks, and screening for outdoor storage (Schedule 18.34.040‑A).
Key dimensional standards: Minimum lot area (GI 20,000 sq ft; HI 1 acre), maximum building height commonly 50 ft, front yards typically 25 ft (and specific arterial/frontage setbacks) per § 18.34.040.

MU (Mixed‑Use overlay)

Purpose & typical uses: Allows combined residential, office and commercial uses under an overlay; where adopted, the MU plan’s standards override base district regulations for density, FAR, setbacks, height and similar items (§ 18.54.050).
Key rule to watch: If an MU plan is silent on a standard, the base district regulation in Title 18 applies; the Planning Commission may approve deviations by findings in § 18.54.060.

BH (Building Height overlay / downtown)

Purpose & typical uses: Allows mid‑rise and high‑rise heights above base limits in defined downtown areas to encourage denser office, mixed‑use and visitor accommodations; a use permit is required for heights above the base district (§ 18.58.040).
Key dimensional note: The BH overlay differentiates mid‑rise (occupied floors ≤ 75 ft above grade) and high‑rise (>75 ft) and delegates exact heights to approved permits and applicable design criteria.

Quick reference table — most decision‑relevant standards

District (example)	Typical max height	Typical front setback	Max lot coverage / FAR	Code Reference
RE‑1	35 ft	25 ft	40% (typical)	§ 18.31.030
RS (RS‑2 → RS‑4)	35 ft	15 ft	40%	§ 18.31.030; Schedule 18.31.030‑C
RM (RM‑6 → RM‑30)	45–50 ft (varies by RM tier)	15 ft	60–85% (by RM tier; see Schedule 18.31.030‑D)	§ 18.31.030, § 18.31.030‑D
NC	35 ft	15 ft	0.25 FAR (NC example)	§ 18.33.040; Schedule 18.33.040‑A
SC	40 ft	25 ft	Building size limits apply	§ 18.33.040
RC	50 ft	20 ft	Varies (use permit options)	§ 18.33.040
GI / HI	50 ft	25 ft	Industrial site standards	§ 18.34.040
BH overlay	exceeds base with use permit	governed by MU/BH plan	Determined by permit	§ 18.58.040

Practical guidance & interpretation notes

When a project sits inside an overlay (for example MU or BH) the overlay’s development plan controls where it explicitly addresses standards; otherwise the base district controls (§ 18.54.050). Link to Redding Overlay Districts for overlay maps and text.
The code treats proximity to residential districts as special: transitional height limits (no more than two stories within 50 ft of an RS district) and required sky‑plane rules protect adjacent neighborhoods (§ 18.33.040 / Figure 18.32.040).
For mixed‑use applications the submittal checklist explicitly requires site plans showing gross floor area, lot coverage and FAR — the commission will evaluate compatibility and may approve deviations (§ 18.54.030 and § 18.54.050). Link to the Redding Design Review page for design criteria that often accompany discretionary approvals.
Parking rules are in a separate chapter and are applied in tandem with dimensional standards; consult the Redding Parking page and Chapter 18.41 of the code when calculating parking and driveway impacts.

Checklist (what an applicant must satisfy)

Confirm property zoning and any overlays on the zoning map; confirm whether a specific plan applies (verify via the city). (§ 18.01.040)
Prepare a site plan showing lot lines, building footprints, gross floor area, proposed FAR, lot coverage, parking layout and landscape areas (required for mixed‑use and discretionary reviews). (§ 18.54.030)
Demonstrate conformance with district numeric limits: setbacks, heights, lot coverage, and density schedules (Schedules 18.31.030‑A/B/C/D or 18.33.040‑A as applicable). (§ 18.31.030; § 18.33.040)
If adjacent to an RS district show transitions/sky‑plane compliance and address buffer yards if required. (§ 18.33.040; § 18.40.020)
If proposing deviations (setback, coverage, height) include findings/justification and check density bonus procedures if affordable housing incentives are sought (§ 18.26.070).
For accessory dwellings and accessory structures follow the accessory rules (number, cumulative size, setbacks, and heights) and confirm ADU standards and state ADU law interactions; see Redding ADUs and § 18.43 (accessory uses).

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay vs base district conflict	Overlay plans (MU, BH) can supersede base numeric standards	Confirm whether an MU or BH overlay ordinance or specific plan applies to the parcel (§ 18.54.050; § 18.58.040)
RM tier lot coverage and density differences	RM‑6 through RM‑30 have different coverage and density caps	Check the exact RM subdistrict on the zoning map and the corresponding Schedule 18.31.030‑D and 18.31.030‑B entries (§ 18.31.030)
Transitional rules next to RS	Commercial/office projects near RS face lower height limits and required buffers	If within 50 ft of an RS district, apply the two‑story limit and sky‑plane rules — see Figure 18.32.040 and § 18.33.040
ADU interplay with lot coverage/FAR	State ADU law limits how lot coverage/FAR can be used to block ADUs	Confirm the local ADU ordinance and how it interacts with lot‑coverage/FAR limits; local rules must comply with state ADU provisions (verify § 18.43.140 and state law). Not found in retrieved materials: full local ADU ordinance text in Title 18 — Verify with jurisdiction (see Redding ADUs).
Unclear or missing FAR in some districts	Only some schedules (e.g., NC) list an explicit FAR	If your district lacks a listed FAR use other controls (building size limits, lot coverage, height) and confirm with planning staff (§ 18.33.040)

Plain‑English summary

Redding’s zoning code sets district‑specific limits on height, setbacks, lot coverage and density in tables (Schedules 18.31.030‑A/B/C/D for residential and 18.33.040‑A for commercial). Overlays like MU and BH can override base numbers; transitional rules protect residential neighborhoods (two‑story limit within 50 ft of RS). Always check the specific schedule row for your exact subdistrict (e.g., RM‑6 vs RM‑30) and whether an overlay or specific plan applies.

Source References

Redding zoning ordinance (Title 18) — General applicability and rules: § 18.01.040, § 18.01.060, § 18.01.070.
Residential districts (RE / RS / RM) — Chapter 18.31, Schedules 18.31.030‑A/B/C and 18.31.030‑D (lot area, density, development regulations, maximum lot coverage). § 18.31.010; § 18.31.030; Schedule references.
Small‑lot subdivision standards: § 18.31.050 (reduced setbacks and 50% site coverage for qualifying small‑lot subdivisions).
Commercial districts (NC/SC/RC/GC/HC) development regulations: § 18.33.040; Schedule 18.33.040‑A (heights, setbacks, some FAR/size limits).
Industrial districts: § 18.34.040; Schedule 18.34.040‑A.
Mixed‑Use overlay: § 18.54.050 (development standards and when an overlay plan controls).
Building Height (BH) overlay: § 18.58.040 (mid‑rise/high‑rise definitions and use permit requirement).
Accessory uses and accessory structures (ADUs, garages): See § 18.43 (accessory uses/structures, size and setback rules referenced by residential schedules).
Density bonus and incentives (waiver/modification of standards for affordable housing): § 18.26.070.

Internal procedural/topic pages you may need while applying: Redding Parking, Redding Design Review, Redding Overlay Districts, Redding ADUs, and the California Building Standards Code (Title 24) — link to these for process and technical references:

Redding Parking (/us/california/redding/parking)
Redding Design Review (/us/california/redding/design-review)
Redding Overlay Districts (/us/california/redding/overlay-districts)
Redding ADUs (/us/california/redding/adu)
California Building Standards Code (/us/california/building-codes)

(Also consult the landscaping and screening rules in Chapter 18.47 and nonconforming rules in Chapter 18.46 when preparing site plans.)

Sources

Retrieved passages

Redding Zoning Code (§ 2) High relevance
CBC § 66314 (§ 66314) High relevance
Redding Zoning Code (§ 2) High relevance
Redding Zoning Code (§ 2) High relevance
Redding Zoning Code (§ 2) High relevance
Redding Zoning Code (chapter nor) High relevance
CBC § 030 High relevance
Redding Zoning Code (§ 66314) High relevance
Redding Zoning Code (Section 65915) High relevance
CBC § 030 High relevance
Redding Zoning Code (Chapter 18.41) High relevance
Redding Zoning Code (§ 2) High relevance
Redding Zoning Code (section except) High relevance
Redding Zoning Code (§ 5) High relevance
Redding Zoning Code (Section 18.40.080) High relevance
Redding Zoning Code (Section 18.31.050.) High relevance

Cited sections

Official Redding code library

Frequently asked questions

What can I build on an R‑1 (RE/RS) lot in Redding?

Redding does not use an R‑1 label in Title 18; the code uses RE (residential estate), RS (single‑family) and RM (multi‑family) districts. For RS lots you can generally build single‑family or two‑family dwellings subject to the district schedules: maximum height 35 ft, front setback 15 ft, lot coverage ~40% (Schedules 18.31.030‑A/C). Verify your parcel’s exact RS subdistrict (RS‑2/RS‑3.5/etc.) and any overlays or specific plans that may change these numbers (§ 18.31.030).

What are Redding setback requirements?

Setbacks are district‑specific and listed in the schedules. Typical examples: front yard 15–25 ft in residential/commercial districts (see Schedule 18.31.030‑C for RE/RS/RM and Schedule 18.33.040‑A for commercial); small‑lot subdivisions have reduced setbacks per § 18.31.050. Always check the row for your district and whether front‑yard averaging or block‑prevailing rules apply (§ 18.33.040).

What is the height limit for buildings in downtown Redding?

Base district heights for downtown commercial zones vary (e.g., GC 45 ft, RC 50 ft per Schedule 18.33.040‑A), but the BH (Building Height) overlay allows mid‑rise and high‑rise buildings to exceed base limits with a use permit; "mid‑rise" and "high‑rise" are defined by occupied floor elevation thresholds and design criteria in § 18.58.040. Verify whether your parcel is inside a BH overlay or the downtown specific plan area.

Do lot coverage and FAR prevent me from adding an ADU?

State ADU law constrains how local lot coverage or FAR rules can be applied to ADUs; however the city’s accessory rules (Chapter 18.43) and the residential schedules control the lot coverage calculation. Confirm the local ADU rules and whether the property’s lot coverage/FAR would preclude an ADU; if the local ordinance conflicts with state ADU law, state provisions may limit that restriction — verify with planning staff and review § 18.43 and the city’s ADU rules. Not all local ADU text was in the retrieved materials — verify with the jurisdiction.

Does Redding have a floor area ratio (FAR) limit everywhere?

No. Some schedules list an explicit FAR (for example NC: 0.25 FAR in Schedule 18.33.040‑A) while other districts use maximum building sizes, lot coverage, or height limits instead. If your district does not show an FAR in the schedule, you must conform to the other dimensional controls in the schedule and any specific plan standards (§ 18.33.040; Schedule 18.33.040‑A).

When is design review required for a project that needs a height or setback exception?

Discretionary projects or projects requiring site development or use permits are subject to design review and the design criteria of § 18.40.050; the MU and BH overlays explicitly require compatibility with design criteria when exceeding base standards. Check permit thresholds in the applicable district schedule and Chapter 18.14 on use permits.

How do I calculate the maximum number of units allowed in an RM district?

The code computes density by deducting areas with slopes over 20% and flood‑prone areas from gross developable acreage, then applying the district density multiplier in Schedule 18.31.030‑B (e.g., RM‑6 = 6 units/acre base) — see § 18.31.030‑B and the explanatory notes in that section.

Can I get a waiver of setbacks or lot coverage for affordable housing?

Yes. Under the city’s density bonus and incentives chapter, applicants can request waivers/modifications of development standards (including reduced setbacks, increased lot coverage, or increased height) when the waiver is required to achieve the density/incentive; see § 18.26.070 for available incentives and waiver procedures.

What do I need to show on a mixed‑use project site plan?

Mixed‑use applications must include building locations, gross floor area, lot coverage, parking, landscaping and delineation of commercial/office vs residential densities; mixed‑use projects are generally processed as use permits (§ 18.54.030). ---

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