Local zoning · Redding

Redding — Land Use

Land Use 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 what the City of Redding's zoning ordinance (commonly Title 18 in the uploaded materials) actually says about land use: which uses are permitted, which are conditional, how the ordinance classifies uses, and where to find the dimensional and permitting triggers that will control a project. It is grounded in the Redding code schedules and chapters reproduced in the uploaded zoning code file. For procedural topics that intersect with land use (parking, setbacks, design-review, overlays, ADUs and the state building code) see the linked local topic pages as noted below; they are referenced where the ordinance assigns requirements or triggers. (Verify parcel-specific details with the City.)

Note: this page covers land-use rules in the Redding zoning ordinance only. It does not cover building-code (Title 24) technical construction rules or housing-tenancy law. See the California Building Standards Code link below for building-code references.

How the code organizes land-use rules (quick orientation)

  • The code defines base districts (residential, commercial, industrial, open-space, public, etc.) and overlay districts (for planned development, mixed-use, design review, specific plans). Land-use permissions are presented in schedules (use tables) that designate each use as P, L, SD, S, U, or prohibited; those letters mean permitted, limited, permitted after site development permit, site-development-review by BAR, use-permit by Planning Commission, or not allowed, respectively. See § 18.33.020 for the letter designations and definitions.
  • Dimensional and performance rules are in the development-regulation schedules (residential schedules in § 18.31.030, commercial schedules in § 18.33.040, rural in § 18.30.030, industrial in § 18.34.030).
  • Overlay districts (for extra control or flexibility)—for example PD, MU, MU-N, DR—either add special allowed uses or supersede base standards where the council/commission so adopt. See § 18.53, § 18.54, and § 18.56.

Links used in text (first natural mention of each topic):

District-by-district (decision‑relevant breakdown)

Below are the districts that appear repeatedly in Redding’s land use schedules with the ordinance citations for purpose, typical allowed uses, key dimensional rules, and where each district commonly applies. This is a synthesis of the ordinance schedules and notes — not verbatim code text. Always read the cited code § for exact wording and definitions.

Residential districts (base: RE, RS, RM series)

Purpose: Provide single‑family to multiple‑family residential areas with graduated densities and development standards. See § 18.31.030.

  • RE‑1 (Rural estate)

    • Purpose: low-density rural/residential (large lots). See § 18.31.030.
    • Typical permitted uses: single‑family dwellings, accessory uses; limited agriculture; public/semi‑public where listed in the schedule. See the residential schedules in § 18.31.030.
    • Key dimensional standards: Minimum lot area: 30,000 sq ft, minimum lot width: 100 ft (Schedule 18.31.030‑A). Setbacks and accessory‑use rules apply as in the development standards in § 18.31.030-C and Division IV.
    • Where applied: steep slope/floodplain/rural fringe and locations identified by the General Plan. See § 18.35 for open‑space vs. rural distinctions when slopes/floodplain apply.

  • RS‑2, RS‑2.5, RS‑3, RS‑3.5, RS‑4

    • Purpose: incremental single‑family neighborhoods with smaller lot sizes and correspondingly tighter standards. Density ranges and lot-areas are shown in Schedule 18.31.030‑B; certain lot reductions allowed for small‑lot subdivisions (see footnotes).
    • Typical permitted uses: single‑family residences, accessory dwellings (subject to ADU rules and local ADU chapter), limited family day care, etc. See residential schedules and use classifications in § 18.60.
    • Key dimensional standards: lot area and frontage minimums vary by RS subtype (see Schedule 18.31.030‑A); front/side/rear yard standards are referenced in the development-regulation schedules (verify per parcel).

  • RM‑6 through RM‑30 (Multiple‑family residential tiers)

    • Purpose: permit multi‑family housing at graduated densities (e.g., RM‑6, RM‑10, RM‑12, up to RM‑30) with density limits shown in Schedule 18.31.030‑B. The schedule also shows maximum allowable densities and special density increase rules tied to design or affordability.
    • Typical permitted uses: multi‑family apartments, group residential, supportive/transitional housing (subject to consistency with the use definitions). See § 18.31.030 and the use classification chapter § 18.60.
    • Key dimensional standards: minimum lot areas, lot widths, and maximum densities are in Schedules 18.31.030‑A/B/C; some RM subdistricts restrict single‑family lots created after the ordinance adoption (see notes). Site development permits may be required for certain RM parcels (see § 18.31.030 notes).

Reference for residential schedules and definitions: § 18.31.030 (Schedules 18.31.030‑A/B/C)

Commercial districts (NC, SC, RC, GC, GC‑VR, HC)

Purpose: accommodate neighborhood to regional commercial activities; the schedule assigns permitted/conditional uses and includes subdesignators such as VR (visitor/retail refinement). See § 18.33.020 and Schedule 18.33.020‑A.

  • NC (Neighborhood Commercial)

    • Typical uses: small retail, personal services, neighborhood offices — the schedule uses letter codes (P, L, SD, S, U) to indicate the approval level required per use. See Schedule 18.33.020‑A.
    • Permit triggers: small buildings often handled by zoning clearance; larger footprints trigger site development permit or use permit per § 18.33.030 and Schedule 18.33.030‑A.

  • SC (Shopping Center), RC (Regional Commercial), GC (General Commercial), HC (Heavy Commercial)

    • Purpose/uses: progressively larger and more intensive retail, office, and commercial services. HC permits heavier or truck‑oriented uses that are excluded from other commercial districts. See descriptions in § 18.33.020 and schedule notes for limitations (L‑notes).
    • Key controls: the schedule includes many “L” notes (L6, L7, L9, L11, etc.) that impose project‑specific limits (caretaker quarters, adjacency buffering, size caps, no outdoor storage, etc.). See Schedule 18.33.020‑A and the table notes.
    • Permit thresholds by building size (which determine whether zoning clearance, director site development permit, BAR site development permit, or a use permit is required) are in § 18.33.030 (Schedules 18.33.030‑A and 18.33.030‑B).

Reference for commercial schedules and permit thresholds: § 18.33.020 and § 18.33.030.

Industrial districts

  • Purpose/uses: industrial/manufacturing, warehouses, freight/truck terminals — use designations and limits are in the industrial chapter and Schedule(s) referenced in § 18.34. Certain industrial uses (e.g., those that may be objectionable by noise/odor/traffic) may require a site development permit by the BAR; thresholds are in § 18.34.030.

Open Space (OS)

  • Purpose: protect public and private lands for natural resource protection, floodplain, slopes >20% and preserve corridors/trails. Uses are intentionally limited and spelled out in Schedule 18.35.030‑A. See § 18.35.010–030.

Public/Quasi‑Public (PE) and other special districts

  • Public facilities are designated PE on the map; facilities <2 acres need not be so designated. See § 18.36.050.

Overlay districts (how they change land use)

  • PD Planned Development overlay: adds flexibility; requires a planned development plan; minimum area typically 1 acre unless planning commission finds otherwise; plan can alter base district standards. See § 18.53.010–040.
  • MU Mixed‑Use overlay and MU‑N Mixed‑Use Neighborhood overlay: allow mixed‑use workups, may supersede base district standards when adopted; uses are drawn from the base district schedules but the council can modify permitted/conditional uses when establishing the overlay. See § 18.54.040–050 and § 18.55.
  • DR Design Review overlay: requires site development or use permits for uses in the DR district; design criteria and findings apply. See § 18.56.030–070. Use of DR can be required when rezoning to MU to ensure compatibility.

Key decision‑relevant standards — summary table

District / Topic Typical permitted uses / limits Key standards (decision highlights) Code Reference
RE‑1 Low‑density single‑family, accessory uses Min lot area 30,000 sq ft, min width 100 ft; rural setbacks and special rules for small‑lot subdivisions § 18.31.030
RS‑2 / RS‑3 / RS‑4 Single‑family dwellings; accessory dwellings per ADU rules Lot sizes and frontage vary by RS subtype (see Schedule 18.31.030‑A); small‑lot reductions allowed per § 18.31.050 § 18.31.030
RM‑6 → RM‑30 Multi‑family housing, group residential Density caps shown in Schedule 18.31.030‑B; some parcels require site development permit for units without public‑street access § 18.31.030
NC / SC / RC / GC / HC Retail, offices, services — intensity increases from NC→HC Uses designated P/L/SD/S/U in Schedule 18.33.020‑A; building size triggers zoning clearance, site development permit or use permit (see § 18.33.030) § 18.33.020, § 18.33.030
Overlay: PD, MU, DR Allow plan‑based flexibility or additional controls PD requires a planned development plan; MU may supersede base standards; DR makes projects subject to design criteria and a review permit § 18.53, § 18.54, § 18.56

(See the full schedules in the code for specific uses and the L‑note limitations described in the commercial/industrial tables.)

Permit triggers and review levels (practical)

  • Letter codes in the use schedules mean:
    • P — permitted (subject to ministerial clearance or zoning clearance as applicable). § 18.33.020.
    • SD — allowed after director site development permit. § 18.33.020.
    • S — site development permit processed by the Board of Administrative Review. § 18.33.020.
    • U — use permit (Planning Commission). § 18.33.020.
  • Building or development size often up‑grades the required approval: small commercial buildings may be handled by zoning clearance, while larger footprints move to director site development permit, BAR review, or use permit as thresholds listed in § 18.33.030. Examples: in the NC district, buildings up to 2,000 sq ft are zoning clearance; 2,001–10,000 sq ft require a director site development permit; larger sizes escalate to BAR or use permit. See Schedules 18.33.030‑A/B.

How accessory uses and ADUs are treated

  • Accessory uses and structures are regulated by § 18.43.020 and the ADU chapter/notes. ADUs are permitted subject to state and local ADU rules; consult the local ADU page and § 18.43 references. Verify interaction with state ADU law where the local code defers.

Intersections with other code parts you must check

  • Design criteria required for discretionary approvals are in § 18.40.050 (design criteria adoption and application). Projects requiring site development or use permits must demonstrate consistency with those design criteria. See the Design Review overlay § 18.56 for the review process.
  • Parking minimums by use are established in the parking schedule (see the local parking chapter); required counts (e.g., 1.5 spaces per one‑bedroom multi‑family unit, varying rates for retail/office/manufacturing) are in the parking schedule and must be applied to the use. See the parking schedule excerpt § 18.41 (parking schedule) in the uploaded code.
  • Nonconforming parcels and uses have specific allowances and limits (e.g., development on substandard lots permitted but subject to same yard/density requirements); see § 18.40.060 and the nonconforming chapter § 18.46.

Checklist — what an applicant must satisfy (working checklist)

  • Confirm base zoning district for the parcel and applicable overlays (look for PD, MU, DR, PE on the zoning map). Verify map notes. § 18.53, § 18.54, § 18.56.
  • Identify the precise use classification in Chapter 18.60 and match it to the district use schedule to find the letter designation (P/L/SD/S/U). § 18.33.020.
  • Check size thresholds for zoning clearance vs. site development vs. use permit in § 18.33.030 (commercial) or the equivalent for the district.
  • Verify dimensional standards (lot area, widths, setbacks, heights) in the appropriate schedule: residential (§ 18.31.030), commercial (§ 18.33.040), rural (§ 18.30.030).
  • Apply the parking table and compute required spaces (see parking schedule). Redding Parking
  • Identify any L‑notes or special limitations attached to the use in the schedule that impose extra conditions or caps (e.g., outdoor storage restrictions, drive‑throughs, adjacency rules). § 18.33.020 and schedule notes.
  • If discretionary approval is required, prepare design documentation demonstrating consistency with design criteria and be prepared for DR review if the DR overlay applies. Redding Design Review
  • Confirm nonconforming‑parcel rules if lot is substandard or split across districts; see § 18.40.060 and § 18.46.
  • For residential ADUs, reconcile local ADU rules with state ADU law and submit required ADU materials. Redding ADUs California ADU law

Risks & Ambiguities

Issue Why it matters What to verify
Use classification ambiguity The schedule often lists broad use classes and directs the Director to assign undefined uses to a substantially similar classification — this can change approval level. Confirm classification with Planning staff; get a written interpretation if the use is marginal. See § 18.33.020.
Overlay supersession / plan‑level deviations PD or MU plans can supersede base standards or add requirements, so the same parcel can have different rules depending on overlay approvals. Verify whether a parcel is subject to a PD/MU plan or resolution and which standards the plan supersedes. See § 18.53 and § 18.54.
Permit threshold by building size Building-area thresholds can change a ministerial clearance into a discretionary permit (site development or use permit). Missing this can double or triple application time. Run your proposed gross floor area against the thresholds in § 18.33.030 (commercial) and the corresponding industrial/residential thresholds.
Cannabis / special‑use notes Cannabis activity rules appear in schedule notes (L19, L20) and are specifically permitted or prohibited in certain districts; misreading the note can lead to denial. Check the use schedule notes and Chapter 6.12 where referenced before assuming permissibility. See Schedule notes and Chapter 6.12 reference in the code.
Nonconforming parcels and lot‑split history Substandard lots are allowed to be developed but cannot be further reduced; nonconforming legal lots may interact with setback and density rules. Verify legal lot status and consult § 18.40.060 and § 18.46; ask City to confirm nonconforming status.

Plain‑English Summary

Redding’s zoning ordinance sets a grid: each parcel has a base district (RE/RS/RM for residential, NC/SC/GC/HC for commercial, etc.) and possibly overlays (PD, MU, DR). The use tables tell you whether a use is permitted outright, allowed after a site‑development review, or requires a use permit. Dimensional rules (lot size, setbacks, heights) live in the district schedules and can be changed or refined by overlays and plan approvals — so check both the base zone and any overlay. Key procedural triggers (zoning clearance vs. director site development permit vs. Board/Planning Commission review) are tied to both the use classification and project size. Always verify ambiguous use classifications and overlay plan details with Planning staff and the exact code sections cited here.

Information Gaps

  • Complete verbatim text of each Schedule (some schedule rows were truncated in the retrieved file); full use tables and all L‑notes should be reviewed in the city’s official ordinance PDF or map. Not all L‑note texts were fully visible in the uploaded extract. Verify with the official code.
  • Exact front/side/rear yard dimensions by every single district subtype (the residential schedules reference detailed tables that were partially visible). Verify precise setbacks in Schedule 18.31.030‑C or the full code.
  • Complete parking schedule and accessible parking special rules (the uploaded material included excerpts; confirm full table and Section 18.41).
  • Any recently adopted zoning map amendments or PD plan resolutions that change the effective standards on a parcel. These are not reproduced here; check the City’s zoning map and council resolutions. Verify with the jurisdiction.

Source References

Sources

Retrieved passages

  • Redding Zoning Code (§ 2) High relevance
  • Redding Zoning Code (§ 2) High relevance
  • Redding Zoning Code (Chapter 18.44) High relevance
  • Redding Zoning Code (§ 5) High relevance
  • Redding Zoning Code (§ 2) High relevance
  • Redding Zoning Code (Chapter 6.12) High relevance
  • Redding Zoning Code (section except) Medium relevance
  • Redding Zoning Code (§ 2) Medium relevance

Cited sections

Frequently asked questions

What can I build on an **R-1** or **RS** lot in Redding?

Redding’s schedules treat single‑family residential districts (the RS series and RE types) as primarily for single‑family uses and accessory structures; permitted accessory dwelling units must still comply with ADU rules. Lot area, frontage and setback minimums are shown in Schedule 18.31.030‑A and development standards in § 18.31.030; use classifications and whether a project needs a site development permit are determined by the use schedule and permit thresholds. Verify the parcel’s exact RS subtype and the schedule footnotes. § 18.31.030

What are Redding’s setback requirements?

Setbacks vary by district and are specified in the development regulation schedules (residential in § 18.31.030‑C, commercial in § 18.33.040‑A). The code also includes general rules for front/street side setbacks (e.g., 25 ft for arterial/frontage roads, 20 ft for other street setbacks in certain commercial contexts as shown in the development standards excerpts). Always check the schedule that applies to your base district and any overlay. § 18.31.030, § 18.33.040, § 18.40

Do I need design review in Redding?

If the parcel is in the DR overlay, a site development permit or use permit is required for all uses within DR and the project must meet the design criteria; there are exemptions for minor work (e.g., single‑family on existing parcels, interior remodels under a value threshold). The DR rules are in § 18.56. Additionally, many discretionary approvals (site development or use permits) require demonstration of consistency with adopted design criteria in § 18.40.050. § 18.56, § 18.40.050

What triggers a use permit vs. a site development permit in commercial zones?

The use schedule assigns a letter for each use (P/SD/S/U). Separately, building/development size thresholds escalate review level: the NC district has explicit size bands (e.g., up to 2,000 sq ft is zoning clearance; 2,001–10,000 sq ft requires director site development permit; larger sizes require BAR or planning commission review). See § 18.33.020 and § 18.33.030 for the full rules and thresholds. § 18.33.020, § 18.33.030

Are cannabis retail or cultivation uses allowed in Redding?

The use schedules explicitly mark certain cannabis activities as permitted or not permitted in particular districts via L‑notes and references to Chapter 6.12 (Cannabis Activity). In many districts retail cannabis is either specifically permitted with Chapter 6.12 compliance or explicitly not permitted—check the specific district row and the L‑notes (e.g., L19, L20) in the schedule. See the schedule notes and referenced cannabis chapter. § 18.33.020 and schedule notes; Chapter 6.12 reference.

Can a substandard (small) lot be developed?

A legally created lot smaller than base district minima may be occupied by permitted or conditional uses, but it cannot be further reduced and is subject to the same yard and density requirements as a standard lot. See § 18.40.060. Verify legal lot creation history with the City. § 18.40.060

Where are parking requirements found and how strict are they?

Parking minimums and use‑based rates are in the parking schedule (local parking chapter). Examples in the schedule include multi‑family parking rates by bedroom count and manufacturing/warehouse formulas; required accessible parking rules are included. Always compute required spaces from the parking schedule for the specific use and building area. See the parking schedule in the code. § 18.41 (parking schedule excerpt)

Will an overlay plan change base zoning setbacks or uses?

Yes. A PD or MU plan may supersede base district standards for density, FAR, setbacks, height, parking and signage if adopted as part of the overlay plan approval. The ordinance expressly allows the Planning Commission/council to approve deviations with required findings. See § 18.53 and § 18.54. § 18.53, § 18.54

What happens if the schedule doesn’t list my specific use?

If a specific land use is not defined, the Director shall assign it to a use classification that is substantially similar in character; unlisted or dissimilar uses are prohibited. This administrative classification can change the approval level. See § 18.33.020. § 18.33.020

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