Redding — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Redding regulates nonconforming uses, structures, sites and parcels under the local zoning code (commonly titled Title 18 in the municipal code). The controlling rules are collected in Chapter 18.46 (Nonconforming Uses, Structures, Sites and Parcels) and set the rules for continuation, abandonment, repair, reconstruction, and limited changes — including when a site development permit (Board of Administrative Review or director) is required to keep or change a nonconformity. See the code purpose and baseline rules at § 18.46.010 and the operative standards in § 18.46.020 – § 18.46.120.

Before reading: if your proposal touches parking, setbacks or other dimensional standards, design review, overlays, or accessory dwelling units, see the city pages on those topics: the city’s rules for parking (/us/california/redding/parking), setbacks and development standards (/us/california/redding/development-standards), design review (/us/california/redding/design-review), overlay districts (/us/california/redding/overlay-districts), and ADUs (/us/california/redding/adu). Also remember building-safety rules live in the California Building Standards Code (/us/california/building-codes) (Title 24) and that the code’s variance procedures are in the city’s Variances and Exceptions page (/us/california/redding/variances-and-exceptions).

Core rules (what the code requires)

• Continuation: A lawful nonconforming use may continue but may not be materially modified, intensified, or expanded beyond the area it occupied when it became nonconforming unless a site development permit is approved by the Board of Administrative Review (BAR) (see § 18.46.020(A)).

• Abandonment: A nonconforming use, structure, or site is presumed abandoned if it ceases for a continuous period of 12 months; after abandonment the subsequent use must comply with current district regulations unless a site development permit is granted (see § 18.46.020(B); § 18.46.030(B); § 18.46.040(B)).

• Damage/Destruction: If a nonconforming structure is involuntarily damaged or destroyed to the extent of more than 50% of replacement value, restoration must comply with current zone regulations unless a site development permit is approved; residential exceptions apply (see § 18.46.020(C); § 18.46.030(C)).

• Change of Use: A legal nonconforming use may be changed to another nonconforming use only if the new use is of equal or lesser intensity and a site development permit by the BAR is obtained. Hazardous or incompatible uses may not substitute even if “less intensive” (see § 18.46.020(D)).

• Nonconforming sites, parcels and subdivisions: The code provides criteria for when a nonconforming parcel remains a legal building site, and limits later divisions that would increase nonconformity. See § 18.46.080.

• Special residential rules: Nonconforming residential structures in office, commercial or industrial zones may continue with limits (no increase in dwelling units; no >50% increase in usable floor area) and have different reconstruction rules after destruction — see § 18.46.060.

• Nonconforming multiple-family dwellings: Rebuilding rules differ for two–four units vs five or more units (see § 18.46.070).

• Administrative process and permits: Many continuations, expansions, or reconstructions hinge on a site development permit under Chapter 18.13 (BAR or director approval). The code requires discretionary review where a change would increase nonconformity. (See the repeated references to Chapter 18.13 in § 18.46.020, § 18.46.030, § 18.46.040.)

• Unlawful structures/uses: Uses that were never lawful (illegal when established) have no right to continue as a nonconforming use (see § 18.46.110).

District-by-district breakdown (where nonconforming rules interact with each district)

Below are Redding zoning districts that most commonly trigger nonconforming issues. For each district I summarize the district purpose, typical uses, and where the code gives the most directly relevant standards; where the ordinance text in the retrieved materials does not list a numeric standard I note that the value is Not found in retrieved materials and to verify with the jurisdiction.

Important: the nonconforming rules themselves are Chapter 18.46 and apply across districts; the district-level subsections point to where the district’s development standards live or where the code references nonconforming handling for that district.

RE (Rural Estate)

• Purpose: Low-density, large-lot residential / agricultural uses; retains rural character (general purpose appears in district schedule). See the use schedule references where RE appears.
• Typical permitted uses: Single-family homes, limited agricultural accessory uses; residential care limited by density notes.
• Key dimensional standards: Not found in retrieved materials for all numeric setbacks/coverage here — Verify with the jurisdiction via the city’s development standards page (/us/california/redding/development-standards).
• Where it applies: Rural and edge-of-urban areas per the zoning map and Schedule 18.30.030 (see references to Schedule entries).
• How nonconforming rules apply: Nonconforming structures and parcels in RE are governed by Chapter 18.46; abandoned or heavily damaged structures are treated per § 18.46.030 and § 18.46.040.

RL (Rural Lands)

• Purpose: Larger-lot rural development with agricultural uses. See Schedule 18.30.030-A for the RL development regulations.
• Typical uses: Low-density residences, agricultural production.
• Key dimensional standards (from Schedule 18.30.030-A): Minimum lot area: 1 acre; Minimum lot width: 150 ft; Front yard: 20 ft; Side yard: 20 ft; Corner side: 20 ft; Maximum building height: 40 ft. See Schedule and the schedule note referencing § 18.46.080 for nonconforming parcels.
• How nonconforming rules apply: Nonconforming parcels may be treated as legal building sites if they meet the criteria in § 18.46.080.

RS (Single-Family Residential — e.g., RS-3, RS-4)

• Purpose: Single-family neighborhoods at varying lot sizes/densities. The code references district-specific rules and footnotes (e.g., RS-3, RS-4 in the schedule).
• Typical uses: Single-family dwellings; some residential care facilities subject to limits.
• Key dimensional standards: Not found in retrieved materials for full numeric table here — Verify with the jurisdiction via Schedule 18.30.030 and the city’s development standards page (/us/california/redding/development-standards).
• How nonconforming rules apply: Nonconforming single-family structures follow the general § 18.46.030 rules for maintenance/repairs and the 12‑month abandonment rule in § 18.46.030(B); parcel divisions that would reduce required frontage/area are restricted by § 18.46.080.

RM (Residential Multiple-Family; e.g., RM-6, RM-10)

• Purpose: Medium- to higher-density residential (different RM subdistricts set different size and conversion limits). The code contains footnotes and limits for conversion/new construction in RM subdistricts.
• Typical uses: Duplexes, small multi-family, residential care (per footnotes).
• Key dimensional standards: Not fully enumerated in retrieved snippets — Verify with Schedule 18.30.030. The code references special treatment where parcels created under older zoning may be further divided under narrow conditions; see § 18.46.080 for parcel-division exceptions for duplexes/multi-family.
• How nonconforming rules apply: Rebuild/repair rules for multiple‑family are in § 18.46.070 (different rules depending on unit count).

C-N (Neighborhood Commercial) and Commercial Districts

• Purpose: Local retail and service uses serving neighborhoods. See use tables where Nonconforming Uses are cross-referenced to Chapter 18.46.
• Typical uses: Small retail, offices, food and beverage (size limits in footnotes).
• Key dimensional standards: Not found in retrieved snippets — Verify with Schedule 18.30.030 and development standards.
• How nonconforming rules apply: Nonconforming commercial uses may continue but may not expand or intensify without a site development permit (see § 18.46.020(A)). Signage that is nonconforming must be brought into compliance if a change of use otherwise occurs (§ 18.46.040(D)(1)(a)).

Industrial / I (Industrial and Business Park districts)

• Purpose: Industrial activities and supporting offices; the code lists specific limits and site development permit triggers for industrial uses.
• Typical uses: Manufacturing, warehouses, contractors’ yards, etc.
• Key dimensional standards: Not found in retrieved snippets — check Schedule and Section 18.34.030 for permit thresholds related to building size and site features.
• How nonconforming rules apply: Industrial nonconforming structures and uses follow Chapter 18.46; expansions that would increase intensity or generate adverse impacts require BAR review under § 18.46.020 and site development permit thresholds in § 18.34.030.

Quick reference table — Most decision‑relevant nonconforming rules

Checklist — what an applicant must provide or satisfy when dealing with a nonconformity

• Establish the date and scope of the pre‑existing use/structure (evidence showing what area and intensity existed when the use became nonconforming). Verify against permit / title history. (Required to assess § 18.46.020(A).)
• If expansion/intensification is proposed, prepare a site development permit application (Board of Administrative Review or director) addressing why the change will not materially increase nonconformity or adverse impacts (§ 18.46.020(A),(D)).
• If the structure was vacant, document continuous occupancy or marketing to rebut the 12‑month abandonment presumption (§ 18.46.030(B)).
• If the structure was damaged, obtain the city’s damage/replacement-cost determination and show compliance with current district standards or justify a BAR site development permit (§ 18.46.030(C)).
• For parcels that do not meet current lot size/width/access, submit proof that the parcel meets one of the § 18.46.080 criteria (recorded map, deed date, variance or lot-line adjustment, or partial gov’t acquisition).
• If nonconforming signage exists and a change of use is proposed, plan to bring signage into compliance (§ 18.46.040(D)(1)(a)).

Risks & Ambiguities

Plain-English Summary

Redding lets lawful older uses and buildings keep operating, but they can’t be enlarged, intensified, or sit idle for more than 12 months without losing protection — if you want to change, rebuild after heavy damage, or expand, you’ll usually need a site development permit from the Board of Administrative Review or director; the controlling rules are in Chapter 18.46 (see § 18.46.020 – § 18.46.120).

Source References

• Redding Municipal Code, Chapter 18.46, “Nonconforming Uses, Structures, Sites and Parcels” (purpose and core provisions) — see § 18.46.010 et seq.
• Redding Municipal Code, § 18.46.020 (Nonconforming Uses — continuation, abandonment, damage, change of use)
• Redding Municipal Code, § 18.46.030 (Nonconforming Structures — continuation, abandonment, damage, repairs)
• Redding Municipal Code, § 18.46.040 (Nonconforming Sites — enlargement, abandonment, damage)
• Redding Municipal Code, § 18.46.060 (Residential structures in office, commercial or industrial zones) and § 18.46.070 (Nonconforming multiple‑family dwellings)
• Redding Municipal Code, § 18.46.080 (Nonconforming parcels — when a parcel of record is a legal building site)
• Redding Municipal Code, § 18.46.090 – § 18.46.120 (Use permits conformity, prior permits, unlawful uses, nuisance abatement)
• Schedule 18.30.030-A (Development regulations — example: RL district numeric standards shown in schedule)

Retrieved passages

• Redding Zoning Code (chapter to) High relevance show source text
• Redding Zoning Code (§ 2) High relevance show source text
• Redding Zoning Code (Chapter 18.13) High relevance show source text
• Redding Zoning Code (§ 2) High relevance show source text
• Redding Zoning Code (§ 13) High relevance show source text
• Redding Zoning Code (§ 1) High relevance show source text
• Redding Zoning Code (Section 18.46.060) High relevance show source text
• Redding Zoning Code (§ 2) High relevance show source text

Cited sections

• Redding Municipal Code, Chapter 18.46, “Nonconforming Uses, Structures, Sites and Parcels” (purpose and core provisions) — see **§ 18.46.010** et seq. (Chapter 18.46)
• Redding Municipal Code, **§ 18.46.020** (Nonconforming Uses — continuation, abandonment, damage, change of use) (§ 18.46.020)
• Redding Municipal Code, **§ 18.46.030** (Nonconforming Structures — continuation, abandonment, damage, repairs) (§ 18.46.030)
• Redding Municipal Code, **§ 18.46.040** (Nonconforming Sites — enlargement, abandonment, damage) (§ 18.46.040)
• Redding Municipal Code, **§ 18.46.060** (Residential structures in office, commercial or industrial zones) and **§ 18.46.070** (Nonconforming multiple‑family dwellings) (§ 18.46.060)
• Redding Municipal Code, **§ 18.46.080** (Nonconforming parcels — when a parcel of record is a legal building site) (§ 18.46.080)
• Redding Municipal Code, **§ 18.46.090 – § 18.46.120** (Use permits conformity, prior permits, unlawful uses, nuisance abatement) (§ 18.46.090)
• Schedule 18.30.030-A (Development regulations — example: **RL** district numeric standards shown in schedule)
• Redding_ZoningCode.md

• Official Redding code library