Local zoning · Redding

Redding — Variances and Exceptions

Q: What is the difference between a zoning exception and a variance in Redding?

A zoning exception is an administrative, limited adjustment to development standards (e.g., small setback or buffer reductions) granted by the director under § 18.15.020–§ 18.15.040 ; a variance is a discretionary relief from physical development standards (but not land use or density) decided by the Planning Commission under § 18.16.010–§ 18.16.070 . The two tracks have different findings and notice/appeal paths.

Q: Will preserving a tree justify a variance or exception?

Yes— tree preservation can be a legitimate basis for granting a zoning exception or variance (for setbacks, separations, parking or driveway grade) provided the preservation outweighs the disadvantages and a qualified professional predicts survival beyond five years. See § 18.45.020 .

Q: If I’m adding an ADU, can I use an exception or variance to get different setbacks?

ADU projects are governed by § 18.43.140 and state ADU law; many ADUs are subject to ministerial approval and the city cannot impose requirements inconsistent with state ADU protections. If your setback issue involves standard development rules, a zoning exception may apply, but verify ADU‑specific provisions first. See § 18.43.140 .

Variances and Exceptions under the Redding local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Variances and zoning exceptions in Redding are the two formal ways the city allows departures from the written development rules in Title 18 (the Zoning Code). Variances are discretionary deviations from physical development standards decided by the Planning Commission; zoning exceptions are shorter, administrative adjustments decided by the director. See the Redding approach to development standards and how exceptions intersect with parking, setbacks, and other site rules. Key procedures and required findings are contained in Chapter 18.15 (Zoning Exceptions) and Chapter 18.16 (Variances) of the Redding Municipal Code. § references below cite the controlling text.

How Redding treats Exceptions vs. Variances (short synthesis)

Zoning exceptions (administrative) let the director make a minor modification to development standards (e.g., small setback reductions, buffer reductions, limited building-separation relief) when the adjustment is compatible with neighbors and the General Plan — see § 18.15.020 – § 18.15.070.
Variances (discretionary) allow the Planning Commission to authorize relief from most physical development requirements when strict application would cause an undue hardship or practical difficulty; variances do not change permitted land uses or density — see § 18.16.010 – § 18.16.070.

Both tracks require plans and fees, public notice or appeals as prescribed in the common procedures chapter (Chapter 18.11).

What the code permits (decision‑relevant quick table)

Relief / Topic	Typical quantitative limit or test	Who decides & Key Code Reference
Decrease minimum setback (minor)	Up to 10% reduction (director); 5% for survey/plan error after construction	§ 18.15.030 (G); findings § 18.15.040
Buffer yard width reduction	Up to 25% (director) if no increased impacts	§ 18.15.030 (B); findings § 18.15.040
Building separation reduction	Up to 20% (director) provided CBC compliance	§ 18.15.030 (C); see California Building Standards Code link below
Fence height increase	+2 ft (any district) for slope/privacy situations	§ 18.15.030 (E)
Height exceptions for architectural features	+10 ft without discretionary review (limited to appurtenances covering ≤20% roof area); larger increases require exception findings	§ 18.40.080 and § 18.15.030 (D)
Variances from development standards	Available except for land use, density, or intensity (FAR) restrictions	§ 18.16.020 – § 18.16.070 (required variance findings: exceptional circumstances; substantial property rights; no detriment; consistency)
Tree‑preservation as basis for exception/variance	City may allow exception/variance to preserve candidate trees when benefits outweigh disadvantages and survival >5 years	§ 18.45.020 (A)

(First link to the statewide building rules: California Building Standards Code.)

District-by-district breakdown — where exceptions/variances typically matter

Note: the Zoning Code identifies base zoning districts in § 18.01.050; residential districts are shown in the schedules at § 18.31.030. Use these cross-references to confirm parcel‑specific rules before applying for relief.

RE (Residential Estate / RE-1, RE-2)

Purpose: large-lot residential, low density; used where larger lots and open space are intended. § 18.01.050 describes the base district categories.
Typical permitted uses: single‑family homes, limited accessory uses; larger institutional/open‑space uses allowed with permits (see residential schedule and use tables).
Key dimensional standards: minimum lot area 30,000 sq ft in RE‑1, 14,000 sq ft in RE‑2; maximum height typically 35 ft; front yard 25 ft (see Schedule 18.31.030-A/C). § 18.31.030-A/C.
Where it applies: outer neighborhoods and rural fringe mapped as RE on the zoning map; exceptions such as front‑yard averaging and small‑lot subdivisions are discussed in the same schedules.

RS (Single‑Family Residential — RS‑2, RS‑3, RS‑3.5, RS‑4)

Purpose: single‑family neighborhoods with a range of densities. § 18.31.030 schedules the RS variants and densities.
Typical permitted uses: single‑family dwellings, accessory dwelling units (ADUs — see code § 18.43.140), limited home occupations. ADU rules are explicit — see the ADU section and state laws. (See also ADUs).
Key dimensional standards: minimum lot widths from 60–80 ft depending on RS subtype; front setbacks commonly 15 ft; max height 35 ft; max lot coverage 40% in single‑family schedules. See Schedules 18.31.030‑A/B/C.
Where exceptions matter: small accessory structures, garage/driveway configurations, or ADU setbacks often rely on a zoning exception (director) for small deviations; multistory/transitional standards trigger exception review near RM or commercial zones.

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

Purpose: mid‑ to higher‑density housing (apartments / multi‑family), with subzones defining density ranges. § 18.31.030 (Schedules) lists densities and development regulations.
Typical permitted uses: multi‑family dwellings, limited supportive housing types and compatible institutional uses (subject to site development permits in some RM subdistricts).
Key dimensional standards: maximum height ranges from 45–50 ft depending on RM subtype; minimum yards often 15 ft (with multistory rear setbacks up to 25 ft where RM abuts RS/RE); lot coverage limits (e.g., 40% reference in schedule). See Schedule 18.31.030‑C and notes.
Where variances are used: multistory transitions, skyplane or second‑story setbacks adjacent to single‑family areas often require variance or site development permit relief; variances cannot change residential density (density exceptions are handled differently).

GO (General Office) and GC (General Commercial)

Purpose: GO supports offices; GC supports more intensive commercial/mixed uses; the code lists specific use tables and performance standards.
Typical permitted uses: GO — business and professional offices; GC — retail, services, eating/drinking establishments (with size limits and screening rules).
Key dimensional standards: front yard setbacks typically 10–25 ft depending on district and context; transitional height rules protect nearby RS areas — no more than two stories within 50 ft of an RS district without an exception. § 18.32.040/Schedules.
Where exceptions/variances appear: loading‑area screening, sign height increases, and exceptions to height limits are commonly processed via zoning exceptions for modest changes or via variances for larger deviations. The director can authorize limited sign height increases and parking reductions in narrow circumstances.

PF (Public Facilities) and Overlay districts (e.g., BH Building Height overlay)

Purpose: PF reserves land for government, schools, utilities; overlay districts like BH modify base‑zone height/density rules in specific areas. See § 18.36.010 and Chapter 18.58.
Where overlay rules interact with exceptions: overlays can authorize higher heights or special transitions; exceptions/variances must be checked against overlay rules — consult the overlay districts page and Chapter 18.58.

Practical guidance (what the code requires you to show)

Variance applicants must prove the Planning Commission findings in § 18.16.070: exceptional circumstances, necessity to preserve substantial property rights, no substantial detriment to public welfare, and consistency with the spirit of the code.
Exception (director) applicants must satisfy the findings in § 18.15.040: the adjustment is necessary because of special circumstances; the owner would otherwise be unreasonably deprived of use/enjoyment; the adjustment won't be detrimental to the neighborhood; and it is consistent with the General Plan and zoning standards.
Applications require: prescribed form, plans/elevations, fee, and public notice or mailed notices where specified (see procedure rules in Chapter 18.11 and § 18.15.060 / § 18.16.040).

Also consult the city's rules on parking and design review early — exceptions that affect parking counts or visible design may trigger additional review or conditions.

Checklist (what an applicant must typically supply)

Completed application form for a zoning exception or variance (per Director/Development Services). § 18.15.060; § 18.16.040.
Scaled site plan, elevations, dimensioned setbacks, and explanation of the requested relief. § 18.16.040; § 18.15.060.
Written statement addressing the required findings (either § 18.15.040 for exceptions or § 18.16.070 for variances).
Fee payment (city fee schedule) and any required noticing materials (mailing list for 300‑ft notices when specified). § 18.15.060; Chapter 18.11 public notice rules.
Evidence of compatibility/mitigation (landscaping, screening, light/shade study, conforming to the California Building Standards Code where relevant). § 18.15.030 (C) and § 18.40.080.
If tree preservation is claimed as justification, arborist report showing >5‑year survival probability per § 18.45.020.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlap with overlays (e.g., BH overlay)	Overlay rules can override base‑zone allowances (height/density). A variance/exception that conflicts with overlay rules may be denied.	Verify overlay map/applicability for parcel; consult Chapter 18.58 and the zoning map.
Whether the request affects land use or density	Variances cannot alter allowed land uses or residential density — those are outside variance power. Attempting to change use/density via variance will fail.	Confirm if relief sought is a physical development standard only (setbacks, height, separation). See § 18.16.020.
CEQA / environmental review requirement	A discretionary variance or exception tied to a discretionary permit may trigger environmental review; failing to address CEQA can delay projects.	Check Chapter 18.24 and have the department determine completeness and CEQA applicability.
Conflicts with ADU rules or State ADU law	Local exceptions cannot contravene state ADU requirements; ADU approvals may be ministerial in many cases.	Verify ADU-specific rules in § 18.43.140 and state ADU law; if relief touches ADU standards, consult ADU code and ADUs.
Non-transferable/term limits for some exceptions	Some zoning exceptions (e.g., RV storage) are limited in time or nontransferable.	Review the specific exception rules (see § 18.15.050 and subsections for conditions/renewals).

Plain-English Summary

If your project needs a small tweak to a setback, fence height, parking, or similar numeric rule, apply for a zoning exception (director). If your site has a true hardship because of size, shape, location or topography and you need a larger change, apply for a variance (Planning Commission). Read the required findings in § 18.15.040 (exceptions) and § 18.16.070 (variances) and prepare clear plans and a short legal/technical memo to demonstrate those findings.

Source References

City of Redding Municipal Code — Chapter 18.15, Zoning Exceptions (purpose, scope, standards, findings, procedures): § 18.15.010 – § 18.15.110.
City of Redding Municipal Code — Chapter 18.16, Variances (purpose, applicability, findings, hearings, appeals): § 18.16.010 – § 18.16.110.
City of Redding Municipal Code — Common Procedures (notice, appeals, effective dates): Chapter 18.11, including § 18.11.090 (Appeals).
City of Redding Municipal Code — Residential development schedules and standards (lot sizes, setbacks, heights): Schedule 18.31.030‑A/B/C; § 18.31.030.
City of Redding Municipal Code — Development standards, height exceptions and sky‑plane: § 18.40.080 and related sections.
City of Redding Municipal Code — Tree preservation and its role in exceptions/variances: § 18.45.020.

(If you need the exact ordinance printout or the zoning map parcel‑specific crosswalk, ask and I’ll pull the precise schedule rows for your property — verify with the jurisdiction.)

Sources

Retrieved passages

Redding Zoning Code (Chapter 18.16) High relevance
CBC § 2 (§ 2) High relevance
Redding Zoning Code (chapter may) High relevance
Redding Zoning Code (§ 2) High relevance
Redding Zoning Code (chapter except) High relevance
Redding Zoning Code (Section 18.11.090) High relevance
Redding Zoning Code (chapter shall) High relevance
CBC § 2 (Chapter 18.11) High relevance
Redding Zoning Code (Chapter 18.11) Medium relevance
Redding Zoning Code (§ 3) Medium relevance
Redding Zoning Code (title and) Medium relevance
Redding Zoning Code (Section 65915) Medium relevance
Redding Zoning Code (§ 2) Medium relevance
Redding Zoning Code (Section 65915) Medium relevance
Redding Zoning Code (Section 18.31.050) Medium relevance
Redding Zoning Code (Chapter 18.41) Medium relevance
CBC § 2 (section in) Medium relevance

Cited sections

Official Redding code library

Frequently asked questions

What is the difference between a zoning exception and a variance in Redding?

A zoning exception is an administrative, limited adjustment to development standards (e.g., small setback or buffer reductions) granted by the director under § 18.15.020–§ 18.15.040; a variance is a discretionary relief from physical development standards (but not land use or density) decided by the Planning Commission under § 18.16.010–§ 18.16.070. The two tracks have different findings and notice/appeal paths.

Can I get a variance to increase density or change my land use?

No. The code expressly prevents variances from changing land uses, residential density, or intensity standards (such as FAR). Variances apply only to physical development requirements like setbacks or height. See § 18.16.020.

What findings does the Planning Commission require to approve a variance?

The Planning Commission must find (1) exceptional or extraordinary circumstances unique to the property, (2) the variance is necessary to preserve substantial property rights, (3) granting it will not be detrimental to the neighborhood, and (4) it aligns with the spirit of the code — see § 18.16.070.

What kinds of minor changes can the director approve without a public hearing?

The director can approve limited adjustments such as accessory structure front‑yard location, buffer yard reductions up to 25%, building‑separation reductions up to 20%, small front‑yard setback decreases up to 10%, and limited fence height increases — subject to the findings in § 18.15.030 and § 18.15.040.

Do exceptions and variances require public notice or hearings?

Exceptions decided by the director may require mailed notice for certain proposals (e.g., RV storage exceptions require notice to property owners within 300 ft and objectors can block approval); variances require at least one public hearing before the Planning Commission and standard public notice as set in Chapter 18.11. See § 18.15.060–§ 18.15.090 and § 18.16.050.

Will preserving a tree justify a variance or exception?

Yes—tree preservation can be a legitimate basis for granting a zoning exception or variance (for setbacks, separations, parking or driveway grade) provided the preservation outweighs the disadvantages and a qualified professional predicts survival beyond five years. See § 18.45.020.

If my project needs a height increase for a cupola or elevator penthouse, do I need a variance?

Small roof appurtenances (towers, spires, elevator penthouses, etc.) that cover no more than 20% of the roof may exceed height limits by up to 10 ft without discretionary review; anything greater requires exception findings. See § 18.40.080 and § 18.15.030 (D).

Are zoning exceptions transferable to a new owner?

Not always. Certain exceptions (for example, RV storage approvals) are explicitly nontransferable and time‑limited (e.g., up to three years with possible renewals). Check the specific exception language in Chapter 18.15.

If I’m adding an ADU, can I use an exception or variance to get different setbacks?

ADU projects are governed by § 18.43.140 and state ADU law; many ADUs are subject to ministerial approval and the city cannot impose requirements inconsistent with state ADU protections. If your setback issue involves standard development rules, a zoning exception may apply, but verify ADU‑specific provisions first. See § 18.43.140.

How long before a variance/exception approval lapses or can be revoked?

Variances and exceptions become effective after the appeal period (commonly 10 days) unless appealed; lapse, revocation and renewal are governed by Chapter 18.11 provisions for permits. See § 18.16.090 and § 18.15.080–.110.

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