Redding — Zoning

Last reviewed: July 2, 2026

Overview

Redding’s zoning code is contained in the city zoning ordinance (Title 18) and establishes the city’s base zoning districts, overlay districts, and the rules for how the zoning map applies to parcels. The code locates land‑use regulations in Division III, development standards in Division V/Chapter schedules, and identifies overlay and specific plan controls that can supersede or supplement base rules. See the rules for the zoning map and district establishment at § 18.01.040 and § 18.01.050 .

Note: where the ordinance delegates uses to Division III or to specific schedules I cite the governing section and the search result; for items not shown in the retrieved materials I mark "Not found in retrieved materials" and direct you to the code locations to verify.

How the code is organized (quick orientation)

• Base districts (residential, commercial, industrial, other) are established in § 18.01.050 .
• Land use rules for each base district live in Division III; development and dimensional standards (setbacks, heights, lot sizes, coverage) are published in schedules and chapters such as § 18.31.030 (residential schedules) and § 18.32.040 (commercial/building form) .
• The official zoning map controls parcel application and boundary rules; see § 18.01.040 and the map‑boundary rules in § 18.01.080(B) .
• Many standards reference other chapters you will need to consult directly: parking (see Chapter 18.41) and landscape (Chapter 18.47) among others .

Throughout this page I link to related guidance pages you will likely need: Redding development standards, parking, design review, overlay districts, ADUs, nonconforming uses, and the California Building Standards Code. These links are placed at the first natural mention of each topic.

District‑by‑district breakdown

Below are the code’s actual district designators and the most decision‑relevant rules that are present in the retrieved materials. Where the code text with permitted‑use lists is in Division III and not reproduced in the retrieved snippets, I note that and point to the controlling code section.

Note: every district name below is shown bolded when first used and each cited requirement includes the ordinance § that controls it.

Residential districts (base)

The base residential districts are established by the code as RL, RE, RS (with numeric variants like RS‑2, RS‑3, RS‑3.5, RS‑4), and RM (with numeric density indicators like RM‑6, RM‑12, etc.) § 18.01.050 .

• Purpose & permitted uses: The code establishes residential districts and density indicators but places the detailed allowed uses in Division III land‑use regulations (see § 18.01.050). Typical single‑family and multi‑family use lists are therefore in Division III; the retrieved materials do not reproduce full use tables. Not found in retrieved materials: complete permitted‑use lists (see Division III) .
• Key dimensional standards:
  • Minimum lot area / widths: See Schedule 18.31.030‑A for per‑district lot area and width (e.g., RE‑1 = 30,000 sf min lot area and 100 ft width; RS/RS‑3 and others have their own minima) § 18.31.030 .
  • Density: Base and maximum densities for the residential districts (units/acre) are in Schedule 18.31.030‑B (for example RS‑3 base density 3 u/ac, maximum 3.5 u/ac; RM‑12 and others show net area/unit standards) § 18.31.030 .
  • Small‑lot subdivisions: Allowed in RS‑3.5, RS‑4, RM‑6, RM‑9 with reduced lot sizes and setbacks; standards in § 18.31.050 (Schedules 18.31.050‑A) .
  • Lot coverage for RM districts: See Schedule 18.31.030‑D (e.g., RM‑6 through RM‑18 coverage percentages shown) § 18.31.030 .
• Where it applies / map: these are base zoning designators shown on the zoning map; parcel application controlled by § 18.01.040 and boundary rules § 18.01.080(B) .

Office & Commercial districts

Established base districts include LO, GO, NC, SC, RC, GC, HC per § 18.01.050 .

• Purpose & permitted uses: The code separates the land‑use rules into Division III; specific permitted uses and conditional uses are listed there (not reproduced in the retrieved snippets). Not found in retrieved materials: a full permitted‑use matrix; consult Division III use tables .
• Key dimensional / form standards (representative):
  • Maximum building height and front / side / rear setbacks for these districts are summarized in Schedule 18.32.040‑A and the accompanying text in § 18.32.040 (for example, some commercial districts have 35–50 ft maximum heights and front setbacks ranging 10–25 ft depending on district and context) § 18.32.040 .
  • Transitional height: No building shall exceed two stories within fifty feet of an RS district unless an exception is approved (see § 18.32.040 notes) § 18.32.040 .
• Special rules: Loading, service areas and parking location rules are stated in the same section; off‑street parking standards are in Chapter 18.41 (see cross‑reference in the commercial schedules) .

Industrial districts

The code lists GI (General Industry) and HI (Heavy Industrial) as the industrial districts § 18.01.050 .

• Purpose & permitted uses: Full use lists live in Division III (not reproduced in retrieved snippets). Not found in retrieved materials: detailed permitted uses for GI/HI; consult Division III .
• Dimensions & performance: Industrial districts rely heavily on buffer yards, performance standards and lot size/height limits referenced in the development standards and buffer yard chapter (see buffer yard cross‑references in the commercial/industrial schedules) § 18.32.040 .

Other districts

• PF (Public Facility) and OS (Open Space) are identified as other base districts § 18.01.050 . Detailed permitted public uses and open space standards are in Division III and in the specific plan chapters where applicable. Not found in retrieved materials: full use lists for PF/OS .

Overlay & special districts (selected)

Redding uses overlay districts and specific plans that modify base rules. Relevant overlay chapters retrieved:

• Planned Development overlay ("PD") — Chapter 18.53:
  • Purpose: flexibility in design and achieving improved site design and affordable housing objectives; PD must be shown on the zoning map and requires a planned development plan for all development in the district § 18.53.010 – § 18.53.020 .
  • Applicability: minimum area typically 1 acre unless planning commission determines otherwise § 18.53.020 .
• Specific Plans ("SP") / SP‑1 Downtown, SP‑2 Riverfront — Chapter 18.57:
  • Specific plans are applied as overlays (e.g., SP‑1 Redding Downtown Specific Plan) and where a specific plan creates different allowable uses or standards, the specific plan controls; where silent, the zoning code applies § 18.57.080 .
• Building Height overlay ("BH") — Chapter 18.58:
  • Purpose: allows buildings taller than base zoning in targeted areas (downtown mid‑rise/high‑rise incentive area). Use permit required when height exceeds base limits; design criteria and use permit conditions apply § 18.58.010 – § 18.58.040 .

Decision‑relevant standards (quick table)

This table summarizes the most frequently needed numeric rules and where they are published. Always verify on a parcel‑by‑parcel basis with the zoning map and the full schedule text.

Information Gaps / What the retrieved materials did not show

• Full, parcel‑level permitted‑use tables for each base district (Division III use tables were not fully reproduced in the retrieved snippets). Not found in retrieved materials; consult Division III of the zoning code for complete permitted/conditional/prohibited use lists .
• The official, up‑to‑date graphical Zoning Map image was not included in the uploaded material. The code describes map rules (e.g., centerline rule) but the actual map needs to be checked with the City for parcel confirmation § 18.01.040 and § 18.01.080(B) .
• Complete design review triggers and checklist (see design review link) — the snippets refer to design criteria but do not reproduce a full procedural checklist. Not found in retrieved materials .

Checklist

• Confirm the parcel’s base zone on the official zoning map and whether any prefixes (e.g., prezoning "P") or overlays apply (§ 18.01.040, § 18.01.050) .
• Check Division III for the parcel’s permitted/conditional uses and any use‑specific standards (use tables live in Division III; see § 18.01.050) .
• Run dimensional checks: minimum lot area/width (Schedule 18.31.030‑A), density (Schedule 18.31.030‑B), setbacks and heights (Schedule 18.32.040‑A) § 18.31.030 § 18.32.040 .
• Confirm parking requirements in Chapter 18.41 and design standards in Chapter 18.40 (see the cross‑references in Schedule text) .
• Determine if the parcel sits inside an overlay (e.g., PD, BH, SP) or a specific plan such as SP‑1 Downtown; if so, read the overlay chapter and the specific plan to see which standards control (§ 18.53, § 18.58, § 18.57.080) .
• If your project seeks deviations, check the zoning exception process (Chapter 18.15) and determine if your desired relief fits the list of allowable exceptions § 18.15.010 – § 18.15.030 .
• For density increases, review § 18.31.040 and the planned development overlay triggers § 18.53.020 if you exceed 150% base density .
• Verify nonconforming status and rules in Chapter 18.46 if the property contains existing nonconforming uses or structures (schedules cross‑reference Chapter 18.46) .
• Check for additional agency and plan controls (e.g., CEQA, specific plan provisions in SP areas) § 18.57.050 – § 18.57.060 .

Risks & Ambiguities

Plain‑English summary

Redding’s zoning code (Title 18) divides the city into named base zones like RS, RM, GC, NC, GI, etc., and then applies numeric density or subdistrict modifiers; the zoning map plus any overlays (PD, BH, specific plans) determine which rules actually apply to your parcel. Check the zoning map, the Division III use tables for permitted uses, and the numeric schedules for setbacks, heights, lot area/density and parking to confirm what you can build or operate — start with § 18.01.040 and the schedules in § 18.31.030 and § 18.32.040 .

Source References

• § 18.01.040 (Applicability to property, zoning map controls)
• § 18.01.050 (Establishment of base zoning districts, residential density indicators)
• § 18.01.080(B) (Zoning map boundary rules)
• § 18.31.030 (Schedule 18.31.030‑A: Lot area & widths; 18.31.030‑B density schedules)
• § 18.31.050 (Small‑lot subdivisions standards and Schedule 18.31.050‑A)
• § 18.32.040 (Commercial/office building form, setbacks, height transitions; Schedule 18.32.040‑A)
• Chapter 18.41 (Of‑street parking and loading) — cross‑referenced in schedules; see Schedule notes in § 18.32.040
• Chapter 18.53 (Planned Development overlay — PD) — PD map designator and PD plan requirements § 18.53.010 – § 18.53.030
• Chapter 18.57 (Specific Plans — SP; SP‑1 Downtown correlation) § 18.57.080
• Chapter 18.58 (Building Height overlay — BH) § 18.58.010 – § 18.58.050
• Chapter 18.15 (Zoning exceptions; minor modifications) § 18.15.010 – § 18.15.030

Retrieved passages

• Redding Zoning Code (§ 2) High relevance show source text
• Redding Zoning Code (§ 2) High relevance show source text
• Redding Zoning Code (Section 18.31.050.) High relevance show source text
• Redding Zoning Code (Section 18.40.080) High relevance show source text
• Redding Zoning Code (Chapter 18.41) High relevance show source text
• Redding Zoning Code (§ 2) Medium relevance show source text
• Redding Zoning Code (§ 2) Medium relevance show source text
• Redding Zoning Code (chapter nor) Medium relevance show source text

Cited sections

• **§ 18.01.040** (Applicability to property, zoning map controls) (§ 18.01.040)
• **§ 18.01.050** (Establishment of base zoning districts, residential density indicators) (§ 18.01.050)
• **§ 18.01.080(B)** (Zoning map boundary rules) (§ 18.01.080)
• **§ 18.31.030** (Schedule 18.31.030‑A: Lot area & widths; 18.31.030‑B density schedules) (§ 18.31.030)
• **§ 18.31.050** (Small‑lot subdivisions standards and Schedule 18.31.050‑A) (§ 18.31.050)
• **§ 18.32.040** (Commercial/office building form, setbacks, height transitions; Schedule 18.32.040‑A) (§ 18.32.040)
• **Chapter 18.41** (Of‑street parking and loading) — cross‑referenced in schedules; see Schedule notes in **§ 18.32.040** (Chapter 18.41)
• **Chapter 18.53** (Planned Development overlay — PD) — PD map designator and PD plan requirements **§ 18.53.010 – § 18.53.030** (Chapter 18.53)
• **Chapter 18.57** (Specific Plans — SP; SP‑1 Downtown correlation) **§ 18.57.080** (Chapter 18.57)
• **Chapter 18.58** (Building Height overlay — BH) **§ 18.58.010 – § 18.58.050** (Chapter 18.58)
• **Chapter 18.15** (Zoning exceptions; minor modifications) **§ 18.15.010 – § 18.15.030** (Chapter 18.15)
• Redding_ZoningCode.md

• Official Redding code library