Redlands Zoning, Planning & Building Codes

Last reviewed: July 3, 2026

Overview

Redlands organizes land use under Title 18 — Zoning Regulations, the city's comprehensive land‑use ordinance (see § 18.04.010) . The code divides the city into a set of base zoning districts and a small number of overlay/superimposed districts and then assigns district‑level development standards (yards, height, coverage), citywide technical chapters (parking, landscaping, signs), and administrative procedures for review, appeals and permits (site plan, architectural/design review). Key day‑to‑day steps for projects are handled through the Development Services Director, Planning Commission and Building Division under the rules in Title 18 and the building/permitting chapters (see § 18.12.010, § 18.188.050–100) .

How Redlands's code is organized

• The zoning ordinance is codified as Title 18 — Zoning Regulations (citation: § 18.04.010) .
• The code is arranged into: general provisions (definitions and scope), administrative procedures (site plan, design/architectural review, appeals), a chapter listing districts and the official zone map, individual chapters for each base zone (with property development standards), and technical chapters (for example, parking and landscaping). See the administrative chapter headings § 18.12.010 and permit/occupancy rules § 18.188.050–100 for the main procedural map.
• The ordinance explicitly lists the city’s districts and overlay districts in § 18.16.010; that table is the place to confirm official zone symbols used across the city. § 18.16.010 states the city is divided into thirty‑two base districts and three overlay districts.

Use these topical pages when you need local practice guidance: the code refers developers regularly to the city's chapters for development standards, parking, design review, overlay districts, historic preservation, and ADUs — and the code cross‑references these technical chapters (links below are the first inline link to each topic):

• development standards: Redlands Development Standards
• parking: Redlands Parking
• design review: Redlands Design Review
• overlays: Redlands Overlay Districts
• historic resources & adaptive reuse: Redlands Historic Preservation
• ADUs and state ADU interactions: Redlands ADUs
• California building rules noted in the code (local compliance with Title 24): California Building Standards Code
• State housing statutes that the code implements (SB 9, density bonus, ADU law): California housing laws and California ADU law.

Zoning district families (what actually appears in Redlands code)

Redlands uses many specific zone symbols; the code lists them verbatim in § 18.16.010. The most commonly encountered district families and examples in the code are:

• Single‑family / estate and rural districts: A‑1, A‑2, R‑R, R‑R‑A, R‑A, R‑A‑A, R‑E, R‑S, R‑1, R‑1‑D — see § 18.16.010 and the individual R‑zone chapters such as § 18.44 (R‑1) and § 18.48 (R‑1‑D) for form and yard rules.

  • Example numeric standards: R‑2 lots require a minimum 8,000 sq ft lot area, max coverage 45%, and height limit 35 ft / 2½ stories as listed in § 18.52.080, § 18.52.110, and § 18.52.120.

• Medium/multi‑family districts: R‑2, R‑3, MF and special multi‑family designations — the code sets density (area per unit), coverage and specific open‑space/yard standards in each chapter (for example § 18.60.100 for R‑3 density; § 18.68.130 for MF coverage).

• Commercial districts: C‑1 (neighborhood stores), C‑2, C‑3, C‑4 — each has district property standards. For example C‑1 maximum building height is 20 ft / 1 story (§ 18.84.090) and C‑1 front yard setback 40 ft (§ 18.84.130). C‑4 has no conventional height cap but a floor‑area ratio limit of 4:1 (see § 18.96.120).

• Industrial / professional / manufacturing: I‑P, M‑P and similar districts — e.g., I‑P has a 50% max coverage and landscaping/wall requirements adjacent to residential uses (§ 18.112.140–150) and M‑P includes large side/rear buffers adjacent to residences (§ 18.104.120).

• Overlay / special districts: a small number of overlays are maintained as superimposed zones. The code explicitly treats the C‑D Civic Design overlay as a superimposed district in which overlay rules are additive to underlying zones (§ 18.80.020) and the code lists three overlay districts in § 18.16.010. Use the Redlands Overlay Districts page for maps and specifics, and consult § 18.80.020 in the code for how overlays control where they conflict with the base zone.

Tip: the official zone map and the listing in § 18.16.010 is the authoritative place to confirm which parcel is in which district.

Citywide development standards (how the code sets form)

Redlands distributes development standards between district chapters and a few citywide technical chapters:

• Setbacks / yards, lot dimensions, densities, heights and coverage: each base zone chapter lists objective property development standards (for example § 18.52.080–150 for R‑2, § 18.84.130 for C‑1, § 18.88.150–170 for C‑2, § 18.96.100–170 for C‑4). Use the district chapter for the parcel’s exact dimensions — the code requires front/side/rear yards and shows when special rules (e.g., for corner lots or substandard lots) apply.

• Heights and FAR / floor area index: floor‑area limits appear in commercial chapters (for example C‑1 floor space index 1:4 in § 18.84.110; C‑4 building floor area ratio 4:1 in § 18.96.120) and heights are set per zone (e.g., C‑1 20 ft / 1 story § 18.84.090, R‑3 up to 4 stories § 18.60.120).

• Maximum lot coverage: zone chapters specify coverage limits (examples: MF 40% coverage in § 18.68.130; M‑P 50% coverage in § 18.104.140; R‑R 10% but with special rules for smaller legal lots § 18.28.110–120).

• Parking: off‑street parking is governed by a citywide chapter (Chapter 18.164). Typical numeric standards (e.g., multiple‑family parking ratios and stall sizes) and location/driveway/access rules are found in § 18.164.090–120; many zone chapters cross‑reference Chapter 18.164 for their parking requirements. For historic resources the code contains a parking‑modification pathway under § 18.164.430. See the Redlands Parking page for practice; core code citations include § 18.164.090 and § 18.164.110.

• Landscaping, walls and screening: the code centralizes landscape and wall rules in Chapter 18.168, and many district chapters (for example § 18.52.220, § 18.104.120) point to that chapter for fences, screening and landscaping performance. See § 18.168 cross‑references in the district chapters.

• Special form controls: planned residential developments (PRD) have their own chapter (18.144) that allows modifications to lot sizes and interior setbacks subject to conditions and a development plan (§ 18.144.100–200).

Practical orientation: for any parcel start with the district chapter to read the yard, height, coverage and allowed uses; then read Chapter 18.164 (parking) and 18.168 (landscaping/walls) for cross‑cutting technical requirements.

Design and discretionary review

• Architectural/design review and site plan procedures live in the administrative chapter (Chapter 18.12). The code sets when architectural review is required, its scope and review criteria in § 18.12.140–170, and establishes site‑plan approval procedures in § 18.12.080. Discretionary decisions and appeals flow through the Development Services Director, Planning Commission and City Council per § 18.12.100–130.
• Many zoning chapters also require site plan submittals or Commission review for specific zones or uses (for example MF site plan review in § 18.68.190, E district site plan requirements in § 18.76.150). That means some projects trigger both the administrative review rules and zone‑specific site plan submittals.

Specific plans & overlays

• The code explicitly contemplates and defers to adopted specific plans: several code provisions reference a “specific plan” and permit districts within adopted specific plans to have tailored rules (for example the SB 9 two‑unit rules apply to “a single‑family district within an adopted Specific Plan” in § 18.156.1310). Consult the zoning map and the city’s planning department to identify which parcels are within named Specific Plans; the ordinance structure for specific plans and how they interact with base zoning is set by these cross‑references.
• Overlays: the code lists three overlay districts in § 18.16.010 and treats the C‑D Civic Design overlay as a superimposed zone whose provisions are additive or controlling where they differ (§ 18.80.020). Use the Redlands Overlay Districts page for maps; see § 18.80.020 for overlay conflict rules.
• Historic preservation: the code contains a Historic & Scenic Preservation Commission process and special adaptive reuse/bed‑and‑breakfast provisions for historically significant homes (see Article I and Article III in Chapter 18.156, and parking modification provisions tied to historic structures § 18.164.430–470). These permit special flexibility for reuse of designated historic resources subject to commission review.

Building permits & review — the practical path

1. Confirm zoning and allowed uses: start at the official zoning map and the district chapter listed in § 18.16.010, then read the allowed uses and property development standards in that zone chapter.
2. Determine review route (ministerial vs discretionary): Chapter 18.12 describes site plan, architectural review requirements and when Commission action is required; many small projects are ministerial or administrative, while others require conditional use permits or commission hearings (§ 18.12.080, § 18.12.140–170).
3. Technical compliance: parking (Chapter 18.164), landscaping/walls (Chapter 18.168), sign code, grading and public improvements (see § 18.188.070 and Director of Public Works standards) must be satisfied before final clearance. Building permits will be withheld where minimum frontage or improvements are lacking per § 18.188.050–080.
4. Certificate of occupancy and zoning clearance: no occupancy without a certificate of occupancy and zoning clearance per § 18.188.090.
5. Appeals and revisions: post‑entitlement permit appeals and permit revision rules are in Chapter 18.12 (appeals to the Commission and City Council) and Chapter 18.193 (administrative use permit process and appeals). § 18.12.110–120 and § 18.193.070–080 govern appeals.

Practical note: the Development Services Director handles many ministerial approvals; discretionary matters go to the Planning Commission and then City Council on appeal. See the specific code sections cited above for timelines and completeness rules.

State housing law in Redlands — how SB 9, ADUs and density bonus are implemented

Redlands’s code contains dedicated local implementation provisions for recent State housing statutes:

• ADUs: the code defines an Accessory Dwelling Unit (ADU) and ties local ADU rules to both Chapter 18.156, Article VII (the city's ADU article) and current State law (§ 18.156.1310 defines ADU terminology and cross‑references the city's ADU article). The city therefore implements ADU allowances consistent with state ADU law; consult Chapter 18.156, Article VII in Title 18 for local ADU specifics. See also the statewide guidance in California ADU law.

• SB 9 / Two‑unit projects: Redlands adopted a local SB 9 implementation (two‑unit projects / urban lot split) in Chapter 18.156, Article XVI. Key code points:

  • Purpose and definitions in § 18.156.1300–1310; application and review rules in § 18.156.1320–1350. The code allows ministerial approval by the Development Services Director for compliant two‑unit projects (§ 18.156.1350), lists objective development standards (setbacks, parking, height and lot coverage exceptions to allow two units of at least 800 sq ft), and includes limits and required deed restrictions for parcel map approvals. See especially § 18.156.1330–1360.
  • The two‑unit rules explicitly permit a lot to have a two‑unit project plus any ADU/JADU required by State law up to a cap of four dwelling units in certain circumstances; parking exemptions and setback relaxations are spelled out in § 18.156.1330.

• Density bonus and inclusionary housing: Redlands maintains a local density bonus ordinance (cross‑referenced in definitions and development standards) and an Inclusionary Housing chapter (e.g., Chapter 18.228 referenced in density bonus definitions). The code integrates state density bonus rules by cross‑reference and explicit allowance when applicable (see density bonus references within the R‑zone and PRD chapters and definitions). For exact program rules check the local density bonus chapter and the General Plan.

• Rent regulation: Redlands code states that certain types of protected housing (income‑restricted units) are treated specially under the SB 9 / two‑unit provisions (e.g., § 18.156.1330.E). There is no broad city rent‑control program set out in the zoning chapters included in the retrieved materials; specific tenant protections or rent‑control ordinances would appear elsewhere in the municipal code if adopted. The code does, however, treat income‑restricted units and rent‑controlled units as protected from SB 9 demolition/alteration per § 18.156.1330.E.

How State building codes fit in local review

• Redlands requires compliance with the California Building Code and related state codes; several local provisions explicitly require compliance with the California Building Code (Title 24) and the California Fire Code for fire‑hazard mitigation in fire severity zones (see § 18.156.1350.G referencing the California Building Code and Fire Code). The city's building division issues permits and certificates of occupancy under Title 15 and Title 18 cross‑checks (§ 18.188.090–100). Consult California Building Standards Code for the statewide technical standards referenced by Redlands.

Information Gaps (what the retrieved ordinance did not show)

• The code frequently references “Specific Plans” and “the official zoning map” and requires consulting those documents to see plan‑level standards. The names and text of currently adopted Specific Plans (their formal titles and chapter numbers) were not included in the retrieved materials — the code points to them but does not list their names in the snippets we have. Verify adopted Specific Plan names and map boundaries with the City of Redlands planning department or the official zoning map (the code's § 18.16.010 cross‑reference shows how Specific Plans integrate into district definitions).
• The local ADU article text (full technical ADU rules) and the city's sign code are referenced but not fully printed in the retrieved excerpts; see Chapter 18.156, Article VII (ADUs) and Title 15/Sign Code references for full local ADU and sign standards.

Source References

• Land use zoning ordinance title and purpose: § 18.04.010; § 18.04.020
• Administrative and design review procedures: § 18.12.010, § 18.12.080, § 18.12.140–170
• District listing / official districts and overlays: § 18.16.010
• Sample district rules / R‑2: § 18.52.080–120 (lot area, density, coverage, height)
• Sample commercial rules / C‑1: § 18.84.090, § 18.84.130, § 18.84.110 (height, yards, floor space index)
• C‑4 FAR and coverage references: § 18.96.120–160
• MF zone coverage and site plan: § 18.68.130, § 18.68.190
• Parking standards & stall sizes: § 18.164.090–120; historic parking modifications § 18.164.430–470
• Landscaping/walls central chapter referenced in many zones: Chapter 18.168; cross‑references e.g., § 18.52.220, § 18.104.120
• Planned Residential Development rules: Chapter 18.144 (development plan, open space, private living area) § 18.144.100–300
• Building permits, improvements and certificate of occupancy: § 18.188.050–100
• SB 9 / two‑unit projects and definitions (local implementation): Chapter 18.156, Article XVI — § 18.156.1300–1360 (development standards, ministerial approval by Director § 18.156.1350)
• Historic/adaptive reuse provisions and related parking modifications: Chapter 18.156 Article I & III; § 18.164.430–470