Redlands — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page explains how Redlands treats nonconforming uses, nonconforming structures, and nonconforming lots under the city's Zoning Regulations (Title 18). It summarizes the city’s rules for continuation, repair, enlargement, reconstruction after damage, and lot status, cites the exact controlling code sections, and shows how those rules interact with common zone rules (selected districts). All nonconforming rules below are drawn from the Redlands Zoning Code; see the cited sections for the exact legal text.

Key city rules (plain-English, code anchors)

• Legal nonconforming rights exist only for uses, structures, or lots that were legal when created and became nonconforming because the ordinance changed. The general applicability and intent are in § 18.184.010.

• continuation and limitations:

  • Nonconforming buildings in residential districts may be continued for the useful life of the building class (masonry 40 years, fire‑resistant 30 years, frame 20 years) but may not be structurally altered in a way that increases the nonconformity except as expressly allowed. See § 18.184.020.
  • Nonconforming uses of land only (no structures) may continue up to five (5) years, but may not be extended or moved and are lost if discontinued for 180 consecutive days. See § 18.184.030.
  • Signs that are nonconforming must be removed within five (5) years unless otherwise addressed. See § 18.184.030(B).

• repair, rebuilding, and demolition:

  • Repair and ordinary maintenance are allowed. If a nonconforming structure is damaged, it may generally be rebuilt only if the cost to restore does not exceed 50% of the reasonable replacement value; rebuilding must start with a building permit issued within 24 months and be diligently pursued. If damage exceeds 50%, the structure cannot be restored except in full conformity with the current zone rules (with statutory exceptions for single‑family and certain multi‑family residential situations). See § 18.184.020(D)–(G) and related subsections.

• enlargement, alteration, and permits:

  • A nonconforming structure or use shall not be altered or enlarged so as to increase the difference from current standards unless a variance is obtained. Any alteration or enlargement requires a permit and must comply with current performance and development standards for the zone; nonconforming uses may not expand onto additional lots. See § 18.184.020(H)–(I) and § 18.184.020(5).

• nonconforming lots:

  • A lot of record that no longer meets current area, frontage, or access standards may still be treated as a legal building site if it meets one of the ordinance’s criteria (approved subdivision, deeded lot before the zoning change, approved variance or lot line adjustment, or partial government acquisition). Once structures exist, further subdivision that would make the lot more nonconforming is prohibited. See § 18.184.040(A)–(B).

• amortization of specific uses:

  • Certain categories have their own amortization / forced termination rules; for example, nonconforming adult‑oriented businesses were subject to a one‑year termination unless an extension was granted under § 18.226.040–050.

District-by-district notes (selected districts)

Below are Redlands-specific chapters that commonly intersect with nonconforming questions. Each subsection lists the district name, purpose, typical permitted uses (short list), key development/dimensional standards relevant to nonconforming decisions, and where the district rules appear.

When you read these district rules, remember that Chapter 18.184 controls how nonconforming rights are continued, repaired, enlarged, or lost. See the applicable district chapter for the development standard that a nonconforming building or replacement must meet (or for the scope of permitted repair/rebuild).

A-1 (Agricultural)

• Purpose: Protect agricultural lands and allow agricultural uses while applying development standards appropriate to farming parcels. See § 18.20.010–.070.
• Typical permitted uses: orchards, nurseries, field crops, limited agritourism, farm‑related retail (subject to administrative permit). § 18.20.040–.050.
• Key dimensional standards (examples): lot area and other property development standards are in § 18.20.070–.190 (see the lot area and lot coverage subsections for specific numeric thresholds). When a structure on an A‑1 lot becomes nonconforming, rebuilding/repair follows § 18.184.020.
• Where it applies: A‑1 mapping on the official zoning map (see city zoning map; verify parcel). Verify with the Development Services Director for lot‑specific nonconforming determinations. See § 18.184.040.

FP (Floodplain)

• Purpose: Protect public health and safety in flood‑prone areas and restrict uses and structures accordingly. § 18.136.010.
• Typical permitted uses: limited open‑space, flood‑compatible uses; see § 18.136.040–.070 for permitted and conditional uses.
• Nonconforming treatment: FP contains a separate nonconforming structures and uses article (§ 18.136.090–.100) that interacts with general Chapter 18.184—for safety, the floodplain chapter controls reconstruction limitations and may be more restrictive; check both.

R-1 (Single‑Family Residential)

• Purpose: Standard single‑family residential regulation; see the R‑1 chapter. Typical permitted uses: single‑family dwellings, home occupations, certain community care facilities. See the R‑1 rules (multiple subsections).
• Key dimensional standards relevant to nonconformity: side yards: 5 ft one side / 10 ft the other (aggregate rules and exceptions exist), rear yard: 25 ft, and parking rules in Chapter 18.164 (off‑street parking may be required if you enlarge). See § 18.44.140–.150 and Chapter 18.164.
• Practical effect: If a single‑family nonconforming dwelling is damaged less than 50%, it can usually be rebuilt to its previous footprint consistent with § 18.184.020(E)–(I); if more than 50%, new construction must conform to current R‑1 standards unless the Director makes the limited findings for replacement.

R-R (Rural Residential) and R-R-A (Rural Residential Animals)

• Purpose and uses: R‑R is for large rural lots; R‑R‑A allows limited agricultural/animal uses. See § 18.28.010 and § 18.29.010.
• Key standards: R‑R front/side/rear yards and height limits are set in § 18.28.120–.150; R‑R‑A includes specific maximum coverage formulas and 35 ft height limit. These numeric standards determine whether a repaired or replacement building will conform if a nonconforming building is destroyed or altered.

C-1 (Neighborhood Stores) and C-M (Commercial‑Manufacturing)

• Purpose and typical uses: C‑1 is neighborhood retail and services; C‑M and other commercial/industrial zones host heavier commercial and industrial uses. See each chapter for lists of permitted and conditional uses. § 18.84.040 (C‑1) and the commercial/industrial chapters.
• Special nonconforming rules: adult‑oriented businesses may only be in C‑M, M‑2, I‑P and specific specific‑plan areas; amortization and termination rules apply under § 18.226.030–.050 (one‑year amortization clause for those listed uses, with possible extension). If a nonconforming commercial structure is damaged, the general § 18.184.020 rules apply.

M-2 / I‑P (General Industrial / Industrial Park)

• Purpose & uses: heavier industrial and manufacturing uses; the adult‑oriented business location restrictions call out M‑2 and I‑P specifically. Nonconforming industrial uses follow the general Chapter 18.184 rules; check performance standards in the M‑2/I‑P chapters for rebuild/alteration compliance. § 18.226.030 references the permitted zones for that specific use category.

Quick reference table — most decision‑relevant nonconforming standards

How this interacts with other local rules (practical links)

• If you propose repairs, additions, or replacement you will be evaluated against current development standards (setbacks, coverage, height) in the applicable zone; see Redlands Development Standards for the numeric rules. Redlands Development Standards
• Adding bedrooms or enlarging a dwelling may trigger off‑street parking requirements in Chapter 18.164; see Redlands Parking for local policy and how nonconforming parking conditions are treated. Redlands Parking
• Work that involves façade changes or larger projects may require design review; check the city’s Design Review rules early. Redlands Design Review
• If the property sits inside an overlay district (historic, specific plan, airport flight zone, floodplain), overlay rules can supersede or add constraints to nonconforming treatment; check the overlay chapter and Redlands Overlay Districts. Redlands Overlay Districts
• For historic or contributing buildings in a historic district, Chapter 18.184 contains special carve‑outs — consult Redlands Historic Preservation if applicable. Redlands Historic Preservation
• Structural work must comply with the California Building Standards Code (Title 24); nonconforming rules permit seismic retrofits and building‑code compliance work without the 50% dollar cap for those safety upgrades. See California Building Standards Code for code compliance details. California Building Standards Code

(Each link above is the first inline mention of the topic and points to the city‑menu URLs required for this page.)

Checklist — what an applicant must provide / satisfy (use when you file)

• Confirm that the use/structure/lot was legally established before the zoning change (deed, subdivision map, previous permits). See § 18.184.010 and § 18.184.040(A).
• Document current condition and, if damaged, provide cost estimates comparing restoration vs. replacement (for the 50% test) prepared for Building Official / Development Services Director review per § 18.184.020(E)–(F).
• If proposing enlargement or alteration, obtain required permits and show compliance with current zone performance and development standards (or a granted variance) per § 18.184.020(H).
• If lot is nonconforming, provide evidence that it meets one of the legal lot criteria in § 18.184.040(A) (subdivision record, recorded deed, variance/LLA, or government acquisition).
• If the work affects parking, landscaping, walls, or signs, include plans showing compliance with Chapters 18.164, 18.168, and the Sign Code.
• Where applicable, identify overlays (floodplain, historic, airport) and provide any additional studies (flood, site plan, design review) required by those chapters. See the relevant overlay chapter and § 18.136.010 for FP.

Risks & Ambiguities

Plain‑English Summary

If your Redlands property was legal when it was built but later conflicts with the zoning code, you often keep a conditional "nonconforming" right to continue using or repairing it — but expansion is tightly limited, signs are on a five‑year clock, lots have special tests to remain buildable, and a major destruction (over 50%) usually forces you to rebuild to current standards unless narrow exceptions apply. See § 18.184.010–.050 for the controlling rules.

Information Gaps

• Exact numeric lot area, setback, coverage, and height numbers for every district were not exhaustively extracted here. For precise dimensional values for a parcel's zone, consult the specific zone chapter (e.g., R‑1 chapter 18.44, A‑1 chapter 18.20) and the city's official zoning map. (Specific chapter references are shown above; numeric subsections may contain further detail.)
• Parcel‑specific legal nonconforming determinations (e.g., deed timing, subdivision history) are administrative facts that require review and formal determination by the Development Services Director — the code places this evidentiary responsibility on the owner (see § 18.184.010(F)).

Source References

• Title 18, Chapter 18.184 — NONCONFORMING BUILDINGS AND USES: § 18.184.010–.050 (applicability, continuation, reconstruction rules).
• Title 18, § 18.184.020 — Nonconforming buildings; continuation conditions (useful life, repairs, 50% damage test, 24‑month rebuild rule).
• Title 18, § 18.184.030 — Nonconforming uses; continuation conditions (land uses, 5‑year rule, 180‑day discontinuance).
• Title 18, § 18.184.040 — Nonconforming lots; legal lot tests and prohibition on further subdivision.
• Title 18, Chapter 18.20 (A‑1 Agricultural District), property development standards § 18.20.070–.190.
• Title 18, Chapter 18.28–18.29 (R‑R and R‑R‑A) and Chapter 18.36 (R‑E) — purpose, permitted uses, and dimensional rules referenced above.
• Title 18, Chapter 18.44 (R‑1) — side yard, rear yard, accessory, and parking cross‑references. § 18.44.140–.170.
• Title 18, Chapter 18.136 (FP floodplain district) — purpose and local nonconforming rules § 18.136.010, .090–.100.
• Title 18, Chapter 18.226 — adult‑oriented businesses (amortization and extension procedures § 18.226.040–.050).
• Parking rules: Title 18, Chapter 18.164 (parking and loading — treatment of nonconforming parking and triggers).

Retrieved passages

• Redlands Zoning Code (§ 65852.25.) High relevance show source text
• CBC § 184.020 (chapter provides) High relevance show source text
• CBC § 184.020 (title shall) High relevance show source text
• CBC § 180 (title shall) High relevance show source text
• CBC § 180 (title of) High relevance show source text
• CBC § 180 (chapter shall) High relevance show source text
• Redlands Zoning Code (section 18.180.090) High relevance show source text
• Redlands Zoning Code (section 18.226.030) High relevance show source text
• CWUIC § 164 (Article I) Medium relevance show source text
• Redlands Zoning Code (section 21064.3) Medium relevance show source text
• Redlands Zoning Code (§ 12.20) Medium relevance show source text
• Redlands Zoning Code (section 18.152.030) Medium relevance show source text
• Redlands Zoning Code (title for) Medium relevance show source text
• Redlands Zoning Code (§ 1) Medium relevance show source text

Cited sections

• Title 18, Chapter 18.184 — NONCONFORMING BUILDINGS AND USES: **§ 18.184.010–.050** (applicability, continuation, reconstruction rules). (Title 18)
• Title 18, **§ 18.184.020** — Nonconforming buildings; continuation conditions (useful life, repairs, 50% damage test, 24‑month rebuild rule). (Title 18)
• Title 18, **§ 18.184.030** — Nonconforming uses; continuation conditions (land uses, 5‑year rule, 180‑day discontinuance). (Title 18)
• Title 18, **§ 18.184.040** — Nonconforming lots; legal lot tests and prohibition on further subdivision. (Title 18)
• Title 18, Chapter **18.20** (A‑1 Agricultural District), property development standards **§ 18.20.070–.190**. (Title 18)
• Title 18, Chapter **18.28–18.29** (R‑R and R‑R‑A) and Chapter **18.36** (R‑E) — purpose, permitted uses, and dimensional rules referenced above. (Title 18)
• Title 18, Chapter **18.44** (R‑1) — side yard, rear yard, accessory, and parking cross‑references. **§ 18.44.140–.170**. (Title 18)
• Title 18, Chapter **18.136** (FP floodplain district) — purpose and local nonconforming rules **§ 18.136.010, .090–.100**. (Title 18)
• Title 18, Chapter **18.226** — adult‑oriented businesses (amortization and extension procedures **§ 18.226.040–.050**). (Title 18)
• Parking rules: Title 18, Chapter **18.164** (parking and loading — treatment of nonconforming parking and triggers). (Title 18)
• Redlands_ZoningCode.md

• Official Redlands code library