Local zoning · Redlands

Redlands — Variances and Exceptions

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

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Last reviewed: July 2, 2026

Overview

This page explains how the City of Redlands handles variances and exceptions under the local zoning code (Title 18). It summarizes who decides, the findings required, the kinds of exceptions available (including minor/administrative exceptions and reasonable accommodations), and how these tools interact with district development standards (setbacks, height, coverage). All requirements below are taken from the Redlands Land Use Zoning Ordinance and cited to the controlling code sections.

Note: this page stays focused on the zoning ordinance (Title 18). For building-code questions see the California Building Standards Code; for parking and site standards see the linked Redlands pages listed in the body.

How Redlands treats Variances and Exceptions (big picture)

  • A variance in Redlands is discretionary relief from a property development standard (setbacks, lot area, height, coverage, etc.) intended to address exceptional circumstances of a specific property; it cannot be used to allow a use that is not permitted in the underlying zone. § 18.196.010 and § 18.196.020.
  • The planning commission is the primary decision-maker for variances (with appeal rights to City Council); the commission must make specific findings before granting relief. § 18.196.030 and § 18.196.110.
  • Exceptions are a separate set of allowances codified in Chapter 18.152 (hillside exceptions, projections into yards, lot-dimension waivers, substandard-lot rules, etc.). Each exception lists its applicability and conditions. § 18.152.010–.090.
  • Minor exceptions (committee-level) cover limited items (fences, retaining walls, solar collectors, front-yard camper parking, pool fencing standards) and are processed by a committee (Community Development Director + two Planning Commission appointees). § 18.168.040–.070 and § 18.168.060.
  • Reasonable accommodations under fair‑housing law (for persons with disabilities) follow Chapter 18.06 and may be decided by the Community Development Director or committee; statutory findings are required. § 18.06.010–.090.
  • The commission may approve limited, administrative modifications (up to 20% of lot area, yard, or lot-dimension requirements) at a public meeting when shaped by site constraints. § 18.196.130.

(Links used in the next text: parking, design review, ADUs, Title 24 / California Building Standards Code, overlay districts, nonconforming uses, development standards.)

District-by-district breakdown (what exceptions/variances are most relevant in each district)

Below are representative Redlands zoning districts that commonly generate variance/exception requests. For each district I list purpose, typical permitted uses, the key dimensional standards that applicants most often ask to relax, and where the district applies (use the city zoning map to confirm a parcel’s zone — verify with the jurisdiction).

Note: All numeric standards quoted below come from the Redlands Zoning Ordinance (Title 18). Verify parcel-specific application with the Development Services Department.

R-1 — Single-Family Residential

  • Purpose: preserve single-family neighborhoods and predictable lot development § 18.44.010.
  • Typical permitted uses: single-family dwellings, accessory buildings (see R-1 chapter). § 18.44.020–.040.
  • Key dimensional standards applicants request relief from:
    • Front setback: 25–40 ft (min/max) § 18.44.130.
    • Side yards: one side 5 ft / other side 10 ft; aggregate side yard rules for narrow lots § 18.44.140.
    • Rear yard: 25 ft (exceptions may apply) § 18.44.150.
  • Where it applies: city residential neighborhoods zoned R-1. Verify individual parcel zoning. (See the city zoning map via the Redlands Zoning overview.)

R-1-D — Single‑Family Detached (density/tandem lot rules)

  • Purpose and uses: variant of R‑1 allowing detached rear dwellings; off-street access rules and pedestrian access requirements are important. § 18.48.010–.050, .170.
  • Key standards: rear-yard 25 ft, spacing between main buildings 40 ft, vehicular access standards § 18.48.170.

R-2 / R-2-2000 — Multiple-Family Residential

  • Purpose: allow two‑ and multi‑unit residential development; site design and density controls are primary. § 18.52.010 and § 18.56.010.
  • Typical relief requests: height, setbacks, lot coverage, and open-space/density adjustments to enable rehabilitation or infill. See the R‑2 property development standards (front/side/rear, coverage, max height). § 18.52.070–.160.

R-A / R-A-A — Residential‑Agricultural / Estate-Animal

  • Purpose: larger lots, agriculture, estate uses; different lot-area and coverage rules. § 18.32.010 and § 18.33.010.
  • Key standards: maximum coverage 20% (R‑A) § 18.32.070, front yard 25 ft, height 35 ft § 18.32.080–.090.

R-E — Residential Estate

  • Purpose: very-low-density single-family and estate uses; allows some R‑A uses but subject to estate-scale standards § 18.36.010–.020.
  • Key standards: lot area, minimum setbacks (see chapter) and accessory use allowances; applicants commonly seek minor exceptions for accessory building placement. § 18.36.030–.120.

A-P — Administrative‑Professional

  • Purpose: office and professional uses at moderate intensity § 18.64.010.
  • Key standards: max coverage 60% (1–2 stories), variable height rules (no fixed max in the A-P zone), yards follow R‑3 provisions in many cases § 18.64.120–.130.

MF — Medical Facility District

  • Purpose: medical uses and supporting services; site design and screening are focal points § 18.68.010–.050.

C-1 — Neighborhood Stores

  • Purpose: small-scale commercial serving immediate neighborhoods § 18.84.010.
  • Key standards often at issue: max height 1 story / 20 ft, lot coverage 25%, street setbacks 40 ft for public streets § 18.84.090–.130.

C-3 and other commercial/industrial districts

  • Purpose and standards: see each chapter (e.g., C‑3 standards include rear-yard 5 ft, coverage and parking rules). Applicants often seek variances for loading/parking, screening, and wall/landscape exceptions. § 18.82.140–.180.

Table — Most decision-relevant variance & exception rules (quick reference)

What the applicant asks for Typical controlling code rule / limit Code reference
Allow smaller front/side/rear setback Commission may grant a variance if findings of exceptional circumstances and preservation of substantial property right are met; cannot permit a use not allowed in the zone § 18.196.030
Variance application requirements Owner-signed application, fee, maps and plans showing surrounding properties § 18.196.040–.050
Public notice/hearing timing Planning Commission hearing not less than 21 days after filing; publish notice 10 days prior; mail notice to owners within 300 ft not less than 5 days before § 18.196.070
Minor exceptions (fence, pool fencing, driveway camper parking) Grantable by committee; must not threaten public health/safety and must be consistent with intent of the code § 18.168.050–.060
Hillside exceptions (extra story; front‑yard construction) Special conditions and time limits; commission review required § 18.152.020
Administrative modifications Commission may approve up to 20% reduction in lot area, yard, or lot dimension requirements § 18.196.130
Reasonable accommodations (disability) Director or committee may approve with findings (necessity, no undue burden, no fundamental alteration) § 18.06.060–.070

How the process works (practical guidance)

  • Start at the Planning Department: Variance applications must be owner‑signed and include plans and neighborhood context. § 18.196.040–.050.
  • Expect a public hearing before the Planning Commission (standard variances) with mailed and published notice per § 18.196.070; decisions are written and mailed within 10 days of action § 18.196.090–.080.
  • For minor exceptions (fences, solar collectors, front‑yard camper parking, etc.) apply to the minor-exception committee (Director + two commissioners); these are faster and administrative. § 18.168.060–.070.
  • For reasonable accommodation requests tied to disability protections, use Chapter 18.06; the Director/committee must make four findings before approval. § 18.06.070.
  • If the commission grants a variance, it may attach conditions to avoid special privileges; conditions run with the land and bind successors. § 18.196.100.

Practical notes:

  • Variances cannot be used to change permitted uses — only development standards. § 18.196.020.
  • The commission’s approval may expire with the project if the underlying project permit expires. § 18.196.120.

Checklist (what an applicant must satisfy)

  • Signed variance or minor-exception application by the property owner and fee paid § 18.196.040.
  • Full site plans and vicinity maps showing existing/proposed improvements and neighboring context § 18.196.050.
  • If a variance: written materials demonstrating the four findings required by the Commission (exceptional circumstances, necessity to preserve a substantial property right, no detriment to public welfare or injury to others, and consistency with the General Plan) § 18.196.030(B)(1–4).
  • For minor exceptions: demonstrate practical difficulty/unnecessary hardship and no threat to public health/safety § 18.168.050.
  • For reasonable accommodations: evidence the applicant is a protected person under fair‑housing law and the accommodation is necessary (see § 18.06.070).
  • Be prepared for public notice (mail, publish) and an in-person Planning Commission hearing § 18.196.070.
  • If approval is granted, review conditions of approval carefully — they are binding on successors § 18.196.100.

Risks & Ambiguities

Issue Why it matters What to verify
Granting relief that changes a use Variance cannot permit a use not allowed in the zone; a variance is limited to development standards § 18.196.020. Confirm the requested change is only a dimensional/development standard change; if use change is needed, apply for Conditional Use or Zone Change. Verify with Development Services.
Whether a request qualifies as a "minor exception" vs. a formal variance Different procedures, decision bodies, and notice requirements; misfiling delays project § 18.168.050–.070 and § 18.196.040–.070. Ask the Planning Department to confirm scope and route.
Hillside exceptions trigger additional conditions Hillside exceptions have specific measurement rules, time limits and may require slope/engineering submittals § 18.152.020. Confirm slopes, required reports, and whether parcel sits in the Hillside Development (HD) overlay. (See Overlay Districts.)
Interaction with ADU rules and State law ADU approvals are heavily regulated by state ADU law; local variances or exceptions may not conflict with those state entitlements (State law summarized in local code notes). Not all ADU-specific constraints are in Title 18. For ADU-specific relief, use the ADU page and confirm which local standards apply; state ADU law may limit local discretion. Verify with the Development Services Department and the California Building Standards Code.
Nonconforming lots/uses & variance eligibility Nonconforming-lot status may permit building if certain criteria are met; prior variances or lot-line adjustments can affect status § 18.184.040. Determine if the lot is a legal nonconforming lot and whether past approvals affect entitlement.

Plain-English Summary

If your Redlands property has an unusual shape, slope, or other site constraint that makes strict application of a zoning standard impossible, you can apply for a variance (Planning Commission) or a minor exception (administrative committee) — but you cannot use those tools to ask for a new land use, only for dimensional or development‑standard relief. The Planning Commission must make specific findings before granting variances, and some limited relief can be handled administratively. § 18.196.030; § 18.168.050.

Information Gaps

  • Exact current fee amounts and the current variance/minor-exception application form: Not found in retrieved materials; verify with the City (Development Services).
  • Detailed processing timelines beyond the minimum hearing‑notice periods (e.g., typical calendar time to decision for complex variances): Not found in retrieved materials; verify with the City.
  • Comprehensive list of which parcels fall in the Hillside Development overlay or other overlays (map): Not contained in Title 18 excerpts retrieved here — check the City’s zoning/overlay map.
  • Any recent amendments or administrative policies that change how variances are processed after the captured ordinance text: Not found in retrieved materials; verify with the City.

Source References

  • Redlands Land Use Zoning Ordinance (Title 18), Chapters cited: § 18.196.010–.130 (Variances & modifications).
  • Redlands Land Use Zoning Ordinance (Title 18), CHAPTER 18.152 — Exceptions (hillside, height exceptions, projections into yards, substandard lots). § 18.152.010–.090.
  • Redlands Land Use Zoning Ordinance (Title 18), CHAPTER 18.168 — Minor Exceptions (purpose, committee authority, application). § 18.168.040–.070.
  • Redlands Land Use Zoning Ordinance (Title 18), CHAPTER 18.06 — Reasonable Accommodations (fair housing). § 18.06.010–.090.
  • Redlands district chapters referenced for dimensional standards: R‑1 (§ 18.44.110–.160), R‑1‑D (§ 18.48.170), R‑2 (§ 18.52.070–.160), R‑A (§ 18.32.070–.110), C‑1 (§ 18.84.090–.130), A‑P (§ 18.64.070–.130), C‑3 (§ 18.82.140–.180), and nonconforming lots rules § 18.184.040.

Internal resources (linked in text above):

  • Parking: /us/california/redlands/parking
  • Design review: /us/california/redlands/design-review
  • ADUs: /us/california/redlands/adu
  • California Building Standards Code: /us/california/building-codes
  • Overlay districts: /us/california/redlands/overlay-districts
  • Nonconforming uses: /us/california/redlands/nonconforming-uses
  • Development standards: /us/california/redlands/development-standards

Sources

Retrieved passages

  • Redlands Zoning Code (§ 46.30) High relevance
  • Redlands Zoning Code (chapter shall) High relevance
  • Redlands Zoning Code (§ 50.00) High relevance
  • Redlands Zoning Code (§ 50.30) High relevance
  • Redlands Zoning Code (§ 65852.25.) Medium relevance
  • Redlands Zoning Code (§ 2) Medium relevance
  • Redlands Zoning Code (§ 66332) Medium relevance
  • Redlands Zoning Code (title for) Medium relevance
  • Redlands Zoning Code (§ 14.20) Medium relevance
  • Redlands Zoning Code (section 18.152.030) Medium relevance
  • Redlands Zoning Code (§ 17.20) Medium relevance
  • CFC § 66314 (§ 66314) Medium relevance
  • Redlands Zoning Code (§ 66314) Medium relevance
  • CBC § 66314 (§ 66314) Medium relevance
  • Redlands Zoning Code (title for) Medium relevance
  • CFC § 66311 (§ 66311.) Medium relevance

Cited sections

Frequently asked questions

What is a variance in Redlands and when is it allowed?

A variance is discretionary relief from a numeric or dimensional development standard (setbacks, lot area, height, coverage) granted when the Planning Commission finds exceptional circumstances unique to the property, that the variance preserves a substantial property right, will not injure neighbors or the public welfare, and will not adversely affect the General Plan. Variances cannot change the permitted use in the zone. § 18.196.010–.030.

How do I apply for a variance and what must I submit?

File a signed application (owner or agent), pay the applicable fee, and include maps and plans showing the subject property and surrounding area (existing/proposed buildings and uses). The code requires the application to include whatever additional data the Planning Department deems necessary. § 18.196.040–.050.

What findings does the Planning Commission have to make to approve a variance?

The commission must find: (1) exceptional/extraordinary circumstances apply only to this property; (2) the variance is necessary to preserve a substantial property right comparable to other properties in the zone; (3) granting it won’t be detrimental or injurious to others; and (4) it won’t adversely affect the General Plan. § 18.196.030(B)(1–4).

Can I get an exception for a fence height or to park a camper in the front yard?

Yes — Redlands has a minor exception permit process for fences, retaining walls, solar collectors, front‑yard camper/trailer/watercraft parking (subject to conditions) and pool‑fence rule exceptions. These are reviewed by a committee (Community Development Director + two Planning Commissioners) and may be approved if they pose no threat to public health/safety and are consistent with the code’s intent. § 18.168.050–.060.

Can a variance allow me to build an ADU that otherwise violates setbacks?

Variances can address development standards, but ADUs are also regulated by state ADU law and local ADU policy. The local code treats variances and modifications separately; check the City’s ADU rules and state law. For state-specific ADU provisions and how they affect local discretion, confirm with the Development Services Department and see the City’s ADU guidance. (See local variance rules § 18.196.010–.130 and the ADU resources referenced). Verify with the jurisdiction.

How long before a decision — and can I appeal a denial?

A Planning Commission public hearing is held not less than 21 days after filing; notices are published and mailed as required. The Commission’s written decision is mailed within 10 days and becomes effective after a 10‑day period; Appeals of commission decisions go to City Council and must be filed within 10 days. § 18.196.070–.110.

Does the City allow administrative reductions of yard/lot standards without a full variance?

Yes. The Planning Commission may approve administrative modifications to property development standards (lot area, yard, lot dimensions) by not more than 20% when conditions make strict compliance impossible without practical difficulties or personal hardships. § 18.196.130.

If my lot is substandard, can I still build without a variance?

A nonconforming lot of record may be considered a legal building site if it meets the criteria in the nonconforming-lot rules (approved subdivision, deeded lot of record before the ordinance change, prior variance or lot-line adjustment, partial government acquisition). See § 18.184.040 for the applicable tests.

Are hill/slope exceptions handled differently?

Yes. The Hillside exceptions chapter allows specific variations (e.g., additional story on steep downhill lots, front‑yard construction under conditions) and requires Commission review and specific limits (including time limits and building‑envelope rules). Check § 18.152.020 for the detailed rules.

Can the City require me to remove a nonconforming use if I apply for changes?

The nonconforming‑use provisions set limits on expansion and discontinuance; some alterations that convert to a conforming use may prohibit returning to the nonconforming use. The code’s nonconforming sections explain continuation, discontinuation, and alteration rules. § 18.184.030–.050.

Who decides minor exception reasonable‑accommodation requests for disabilities?

The Community Development Director considers reasonable accommodations and may refer the request to the minor-exception committee; approvals require findings that the person is protected, the exception is necessary, it won't impose undue burden, and it will not require a fundamental alteration of the City's laws. § 18.06.060–.070. ---

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