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Redwood City — Development Standards

Development Standards under the Redwood City local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page extracts and explains the development standards that govern building height, setbacks, lot coverage, density, and FAR in Redwood City’s Zoning Ordinance. It is Redwood City–specific: each district subsection below cites the controlling code paragraphs and points to the most decision-relevant numeric standards. Verify parcel‑specific measurements with the City; some measurement rules and exceptions are in separate Articles (definitions, supplementary setback rules, FAR bonus) referenced below.

Note: links below point to Redwood City topic pages used in practice when preparing an application: the first time each related topic is mentioned it is hyperlinked for easy navigation.

District-by-district breakdown

The sections below summarize purpose, typical permitted uses, and the key dimensional/development-number rules found in the City ordinance. Each numeric rule is stated in plain English and tied to the ordinance § that contains it.

R-1 — R-1 (RESIDENTIAL—SINGLE‑FAMILY)

  • Purpose & typical uses: single‑family homes; accessory structures and accessory dwelling units (ADUs) follow Article 36/37 rules.
  • Key standards:
    • Maximum height: 28 ft (single‑family homes / duplexes) (§ 10.3) .
    • Lot coverage: 40% (total lot coverage limit in many single‑family residential subsections) (§ 5.5) .
    • Front setback: 15 ft standard; 20 ft for garages/carports (§ 5.7.C) .
    • Side/rear: interior side yard measured as 10% of lot width per side (min 4 ft, max 6 ft) for one‑story (§ 5.7.D.1) and 20 ft rear (§ 5.7.E) .
    • Special: SB 9 projects have different, shorter setbacks and height limits—see SB 9 rules (§ 5.10) .
  • Where it applies: typical single‑family neighborhoods (see the ordinance map and district listings) (§ 5.*) .

(If you are planning an ADU, consult the ADU page and Article 37 in the ordinance; ADU setbacks/height have different cross‑references.) Redwood City ADUs

R-2 — R-2 (RESIDENTIAL—DUPLEX)

  • Purpose & typical uses: duplexes and small multi‑unit residential uses.
  • Key standards:
    • Lot size/minimums and lot coverage 40% in R‑2 mirror the R‑family tables; see § 6.4–6.6 for minimum lot and coverage standards (§ 6.4–6.6) .
    • Height, setbacks, and pervious area referenced to Article 32 and district-specific sections (§ 6.3–6.9) .

R-3 — R-3 (MULTI‑FAMILY — LOW DENSITY)

  • Purpose & typical uses: low‑density multi‑family apartments and attached housing.
  • Key standards:
    • Lot coverage: 60% (maximum) (§ 8.6) .
    • Setbacks: front 15 ft; side interior yards per percent/Article 32; rear 20 ft (§ 8.7 and referenced Article 32/32.3) .
    • Minimum pervious area: 20% of lot and 60% of front yard must be pervious (stormwater/pervious rules) (§ 8.9) .

R-4 — R-4 (MULTI‑FAMILY — MEDIUM DENSITY)

  • Purpose & typical uses: medium‑density multi‑family projects.
  • Key standards:
    • Lot coverage: 60% maximum (§ 9.6) .
    • Setbacks & minimums: front 15 ft typical; side/rear rules and pervious area requirements similar to R‑3; minimum lot sizes and width in § 9.4 (§ 9.4–9.7) .
    • Pervious area: minimum 20% of lot (§ 9.9) .

R-5 — R-5 (MULTI‑FAMILY — HIGH DENSITY)

  • Purpose & typical uses: high‑density multi‑family residential.
  • Key standards:
    • Lot coverage: 60% (§ 10.6) .
    • Maximum height: residential up to 60 ft in some mixed categorizations; but check § 10.3 where single‑family exception of 28 ft is stated and other high‑density rules are provided (§ 10.3) .
    • Setbacks: front 15 ft; garages/carports 20 ft; rear 20 ft (§ 10.7) .
    • Other: total gross floor area limits for some public/quasi‑public uses (e.g., no more than 3.5× lot area) (§ 10.8.B) .

MUN — MUN (MIXED‑USE NEIGHBORHOOD)

  • Purpose & uses: neighborhood‑scale mixed use—residential and ground floor commercial.
  • Key standards:
    • Height limits: residential 60 ft, commercial 35–40 ft depending on sub‑type; minimum building height rules apply (e.g., minimum 20 ft) (§ 54.7 and Table 54‑3) .
    • Density: residential up to 60 du/acre (§ 54.7, Table 54‑3) .
    • FAR: commercial FAR 0.6 (mixed‑use 0.8 commercial FAR; bonuses available per Article 32.4) (§ 54.7, Table 54‑3) .
    • Stepbacks/daylight plane: upper‑story stepback adjacent to residential must not intercept a 45° daylight plane from 10 ft above existing grade (§ 54.7.B.1) .
  • Design and review implications: these projects frequently trigger design review and public amenity bonus considerations; see the design review page for process and thresholds. Redwood City Design Review

MUW — MUW (MIXED‑USE WATERFRONT)

  • Purpose & uses: waterfront mixed‑use areas with special frontage, open‑space and public‑access requirements.
  • Key standards:
    • Lot coverage: typical 60% max; FAR (commercial portion) 0.4–0.6 depending on bonuses; residential density often expressed as du/acre caps (e.g., 20 du/acre base to 40 du/acre with benefits) (§ 57.4–57.6, Table 57.4) .
    • Height: commonly 40 ft base with 55 ft max with community benefits for hotels/residential—see Table 57.4 (§ 57.4) .
    • Setbacks from creek/waterway: specific minimums (e.g., 45 ft min in some bonus scenarios; 55 ft average setback noted) and public access/open‑space requirements (§ 57.4) .
    • Open space: per‑unit open‑space minimums (e.g., 300 sq ft/unit) and public access rules (§ 57.4–57.7) .
  • Waterfront rules often exclude some building elements from FAR (mezzanines, parking structures below grade); see § 16.5 and related FAR exemptions (§ 16.5) .

LII — LII (LIGHT INDUSTRIAL—INCUBATOR)

  • Purpose & uses: light industrial/incubator uses with operational controls (noise, outdoor equipment).
  • Key standards:
    • Maximum height: 3 stories / 50 ft (§ 17A.3 Table 17A‑3) .
    • Maximum lot coverage: 80% (§ 17A.3) .
    • Maximum FAR: 1.0 (with FAR bonus eligibility) (§ 17A.3) .
    • Yards/setbacks: front 10 ft; side/rear 0 ft except when adjacent to an R district (then 15 ft side yard) (§ 17A.3) .
    • Operational controls: noise and screening requirements when abutting residential districts (§ 17A.3.B) .

CP — CP (COMMERCIAL PARK)

  • Purpose & uses: larger commercial/industrial campus with landscape and setback emphasis.
  • Key standards (Table 16‑2):
    • Minimum lot width: 100 ft; front setback 25 ft; side/combined 30 ft; rear 25 ft; and maximum FAR 0.80 in some uses (§ 16.3 Table 16‑2) .
    • Additional incremental setback requirements based on height above 35 ft (§ 16.3) .

PO — PO (PROFESSIONAL OFFICE)

  • Purpose & uses: office uses compatible with residential scale.
  • Standards governing yard/open space and height are in Article 11 (11.2–11.10). Lot coverage and yard rules reference residential‑like requirements; see § 11.5–11.9 for specifics (§ 11.1–11.10) .

Quick numeric comparison table (most decision‑relevant standards)

District Max Height (typical) Lot Coverage FAR / Density notes Typical Setbacks (front / rear) Code Reference
R‑1 28 ft 40% density per GP; ADU rules separate 15 ft front; 20 ft rear § 5.6, § 5.5, § 5.7
R‑3 varies (see § 8.3) 60% density per GP 15 ft front; 20 ft rear § 8.6–8.7
R‑5 residential up to 60 ft (see § 10.3) 60% density per GP; some GFA caps 15 ft front; 20 ft rear § 10.3–10.7
MUN 35–60 ft (use dependent) varies FAR 0.6–0.8 (commercial); bonuses residential setbacks/stepback rules § 54.7 Table 54‑3
MUW 40–55 ft (with benefits) 60% FAR/density vary; FAR counts commercial only waterfront setbacks 45–55 ft avg § 57.4–57.6
LII 50 ft / 3 stories 80% FAR 1.0 (bonus eligible) 10 ft front; 0 ft side/rear except near R § 17A.3 Table 17A‑3
CP up to 100 ft (in Table 16‑2) per table (site dependent) FAR 0.8 25 ft front; 25 ft rear § 16.3 Table 16‑2

Notes: FAR caps frequently apply to commercial square footage only (see Mixed Use and waterfront rules); many districts explicitly allow an FAR bonus via Article 32.4 (§ references in multiple district tables) .

Practical guidance / synthesis

  • When determining an applicable numeric limit, first identify the zoning district for the parcel (use the City zoning map), then read that district’s Article for the baseline height, lot coverage, setbacks, FAR/density; the ordinance uses different Articles for R (Articles 5–10), Mixed‑Use (Article 54, 55), Waterfront (Article 57), Industrial (Article 17A), Commercial Park (Article 16), etc. See the zoning overview for navigation. Redwood City Zoning
  • FAR is frequently calculated only for commercial uses (explicit in MUN, MUW, and several commercial tables); verify whether residential square footage is excluded in the district table (e.g., Table 54‑3 and Table 57.4) (§ 54.7, § 57.4) .
  • Some districts require upper‑story stepbacks/daylight‑plane where adjacent to residential districts (e.g., 45° plane from 10 ft or 15 ft depending on context) — these are dimensional controls separate from simple numeric height caps (§ 54.7.B) .
  • Many districts reference supplemental measurement rules (Article 2 definitions; Article 32.3 for setback measurement) — measurement method matters (e.g., how height and lot coverage are measured). If in doubt, check those Articles before determining compliance (§ 32.3; Article 2 definitions). Not found in retrieved materials: the full text of Article 2 and some measurement examples in the snippets — verify with the City. .
  • Stormwater/pervious-area minimums are mandatory in many districts (e.g., 20% pervious in medium/high‑density districts; 10% in some industrial zones) and link to Chapter 27A requirements (§ 9.9, § 17A.4, § 23.11) .
  • Projects that seek FAR above base caps must reference Article 32.4 (FAR Bonus) and follow community benefit requirements; multiple district tables point to that article for bonus eligibility (e.g., §§ 17A.3; 16.5; 54.7) .

Also consult the City’s parking standards and design review thresholds early—parking ratios and design review requirements affect massing and therefore compliance with setbacks/FAR. Redwood City Parking Redwood City Design Review

Checklist (what an applicant must satisfy)

  • Confirm current parcel zoning and any overlay or combining district designations (e.g., R‑combining, IR‑V) — verify zoning map and district Article.
  • Apply the district’s numeric limits: height, lot coverage, setbacks (front/side/rear), FAR/density as listed in the district Article (see the district §§ cited above).
  • Check measurement rules and definitions (Article 2) and supplemental setback rules (Article 32.3) to measure height and setbacks correctly. Verify whether mezzanines, below‑grade parking, or childcare uses are excluded from FAR (FAR exemptions appear in several Articles). Not all measurement rules were present in the retrieved snippets — Verify with the jurisdiction.
  • Confirm stormwater/pervious‑area and landscape requirements (Section 32.12 and Chapter 27A referenced by many districts).
  • Determine parking requirements and whether shared, below‑grade, or reduced parking is allowed; adjust design to maintain required setbacks and FAR. Redwood City Parking
  • If seeking FAR above base caps, prepare community benefit package and follow Article 32.4 FAR bonus criteria.
  • Check design review thresholds early; many mixed‑use, waterfront, and commercial projects trigger design review. Redwood City Design Review
  • For ADUs, follow Article 37 plus state ADU law; ADU-specific setbacks/limits may override or modify district rules. California ADU law Redwood City ADUs

Risks & Ambiguities

Issue Why it matters What to verify
FAR calculation method Many districts calculate FAR for commercial uses only or exclude mezzanines/parking; incorrect inclusion can show non‑compliance Verify whether the district’s table excludes residential area or specific uses; see district FAR notes and § 16.5, § 54.7, § 57.4
Daylight‑plane/stepback rules Even if under a numeric height cap, stepback/daylight plane rules can require upper‑story recesses adjacent to residential Confirm whether your property abuts an R district and apply the 45° plane rules in § 54.7.B; check site lines and required findings
Measurement & definitions Height, story, and setback measurement conventions change compliance outcomes Review Article 2 definitions and Article 32.3 supplemental setback measurement rules (not fully quoted here). Not found in retrieved materials: the full text of Article 2 examples — Verify with the jurisdiction.
Overlay districts / combining districts Overlays (historic, R‑combining, waterfront) may impose stricter setbacks, lot area or design controls Check overlay designations and Article references; see overlay directory and Historic rules for special controls. Redwood City Overlay Districts Redwood City Historic Preservation
SB 9 exceptions SB 9 projects have distinct, sometimes smaller setbacks and different height rules; using standard district values risks wrong calculations If pursuing an SB 9 project, apply § 5.10 SB 9 rules (e.g., 4 ft side/rear setbacks; height limits 20–24 ft)

Plain‑English Summary

Redwood City’s zoning sets district‑specific numeric rules for height, setbacks, lot coverage, FAR and density — for example, R‑1 single‑family lots commonly have 28 ft height and 40% lot coverage (§ 5.6, § 5.5) while LII light industrial allows 50 ft / 3 stories and up to 80% lot coverage (§ 17A.3) — and many mixed‑use and waterfront districts calculate FAR only for commercial area and allow FAR bonuses if community benefits are provided (§ 54.7; § 57.4; Article 32.4) .

Source References

  • Redwood City Zoning Ordinance, Article 5 (R‑1, RH) — § 5.5, § 5.6, § 5.7 (setbacks/lot coverage/height)
  • Article 6 (R‑2) — § 6.4–6.6 (minimum lot size, lot coverage)
  • Article 8 (R‑3) — § 8.6–8.9 (lot coverage, setbacks, pervious area)
  • Article 9 (R‑4) — § 9.4–9.9 (lot coverage, setbacks, pervious area)
  • Article 10 (R‑5) — § 10.3–10.9 (height, lot coverage, setbacks)
  • Article 16 (Commercial Park; Table 16‑2) — development standards and FAR rules (§ 16.3)
  • Article 17A (Light Industrial Incubator; Table 17A‑3) — height, lot coverage, yards, FAR § 17A.3
  • Article 54 (MUN — Mixed Use Neighborhood; Table 54‑3) — height, FAR, stepback/daylight plane § 54.7
  • Article 55 (Mixed Use Transitional; Table 55‑3) — development standards summary § 55.3
  • Article 57 (MUW — Mixed Use Waterfront; Table 57.4 & design regs) — waterfront setbacks, FAR, open space § 57.4–57.6
  • Article 32.4 — Floor Area Ratio (FAR) Bonus (referenced in multiple district tables) — see district table references (e.g., § 17A.3, § 54.7, § 57.4)
  • Stormwater / pervious area cross‑references: Article 32.12 and Chapter 27A (Stormwater Treatment) cited within district texts (e.g., § 9.9; § 17A.4)

Additional internal topic pages (useful links):

Sources

Retrieved passages

  • Redwood City Zoning Code (Article 32.4) High relevance
  • Redwood City Zoning Code (Section 54.7.B) High relevance
  • Redwood City Zoning Code (§ 4) High relevance
  • Redwood City Zoning Code (Section 36.5) High relevance
  • Redwood City Zoning Code (§ 5) High relevance
  • Redwood City Zoning Code (§ 4) High relevance
  • Redwood City Zoning Code (Article 32.4) High relevance
  • Redwood City Zoning Code (§ 4) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Redwood City?

In R‑1 the ordinance allows single‑family homes and accessory uses; numeric controls include 28 ft max height for single‑family/duplexes and 40% lot coverage, with front setback 15 ft and garage setback 20 ft (§ 5.6; § 5.5; § 5.7) .

What are Redwood City setback requirements for multi‑family districts?

Multi‑family districts (R‑3, R‑4, R‑5) use similar baseline setbacks: typically 15 ft front and 20 ft rear, with side setbacks governed by lot width percentage and supplemental rules in Article 32. See the district articles: § 8.7; § 9.7; § 10.7 for specifics and pervious/open‑space rules in § 8.9/9.9/10.9) .

How is FAR applied in Redwood City — is residential counted?

Many district tables expressly calculate FAR for commercial uses only (e.g., MUN Table 54‑3 and MUW Table 57.4); residential area is often excluded for FAR in those tables. Always check the district’s FAR note and whether a mezzanine or parking exemption applies (§ 54.7; § 57.4; § 16.5) .

Can I get more FAR than the base maximum?

Yes—multiple district tables identify eligibility for an FAR bonus under Article 32.4 (Floor Area Ratio Bonus). Projects must meet the community benefits and approval criteria specified in Article 32.4; district tables point to that article (see §§ 17A.3; 54.7; 57.4).

Do I need to step back upper stories adjacent to houses?

Yes—certain mixed‑use districts require an upper‑story stepback or not to intercept a 45° daylight plane measured from 10 ft (adjacent residential) or 15 ft (adjacent open space/historic) above grade. Check § 54.7.B for the MUN daylight‑plane standards and the specific district language that applies.

What lot coverage limit applies to light industrial incubator (LII) sites?

The LII district sets 80% maximum lot coverage and FAR 1.0 (with bonus eligibility) and allows reduced yard requirements except where adjacent to residential zones (then 15 ft side yard) (§ 17A.3 Table 17A‑3)

Are there pervious area or stormwater requirements I must meet?

Yes—many districts require a minimum pervious area (common examples: 20% pervious in R‑3/R‑4/R‑5; 10% in some industrial areas). District sections cross‑reference Article 32.12 and Chapter 27A for stormwater treatment rules (e.g., § 9.9; § 17A.4; § 23.11)

Do SB 9 projects follow these same set of rules?

SB 9 projects are treated specially; the ordinance includes an SB 9 article with distinct height and setback rules (e.g., 4 ft side/rear setbacks; height caps 20 ft flat roof/24 ft pitched) and other eligibility limits. Apply § 5.10 for SB 9 specifics and restrictions (§ 5.10)

Where do I confirm how to measure building height and floor area?

Measurement conventions are in the ordinance’s definitions (Article 2) and supplement rules (Article 32.3 for setbacks). Those measurement rules affect whether features such as mezzanines or underground parking are included in FAR or height — verify the definitions before calculating compliance. Not found in retrieved snippet: full Article 2 text examples — verify with the City.

Does Redwood City regulate building length or façade modulation?

Yes—certain districts (Mixed Use Transitional and Waterfront) set maximum building lengths (e.g., 200 ft façade max) and require façade modulation, ground‑floor entrances, and building articulation (see § 55.3 Table 55‑3 and § 57.5) ---

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