Redwood City — Zoning

Last reviewed: July 2, 2026

Overview

This page explains how Redwood City defines and uses zoning districts, how the zoning map and boundaries are interpreted, and where to find the controlling local standards. It is grounded in the Redwood City Zoning Ordinance: the districts list and rules are in § 3.1, the legal zoning map is established by § 3.3, and district boundary interpretation rules are in § 3.4.

Note: this page covers only zoning (districts, permitted/conditional uses, dimensional standards, overlays/combining districts and map interpretation). For building-code issues see the California Building Standards Code. For related local topics mentioned below see the in-site pages for parking, design review, development standards, overlay districts, and ADUs.

How Redwood City’s zoning is organized (quick facts)

• The City’s zoning districts are enumerated in § 3.1 (the list of district designations).
• The legal zoning map and its controlling rules are set out in § 3.3 and the interpretation rules in § 3.4 (including how the Zoning Administrator resolves ambiguous boundaries).
• Combining/overlay designations (the “Combining Districts”) that modify base districts are in Article 25 (see § 25.1 and § 25.2).

District-by-district breakdown

Below are the districts listed in § 3.1. For each district I summarize the ordinance-stated purpose, typical permitted uses, key dimensional standards found in the code, and where that district generally applies (if the code gives neighborhood-specific context). All citations point to the controlling sections; when a district’s article is a set (e.g., “§ 5.1 et seq.”) I cite the starting section shown in the ordinance.

Note: individual development standards and use lists are in each Article for the district (e.g., R-1 standards are in Article 5, CB in Article 14). Always verify with the exact article text for parcel-specific decisions.

RH (Residential—Hillside)

• Purpose: Regulate hillside single-family development and preserve hillside character. See § 5.1 et seq.
• Typical permitted uses: single-family residences, accessory residential uses (refer to Article 5 use list). See § 5.2 (use regulations in residential districts).
• Key dimensional standards: front setbacks for RH are 20 ft (lots < 10,000 sf) and 25 ft (lots ≥ 10,000 sf); side and rear setbacks and upper-story stepbacks are expressly set in § 5.7.
• Where it applies: hillside/residential neighborhoods identified in the zoning map (see § 3.3).

R-1 (Residential—Single-Family)

• Purpose: Single-family residential living with development standards to protect neighborhood form. See § 5.1 et seq.
• Typical permitted uses: single-family homes, customary accessory uses; ADUs and SB 9 projects addressed in § 5.10 and the accessory-dwelling article.
• Key dimensional standards: front setback 15 ft (garages/carports 20 ft), side setbacks (interior min 6 ft or half the building face height; exterior side yard adjacent to street 15 ft), rear setback 20 ft — see § 5.7 for full rules and exceptions.
• Where it applies: city residential neighborhoods shown on the zoning map; SB 9 rules for lot-splits and small-lot duplexes are in § 5.10.

R-2 (Residential—Duplex)

• Purpose: Allow two-unit residential development; standards in Article 6 (§ 6.1 et seq.).
• Typical permitted uses: duplexes and accessory residential uses (see Article 6).
• Key dimensional standards: lot size/width, setbacks and pervious area rules are in Article 6 (see Article header and local subsections). Verify exact measures for a parcel in Article 6.

R-3, R-4, R-5 (Multi-Family — Low/Medium/High Density)

• Purpose: Provide density gradations for multi-family housing; Articles 8, 9, and 10 respectively (see § 8.1, § 9.1, § 10.1).
• Typical permitted uses: multi-family dwellings, some institutional/supportive uses per each article’s use list.
• Key dimensional standards: each Article specifies height regulations, lot coverage, minimum lot size, setbacks and FAR/density limits (see § 10.3–10.9 for R-5 examples). Verify the precise numeric limits in the relevant Article for your parcel.

PO (Professional Office)

• Purpose: Low-intensity office uses compatible with residential areas. See § 3.1 and the PO Article.

CN (Neighborhood Commercial) and CB (Central Business)

• Purpose: CN serves neighborhood-serving retail; CB is the downtown central business district. See § 13.1 and § 14.1 respectively.
• Typical permitted uses: CN limited retail and services; CB allows a broad set of retail, personal services, offices and restaurants (see § 14.2 for specific permitted uses in CB).
• Key dimensional standards: CB and CN Articles list height, yard and coverage rules; for example downtown CB defines permitted uses and yard requirements at § 14.5–14.9. See the Article for precise numbers.

(Recommended action: refer to the district Article for the exact permitted/conditional use list — CB permitted uses are listed at § 14.2.)

CG (General Commercial) and CP (Commercial Park)

• Purpose: Broader commercial uses and campus-like commercial/industrial parks; Articles 15 and 16. See the district lists.

IR (Industrial—Restricted), LII (Light Industrial Incubator), IP (Industrial Park), GI (General Industrial)

• Purpose: Range from light industrial/incubator to heavy industrial; Article 17 is IR, Article 17A / Article 18 cover LII and IP, Article 19 covers GI.
• Typical permitted uses: manufacturing, warehousing, technology incubator uses, restricted industrial uses (see each Article’s permitted uses and conditional-use lists). Example: IR includes a list of conditional uses and special findings in § 17.2–17.4.

TP (Tidal Plain) and TP‑W (TP Water)

• Purpose: Tidal/plain and water retention areas are zoned TP/TP‑W; the ordinance includes special mapping rules for water bodies and the TP‑W boundary landward offset in § 3.3 and § 3.4(H).

PF (Public Facilities), MH (Mobile Home), RSB (Redwood Shores BayFront)

• Purpose: Public/ quasi-public land uses, manufactured/mobile home park standards and special waterfront district rules; see the Articles referenced in the district list. Example pervious-area minimums for MH parks are in § 24.11.

Mixed-Use (MUC — multiple corridors; MUN, MUT, MUW, MUN, etc.)

• Purpose: Allow mixed residential/commercial development at corridor-specific standards. The MUC variants (El Camino Real, Veterans Blvd, Redwood Creek, Streetcar Broadway, Gateway Broadway, etc.) are listed in § 3.1 and have district-specific sections (see the MUC Article headers).

Key cross-cutting standards and rules (decision-relevant)

The code also contains citywide or multi-district development standards that frequently determine what you can build:

Checklist — what an applicant must satisfy (high-level)

• Confirm the parcel’s zoning district on the City’s official zoning map and read the district Article (legal basis: § 3.3 and district article).
• Verify whether the proposed use is permitted, conditionally permitted, or prohibited in the base district (see the district Article’s use list; residential rules in § 4.2).
• Confirm dimensional standards (setbacks, heights, lot coverage, FAR) in the district Article — e.g., R‑1/RH setbacks in § 5.7.
• Meet stormwater and pervious-area requirements cited in § 13.13 and district-specific sections (e.g., § 24.11).
• Calculate and provide required off-street parking or request modifications per Article 30 (see parking).
• Determine whether design/architectural review or an architectural permit (§ 45.1 et seq.) is required and prepare materials (see design review).
• Check combining/overlay district constraints that may add or subtract standards (§ 25.1–25.2).
• If proposing ADUs, follow local ADU rules and relevant state law (see ADUs and California ADU law).
• If a use is not listed or a numerical standard can’t be met, consider a Use Permit/Variance per Articles 42/43 (see variances and exceptions). Verify with the City.

Risks & Ambiguities

Plain-English Summary

Redwood City divides land into named zoning districts (e.g., R-1, R-2, CB, IR) listed in § 3.1; the legal map in § 3.3 determines which district a parcel falls in and each district’s Article sets permitted uses and numeric development standards (setbacks, height, lot coverage, pervious area). Boundary uncertainties are resolved by rules in § 3.4 and by the Zoning Administrator. Always check the district Article and related Articles (parking/design review/combining districts) before you design or apply.

Source References

• Redwood City Zoning Ordinance — designation of districts: § 3.1 (List of zoning districts).
• Redwood City Zoning Ordinance — zoning map: § 3.3; interpretation of district boundaries: § 3.4.
• Residential districts and R-1 / RH dimensional rules: § 5.1 et seq. and § 5.7 (setback rules).
• Residential use rules and SB 9 implementation: § 4.1–4.2, § 5.10.
• CB District permitted uses and purpose: § 14.1–14.2.
• Floor area ratio and pervious area baseline: § 13.12, § 13.13.
• Combining districts: § 25.1, § 25.2.
• Off-street parking references: Article 30 and § 30.17.
• Design/architectural permit references: Article 45 (§ 45.1 et seq.).
• Cannabis business and buffers: § 59.4, § 59.5.

If you want the full verbatim local code language for a specific parcel, request the district Article and I will extract the precise permitted uses and numeric standards for that parcel’s district. Verify always with the City for parcel‑specific interpretations.

Retrieved passages

• Redwood City Zoning Code High relevance show source text
• Redwood City Zoning Code (Section 5.8D) High relevance show source text
• Redwood City Zoning Code (§ 2.4) High relevance show source text
• Redwood City Zoning Code (§ 2.21.2) High relevance show source text
• Redwood City Zoning Code (§ 25) High relevance show source text
• Redwood City Zoning Code (Article 25) High relevance show source text
• Redwood City Zoning Code (§ 56.1) High relevance show source text
• Redwood City Zoning Code (§ 37.1) High relevance show source text

Cited sections

• Redwood City Zoning Ordinance — designation of districts: **§ 3.1** (List of zoning districts). (§ 3.1)
• Redwood City Zoning Ordinance — zoning map: **§ 3.3**; interpretation of district boundaries: **§ 3.4**. (§ 3.3)
• Residential districts and R-1 / RH dimensional rules: **§ 5.1 et seq.** and **§ 5.7** (setback rules). (§ 5.1)
• Residential use rules and SB 9 implementation: **§ 4.1–4.2**, **§ 5.10**. (§ 4.1)
• CB District permitted uses and purpose: **§ 14.1–14.2**. (§ 14.1)
• Floor area ratio and pervious area baseline: **§ 13.12**, **§ 13.13**. (§ 13.12)
• Combining districts: **§ 25.1**, **§ 25.2**. (§ 25.1)
• Off-street parking references: Article 30 and **§ 30.17**. (Article 30)
• Design/architectural permit references: Article 45 (**§ 45.1 et seq.**). (Article 45)
• Cannabis business and buffers: **§ 59.4**, **§ 59.5**. (§ 59.4)
• RedwoodCity_ZoningCode.md

• Official Redwood City code library