Richmond Zoning Intelligence
Zoning, permitted uses, ADU rules, and development potential for Richmond, California. 28 districts analyzed.
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How is Richmond zoned?
- Total zoning districts28
- Single-family permitted3
- Multifamily permitted2
- ADU under local ordinance0
- Commercial use permitted11
Statewide law - applies to all California cities, not specific to Richmond.
- California state ADU lawApplies statewide
- SB-9 lot split eligibilityPer parcel review
- SB-79 (transit-oriented housing)Near transit, from Jul 2026
- Density Bonus Law (state)Eligible projects
- Local impact / permittingVerify with Richmond planning
What should developers know about Richmond zoning?
Richmond on the East Bay has 28 zoning districts that reflect one of the Bay Area's most industrially complex cities - a place where heavy manufacturing, waterfront commerce, and residential neighborhoods coexist across a geographically varied terrain. Industrial General (IG) is by far the largest industrial zone at 2,044.04 acres, supported by Industrial Light (IL) at 1,040.16 acres and Industrial Water Related (IW) at 461.89 acres. Together these three industrial zones alone account for more than 3,500 acres, establishing Richmond as a regionally significant industrial and port city.
Open space and parks are a defining feature of the land use picture. Parks and Recreation (PR) at 4,109.24 acres - the single largest zone in the city - reflects Richmond's extensive shoreline parklands and Point Richmond open space. Open Space (OS) adds 1,854.89 acres. On the residential side, Single Family Low Density (RL2) at 3,189.6 acres represents the largest housing zone, supplemented by Single Family Hillside Residential (RH) at 488 acres and two Multifamily zones (RM1 at 561.85 acres and RM2 at 362.74 acres). A Live Work (LW) zone at 76.55 acres and five Commercial Mixed Use (CM) zones ranging from residential emphasis to gateway commercial nodes add nuance to the city's transition areas.
For investors, Richmond offers large-acreage industrial and port-related opportunities rarely available elsewhere in the Bay Area, as well as specific-plan-guided residential land through the Richmond Bay Specific Plan (SP-2, 286.19 acres) targeting bayfront redevelopment. Coastal Commercial (CC) at 76.56 acres activates the city's waterfront for retail and hospitality uses. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
What can you build in Richmond?
Share of Richmond's 28 zoning districts that permit each use, based on permitted-land-use analysis.
Run a full feasibility study for any Richmond parcel - zoning, FAR, height limits, and development potential in seconds.
Try ArchiWise free →Richmond, California Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Zone Type | Permitted Uses | Area |
|---|---|---|---|
AG Agricultural | Agriculture | - | 302.6 ac |
CC Coastal Commercial | Commercial |
| 76.6 ac |
CG General Commercial | Commercial |
| 68.2 ac |
CM-1 Commercial Mixed Use Residential | Mixed |
| 93.1 ac |
What are the building controls in Richmond?
Setback, height, FAR, lot area, and density controls enforced across Richmond zoning districts.
- Assorted
- Far control
- Lot control
- Multi control
- Density control
- Coverage control
- Pervious control
- Lot width control
- Rear setback control
- Side setback control
- Front setback control
- Building height control
Cities near Richmond
Richmond zoning: frequently asked questions
What makes Richmond's industrial zoning significant in the Bay Area context?
Richmond contains over 3,500 acres of industrial land across Industrial General (IG, 2,044.04 acres), Industrial Light (IL, 1,040.16 acres), and Industrial Water Related (IW, 461.89 acres) - a concentration of industrial acreage rarely found this close to San Francisco. IW zoning specifically accommodates marine terminals, ship repair, and waterfront industrial operations tied to Richmond Harbor. Developers evaluating logistics, advanced manufacturing, or port-related uses will find Richmond one of the few Bay Area cities with available large-footprint industrial sites.
What is the Richmond Bay Specific Plan and what development does it envision?
The Richmond Bay Specific Plan (SP-2) covers 286.19 acres of former industrial and port land along the bay waterfront. It targets a mixed-use urban neighborhood combining residential, retail, and public open space, representing one of the larger infill redevelopment opportunities in the East Bay. Developers should review the SP-2 document for phasing, affordable housing requirements, infrastructure obligations, and design standards that govern this area.
How does Richmond's hillside residential zoning affect development in elevated areas?
The Single Family Hillside Residential (RH) zone covers 488 acres and is distinct from the standard RL1 and RL2 single-family zones, reflecting topographic constraints and fire risk considerations common to Bay Area hillside parcels. Hillside development typically carries additional grading, slope stability, and fire access requirements. Investors should review RH standards alongside Contra Costa County fire safety regulations and any Wildland-Urban Interface overlays that apply.
What are Richmond's Commercial Mixed Use zones and which ones target the most intensive development?
Richmond has five CM zones with distinct characters: CM-1 Commercial Mixed Use Residential (93.13 acres), CM-2 Mixed Use Neighborhood (59.72 acres), CM-3 Mixed Use Commercial Emphasis (269.65 acres), CM-4 Gateway Node (32.34 acres), and CM-5 Activity Center (409.67 acres). CM-5 is the largest and typically the most intensely developed, while CM-3 prioritizes commercial uses over residential. Developers targeting mixed-use residential projects should evaluate CM-1 and CM-2 zones for ground-floor residential flexibility.
Does Richmond have coastal development restrictions that affect waterfront projects?
Richmond's Coastal Commercial (CC) zone at 76.56 acres and the Shoreline Conservation (SC) zone at 31.2 acres both sit in or near the Bay, which triggers California Coastal Act and Bay Conservation and Development Commission (BCDC) jurisdiction for projects at or near the shoreline. BCDC permits are required for any development that fills Bay waters or alters the shoreline, adding a state-level review step beyond local entitlements. Waterfront developers should engage with BCDC early in the feasibility process.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Richmond planning department before acquisition or design.