Rio Vista, California Zoning Map
Zoning, overlays and hazards on every parcel — and an answer to what the code actually lets you build. Compiled from current zoning data for all 22 districts.
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What's in the Rio Vista dataset
Every field below is available for any Rio Vista parcel, on the map and through the AI.
Zoning
- District code & full name
- Parcel boundary & APN
- All 22 districts mapped
Building controls
- Maximum building height
- Floor area ratio (FAR)
- Front setback
- Side setback
Overlays, hazards & AI
- Flood hazard & environmental layers
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- Powered by live parcel data
Where uses are permitted in Rio Vista
Share of Rio Vista's zoned land where each use is permitted.
- Single-family
- 23.07%
- Multi-family
- 4.14%
- ADU
- 23.07%
- Two-family
- 4.14%
- Retail
- 32.06%
- Eating & drinking
- 31.75%
- Office
- 30.06%
- Hotel / motel
- 5.83%
- Industrial
- 29.38%
- Storage & warehouses
- 29.38%
Rio Vista, 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 | Category | Area | Details |
|---|---|---|---|
B-P Business Park | - | 88.8 ac | Standards & uses → |
C-1 Neighborhood Commercial | - | 44 ac | Standards & uses → |
C-1-PUD Neighborhood Commercial And Planned Unit Development | - | 5.3 ac | Standards & uses → |
C-2 Community Commercial | - | 10.8 ac | Standards & uses → |
Showing 4 of 22 districts
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What should developers know about Rio Vista zoning?
Rio Vista is a Delta-region city in Solano County with 22 zoning districts that reflect both a working waterfront economy and substantial residential growth. The dominant zone by area is Planned Unit Development (PUD) at 1,085.36 acres, followed by General Manufacturing Industry (M-G) at 956.82 acres and Residential Low Density (R-1) at 727.81 acres - a combination that signals active master-planned residential development alongside significant industrial land capacity. The Floodway (F-W) designation at 289.17 acres and Open Area Resort (O-A-R) at 190.18 acres reflect the city's river and delta geography.
For builders and developers, the large PUD zone indicates most new residential development flows through planned unit development approvals, giving the city design flexibility but also adding entitlement complexity compared to by-right zoning. Three residential density tiers (R-1, R-2, R-3/R-4) exist across a combined footprint of roughly 895 acres, supporting a range of project types from single-family to higher-density multifamily. The Downtown Waterfront (DW) district at 17.49 acres offers a specialized mixed-use and hospitality development node. Building controls include multi-unit, FAR, density, and setback parameters.
This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Rio Vista zoning: frequently asked questions
What does the large Planned Unit Development zone mean for residential projects in Rio Vista?
The PUD zone at 1,085.36 acres is the single largest land category, meaning most major residential developments are structured as planned communities rather than under standard subdivision codes. This gives applicants flexibility in design and density, but requires negotiated development agreements and often phased approvals. Investors should budget additional entitlement time compared to cities with standard residential zoning.
How significant is the industrial land base in Rio Vista?
The M-G (General Manufacturing Industry) zone covers 956.82 acres, making it one of the most substantial industrial footprints relative to city size in the Delta region. Industrial and processing uses are active in this zone. Developers targeting logistics, manufacturing, or energy-related facilities should verify permitted uses and environmental conditions given the waterfront and floodway proximity.
Does Rio Vista have multifamily zoning for apartment or condo development?
Yes - R-2 (Medium Density) covers 91.82 acres, R-3 (High Density) covers 60.24 acres, and R-4 covers 12.7 acres. Together these zones provide roughly 165 acres of multifamily-eligible land. California's density bonus and ADU laws can further increase yield on these parcels.
What is the Drill Reservation (D-R) zone and how does it affect nearby parcels?
The D-R zone at 56.08 acres is reserved for oil and gas drilling operations, a legacy of Rio Vista's historic natural gas production. Parcels adjacent to this designation should be evaluated for subsurface rights, operational noise and safety buffers, and any deed restrictions tied to resource extraction history.
Is the Downtown Waterfront district suitable for hospitality or mixed-use investment?
The DW zone at 17.49 acres is purpose-built for downtown and waterfront mixed uses, making it Rio Vista's most attractive node for hospitality, food and beverage, and ground-floor retail with upper-floor residential. The delta setting supports tourism-oriented uses, but building controls and flood-zone requirements will shape what is viable on specific parcels.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Rio Vista planning department before acquisition or design.