Tiburon Zoning Intelligence
Zoning, permitted uses, ADU rules, and development potential for Tiburon, California. 17 districts analyzed.
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How is Tiburon zoned?
Permitted uses vary by district. Search a Tiburon parcel on the map above to see exactly what you can build there.
- Total zoning districts17
- Residential districts10
- Commercial districts4
Statewide law - applies to all California cities, not specific to Tiburon.
- 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 Tiburon planning
What should developers know about Tiburon zoning?
Tiburon is an affluent peninsular town in Marin County with dramatic San Francisco Bay frontage, a compact waterfront village, and one of the most constrained development environments in the Bay Area. The Marine (M) zone dominates the zoning map at 6,892 acres - reflecting the town's extensive tidal and bay waters - and Public and Quasi-Public (P) land at 812 acres includes Richardson Bay and associated shoreline preserves. Open Space (OS) at 404 acres and Parks and Recreation (P-R) at 66 acres reinforce that a large majority of Tiburon's land base is protected from private development.
Private developable land is concentrated in a handful of residential zones: R-1 Single Family Residential (210 acres), RO-1 and RO-2 Residential Open districts (158 and 402 acres respectively) which carry 40,000 and 20,000 square-foot minimum lot sizes, and RPD (Residential Planned Development, 389 acres) which governs the planned residential communities built on the peninsula's hillsides. The R-2 Two Family (51 acres) and R-3 Multi Family (43 acres) zones and RMP (Residential Multiple Planned, 51 acres) represent the town's limited higher-density residential capacity, augmented by two Affordable Housing Overlay (AHO) zones on NC and RMP parcels. Commercial is strictly contained: Village Commercial (VC, 7 acres), Neighborhood Commercial (NC, 14 acres), NC/AHO (7 acres), and Office (O, 1.3 acres).
For investors, Tiburon is fundamentally a single-family and small multifamily market where the most realistic development vehicles are ADUs on existing residential lots, small infill projects in R-3 and RMP zones, or affordable housing overlay projects. The AHO overlays on NC and RMP parcels signal targeted density bonus opportunities under state law. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
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Try ArchiWise free →Tiburon, 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 |
|---|---|---|---|
M Marine | - | - | 6,891.9 ac |
NC Neighborhood Commercial | - | - | 14.3 ac |
NC/AHO Neighborhood Commercial And Affordable Housing Overlay | - | - | 6.6 ac |
O Office | - | - | 1.4 ac |
What are the building controls in Tiburon?
Setback, height, FAR, lot area, and density controls enforced across Tiburon zoning districts.
- Assorted
- Far control
- Lot control
- Density control
- Coverage control
- Pervious control
- Lot width control
- Rear setback control
- Side setback control
- Front setback control
- Building height control
Cities near Tiburon
Tiburon zoning: frequently asked questions
What do the RO-1 and RO-2 Residential Open zones require?
The RO-1 (Residential Open 40,000 square feet, ~158 acres) and RO-2 (Residential Open 20,000 square feet, ~402 acres) zones establish large minimum lot sizes that strongly restrict subdivision and limit density to one home per lot or larger. These designations preserve the open, hillside character of Tiburon's residential neighborhoods. Investors evaluating existing homes in these zones should note that lot splits are constrained and ADU options are the primary tool for adding units under state law.
What are the Affordable Housing Overlay (AHO) zones and how do they work?
Tiburon has designated two AHO overlay parcels: NC/AHO (Neighborhood Commercial and Affordable Housing Overlay, 6.6 acres) and RMP/AHO (Residential Multiple Planned and Affordable Housing Overlay, 2.7 acres). These overlays allow higher residential density when a project includes affordable housing units as required by the overlay. Developers pursuing these sites can potentially achieve greater unit counts than the base zone would allow, subject to affordability set-asides and design review.
How constrained is commercial development in Tiburon?
Tiburon's commercial land base is extraordinarily limited: Village Commercial (VC) covers only 7 acres on the waterfront, Neighborhood Commercial (NC) covers 14 acres, and Office (O) covers 1.3 acres. This amounts to roughly 22 acres of commercial-zoned land for the entire town. The small commercial footprint reflects the community's strong preference for preserving residential character and the waterfront village aesthetic. New commercial uses typically require a use permit, and expansions of existing commercial are closely scrutinized.
What development potential exists in the RPD (Residential Planned Development) zone?
The RPD zone at 389 acres governs a large portion of Tiburon's hillside residential communities and applies planned development standards rather than standard lot-by-lot zoning. Most of this land is already developed with the planned residential communities for which the RPD was created. Remaining RPD opportunities - if any - would typically require processing a planned development amendment through the town, which involves substantial discretionary review given the sensitivity of hillside and bay-view properties.
How does ADU law apply in Tiburon given its restrictive residential zoning?
California state ADU law supersedes local restrictions in all residential zones, meaning that owners of parcels in R-1, RO-1, RO-2, R-2, R-3, RMP, and RPD zones can add ADUs subject only to state-mandated ministerial standards. In a high-value market like Tiburon, ADUs can command premium rents and meaningfully improve property cash flow. Junior ADUs attached to the primary structure are also permitted by right. The town's design review process may still apply to ADU design even where state law requires ministerial approval of the use.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Tiburon planning department before acquisition or design.