Zoning: What It Is, How It Works, Classification Examples

Key Takaways

  • Zoning allows local governments to regulate which areas under their jurisdiction may have real estate or land used for particular purposes.
  • Examples of zoning classifications include residential, commercial, agricultural, industrial, or hotel/hospitality, among other more specific designations.
  • Zoning laws can be changed by a local government as long as they fall within state and federal statutes, and a particular plot of land may be rezoned based on consideration.


Basic Zoning Codes in California

Zoning codes are a set of rules that regulate what can and can’t be done on a particular piece of property. They’re established and enforced at the city level. In California, you can find zoning codes for virtually every city in the city’s municipal code.

R1:  One family dwelling
RW1: One-family residential zone
RW2: Two-family residential waterway zone
R2: Two-family dwelling / or two one-family dwellings on one parcel or lot.
RD2: Restricted density
RD3 – RD6: = Restricted  density  multiple dwelling  zone / two-family dwellings, apartments etc.
R3: Multiple dwelling/apartments/condos same uses as R2 R4 : Multiple  dwelling / same as R3 uses  / can have schools, churches & motels.
R5:  Multiple  dwelling / same as can have clubs, hospitals, lodges, & sanitariums.


CR: Limited Commercial / clubs, motels, churches,- schools, business & professional offices. Parking areas.
C1: Limited Commercial / Local retail stores, offices and business, hotels, limited hospitals and clinics. Parking areas.
C2: Commercial /Retail businesses with limited manufacturing, auto service stations and garages, retail contractors businesses, churches, and schools.
C4: Commercial / Same uses as C2 with exceptions such as auto service stations, amusement enterprises, contractors businesses, second-hand businesses.
C5: Commercial / same uses as C2, limited floor area for light manufacturing of the CM Zone type.
CM: Commercial Manufacturing / wholesale business storage buildings, limited manufacturing, same uses as C2 except for hospitals, schools, and churches.


MR1: Restricted Industrial / limited commercial and manufacturing uses. Hospitals, clinics, sanitariums, and limited machine shops.
MR2: Restricted Light Industrial / Additional industrial uses combined with MR1/ Mortuaries, and agricultural.
M1: Limited Industrial / same as CM uses. Limited industrial and manufacturing uses.
M2: Light Industrial / same as M1 uses, additional industrial uses. Storage yards, all kinds of animal keeping, NO “R” zones uses.
M3: Heavy Industrial / same uses as M2. Any Industrial uses. Nusiance type must be 500 ft from any other type of zone.


A1: One-family dwelling, parks, playgrounds community centers, golf courses, truck gardening, extensive agricultural uses.
A2: Agricultural / same uses as A1.
RA: Suburban / Limited agricultural uses.


City of Rio Vista General Plan

The City of Rio Vista General Plan Update is now underway and this is an exciting opportunity to help shape the future of Rio Vista.

Rio Vista’s General Plan last comprehensive update was prepared in 2001 and the new General Plan will set a vision for year 2045!

The General Plan is the number one City document to direct how the community will develop and to guide City funding for community programs, infrastructure, roads and many other key City priorities…


The role of the Planning Department is to assist the community in the creation and implementation of its vision for the future development of the City. This vision is documented in the City’s General Plan, which serves as the “Constitution for Development” for the City.  The Department is made up of two divisions, which have separate but related permitting processes…

Housing Element

The 2023- 2031 Rio Vista Housing Element is available for public review and comment.  The 2023- 2031 Housing Element Update is the City’s plan for addressing the housing needs of residents of all income levels in the city. The major updates and required changes are centered on the revised housing allocations based on the Regional Housing Needs Allocation, addressing Affirmatively Furthering Fair Housing in accordance with state law and a review of the success in meeting the goals and objectives of the previously adopted element…


Ralene Nelson, REALTOR®

OPEN HOUSE, SAT 7/22 11:00AM –  2:00 PM

JUST LISTED – 98 Bruning Ave. Rio Vista
4 bed/2.5+ bath/2,554sqft/9,583SF

$725,000 – Located in core Rio Vista, & closer to the Sacramento River, make this custom built home your next residence. This spacious home has a slate floor entry, 3+ bedrooms, 2.5 baths, livingroom, diningroom, familty room that opens to kitchen & game room. Kitchen has been remodeled with beautiful cabinets & pull out drawers, newer stainless appliances & corian counters. Family room has fireplace & opens to kitchen w/bar counter, and opens to game room. The game room opens to the back yard with large patio for entertaining. Cook that fabulous meal on the newer built-in BBQ, located in game room & serve that special drink at the bar that is equipped with sink & built-in blender and lots of cabinets for your glasswares & snacks. Game room possibly could fit a billiard table. Primary bedroom features 3 closets & bath with double sinks & walk-in shower. The two other bedrooms have closets with ample storage room. Hall bath is very roomy with shower over tub & storage and hallway has cabinets for your linens. Half bath is located off kitchen & laundry room & next to office/4th bedroom. Landscaped with automatic sprinkler system, possibly room for pool. 1/2 bath will be convenient for those swimmers. Roomy 2 car garage has storage & door to patio, home has paid solar. Bring your water toys. 

FOR SALE – 822 Summerset Dr. Rio Vista
2 bed/2 bath/1,800sqft/6,582sqft lot

$450,000 – Welcome to Trilogy at Rio Vista, the active adult community located near the Sacramento River, center of the Delta area. This Hatteras model is 2 bedroom, 2 bath plus den has somewhat of a private backyard. Home has an extended garage, so is 2.5 car garage, room for your golf cart or motorcycle. Kitchen has oak cabinets, white appliances & tile counters. Primary bath has jetted tub plus walk in shower. Home has livingroom/dining room & kitchen that opens up to family room, which is cozy with gas fireplace. Seller has left surround sound system. Primary bedroom views the rose garden in backyard & has access to patio w/cover. Great place for a spa. Trilogy offers many ammenities that include 2 pools (indoor & outdoor) with spas, tennis courts, bocce ball courts, billards, computer room, health center (gymn, massage & aesthetician), library, cafe, restaurant, golf course & clubs galore. Let’s make this your next home!! READ MORE

FOR SALE – 718 Allender Way, Rio Vista

3bed/2bath/1,346sqft5,306sqft lot

$545,000 – As you approach this gorgeous home, it radiates pride of ownership. Driveway has been extended with new concrete on both sides of the home. New exterior paint with newer drought resistant landscaping w/new walkway to front door & drip system w/timer. As you step inside, the home has new interior paint, baseboards & LVP flooring throughout. Kitchen has painted cabinets w/quartz counters, stainless sink & refrigerator. Then step out to the newly landscaped backyard w/new patio, custom pergola, 8 X 12 pool, security fence & all new perimeter fencing, as well as french drains from back to front. Primary bath has painted cabinets, new mirrors & light fixtures. His & Her closets with a barn door that provides bath privacy. Home has all new light fixtures, hardware, whole house fan, water filtration & softener, & reverse osmosis and electric vehicle chargers. Just bring you furniture & enjoy this move-in ready home and bask in the sun with a BBQ. Room for RV parking. Solar lease is only $89 a month, 25 yr lease & transferable. Just bring your furniture and enjoy!! Rio Vista is a quaint little located in the heart of the Delta, close to San Francisco, wine country, Sacramento. Enjoy water sports, fishing & duck hunting. MORE INFO

FOR SALE – 181 Cedar Ridge Dr. Rio Vista

$499,900 – 2 bed/2 bath/1,433sqft

New Price $499,900 – Look no further!! This Clipper model is like a new home, completely renovated, from new sheet rock to all new cabinets throughout, new baths, laminate flooring, quartz counters, appliances, and new interior & exterior paint. Located on the 11th fairway, bring some patio furniture & enjoy the scenery. This model provides a living room/dining room & a nook/great room. Trilogy provides so many amenities, including 2 swimming pools/spas, bocce courts, billiards, tennis courts, pickleball, gym & more. READ MORE

FOR SALE – 731 Turnberry Ter Rio Vista
2 bed/2 bath/1410 sqft

$405,000 – NO BONDS-Spinnaker model with private backyard. This 2 bedroom, 2 bath home feels like a very relaxing cottage for a retirement home. The patio provides a quiet place for morning coffee & afternoon beverage. Den has built-in book/curio shelves & bay window. The Master bedroom has a bay window, which creates room for a sitting area. New hot water heater. Enjoy amenities such as golf, tennis, bocce, pools/spas & a new gym, and more.  READ MORE

Events in Northern California this Weekend

Sidewalk Saturday, Downtown Rio Vista
SAT 10 AM to 2 PM
North Second Street between Main and Sacramento

Join us for Sidewalk Saturday. Crafts, Vendors, Music and Fun! We have local vendors, arts and crafts. Location is North Second Street between Main and Sacramento. Hours are 10 AM to 2 PM.

Starlight Stage Concert Series

Saturday, July 22, 2023 at 5:00 PM to 7:30 PM
1 Main St. Rio Vista

The band is groovin’ The Starlight Stage Concert Series in Rio Vista on Saturday, July 22, 5:00pm – 7:30pm. Join us for a fun day of dancing in the sun! ?☮️❤️??


Waterfront Music Series in Suisun
Saturdays through August 5, 2023 6 – 9:30pm
Suisun City Waterfront, Solano Street & Main Street

SUISUN – Complete your Saturdays with delicious food and quality live music! Bring the whole family down to the Waterfront, where, every Saturday, a different local band will perform tunes for your listening pleasure. Arrive early to grab some bites from the variety of food vendors on hand.
Admission is FREE
July 22 • Rock Candy – Rock ‘N’ Roll
July 29 • Sweet Marie & The Suspects – Funk And Soul
August 5 • Los Cochinos – Latin Rock And Soul

Antioch Speedway – Weekly Race
Sat, Jul 22, 6 – 10 PM
Antioch Speedway, 1201 W 10th St, Antioch, CA

This event listing provided for the Antioch community events calendar. Community events are not associated with or sponsored by AARP, but may be of interest to you. We want to hear from you if you have an event to share or updates to this eventWEBSITE

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