Contra Costa County — Land Use

Last reviewed: July 6, 2026

Overview

In unincorporated Contra Costa County, land uses are governed by the County’s zoning ordinance — Division 84 of the Contra Costa County Ordinance Code — which classifies land into base districts, with additional combining/overlay districts that can add, limit, or condition uses. What you can build or operate on a parcel depends on its mapped base district and any applicable combining districts on the County zoning map, as well as general rules in Division 82. The zoning map and all land in unincorporated areas are organized and regulated per the districts “established” in Division 84 (§ 84-2.004) .

In unincorporated areas you may only establish a use if it’s listed as allowed in your base district, or you obtain a land use permit where that district lists the use as allowed “with a land use permit” — otherwise it’s not allowed (§ 84-2.004; district-specific “Uses—Permitted”/“Uses—Requiring land use permit” articles) .

Quick links to related topics: the County’s zoning, parcel development standards (yards, height, lot size), parking, design review, overlay districts, signage, nonconforming uses, variances and exceptions, and landscaping and screening. For state overlays on local rules, see California housing laws, California ADU law, and the California Building Standards Code.

Base Residential Districts (R)

All residential districts below apply only where mapped in unincorporated areas. Each has its own “Uses—Permitted,” “Uses—Requiring land use permit,” and dimensional standards.

R-6 — Single-Family Residential

• Purpose and where it applies: The County’s core single-family district; applies where mapped in unincorporated areas (§ 84-4.202) .
• Typical permitted uses:
  • A detached single-family dwelling, accessory structures, crop and tree farming, publicly-owned parks/playgrounds (§ 84-4.402) .
  • Small/large family child care homes, residential care for elderly (≤6), supportive and transitional housing (≤6), ADUs/JADUs per Chapter 82-24 (§ 84-4.402) .
  • Urban farm animal keeping per Chapter 82-50; urban housing development per Chapter 88-36 (§ 84-4.402) .
• Uses with land use permit (examples): Hospitals, churches/schools, greenhouses >300 sq ft, more than one detached dwelling (subject to district density), medical/dental offices/clinics, commercial nurseries, certain communications facilities (§ 84-4.404) .
• Key dimensional standards:
  • Lot area: 6,000 sq ft (§ 84-4.602)
  • Lot width: 60 ft (§ 84-4.604)
  • Lot depth: 90 ft (§ 84-4.606)
  • Height: 2.5 stories / 35 ft (§ 84-4.802)
  • Side yards: aggregate 15 ft, min 5 ft; accessory as little as 3 ft if ≥50 ft back (§ 84-4.1002)
  • Front setback: 20 ft (corner: principal 20 ft; other street 15 ft) (§ 84-4.1004)
  • Rear yard: 15 ft principal; 3 ft accessory (§ 84-4.1006)
  • Parking: 2 spaces/unit; with pre-9/9/1971 lot exception to 1 space; spaces outside required yards (§ 84-4.1202) . See also County parking.

R-7 — Single-Family Residential

• Uses: Same as R-6 for permitted and land use permit categories (§ 84-6.402, § 84-6.404) .
• Key standards: Lot area 7,000 sq ft; width 70 ft; depth as R-6; height, yards, parking as R-6 (§ 84-6.602, § 84-6.604, § 84-6.606, § 84-6.802, § 84-6.1002—1006, § 84-6.1202) .

R-10 — Single-Family Residential

• Uses: Same as R-6 (§ 84-8.402, § 84-8.404) .
• Key standards: Lot area 10,000 sq ft; width 80 ft; depth as R-6 (§ 84-8.602—84-8.606) . Other R-10 yard/height values not found in retrieved materials.

R-12 — Single-Family Residential

• Uses: Same as R-6 (§ 84-10.404; cross-references) .
• Key standards: Lot area 12,000 sq ft; width 100 ft; depth 100 ft; side yards aggregate 25 ft/min 10 ft; front as R-6; rear as R-6; height as R-6; parking as R-6 (§ 84-10.602—84-10.606, § 84-10.1002—1006, § 84-10.802, § 84-10.1202) .

R-15 — Single-Family Residential

• Uses: Same as R-6 (§ 84-12.402, § 84-12.404) .
• Key standards: Lot area 15,000 sq ft; width & depth as R-12; side yards as R-12; front as R-6; rear as R-6; height as R-6; parking as R-6 (§ 84-12.602—84-12.606, § 84-12.1002—1006, § 84-12.802, § 84-12.1202) .

R-20 — Single-Family Residential

• Typical permitted uses: Single-family, agriculture/horticulture, temporary farm stands (with limits), parks, small/large family child care and small residential care, urban animal keeping, bird enclosures (§ 84-14.402) .
• With land use permit: Same as R-6 except greenhouses >300 sq ft deleted; adds horse riding academies/instruction per § 82-50.408 (§ 84-14.404) .
• Key standards: Lot area 20,000 sq ft; width 120 ft; depth 120 ft; height as R-6 (§ 84-14.602—84-14.606, § 84-14.802) . Front/side/rear yard values for R-20 not found in retrieved materials; other chapters cross-reference them.

R-40 — Single-Family Residential

• Cross-references: Front yard as in R-20; rear yard as in R-6; parking as in R-6 (§ 84-16.1004, § 84-16.1006, § 84-16.1202) . Side yard standard in § 84-16.1002 is partially referenced in retrieved text; complete value not found in retrieved materials.

R-65 — Single-Family Residential

• Cross-references: Height as R-6; side yards as R-40; front as R-20; rear as R-6; parking as R-6 (§ 84-18.802, § 84-18.1002—1006, § 84-18.1202) . Where the referenced R-20/R-40 yard values are not above, see “Information Gaps.”

R-100 — Single-Family Residential

• Uses: Same as R-20 permitted; land use permit uses as in R-65 (§ 84-20.402—84-20.404) .
• Key standards: Lot area 100,000 sq ft; width 200 ft; depth 200 ft; height as R-6; side yards aggregate 60 ft/min 30 ft; front 30 ft (corner: principal 30 ft/other 25 ft); rear 30 ft principal/3 ft accessory; parking as R-6 (§ 84-20.602—84-20.606, § 84-20.802, § 84-20.1002—1006, § 84-20.1202) .

D-1 — Two-Family Residential

• Typical permitted uses: Two-family dwellings (duplex), with standards keyed to R districts by cross-reference (§ 84-22.602—84-22.606, § 84-22.802) .
• Key standards: Lot area 8,000 sq ft; width as R-10; depth as R-6; side yards as R-10; front/rear as R-6; parking: 2 covered spaces per dwelling unit (§ 84-22.602—84-22.1202) . Where R-10 side yard values are not above, see “Information Gaps.”

Commercial and Mixed Retail Districts

N-B — Neighborhood Business

• Purpose: Small-scale daily goods/services, maintained wholly within enclosed buildings (§ 84-50.402(a)) .
• Typical permitted uses: Bakery, barber/beauty, deli, grocery, pharmacy, laundry/pressing, shoe repair, professional/real estate offices (§ 84-50.402(b)) .
• With land use permit: Apartment buildings (≥3 units), gasoline service stations, certain access situations (§ 84-50.404) .
• Key standards: Lot area 3,500 sq ft and width 35 ft (§ 84-50.602) ; height ≤50 ft (§ 84-50.802) ; side yards: none (§ 84-50.1002) ; front setback 25 ft (§ 84-50.1004) ; development plan required (§ 84-50.1602) . See design review.

R-B — Retail Business

• Typical permitted uses: Enclosed retail, hotels/motels; plus all uses permitted in single- and two-family districts (including their LUP uses) (§ 84-52.402) .
• With land use permit: Lumber yard, cabinet/sheet metal shops, animal hospitals/kennels, auto body/paint garages, multi-unit residential, certain outdoor retail, and more (§ 84-52.404) .
• Key standards: Lot area & height as in N-B (§ 84-52.602, § 84-52.802) ; side yards: none (§ 84-52.1002) ; front setback 10 ft (§ 84-52.1004) ; district-scale plans per § 84-52.1602 and § 84-52.1402—1412 for “special” 20+ acre retail districts (parking intensity controls) (§ 84-52.16; § 84-52.1402—1412) . Coordinate with parking and signage.

C — General Commercial

• Permitted uses: Wholesale, warehouses, trucking yards, contractor’s yards, animal hospitals, commercial kennels; all N-B and R-B uses; and all uses allowed in single- and two-family districts (with or without land use permit) (§ 84-54.402) .
• With land use permit: Motels/hotels, transit-mix plants, multi-unit residential, specific access cases, and commercial cannabis that meets Chapter 88-28 (§ 84-54.404) .
• Key standards: Lot area 7,500 sq ft (§ 84-54.602) . Other C district yard/height values not found in retrieved materials.

Industrial Districts

L-I — Light Industrial

• Permitted uses: Industrial uses that do not require steam power or extensive docks; more intensive/odorous/noisy uses may proceed only with conditions in a land use permit to avoid nuisances (§ 84-58.402) .
• With land use permit: Any use from single-family, multi-family, retail, neighborhood business, general commercial, agricultural, and forestry districts (§ 84-58.404) .
• Key standards: Lot area 7,500 sq ft; height ≤3 stories; side yards 10 ft each; front setback 10 ft (§ 84-58.602, § 84-58.802, § 84-58.1002—1004) . Screening/operations restrictions also apply (§ 84-56.1602) .

H-I — Heavy Industrial

• Permitted uses: Heavy industrial manufacturing/processing of petroleum, steel, chemicals, cement, etc. (§ 84-62.402) .
• With land use permit: Same LUP categories as in L-I (§ 84-62.404) .
• Key standards: No lot area, height, or side yard limitations stated (§ 84-62.602) .

W-3 — Controlled Heavy Industrial

• Permitted uses: Industrial manufacturing/processing of all kinds (§ 84-60.402) .
• With land use permit: Any non-industrial land use (single-/multi-family and mobile home parks are prohibited); special review for portions within 250 ft of other district boundaries (except H-I, L-I, U) (§ 84-60.404) .
• Dimensional standards: None, except where triggered by the 250‑ft adjacency provisions (§ 84-60.602) .

Planned/Special Districts

P-1 — Planned Unit District

• Purpose: Large-scale integrated development with flexible standards to implement the General Plan (§ 84-66.204) .
• Permitted uses: Those in an approved final development plan, plus single-family by right on legal lots; in residential P-1, ADUs and small supportive/transitional housing are allowed; certain commercial cannabis activities per Chapter 88-28 (§ 84-66.402) .
• Site minimums: Residential 5 acres, Nonresidential 10 acres, Mixed 15 acres, Office no minimum if meeting criteria (§ 84-66.602) .

Interchange Transitional District

• Purpose: Use flexibility at highway interchanges to minimize detrimental relationships (§ 84-48.204) .
• Uses: All R-6 permitted uses by right; a range of quasi-public, hotel/motel, office, nursery, and related uses subject to site plan and elevations review; selected services by land use permit (§ 84-48.402—84-48.406) .
• Lots: Area as R-10; width as R-12 (§ 84-48.602—84-48.604) . See design review.

HE-C — Housing Element Consistency District

• Purpose: Implements specific Housing Element sites for 2023–2031; enables residential development at parcel‑specific densities listed in § 84-92.602 (§ 84-92.202, § 84-92.204) .
• Uses allowed: Residential at listed density; allowed co-located commercial on designated mixed-use sites; ADUs/JADUs; small supportive/transitional housing; small RCFE; family child care homes (§ 84-92.402) .
• With land use permit: Certain civic/quasi-public uses (§ 84-92.404) . Verify parcel-specific density standard with the County.

Agricultural District (selected)

A-80 — Agricultural

• Purpose: Protect agricultural areas from incompatible urban land uses (§ 84-84.204) .
• Relationship to A-20: A-80 conforms to A-20 standards except as listed; minimum lot area in A-80 is 80 acres; certain A-20 LUP uses are not allowed in A-80 (§ 84-84.402—84-84.404) . Detailed A-20 standards not found in retrieved materials.

Combining/Overlay Districts that Affect Land Use

-CE — Cannabis Exclusion Combining

• Applicability: In designated communities (e.g., Acalanes Ridge, Alamo, Bethel Island, Blackhawk, Contra Costa Centre, Knightsen, Sandmound Slough, Saranap) (§ 84-86.204) .
• Effect: All underlying uses remain allowed, but commercial cannabis activities are prohibited (§ 84-86.210—84-86.212) .

-SG — Solar Energy Generation Combining

• Applicability: Agricultural districts (A-2, A-3, A-20, A-40, A-80) (§ 84-88.202) .
• Effect: Underlying uses remain; a commercial solar facility requires a land use permit and must meet Chapter 88-30 standards unless it qualifies for the permit-exception (e.g., rooftop/canopy in C, L‑I, H‑I, or P‑1 with commercial/industrial GP designation) (§ 84-88.404; § 88-30.402—88-30.604) .

-K — Kensington Combining

• Purpose: Adds neighborhood-specific controls in Kensington to protect views, privacy, light/solar access, parking, noise, and compatibility (§ 84-74.202—84-74.204) . See overlay districts.

-T — Combining District

• Applicability: Can be combined with any residential district (§ 84-72.202) .
• Effect: Underlying uses continue; with a land use permit, limited studio/office-style uses (e.g., art/antique/craft/photography studios, small professional offices) may be allowed (§ 84-72.404—84-72.406) .

Decision-Ready Residential Standards Snapshot

The following summarizes decision-relevant residential standards most commonly used; confirm parcel zoning and cross-references.

Other Cross-Cutting Land-Use Controls to Note

• The Urban Limit Line constrains where urban uses may be designated/located in the County (§ 82-1.010—82-1.018) — a policy backdrop that can influence rezonings and long-range land use decisions .
• Certain specialized activities (kennels, dog fanciers, etc.) are controlled by Division 82 and are only allowed in specified districts, often with a land use permit (§ 82-20.002—82-20.008) .

Checklist

• Confirm your parcel is in unincorporated Contra Costa County and identify its base district(s) on the official zoning map (§ 84-2.004) . See zoning.
• Check for any combining/overlay districts (-CE, -SG, -K, -T, Interchange Transitional) and apply the stricter standard where they conflict (§ 84-86.206; § 84-88.204; § 84-72.408) . See overlay districts.
• Determine whether your proposed use is listed as permitted or requires a land use permit in your district (e.g., § 84-4.402/404; § 84-54.402/404) .
• Verify dimensional standards (lot area/width/depth, yards, height) and any cross-referenced standards in related districts; see development standards.
• Confirm off-street parking ratios and location rules (e.g., R-6 § 84-4.1202; Chapter 82‑16) and coordinate site design with parking .
• If in R-B/N-B/C or special districts, determine if a development plan or site plan/elevations review is required (§ 84-50.1602; § 84-52.1602; § 84-48.404) and consult design review .
• For HE-C parcels, confirm parcel-specific density/mixed-use eligibility (§ 84-92.402, § 84-92.602) and any co-location conditions . Verify with the jurisdiction.
• If your proposal includes ADUs/JADUs, ensure it complies with Chapter 82-24 and state law; see California ADU law (§ 84-4.402; § 84-92.402) .
• Coordinate sign, landscaping/screening, and any nonconforming/variance pathways with signage, landscaping and screening, nonconforming uses, and variances and exceptions.
• Building safety is separate from zoning; confirm applicable codes and permits under the California Building Standards Code.

Risks & Ambiguities

Plain-English Summary

In unincorporated Contra Costa County, your parcel’s zoning label controls what you can do. If a use is listed as “permitted,” you can do it if you meet the district’s lot size, height, and setback rules; if it’s listed as needing a “land use permit,” you must get County approval first. Check for overlays (like the cannabis exclusion -CE or the solar -SG), and remember many districts point back to R-6 or R-12 for standard yards and heights. When in doubt, verify the exact code section for your map label before drawing plans.

Source References

• Zoning districts established; R-6 general and uses; R-6 standards (lots/heights/yards/parking): § 84-2.004; § 84-4.202; § 84-4.402—84-4.404; § 84-4.602—84-4.1202
• R-7, R-10, R-12, R-15 districts (uses/standards): § 84-6.402—84-6.1202; § 84-8.402—84-8.606; § 84-10.602—84-10.1202; § 84-12.402—84-12.1202
• R-20, R-40, R-65, R-100 districts (uses/standards): § 84-14.402—84-14.802; § 84-16.1004—84-16.1202; § 84-18.802—84-18.1202; § 84-20.402—84-20.1202
• D-1 two-family: § 84-22.602—84-22.1202
• N-B, R-B, C districts: § 84-50.402—84-50.1608; § 84-52.402—84-52.1602; § 84-54.202—84-54.804
• L-I, H-I, W-3 industrial: § 84-58.202—84-58.1202; § 84-62.202—84-62.802; § 84-60.202—84-60.602
• Interchange Transitional: § 84-48.202—84-48.606
• P-1 planned unit: § 84-66.202—84-66.1006
• HE-C housing element consistency: § 84-92.202—84-92.404
• Cannabis Exclusion (-CE): § 84-86.202—84-86.212
• Solar Energy Generation (-SG) + commercial solar standards: § 84-88.202—84-88.404; § 88-30.402—88-30.604
• A-80 agricultural (purpose/differences): § 84-84.204; § 84-84.402—84-84.404
• Urban Limit Line backdrop: § 82-1.010—82-1.018

Retrieved passages

• Contra Costa County Zoning Code (§ IV) High relevance show source text
• Contra Costa County Zoning Code (chapter and) High relevance show source text
• Contra Costa County Zoning Code (§ III) Medium relevance show source text
• Contra Costa County Zoning Code (§ 7) Medium relevance show source text
• Contra Costa County Zoning Code (§ 3) Medium relevance show source text
• Contra Costa County Zoning Code (§ 6) Medium relevance show source text
• CFC § 1 (Article 84-88.4) Medium relevance show source text
• Contra Costa County Zoning Code (Section 25132.) Medium relevance show source text
• Contra Costa County Zoning Code (§ 8142) High relevance show source text
• Contra Costa County Zoning Code (Article 84-4.8.) Medium relevance show source text
• Contra Costa County Zoning Code (§ 8143) Medium relevance show source text
• Contra Costa County Zoning Code (§ 8143) Medium relevance show source text
• Contra Costa County Zoning Code (Article 84-10.10.) Medium relevance show source text
• Contra Costa County Zoning Code (§ 8148) Medium relevance show source text
• Contra Costa County Zoning Code (Section 84-4.1006) Medium relevance show source text
• Contra Costa County Zoning Code (chapter and) High relevance show source text
• Contra Costa County Zoning Code (§ 2) High relevance show source text
• Contra Costa County Zoning Code (§ 8165) Medium relevance show source text
• Contra Costa County Zoning Code (§ IX) Medium relevance show source text
• Contra Costa County Zoning Code (§ 8160) Medium relevance show source text
• Contra Costa County Zoning Code (§ 8160) Medium relevance show source text
• Contra Costa County Zoning Code (Section 82-2.008) Medium relevance show source text
• Contra Costa County Zoning Code (Chapter 82-8.) Medium relevance show source text

Cited sections

• Zoning districts established; R-6 general and uses; R-6 standards (lots/heights/yards/parking): § 84-2.004; § 84-4.202; § 84-4.402—84-4.404; § 84-4.602—84-4.1202 (§ 84-2.004)
• R-7, R-10, R-12, R-15 districts (uses/standards): § 84-6.402—84-6.1202; § 84-8.402—84-8.606; § 84-10.602—84-10.1202; § 84-12.402—84-12.1202 (§ 84-6.402)
• R-20, R-40, R-65, R-100 districts (uses/standards): § 84-14.402—84-14.802; § 84-16.1004—84-16.1202; § 84-18.802—84-18.1202; § 84-20.402—84-20.1202 (§ 84-14.402)
• D-1 two-family: § 84-22.602—84-22.1202 (§ 84-22.602)
• N-B, R-B, C districts: § 84-50.402—84-50.1608; § 84-52.402—84-52.1602; § 84-54.202—84-54.804 (§ 84-50.402)
• L-I, H-I, W-3 industrial: § 84-58.202—84-58.1202; § 84-62.202—84-62.802; § 84-60.202—84-60.602 (§ 84-58.202)
• Interchange Transitional: § 84-48.202—84-48.606 (§ 84-48.202)
• P-1 planned unit: § 84-66.202—84-66.1006 (§ 84-66.202)
• HE-C housing element consistency: § 84-92.202—84-92.404 (§ 84-92.202)
• Cannabis Exclusion (-CE): § 84-86.202—84-86.212 (§ 84-86.202)
• Solar Energy Generation (-SG) + commercial solar standards: § 84-88.202—84-88.404; § 88-30.402—88-30.604 (§ 84-88.202)
• A-80 agricultural (purpose/differences): § 84-84.204; § 84-84.402—84-84.404 (§ 84-84.204)
• Urban Limit Line backdrop: § 82-1.010—82-1.018 (§ 82-1.010)
• ContraCostaCounty_ZoningCode.md

• Official Contra Costa County code library