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Richmond, California, population 115,639 (2021), is located on the east side of San Francisco Bay. The Conservation, Natural Resources, and Open Space Element of Richmond’s General Plan 2030 called for development of a TDR program that preserves natural areas using transfers to parts of the city with infill or redevelopment potential. In 2021, the city adopted Ordinance No. 06-21 N.S. designed to preserve open space, natural resources areas, farmland, land suitable for outdoor recreation, and areas subject to landslides, very high fire risk, and other hazards.

The TDR section of Richmond’s zoning code (Article 15.04.611 – Transfer of Development Rights) tasks the City Council with identifying sending zones and allocating TDRs unless the allocation is as shown in the general plan and/or zoning code. 

There are four receiving zones ranging from Very Low Density Residential to High Density Multi-Family Residential in which baseline density can be exceeded by TDR, The amount of allowable bonus increases as the baseline density increases from zone to zone. Residential TDRs can be converted at the ratio of one residential TDR equals 0.05 non-residential FAR.  Receiving area developers have the option of gaining bonus density by making a cash-in-lieu payment. The city can use these payments to purchase development rights from sending zones, acquire property having a resource worthy of protection, or replenish the city’s Open Space Lands Trust Fund