Richmond retreats on neighborhood density
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A computer lab where reporters were invited to explore the new maps on Monday. Photo: Karri Peifer/Axios
The latest — and potentially final — draft of Richmond's zoning code rewrite backs away from allowing more density in largely single-family neighborhoods.
- The change came directly in response to residents' concerns, Mayor Danny Avula told reporters Monday.
Why it matters: Adding density to established, largely single-family neighborhoods has been the most contentious issue throughout the year-plus rewrite process.
State of of play: Draft Three, released Monday, would allow no more than two housing units on most lots in detached-home neighborhoods.
- That includes an accessory dwelling unit (or ADU), which Richmond has allowed by right citywide since 2023.
- ADUs could get bigger — up to 1,200 square feet, compared with the roughly 500 square feet allowed now.
- The latest draft also reduces how much of a lot can be covered by buildings in detached-house districts compared with previous plans, and it requires some land to remain planted or undeveloped.
- Plus, it scraps Draft Two's "preservation bonus," which would've allowed up to two houses and an ADU if the existing house remained.
Between the lines: That's a big retreat from Draft One, released in June 2025, which broadly eliminated single-family-only zones, shrank lot requirements, and allowed up to three housing units (including an ADU) across the city.
What they're saying: "The sense … that lots all over the city could have three distinct buildings was overwhelming to people," Avula said Monday, calling the idea "the biggest sticking point."
Yes, but: The draft changes "actually do limit the total number of units" that could be built, Avula acknowledged.
- Adding more housing to meet the city's growing needs was one of the chief goals of the Code Refresh.
Now, the city plans to steer its housing growth to major transit corridors, Avula said.
- That includes along Broad, Hull, Midlothian and Chamberlayne, and around existing high-density neighborhoods like downtown, Manchester and Scott's Addition, per Axios' review of the new draft maps.
The other side: Homes for All Our Neighbors, which has been pushing for more housing through the Code Refresh, criticized the retreat.
- "We are troubled by the removal of duplexes by right in single-family neighborhoods" because they represented "a real opportunity to build more homes," says spokesperson Lance Warren.
🚨 Zoom out: Also worth noting from Draft Three:
- 🚫 Data centers: Effectively banned citywide through zoning restrictions.
- 📝 Historic inequities: The city says it corrected "inequitable overzoning" that allowed greater density in some historically Black neighborhoods, like Westwood, per city planning director Kevin Vonck.
- 🌳 Green space: New construction would face minimum tree-canopy and green-space requirements.
- 🏘️ Household caps: Up to five unrelated people could live together, up from three under the current code.
- 🙏 Churches: The houses of worship would get broader flexibility to build housing on their land.
What's next: The city will host a series of community and educational meetings in the coming months before Draft Three heads to City Council for a vote.
- Avula said he's optimistic it'll win council approval.
Editor's note: This story has been corrected to reflect that Draft Three says up to five unrelated people could live together (not up to eight).