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Today's newsletter is 1,084 words — a 4-minute read.

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 Avula told reporters yesterday.

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 yesterday, 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 compared with previous plans, and it requires some land to remain planted or undeveloped.

What they're saying: "The sense … that lots all over the city could have three distinct buildings was overwhelming to people," Avula said yesterday, 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.

• Now, the city plans to steer its housing growth to major transit corridors, Avula said.

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," said 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.
• 🌳 Green space: New construction would face minimum tree-canopy requirements.
• 🏘️ Household caps: Up to five unrelated people could live together, up from three under the current code.

Full story

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).

Parents and students are pressing VSU for tighter security after five people were shot near campus dorms early Saturday, just before the first day of classes.

Why it matters: It's unclear whether the university is planning any changes.

The big picture: The frustration follows concerns over several recent incidents of on- or near-campus gun violence, including at least three in 2024 and two in 2025.

• While the HBCU's president, Makola Abdullah, acknowledged families’ concerns Sunday, he didn’t say whether security procedures are being updated.
• VSU didn’t respond to Axios’ requests for comment.

What they’re saying: The shooting prompted a flood of comments on VSU’s social media pages questioning whether the university is doing enough to keep outsiders off campus.

• Several commenters identifying themselves as family members or students called for a town hall, tighter visitor restrictions, and closing the campus to unauthorized visitors, per an Axios review.

Catch up quick: Police arrested a 19-year-old non-student from Henrico after finding him hiding in a dorm closet over 14 hours after the shooting and hours after the campus lockdown was lifted.

• How he got on campus and into a dorm remains unclear.

What we're watching: The 19-year-old suspect appeared before a judge yesterday. He's due back in court Dec. 1.

Full story

👀 Richmond DPU says the issues with its new utility billing system are resolved. Folks still having issues should contact the department. (News release)

💉 Virginia health officials say childhood vaccine recommendations and school immunization requirements remain unchanged despite President Trump's executive order scaling them back. (News release)

🎭 Firehouse Theatre is expanding from its longtime home at 1609 W. Broad St. to 1617 W. Broad St., where it'll move its offices and host "intimate performances." (BizSense)

• Unnamed benefactors bought the building for $775,000.

🚨 The 30-day warning period began yesterday for the city's newest red light cameras at Midlothian Turnpike and German School Road. (New release)

• After that, red light runners will get a $50 ticket in the mail.

🚚 Paperback Parlor, a Richmond-area pop-up bookseller, is relaunching with a mobile truck on Sept. 12 at Brambly Park. (BizSense)

It's still much cheaper to rent a starter home in RVA than it is to buy one, per a just-released Realtor.com study.

Why it matters: If you're stuck renting instead of owning, you could be saving thousands a year.

By the numbers: The average cost of renting a starter home in Richmond in July was $1,527 a month, Realtor.com found.

• That's about 53% less than the $2,338 average monthly payments on a median price starter home in town.
• And savings for renters are $811 a month — or nearly $10,000 a year.

State of play: Blame our red-hot real estate market.

• The cost of renting in Richmond has inched up by about $36 a month since Realtor.com did this study in 2024.
• Meanwhile, the median sales price of Richmond single-family homes ballooned by $30,000 between July 2024 and 2026, per stats from the Richmond Association of Realtors.

The bottom line: Renters might be the real winners in Richmond real estate.

Tell a renter

The world’s largest yurt — by bedrooms — is in Luray.

Why it matters: “Glamping” now looks like six king-sized bedrooms, a private home theater, an arcade, and a private pond with kayaks.

The big picture: The luxury yurt, which opened in May about two hours from Richmond, sleeps up to 16 people.

• It won the Official World Record this year for the most bedrooms in a non-collapsible yurt.

By the numbers: Prices vary, but the yurt costs around $1,100 a night.

• It's available next Friday-Sunday for $3,225 (0r $200 per person when split 16 ways).

Fun fact: Guests can pay $49 for 20 balls (or $99 for 45 shots) at a floating island hole.

• The prize for a verified hole-in-one: $5,000.

Tell someone who's really good at golf

🙏 Karri is asking for readers' thoughts and prayers as she navigates a new CMS at work.

🛶 Sabrina has had so much fun following this guy online as he kayaks down the entire James River. He passed Richmond last week.

Thanks to Alexa Mencia Orozco for editing today's edition