Richmond approves STR text amendment to allow short‑term rentals in single‑family portions of PUDs with director review

Richmond City’s Planning & Zoning Commission voted to approve a text amendment to Ordinance 24‑02 that allows short‑term rentals (STRs) within the single‑family portions of Planned Unit Developments (PUDs) where the underlying use is R‑1 (R‑1A/B/C), subject to review and approval by the planning director.

Planning staff told the commission the change is limited: “Where they are located is highlighted in red. That is the addition and only addition to the STR ordinance,” and emphasized that all existing STR requirements — inspections, renewal process, distancing rules and other operational requirements — remain in force. The amendment keeps STRs subject to the same inspection, renewal and enforcement processes the city already applies to short‑term operations.

Commissioners sought clarity about how the rule would interact with multifamily and condominium settings inside some PUDs. One commissioner noted condos and apartment configurations can complicate application of the R‑1 restriction and asked whether the amendment effectively opens the door to clustered STRs in developments with mixed residential types. Planning staff replied that STRs remain disallowed in multifamily zones (R‑3) and that applications in ambiguous settings would be reviewed and, if necessary, brought to the board of adjustment or building inspectors for enforcement.

Concerns centered on longer‑term rental conversions and enforcement. A commissioner urged the city to address houses being converted into de facto multifamily rentals without required inspections, parking or life‑safety upgrades. Planning staff said the department relies on building permits and other business filings to flag potential change‑of‑use issues; if a single‑family dwelling converts to multifamily use, it must meet building, fire and parking standards.

Staff also told the commission the city will produce a short legal overview of what local regulation on long‑term rentals is permitted and where state law limits local control; staff said they would deliver a 2–3 page memo by the end of the week outlining options and constraints under current case law. That memo is intended to identify which regulatory tools the city can lawfully pursue for longer‑term rentals (for example, annual inspections or registration) and where state preemption may constrain local rules.

The commission approved the text amendment by voice vote. Staff and commissioners said they will monitor enforcement issues — particularly parking and change‑of‑use concerns — and may return with draft ordinance language addressing long‑term rental enforcement if the legal overview shows that option is available.

The action was procedural: the commission approved ordinance text language to be forwarded in the adoption process; the transcript does not record a separate second reading or final ordinance adoption at this meeting.