Richmond commission backs ADU code updates to align with new state law

The Richmond Planning Commission on April 2 recommended City Council adopt zoning text amendments to bring the city's accessory dwelling unit rules into compliance with recent state law changes.

Michelle Morris, senior planner for Richmond's long‑range planning unit, outlined updates to Richmond Municipal Code sections affecting ADUs and JADUs, including new definitions of livable space, allowances for JADUs in attached garages, a statutory minimum 30‑day rental term for ADUs and owner‑occupancy requirements for properties containing JADUs unless owned by a governmental agency, land trust or housing organization. Morris said the amendments reflect multiple state changes enacted in late 2025 and early 2026 and codify them in local code.

Morris also described processing timelines under state law: a standard ADU application must be approved or denied within 60 days after filing, with a 15‑day completeness check, while applications using a city pre‑approved detached ADU plan set must be processed within 30 days. She told commissioners the city received over 120 ADU applications last year, approved 54 and issued 48 certificates of occupancy in the last calendar year.

"We received over 120 applications last year alone for accessory dwelling units. We approved 54 of them," Morris said, noting that many ADUs are conversions of existing space rather than new detached construction.

The commission moved and seconded adoption of Resolution No. 26‑07 recommending approval of the zoning text amendments; roll call recorded five yes votes with one absence. The recommendation will be forwarded to City Council for final legislative action and staff said the ADU toolkit and pre‑approved plan sets will be updated to reflect the ordinance changes.