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Richmond commission recommends zoning changes to implement housing element
Summary
The Planning Commission voted to recommend City Council adopt zoning and general plan amendments to implement Richmond's six-cycle housing element, including minimum density increases to 20 dwelling units per acre in several zones, modest height increases, parking reductions near major transit and a shift to objective design standards.
The Richmond Planning Commission on April 2 voted to recommend City Council approve a package of zoning and general plan amendments designed to implement the city's state‑certified housing element and keep Richmond in compliance with state housing law.
The package, presented by consultant Kylie Pope of EMC Planning Group and introduced by Planning Manager Avery Stark, contains several key changes: establishing a 20‑dwelling‑units‑per‑acre minimum in RM1 and RM2 and in CM1–CM3 mixed‑use zones, modest increases to maximum heights (for example RM1/RM2 from 35 feet to 38 feet), and elimination of some parking minimums near major transit stations under AB 2097. Pope told commissioners the amendments also move design review and required findings from subjective language toward measurable, objective standards to provide predictability for applicants and staff.
"The goal here is to allow more housing in appropriate areas by increasing minimum densities, modestly increasing building heights, and removing parking requirements near transit," Kylie Pope said during the presentation. She added the changes are intended to "bring the code into alignment with the housing element and state guidance."
Commissioners asked detailed questions about how the amendments interact with the 2023 form‑based code and about where agriculturally zoned land remains in Richmond; staff said the changes are intended to align with the adopted form‑based code and that agricultural parcels are primarily in north Richmond and up toward the Hilltop, with precise acreage to be provided later.
The commission also discussed whether developers can seek waivers or concessions through the state density‑bonus process (SB 330) to avoid local minimums. Staff acknowledged state law allows applicants to request concessions and waivers under the density‑bonus framework and said individual applications would be evaluated case by case.
Staff recommended adopting Resolution No. 26‑06 to forward the amendments to City Council. The motion passed on a roll‑call vote: Chair John Harrison, Vice Chair Bruce Brubaker, Secretary Gay Timmons, Commissioner Shahid and Commissioner Diana Benitez voted yes; Commissioner Golbetz was absent.
The commission's recommendation now goes to City Council for consideration; staff said the city will continue annual reporting to the state Department of Housing and Community Development (HCD) on implementation progress.
