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Richmond work session frames code refresh around household occupancy, places of worship and unit limits
Summary
City planning staff presented a progress briefing on the zoning code refresh and asked council feedback on three core questions: how many unrelated people a household can contain, how to zone places of worship, and allowable dwelling units per lot; staff said draft 3 is expected in July and will be posted with follow-up Q&A.
City planning staff presented the next stage of Richmond's zoning "code refresh" in a council work session, asking elected members for guidance on three policy choices that will shape draft 3.
"Our 50 year old zoning code does not align with our master plan," said Kevin J. Bonk, identified in the transcript as director of planning and development review, explaining the administration's goal of aligning the zoning ordinance with Richmond 300 priorities for housing choice, walkability, economic vitality and climate resilience.
Bonk outlined three specific questions on which staff sought council feedback: the appropriate occupancy limit for a household; how places of worship should be zoned and whether they should be able to subdivide or introduce housing; and how many dwelling units should be permitted on a single lot, including rules for accessory dwelling units (ADUs) and a proposed "preservation bonus" that grants extra units only when an existing structure is retained.
Staff described earlier drafts and tests that informed the options. Bonk said the current zoning limits "not more than 3 unrelated persons"; draft 2 proposed allowing up to eight unrelated individuals in some cases; and in draft 3 staff are considering treating occupancy more as a building'code matter, with limits tied to bedrooms and safety rules. On ADUs and multiple units per lot, Bonk described the preservation bonus and said draft 3 would allow some new by-right options while limiting bonuses for newly built units unless a lot has been vacant for five years.
Bonk also summarized technical inputs: market analysis from RKG, a pattern book, a zoning advisory committee, and thousands of public comments. He said the RKG market work projects most new market-rate units will be built in designated nodes and corridors, and staff flagged the need for additional policy tools to achieve deeper affordability.
Council members pressed staff for supporting data. "We do our residents a disservice when we're guided by vibes and not data," Council Member Gibson said, requesting the Richmond 300 annual progress report and the market-analysis materials. RJ Warren, council chief of staff, told members staff will compile questions and responses from the session and post them online. Ruth Morrison, Intergovernmental Affairs, warned council that the state'level bill she referenced (HB 1279) is a mandate taking effect Jan. 1 with a five'year sunset and requires local compliance when implemented.
Council feedback ranged from requests for clearer mapping of where MX districts would be applied, to concerns about demolitions and displacement, tree canopy and public-safety capacity if denser housing is approved. Bonk said the team expects to issue draft 3 in July and that the planning commission will review and make recommendations before council action.
The work session included no vote or formal action; staff said follow-up materials and responses to council questions will be posted online and integrated into the draft 3 process.
