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Richmond planning commission recommends ADU code amendments to align with new state laws
Summary
The commission voted 4–0 to recommend Resolution No. 26-15 to the Richmond City Council, updating local ADU and JADU rules to reflect recent state law changes, clarify definitions, shorten some review timelines, and offer pre-approved ADU plan sets to speed permitting.
Michelle Morris, senior planner in the city of Richmond's Long Range Planning division, presented proposed zoning text amendments to the city's Accessory Dwelling Unit (ADU) ordinance and related Richmond Municipal Code sections and asked the Planning Commission to recommend approval to City Council.
The changes update local rules to match recent state law changes, improve clarity for applicants and staff, and introduce administrative tools intended to speed safe ADU construction. Morris said the amendments respond to state action and a Housing and Community Development review and cited changes enacted in late 2025 and early 2026. "An accessory dwelling unit may be within the same structure as the primary dwelling," she said, reviewing assisted definitions for ADUs and junior ADUs (JADUs). Morris also noted that some ADU height limits allow an additional two feet to align roof pitches and that covered parking demolished for an ADU generally need not be replaced under the revised rules.
Why it matters: the code changes narrow ambiguity that has slowed applications, establish clear timelines for staff review and preapproved-plan processing, and create an administrative pathway that can reduce permitting time for homeowners and developers. Morris told commissioners the city must approve or deny standard ADU applications within 60 days and preapproved-plan applications within 30 days, and that the guidebook and pre-approved plan sets will be updated to reflect the new standards before the item goes to council.
Commissioners asked about the timing for updating the ADU guidebook, clerical edits to prior drafts, and how the city addresses unpermitted ADUs. Morris said she expected about a month to complete the guidebook updates and that prior strikeout edits were corrected for the council version. On enforcement, Morris said staff generally works with homeowners to bring units into compliance rather than pursue denials, and she noted Richmond has not historically denied ADU applications because of state preemption and the city's willingness to help applicants remedy deficiencies.
Action taken: Commissioner Shahed moved and Chair Harrison seconded a motion to adopt Resolution No. 26-15 recommending approval of zoning text amendments to sections of the Richmond Municipal Code (listed in the staff report). The commission voted yes (Chair Harrison, Secretary Timmons, Commissioner Shahed, Commissioner Bonitez); two commissioners were absent. The motion carried 4—0 and the item will be transmitted to City Council for consideration.
What's next: staff will finalize the ADU guidebook and post the pre-approved detached ADU plan sets on the city website before the item is presented to council. The commission deferred officer elections to the August meeting and adjourned the session.
