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Richmond — Development Standards

Development Standards under the Richmond local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes Richmond's zoning development standards (setbacks, height, lot coverage, density, FAR) as written in the City Zoning Ordinance (Article 15.04). It is Richmond-specific: each district subsection below cites the exact controlling zoning section(s) and the Richmond Zoning Code excerpts retrieved. Use this as a reference for planning and initial feasibility; parcel-specific determinations and permit triggers require verification with the City. For related topics see the city-level Richmond Zoning and Richmond Land Use pages; for on-site parking rules see parking; for possible discretionary review see design review; overlay rules are handled by the Overlay Districts page; accessory unit details are on the ADUs page; and remember building-code compliance under the California Building Standards Code.

The summaries below reproduce the ordinance intent and synthesize practical takeaways. Wherever a numeric standard is reported I cite the controlling code § and the file preview for that section.

How I cite the ordinance text

When I say "§ 15.04.201.030" I mean that the requirement is established in the Richmond Zoning Ordinance at that exact section; the file preview used for this page is cited inline after the § where available (for example: § 15.04.201.030 ).

District-by-district development standards (decision-focused)

Note: the ordinance organizes development standards by district tables. Below I list the common, decision-relevant items for each major district group, with the controlling § callouts and file-preview citations.

RH, RL1, RL2 (Single‑Family Residential)

  • Purpose / typical uses: low-density single-family housing; lot-sized-based controls and small accessory units governed by the residential tables. See § 15.04.201.030 for the district development table. § 15.04.201.030 .
  • Key dimensional standards (Table basis):
    • Maximum density: RH 5 du/ac, RL1 9 du/ac, RL2 15 du/ac — § 15.04.201.030 .
    • Minimum lot sizes: RH 11,000 sf, RL1 6,000 sf, RL2 3,750 sf — § 15.04.201.030 .
    • Maximum height: RH, RL1 main building 35 ft; RL2 30 ft (with specific exceptions for sloped lots and accessory buildings) — § 15.04.201.030 .
    • Setbacks (illustrative): Front: RH 25 ft; RL1 20 ft; RL2 20 ft; Interior side: RH 10 ft; RL1 6 ft; RL2 ground floor 5 ft; Rear: RH 25 ft; RL1/RL2 20 ft — § 15.04.201.030 .
    • Maximum lot coverage: RH 40%, RL1 45%, RL2 50% (special small‑lot/townhouse exceptions referenced) — § 15.04.201.030 .
  • Where it applies: city residential neighborhoods; check zoning map and Neighborhood Conservation overlays that can change these standards. See § 15.04.305.080 on overlay plan control .

Practical note: ground-floor setback averaging can reduce the required front setback where nearby lots are improved; see the ground-floor front setback rule in § 15.04.201.030(B) .

RM1, RM2 (Multi‑Family Residential)

  • Purpose / typical uses: medium-density apartments, townhouses; development standards in § 15.04.201.050 govern lot/unit sizing and massing. § 15.04.201.050 .
  • Key dimensional standards:
    • Density (du/ac): RM1 10–27 du/ac; RM2 15–40 du/ac — § 15.04.201.050 .
    • Maximum height: Main building generally 35 ft; accessory buildings 12 ft; maximum stories typically 3 (RM2 three‑story limit noted) — § 15.04.201.050 .
    • Setbacks: Front 10 ft (typical); Interior side 5 ft for first two stories, then 10 ft above; Rear 20 ft; parking set back 40 ft from street-facing property line in many cases — § 15.04.201.050 .
    • Lot coverage: RM1 65%, RM2 75% — § 15.04.201.050 .
  • Where it applies: RM zones across Richmond; transitional landscaping and step-back rules apply where RM adjoins RH/RL districts (see additional development standards) — § 15.04.201.050 .

Practical note: upper-story stepbacks and open-space per-unit minimums (private & total) are included in the RM standards — review § 15.04.201.050 for those design thresholds .

Mixed‑Use (CM‑1 through CM‑5, LW)

  • Purpose / typical uses: commercial/mixed‑use corridors and nodes with residential above or mixed with commercial ground-floor. See § 15.04.202.030 for the mixed‑use development standards and FAR/density tables. § 15.04.202.030 .
  • Key dimensional standards (highlights):
    • Density (units/net acre): ranges by subdistrict (e.g., CM‑1 min 15; max 50 du/ac; CM‑4 up to 82.5 du/ac; CM‑5 up to 135 du/ac in specific subzones) — § 15.04.202.030 .
    • Maximum non‑residential FAR: CM‑1/CM‑2 0.5, CM‑3/CM‑4 2.0, CM‑5 up to 5.0 (higher FARs possible with conditional use permits per table) — § 15.04.202.030 .
    • Street frontage setbacks (commercial/mixed‑use): generally Min. 0; Max varies (0–15 ft) depending on CM subdistrict — § 15.04.202.030 .
    • Residential-only development: governed by RM2 setback rules when a site is residential-only — § 15.04.202.030 .
  • Where it applies: Main streets, centers and waterfront nodes — check zoning map and subzone designations.

Important design control: Mixed‑use districts have build‑to line and transparency requirements; the Zoning Administrator or Design Review Board can modify build‑to requirements under specific findings — see the build‑to rules following the CM tables § 15.04.202.030(A) .

Commercial (CG, CR, CC)

  • Purpose / typical uses: retail, offices, services, and urban commercial centers. See § 15.04.203.030 for the commercial district tables. § 15.04.203.030 .
  • Key dimensional standards:
    • Maximum height: CG/CR up to 55 ft (but 35 ft within 50 ft of an R District); CC generally 35 ft — § 15.04.203.030 .
    • Setbacks: Many commercial setbacks can be 0 ft (encouraging street edge development) but have adjacency requirements where next to residential (e.g., front 0; 5 ft adjacent to residential) — § 15.04.203.030 .
    • Maximum FAR: CG/CR 2.0 (non‑residential); CC 0.6 — § 15.04.203.030 .
    • Landscaping: minimum 15% of site landscaping unless buildings are on lot lines — § 15.04.203.030(A)(1) .
  • Where it applies: shopping districts, commercial corridors; proximity to residential imposes reduced heights and additional setback/landscape transitions — § 15.04.203.030 .

Industrial (IG, IW, IB, ILL categories)

  • Purpose / typical uses: manufacturing, heavy/light industrial, port‑related uses. See § 15.04.204.040 (and associated tables) for standards and transitional rules. § 15.04.204.040 .
  • Key dimensional standards and transitional rules:
    • Setbacks and height transitions when industrial adjoins residential: maximum height limits are reduced within specific buffer distances (e.g., 35 ft within 40 ft of an RH/RL district, 40 ft within 50 ft, up to 50 ft within 100 ft in other bands) — § 15.04.204.040(A)(1) .
    • Building setback from residential: usually 15 ft for side and rear yards where abutting residential — § 15.04.204.040(A)(2) .
    • Fencing, screening and perimeter landscaping requirements are required along arterial streets and where opposite residential/mixed‑use — § 15.04.204.040(B)–(C) .
  • Where it applies: industrial parks and waterfront industrial zones; check for additional height exceptions for port processing equipment — § 15.04.204.040(C) .

AG, IA (Agricultural / Interim Agricultural)

  • Purpose / typical uses: farms, nurseries, limited agricultural processing; controlled by § 15.04.207.030 (Agricultural development standards). § 15.04.207.030 .
  • Key dimensional standards:
    • Minimum lot size: AG 0.5 acre, IA 7,500 sf — § 15.04.207.030 .
    • Maximum height: AG 35 ft (50 ft for barns; 20 ft for greenhouses); IA generally 25 ft — § 15.04.207.030 .
    • Setbacks: Front 15 ft (AG) / 20 ft (IA); Street side 15 ft etc. — § 15.04.207.030 .
    • FAR and lot coverage: low FAR (e.g., 0.1 for most structures, up to 0.35 for greenhouses), and lot coverage often small (e.g., 7.5% AG, different thresholds for IA and greenhouses) — § 15.04.207.030 .
  • Where it applies: agricultural land and interim agricultural parcels; additional rules when abutting residential (setback plus 50 ft buffer for certain uses) — § 15.04.207.040(B) .

Open Space (OS, OS‑H, SC)

  • Purpose / typical uses: parks, habitat, low-intensity recreation; standards in § 15.04.206.040. § 15.04.206.040 .
  • Key dimensional standards:
    • Maximum height: generally 25–35 ft depending on subdistrict and conditional uses — § 15.04.206.040 .
    • Setbacks: expressed as percentages of lot depth (e.g., front 20% of lot depth, not to exceed 40 ft; side 10%) — § 15.04.206.040 .
    • FAR: typically low, 0.1, with limited allowances for greenhouses — § 15.04.206.040 .
  • Where it applies: parks, protected hillsides and shoreline overlays; OS‑H has additional reasonable use exceptions and transferable development credits rules — § 15.04.206.030–040 .

Quick decision table (most‑used standards at a glance)

District (example) Typical max height Front setback (typical) Max lot coverage / FAR Density / units per acre Code Reference
RH 35 ft 25 ft 40% 5 du/ac § 15.04.201.030
RL2 30 ft 20 ft 50% 15 du/ac § 15.04.201.030
RM2 35 ft / 3 stories 10 ft 75% 15–40 du/ac § 15.04.201.050
CM‑3/CM‑4 Varies (see table) 0–10 ft build-to FAR up to 2.0 (non‑res) up to 50+ du/ac § 15.04.202.030
CG 55 ft (35 ft near R) 0 ft (0–5 ft adj R) FAR 2.0 n/a § 15.04.203.030
IG Buffers apply (35–50 ft bands) 15 ft (when abutting R) Industrial rules vary n/a § 15.04.204.040
AG 35 ft (50 ft barns) 15 ft Lot coverage ~7.5%; FAR ~0.1 0.2 du/ac § 15.04.207.030

(These are representative table excerpts — always check the full district table in the ordinance for exceptions and conditional increase options.) See the mixed‑use and district tables for expanded FAR and density bands § 15.04.202.030; RM tables § 15.04.201.050; commercial tables § 15.04.203.030; agricultural § 15.04.207.030 .

  • Confirm allowed uses/permitted uses for the district and whether the project is ministerial or discretionary — consult the district land‑use table in the ordinance (respective district § referenced above) .
  • Verify dimensional compliance: setbacks, height, lot coverage, FAR, density against the district table (e.g., § 15.04.201.030, § 15.04.201.050, § 15.04.202.030, § 15.04.203.030) .
  • For ADUs, confirm ADU standards (setbacks, size, height, parking exemptions) under § 15.04.610.020 and deed restriction requirements — § 15.04.610.020(D) .
  • Check parking requirements in Article 15.04.607 and ADU parking exceptions — see parking and § 15.04.610.020(D)(4) .
  • If project deviates slightly, prepare a waiver application per Article 15.04.809 and support the findings — § 15.04.809.040–.050 .
  • Determine whether design review or review by the Design Review Board applies (build‑to exceptions and frontage types reference design review authority) — see the mixed‑use/build‑to rules and design review .
  • Identify potential triggers for conditional use permits (e.g., FAR increases, certain uses) and prepare environmental/notice steps per Article 15.04.803 if discretionary review is required.

Risks & Ambiguities

Issue Why it matters What to verify
Waiver limits vs. project needs Waiver authority is limited to 10% (or 2 ft for height) and expressly excludes maximum FAR, density and number of stories — you cannot use a waiver to exceed FAR or density caps — § 15.04.809.020–.030 Confirm whether the needed change is a waiver-eligible dimensional relief or requires rezoning/variance.
ADU vs overall FAR/lot coverage The ADU article requires the code to allow an 800 sf ADU, 4‑ft side/rear, 16 ft height even if lot coverage/FAR would otherwise block it — city and state ADU law interplay is complex — § 15.04.610.020(D)(1)(d) Verify ADU entitlement path (ministerial vs discretionary) and whether local deed restrictions are required.
Mixed‑use FAR and density bands CM subzones have different FAR and density caps (CM‑3 vs CM‑5 very different). Mis‑reading the subzone can produce wrong capacity estimates — § 15.04.202.030 Confirm exact CM subzone on Zoning Map and whether conditional-use FAR increases are available.
Industrial-to‑residential transitions Industrial height limits change in buffer bands next to residential; failing to apply the banding can undercut compliance — § 15.04.204.040(A)(1) Verify exact adjacency distance to residential zones on the site plan and apply transitional height/landscaping rules.
Historic or Overlay controls Neighborhood Conservation or Historic Overlays may replace base setbacks, height, or density limits — § 15.04.305.080 Check whether the parcel lies inside any overlay and read the overlay plan (if any).
Build‑to / frontage exceptions Build‑to line rules and the authority to modify them (Design Review Board / Zoning Administrator) can affect ground-floor placement and public realm obligations — § 15.04.202.030(A) Confirm whether the project must meet a build‑to percentage or is eligible for a modification/waiver and which body has authority.

Plain‑English summary

Richmond's zoning ordinance sets district‑by‑district rules for how big and where buildings can be: each zoning table spells out maximum heights, front/side/rear setbacks, lot coverage, FAR, and density (units/acre). Small deviations (up to ~10% or 2 ft for height) can sometimes be handled with an administrative waiver, but changes to FAR, density or story limits require larger approvals. Accessory Dwelling Units have their own clear zoning rules (4‑ft side/rear minimum, max 16 ft height for detached ADUs and specific size caps) and several parking exemptions — check § 15.04.610.020 for ADU rules and Article 15.04.809 for waivers .

Source References

  • Richmond Zoning Ordinance — Development Standards, RH/RL districts: § 15.04.201.030
  • Richmond Zoning Ordinance — RM districts: § 15.04.201.050
  • Richmond Zoning Ordinance — Mixed‑Use district tables and build‑to rules: § 15.04.202.030
  • Richmond Zoning Ordinance — Commercial district standards: § 15.04.203.030
  • Richmond Zoning Ordinance — Industrial development/transitional standards: § 15.04.204.040
  • Richmond Zoning Ordinance — Agricultural development standards: § 15.04.207.030
  • Richmond Zoning Ordinance — Open Space development standards: § 15.04.206.040
  • Richmond Zoning Ordinance — Waivers (administrative relief) Article: § 15.04.809.020–.050
  • Richmond Zoning Ordinance — ADU rules (Accessory Dwelling Units): § 15.04.610.020
  • Richmond Zoning Ordinance — General site regulations (accessory structures, projections into yards): § 15.04.601.010–.020

Internal pages linked from this page:

Sources

Retrieved passages

  • Richmond Zoning Code (§ II) High relevance
  • Richmond Zoning Code (§ I) High relevance
  • Richmond Zoning Code (Section 15.04.809.030) High relevance
  • Richmond Zoning Code High relevance
  • Richmond Zoning Code High relevance
  • Richmond Zoning Code (§ II) High relevance
  • Richmond Zoning Code (Section 15.04.606.040) High relevance
  • CBC § 66314 (§ 66314) High relevance
  • Richmond Zoning Code (Section 17958.1.) High relevance
  • Richmond Zoning Code (section shall) High relevance
  • Richmond Zoning Code (section 65852.26) Medium relevance
  • Richmond Zoning Code (§ I) Medium relevance
  • Richmond Zoning Code (§ I) Medium relevance
  • Richmond Zoning Code Medium relevance

Cited sections

Frequently asked questions

What can I build on an RH, RL1, or RL2 lot in Richmond?

In Richmond the RH, RL1, and RL2 districts are low‑density single‑family districts with district tables that control permitted uses and dimensional standards; check § 15.04.201.030 for the exact permitted uses, minimum lot sizes, setbacks, maximum height, and lot coverage (e.g., RH often 35 ft height, front setback 25 ft, max lot coverage 40%) — § 15.04.201.030 . Verify any Neighborhood Conservation overlay that might change these standards.

What are Richmond’s setback requirements for single‑family zones?

Setbacks are district-specific. For example, RH front setback is 25 ft, RL1/RL2 front setbacks typically 20 ft, interior/side/rear yards differ by district — all in § 15.04.201.030; accessory projections and porches have specific projection rules in § 15.04.601.020 — § 15.04.201.030; § 15.04.601.020 . Verify block-face averaging rules that can reduce front setback requirements.

How tall can I build in Richmond mixed‑use zones?

Mixed‑use zones have subzone-specific height and FAR limits; consult § 15.04.202.030 (CM‑1 through CM‑5, LW tables). Many CM subzones allow 0–15 ft street frontage setbacks, and non‑residential FARs vary (e.g., CM‑3/CM‑4 FAR ≈ 2.0; CM‑5 up to 5.0 in some subzones) — § 15.04.202.030 . Also check build‑to and stepback rules that affect perceived height/massing.

Do I need design review for a build‑to or setback modification?

Build‑to lines and some façade/location modifications reference the Zoning Administrator or the Design Review Board as the approving body in the mixed‑use and frontage standards; see § 15.04.202.030(A) and associated frontage type rules. The ordinance allows modification/waiver upon findings and directs which body has authority — § 15.04.202.030(A) . Check the design review page and confer with the Planning Division.

Can I get a waiver for a small setback encroachment?

Yes — Richmond’s waiver article allows administrative relief up to 10% of front/side/rear setback standards (and limited height relief up to 10% or 2 ft) under Article 15.04.809; waivers require findings and cannot be used for density, stories, or FAR increases — § 15.04.809.020–.030 .

What rules apply if my site borders a residential zone?

Whenever a higher‑intensity zone abuts a residential district, the ordinance often imposes transitional standards (increased setbacks, reduced height within buffer distances, perimeter landscaping or tree screens). See the transitional rules for Industrial → Residential in § 15.04.204.040(A) and RM transitional standards in § 15.04.201.050 — § 15.04.204.040; § 15.04.201.050 .

What are the ADU setback, size, and height rules in Richmond?

Richmond’s ADU provisions (see § 15.04.610.020) require minimum 4‑ft side and rear setbacks for ADUs (conversions exempt), cap detached/attached ADU sizes (e.g., studio/1‑bed ≤ 850 sf; 2+ bed ≤ 1,000 sf per local limits), and limit detached ADU height to 16 ft — § 15.04.610.020(D) . Parking exemptions and deed‑restriction requirements are also specified — § 15.04.610.020(D)(4–5) .

Can I increase FAR or density with a waiver?

No. The waiver authority expressly excludes maximum floor area ratio (FAR) and minimum or maximum residential density from waiver relief — Article § 15.04.809.030 . FAR/density increases require conditional use permits, rezoning, or other discretionary approvals — verify the entitlement path.

Where are the build‑to and frontage-type rules documented?

Build‑to lines, frontage types (porch, stoop, shopfront, etc.), and their location/percentage requirements are in the Mixed‑Use article and the Frontage Types article; see § 15.04.202.030 for build‑to percentages and Article 15.04.404 for frontage‑type standards — § 15.04.202.030; Article 15.04.404 . ---

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