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Richmond — Land Use

Q: Where are ADU rules in Richmond’s code and are ADUs allowed everywhere?

ADU rules are in § 15.04.610.020 (Accessory Dwelling Units) and the Residential Land Use tables show ADUs as permitted (P) in the major residential districts; confirm development standards and ADU program details in § 15.04.610.020 and the ordinance definitions in Article 15.04.104 .

Q: If my project is in an IS overlay, does that change the review?

Yes. IS overlays (e.g., IS-1 , IS-2 , IS-3 ) may require administrative or conditional use permits for new uses or expansions and require additional findings that the use is consistent with the study-area policies (§ 15.04.304.040(A–B ) .

Land Use under the Richmond local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page explains how the City of Richmond's zoning ordinance (Chapter 15.04 of the Municipal Code, often referred to as Richmond's "Title 15" Zoning and Subdivision Regulations) organizes permitted and conditional land uses by district, how to read the land-use tables, and where to find the controlling development rules. Use classifications are established in the land use tables (P = permitted, A = administrative use permit, C = conditional use permit, x = not allowed) and are defined in the ordinance; application of those rules is governed by the specific district tables and related development standards (§ 15.04.201.020, § 15.04.203.020, § 15.04.204.020) . Before design work confirm site-specific standards in the Richmond Development Standards tables and the Zoning Map.

NOTE: This page stays focused on land-use rules in the Zoning Ordinance (Chapter 15.04). For building-code requirements see the California Building Standards Code.

How Richmond's Land Use rules are laid out (quick orientation)

Base districts are grouped by category (Residential, Commercial, Mixed-Use, Industrial, Open Space/Shoreline, Agricultural, etc.) and each category has a Land Use Regulations table (for example, TABLE 15.04.201.020 for Residential; TABLE 15.04.203.020 for Commercial; TABLE 15.04.204.020 for Industrial). These tables use letter codes (P/A/C/x and L# footnotes) to show whether a use is allowed and identify restrictions; see § 15.04.201.020 and companion district articles for the system and limitations .
Numeric development controls (height, setbacks, lot sizes, FAR, etc.) are in separate Development Standards tables for each district type (for example, TABLE 15.04.203.030 for Commercial districts; TABLE 15.04.204.030 for Industrial districts) and are cross-referenced from the Land Use tables; see § 15.04.203.030 and § 15.04.204.030 .
Use classifications and key definitions live in Article 15.04.104 (Key Terms and Definitions) and are applied by the Zoning Administrator where a use is not explicitly listed (§ 15.04.104.020) .

I also link below to related procedural topics you will commonly need: parking, design review, overlays, ADUs, nonconforming rules, and variances — consult those pages in parallel: Richmond Parking, Richmond Design Review, Richmond Overlay Districts, Richmond ADUs, Richmond Nonconforming Uses, and Richmond Variances and Exceptions.

District-by-district (purpose, typical permitted uses, key dimensional standards, where it applies)

Note: Each district entry below cites the Land Use table or district purpose section in the Richmond Zoning Ordinance. Always confirm the parcel's base zone on the City's Zoning Map (verify with the jurisdiction).

Residential districts (RH, RL1, RL2, RM1, RM2)

Purpose: Implement General Plan residential designations; guide single-family, multi-family, and grouped residential development (§ 15.04.201.010 purpose / TABLE 15.04.201.020) .
Typical permitted/conditional uses: Accessory Dwelling Units (P), Single-family detached/attached with footnote limits, Multi-unit dwellings have varying allowance (some RM districts permit multi-unit "P", others require L# restrictions), Family day care (P); group and institutional residential uses often require C (conditional use) in lower-density districts — see TABLE 15.04.201.020 (§ 15.04.201.020) for exact allowances and L# notes .
Key dimensional rules: Development standards for residential districts (lot size, setbacks, height) are set in the Residential development standards tables referenced from the district article; specific numbers vary by district and are found in the related development-standard table (see § 15.04.201.030 and related references) — Verify with the Richmond Development Standards and the ordinance tables (see TABLE 15.04.201.020) .
Where it applies: City residential neighborhoods; check the Zoning Map. For ADU-specific rules see § 15.04.610.020 (Accessory Dwelling Units) and the City ADU guidance .

Commercial districts (CG, CR, CC)

Purpose: Provide areas for general commercial, regional/mixed-use centers, and coastal/waterfront commercial uses (§ 15.04.203.010) .
Typical permitted/conditional uses: Retail, office, restaurants, service uses. CG is market-flexible (no residential allowed); CR supports mid‑rise mixed-use including residential (some residential types are "A" or L#); CC is waterfront retail/service (public shoreline access required). TABLE 15.04.203.020 lists the P/A/C status for dozens of commercial subclasses (§ 15.04.203.020) .
Key dimensional rules: Max heights commonly 55 ft (with 35 ft limit within 50 ft of an R district in some commercial districts), minimum lot sizes and street frontage build-to ranges are set in TABLE 15.04.203.030; see § 15.04.203.030 for the development standard table and cross-references .
Where it applies: Commercial corridors, Hilltop and waterfront areas; zoning map and General Plan determine which sub-area gets CG/CR/CC zoning .

Mixed-Use districts (CM-1 through CM-5, LW)

Purpose: Encourage a mix of residential and non-residential uses at varying densities and forms; these districts have explicit floor-area, density and build-to standards (§ 15.04.202.010 and TABLE 15.04.202.030) .
Typical permitted/conditional uses: Combination of residential, retail, office and limited service uses. Ground-floor commercial is often required/encouraged. Use allowances are in the Mixed-Use Land Use tables and have L# exceptions for size and location (§ 15.04.202.020) .
Key dimensional rules: Minimum/maximum density expressed in units/net acre and maximum non-residential FARs (for example CM categories show FAR caps and street frontage setbacks: Min/Max street setbacks like Min 0; Max 15 ft in some CM tiers) — see TABLE 15.04.202.030 and the example CM table for CM-1…CM-5 § 15.04.202.030 .
Where it applies: Downtown and mixed-use corridors; consult the Zoning Map and IS (study) overlays for changes.

Industrial districts (ILL, IB, IL, IG, IW)

Purpose: Houses light, general, and water-related industrial activities supporting Port/industrial economy; aims to protect adjacent uses with buffering and standards (§ 15.04.204.010) .
Typical permitted/conditional uses: Industrial operations, warehousing, manufacturing, marine services, limited retail/ancillary offices. Specifics (e.g., petroleum refining requires CUP) are spelled out in TABLE 15.04.204.020; many industrial uses that involve hazardous materials or large outdoor storage require conditional review (§ 15.04.204.020) .
Key dimensional rules: Height limits vary by industrial district (examples: Maximum Height 55 ft typical; IW up to 100 ft in some cases; front setbacks vary by district: 20 ft in ILL, 15 ft in IB, 0 ft in IL, etc. See TABLE 15.04.204.030 and § 15.04.204.030 for the full development-standard matrix) .
Where it applies: Industrial corridors and Bayfront; verify Industrial Buffer Zone restrictions on the Zoning Map (see notes L7–L9 in the Industrial tables) .

Open Space / Shoreline Conservation (OS, OS-H, SC)

Purpose: Protect open space, shoreline, marsh, trail and resource conservation areas; many uses are limited and temporary structures are emphasized (§ 15.04.206.010 / TABLE 15.04.206.020) .
Typical permitted/conditional uses: Parks, trails, limited recreational concessions, certain small-scale food service and bike rentals (often as C or A), and restricted industrial/marine uses with conditions (see TABLE 15.04.206.020) (§ 15.04.206.020) .
Key dimensional rules: Buildings often limited in permanence (e.g., temporary 20-year horizon in some OS/IA descriptions) and low intensity; consult TABLE 15.04.206.020 for L# limitations (e.g., L2–L6) (§ 15.04.206.020) .
Where it applies: Bayfront, marshes, shoreline; see the Zoning Map.

Agricultural & Industrial-Agricultural (AG, IA)

Purpose: Preserve agricultural activities, small-scale ag-industrial uses, and related accessory services; IA allows agriculturally related industrial and processing uses under controlled scale (§ 15.04.207.010 / TABLE 15.04.207.020) .
Typical permitted/conditional uses: Agricultural production (P or A depending on scale), limited eating establishments as administrative uses, small-scale farming and related processing; many non-agricultural commercial uses are "x" (not allowed) or limited by L# footnotes (§ 15.04.207.020) .
Key dimensional rules: Smaller-scale buildings and limitations on siting of commercial uses; consult TABLE 15.04.207.020 § 15.04.207.020 for L# constraints .
Where it applies: Outlying agricultural parcels; check the Zoning Map.

Planned Community / Public Resource districts (PCI, PR)

Purpose & uses: PCI and PR accommodate special institutional, community, recreational and public uses and are more restrictive for typical commercial activity (TABLE 15.04.205.020 sets the rules) — many institutional uses are C only in PCI and often x in PR (§ 15.04.205.020) .
Where it applies: Big-lot institutional or resource parcels; see Zoning Map.

IS (Interim/Study) Overlay districts (IS-x) — how overlays affect land use

Purpose: IS overlays (e.g., IS-1, IS-2, IS-3) are study-area overlays that modify base-district review requirements while a plan is prepared; they may require administrative or conditional permits for new or expanded uses beyond certain thresholds (§ 15.04.304.020 – 15.04.304.040) .
Practical effect: Uses allowed in the base zone may still need a use permit within IS areas; the ordinance requires findings that new uses won't conflict with General Plan policies for the study area (§ 15.04.304.040(A–B) . See the City's Richmond Overlay Districts page for practical guidance.

Quick Land-Use Summary Table (decision-relevant highlights)

District (examples)	Typical allowed / conditional uses	Key numeric / form controls	Code Reference
RL1 (low-density residential)	Single-family (P), ADUs (P), some group residential (C)	Lot/setback/height by Residential standards (see development table)	§ 15.04.201.020
CR (Regional Commercial / mixed-use)	Retail, office, mid-rise residential (A/C); ground-floor commercial encouraged	Max height 55 ft (often 35 ft within 50 ft of R); build-to ranges (Min 0; Max 10–15 ft)	§ 15.04.203.020 / § 15.04.203.030
CM-3 (Mixed-Use)	Mixed residential + non-residential; ground-floor retail P/A/C depending on type	Density and FAR caps (see CM table; e.g., Max non-residential FAR values)	§ 15.04.202.020 / TABLE 15.04.202.030
IL / IG (Industrial / General industrial)	Manufacturing, warehousing, marine services; petroleum refining requires C	Height typically 55 ft (IW up to 100 ft); front setbacks vary (0–20 ft)	§ 15.04.204.020 / TABLE 15.04.204.030 § 15.04.204.030
OS / SC (Open Space / Shoreline)	Parks, trails, low-intensity concessions (often P, A, or C with limits)	Buildings generally low-intensity/temporary; special L# limitations in table	§ 15.04.206.020

For full lists of allowed uses and all L# footnotes consult the district Land Use Regulations tables in Chapter 15.04 (the code uses L# footnotes extensively to tailor size, location, and floor‑area exceptions) — see, for example, TABLE 15.04.201.020, TABLE 15.04.203.020, TABLE 15.04.204.020 (§ 15.04.201.020, 15.04.203.020, 15.04.204.020) .

How to read the L-# footnotes and P/A/C/x legends

"P" = permitted (allowed with zoning compliance review). "A" = allowed after administrative use permit by Zoning Administrator. "C" = requires conditional use permit (Planning Commission). "x" = not permitted. The tables also attach numbered limitations "L1, L2…" which describe square-foot thresholds, location limits (e.g., not allowed in the Industrial Buffer Zone), or other special conditions; see each table header and footnote references (e.g., TABLE 15.04.206.020 and TABLE 15.04.204.020) § 15.04.206.020, § 15.04.204.020 .

Checklist (what an applicant must satisfy before applying)

Confirm base zoning district and all applicable overlays for the parcel on the Zoning Map (verify with the jurisdiction). Relevant ordinance references: § 15.04.101.030 and district articles .
Identify the applicable Land Use table (e.g., TABLE 15.04.201.020, 15.04.203.020, 15.04.204.020) and confirm whether the proposed use is P, A, C, or x (§ 15.04.201.020, § 15.04.203.020, § 15.04.204.020) .
For C or A uses, prepare findings and application for a Conditional Use Permit or Administrative Use Permit per Article 15.04.806/614 (see the ordinance for required findings) — verify the IS overlay additional findings if within an IS district (§ 15.04.304.040) .
Check applicable development standards (height, setbacks, lot size, FAR) in the district Development Standards table (e.g., TABLE 15.04.203.030, TABLE 15.04.204.030) and the Richmond Development Standards page for exact numeric requirements (§ 15.04.203.030, § 15.04.204.030) .
Confirm required Richmond Parking and loading standards for the proposed use and plan accordingly (parking tables are cross-referenced from the Land Use tables) — see relevant district table § references in the ordinance .
Determine whether design review is required for the project (consult the ordinance and the Richmond Design Review page) and prepare design materials if so (§ 15.04. design review references are cross‑linked in district articles) .
Check special-purpose sections that affect the use (e.g., Alcoholic Beverage sales rules, Animal Keeping, Emergency Shelters, ADU rules at § 15.04.610.020) and the ordinance definitions in Article 15.04.104 for exact use-class meanings (§ 15.04.610.020, § 15.04.104.020) .
If the use or existing use is nonconforming, check Article 15.04.606 on nonconforming uses and expansion rules (for example, nonconforming schools with CUP history) and consult Richmond Nonconforming Uses .

Risks & Ambiguities

Issue	Why it matters	What to verify
Use classification ambiguity (a new business doesn't fit a listed subclass)	The Zoning Administrator must assign a substantially similar use; that assignment controls permit requirements and may change P/A/C status (§ 15.04.201.020, Article 15.04.104)	Ask the Zoning Administrator for a written use determination; cite the ordinance classification and definitions
Industrial Buffer Zone limitations (L7–L9)	Certain commercial/industrial activities are restricted or require CUP within the Industrial Buffer Zone (limits on location and floor area) (§ 15.04.204.020 L7–L9)	Check the parcel's location against the Industrial Buffer Zone on the Zoning Map and review L# footnotes in TABLE 15.04.204.020
IS overlay additional use permit findings	Even uses allowed in the base zone may require administrative/CUP approval in IS areas and additional findings referencing the study plan (§ 15.04.304.040)	Verify whether the parcel is subject to an IS overlay and prepare the additional findings required by § 15.04.304.040(A–B)
Footnote (L#) size limits (e.g., sq ft thresholds)	Many "P" uses are limited by square‑foot thresholds or street classification (e.g., small-scale retail under 1,000 sq ft) — exceeding thresholds flips the review to A/C or prohibits use (L1–L7)	Read the L# text in the table for the district; calculate proposed floor areas against those limits (see relevant TABLE 15.04.20x.020)
Nonconforming use expansion rules	Re-establishment, enlargement, or changes to nonconforming uses have special constraints and may trigger CUP or denial (§ 15.04.606, and certain examples in the ordinance)	If an existing use is nonconforming, consult Article 15.04.606 and ask the Planning Division for guidance

Plain-English Summary

Richmond's zoning (Chapter 15.04) places every parcel in a named zoning district (e.g., RL1, CR, IL) and lists what activities are allowed in district-specific Land Use tables: "P" means you can do it (subject to code), "A" means you need an administrative permit, "C" means you need a conditional use permit, and "x" means it's not allowed; detailed size, height, setback and FAR rules live in the district Development Standards tables—always check the precise Land Use table and development standards for your parcel (§ 15.04.201.020, § 15.04.203.020, § 15.04.204.020, and the related development standard tables) .

Information Gaps

Exact parcel-level zoning (which district a specific address falls into) is not in the ordinance text and must be read off the City's Zoning Map — Verify with the jurisdiction.
Some numeric residential development standards (exact setbacks, yard depths for each residential district) are referenced in development-standard tables but the precise table entry numbers for every residential district were not excerpted in the materials I was given — consult TABLE 15.04.201.030 or the Richmond Development Standards page and the Planning Division to confirm (§ 15.04.201.030 / development standards) .
Parcel-specific overlays, Industrial Buffer Zone extents, and recent ordinance amendments for individual properties require map lookup or jurisdiction confirmation (not fully recoverable from the text excerpts) — Verify with the City.

Source References

TABLE 15.04.201.020: Land Use Regulations—Residential Districts (§ 15.04.201.020)
TABLE 15.04.203.020: Land Use Regulations—Commercial Districts (§ 15.04.203.020) and development standards TABLE 15.04.203.030 (§ 15.04.203.030)
TABLE 15.04.204.020: Land Use Regulations—Industrial Districts (§ 15.04.204.020) and development standards TABLE 15.04.204.030 (§ 15.04.204.030)
TABLE 15.04.206.020: Land Use Regulations—Open Space & Shoreline Conservation (§ 15.04.206.020)
TABLE 15.04.207.020: Land Use Regulations—Agricultural & Industrial Agriculture (§ 15.04.207.020)
Interim/Study Overlay rules (IS districts) — § 15.04.304.020 through § 15.04.304.050 (IS district procedures and required findings)
Organization, title and purposes of Chapter 15.04 — § 15.04.101.010 and § 15.04.101.020
Definitions and use-classification guidance — Article 15.04.104 (Key Terms and Definitions) (§ 15.04.104.020)
Multiple district L# notes and cross-references (industrial buffer, size thresholds, etc.) — various land use table footnotes and explanatory notes in TABLE 15.04.204.020 and related tables (§ 15.04.204.020, TABLE notes)

Sources

Retrieved passages

Richmond Zoning Code (Section 15.04.606.040) High relevance
Richmond Zoning Code (Section 15.04.606.040) High relevance
Richmond Zoning Code (§ I) High relevance
Richmond Zoning Code (Section 15.04.610.180) High relevance
Richmond Zoning Code (§ I) High relevance
Richmond Zoning Code High relevance
Richmond Zoning Code (Article 15.04.606) High relevance
Richmond Zoning Code (§ I) High relevance

Cited sections

Official Richmond code library

Frequently asked questions

What can I build on an RL1 lot in Richmond?

The Richmond Land Use table for Residential districts (TABLE 15.04.201.020) shows that single‑family detached and ADUs are permitted (P) in RL1, while other residential uses (e.g., multi‑unit) may be limited or require L# exceptions or conditional approval; see § 15.04.201.020 for the exact P/A/C status and footnotes .

What are Richmond setback and height requirements for commercial zones?

Commercial district development standards are in the Commercial development table (TABLE 15.04.203.030). Typical limits include maximum heights of 55 ft (often reduced to 35 ft within 50 ft of an R district) and defined build-to/street frontage ranges; see § 15.04.203.030 and TABLE 15.04.203.030 for district-specific numbers and cross-references .

Do I need a Conditional Use Permit (CUP) for my proposed business?

Check the Land Use table for the parcel's base zone (the table marks uses as P, A, C or x). If the use is marked C, a Conditional Use Permit is required and must satisfy the ordinance findings; see the relevant district Land Use table (e.g., TABLE 15.04.203.020, TABLE 15.04.204.020) and the CUP procedures in Article 15.04.806 (§ 15.04.203.020, § 15.04.204.020, Article 15.04.806) .

Where are ADU rules in Richmond’s code and are ADUs allowed everywhere?

ADU rules are in § 15.04.610.020 (Accessory Dwelling Units) and the Residential Land Use tables show ADUs as permitted (P) in the major residential districts; confirm development standards and ADU program details in § 15.04.610.020 and the ordinance definitions in Article 15.04.104 .

How does the Industrial Buffer Zone affect permitted uses?

Footnotes in the Industrial Land Use table (L7–L9) restrict certain uses within the Industrial Buffer Zone (for example, additional restrictions on location, size, or whether a CUP is required); check TABLE 15.04.204.020 and the specific L# notes for the affected use (§ 15.04.204.020) .

If my project is in an IS overlay, does that change the review?

Yes. IS overlays (e.g., IS-1, IS-2, IS-3) may require administrative or conditional use permits for new uses or expansions and require additional findings that the use is consistent with the study-area policies (§ 15.04.304.040(A–B) .

What does "P", "A", and "C" mean in the land-use tables?

The tables explain the code: P = permitted (zoning compliance), A = allowed with administrative use permit (Zoning Administrator), C = allowed with conditional use permit (Planning Commission), x = not permitted. These rules are described in the Land Use table headers (e.g., TABLE 15.04.201.020, TABLE 15.04.203.020) (§ 15.04.201.020, § 15.04.203.020) .

Are there special rules for alcohol‑related uses?

Yes. Certain alcohol-related uses (tasting rooms, on-sale consumption) have specific CUP triggers and standards; the Land Use tables flag these with footnotes (e.g., L11) and refer to § 15.04.610.060 (Alcoholic Beverage Sales) for standards — consult the Land Use table for your district and § 15.04.610.060 .

Can a use that’s currently operating continue if the code changes?

The ordinance addresses "deemed approved" existing alcoholic beverage establishments and has Article 15.04.606 on nonconforming uses; in some cases an existing use can continue but changes, abandonment, or expansions may trigger CUP or re-review (§ 15.04.204.030 notes and Article 15.04.606) . ---

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