Local zoning · Richmond

Richmond — Zoning

Zoning 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 what Richmond’s municipal zoning ordinance (Chapter/Article references in Chapter XV, Title 15 of the Richmond Municipal Code) actually says about zoning districts, overlays, and the most decision‑relevant development standards. It synthesizes the base districts (residential, mixed‑use, commercial, industrial, agricultural, public/open space), overlay rules, and where to look for parcel‑specific answers. All requirements below are tied to the code sections cited; verify parcel‑specific application with the City. See the city’s Richmond Development Standards for measurement rules and related detail. § citations follow each requirement and are grounded in the retrieved ordinance text.

How Richmond organizes zoning (quick)

  • The ordinance divides the city into base districts (Residential, Mixed‑Use, Commercial, Industrial, Agricultural, Public/Parks) and overlay districts (e.g., -IS, -NC, -S, creek protections). See the Official Zoning Map rules at § 15.04.101.070.
  • Use tables in each Article to see permitted uses (P/A/C designations) and limits; where a use isn't listed the Zoning Administrator classifies it under a similar use. See the use table rules in the CM, C, and I articles (e.g., § 15.04.202.020, § 15.04.203.030, § 15.04.204.020).

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

Note: each district name below is bolded the first time it appears; the code uses the Article numbers in Chapter XV (Title 15). For parcel‑level zoning use the Official Zoning Map. Verify with the jurisdiction for property‑specific boundaries. § 15.04.101.070.

Residential districts (Article 15.04.201)

  • Purpose: preserve neighborhood scale, light/air, and housing opportunities. § 15.04.201.010.
  • Districts and short descriptions:
    • RH (Hillside Residential) — single‑family on hillside lots below ~400 ft elevation; addresses slope/erosion constraints; minimum lot ~11,000 sq ft (cluster options exist). § 15.04.201.010.
    • RL1 (Single Family Very Low Density) — very low density, often hillside/outlying; minimum lot 6,000 sq ft (clustering possible). § 15.04.201.010.
    • RL2 (Single Family Low Density) — standard single‑family neighborhoods (standards in table). Not found in retrieved materials for specific numbers beyond the Article—see table § 15.04.201.050 for RM numbers; verify RL2 values with the City. Not found in retrieved materials.
    • RM1 / RM2 (Multifamily Residential) — RM1: Min density 10 du/ac; Max 27 du/ac; RM2: Min 15; Max 40 du/ac. Maximum main‑building height 35 ft and typically 3 stories. Front setback 10 ft (with exceptions). See § 15.04.201.050.
  • Key dimensional standards (representative): minimum lot size 5,000 sq ft for many multifamily lots; front setback 10 ft; interior side 5 ft for first two stories, 10 ft thereafter; rear 20 ft; maximum lot coverage 65–75% depending on RM1/RM2. See § 15.04.201.050 for the full table.
  • Practical guidance: where RM adjoins RL/RH, transitional setbacks apply (e.g., 10 ft interior and 20 ft rear) and landscaping/tree screens are required. § 15.04.201.050 (Additional Development Standards—RM Districts).

Link: first mention of “ADUs” below links to the local ADU page; see local ADU rules for accessory unit specifics. Richmond ADUs

Mixed‑Use districts (Article 15.04.202)

  • Purpose: create pedestrian‑oriented corridors and nodes; tie street‑level uses to residential upper floors. § 15.04.202.020 describes the CM and LW districts and how uses are designated (P/A/C).
  • Districts:
    • CM‑1 (Commercial Mixed‑Use, Residential) — intended for mixed buildings with street‑level commercial (required when commercial component included) and residential above; new development required to be pedestrian‑oriented. § 15.04.202.020.
    • CM‑2 (Neighborhood) — neighborhood retail and services, residential preferred above ground floor but not required. § 15.04.202.020.
    • CM‑3 (Commercial emphasis) — allows commercial‑only or residential‑only projects; pedestrian design required. § 15.04.202.020.
    • CM‑4 (Gateway/Node) and CM‑5 (Activity Center) — allow mid‑rise and high‑rise mixed use in key nodes; CM‑5 supports higher FAR and heights for major centers. § 15.04.202.020.
    • LW (Live‑Work) — live/work lofts with non‑residential FAR cap (non‑residential FAR ≤ 0.4; density up to 50 du/ac). § 15.04.202.020.
  • Form rules: many CM districts use a build‑to line (60% of frontage) and tight maximum front setbacks (e.g., Min 0; Max 5–15 ft depending on CM subtype) to reinforce street edge; see the CM development standards and the provision on build‑to in the Form‑Based sections. § 15.04.202.020 and related build‑to lines § 15.04.404 (frontage types) and § 15.04.601.020 (Building Projections into Yards).
  • Practical guidance: mixed‑use projects will frequently require design review and must meet storefront transparency and ground‑floor activation standards; consult the Richmond Design Review page for process expectations. (Design review is invoked in many permit flows; see Article 15.04.808/803 for review roles.)

Commercial districts (Article 15.04.203)

  • Districts: CG (General Commercial), CR (Regional Commercial), CC (Coastal Commercial). Purpose: accommodate retail, services and commercial centers; tables set permitted uses and development standards. § 15.04.203.030.
  • Representative standards: minimum lot width 50 ft (corner lots larger), maximum height 55 ft in many commercial districts but reduced to 35 ft within 50 ft of an R District. See § 15.04.203.030 and § 15.04.601.050 (Exceptions to Height Limits).
  • Uses: typical retail, restaurants, offices; specific uses (e.g., drive‑throughs, large‑format retail) have special limitations in the table. § 15.04.203.030.

Industrial districts (Article 15.04.204)

  • Districts: ILL (Limited Light Industrial), IB (Industrial Business), IL (Industrial Light), IG (General Industrial), IW (Water‑Related Industrial). Purpose and permitted uses are tailored to intensity: ILL for incubator/service/biotech/light uses; IG for broad heavy industrial including oil/refining and large warehouses; IW for port/water‑related industrial. See § 15.04.204.020.
  • Uses are coded as P/A/C and often have L# limitations in the table. See § 15.04.204.020.

Agricultural and Open Space (Article 15.04.207 and others)

  • AG and IA districts: minimum lot sizes, heights (e.g., AG minimum lot 0.5 acre, IA minimum 7,500 sq ft), setback/height tables in § 15.04.207.030.
  • OS, PR, PCI (Public/Cultural/Institutional) land uses are addressed in their own articles; permitted public uses, parks and cultural facilities are set out in the code tables (see definitions and district lists in § 15.04.104.020 and district use tables).

Overlay districts (Series 300; Articles 15.04.301–306)

  • Overlays add site‑specific rules that combine with base district rules; the more restrictive provision controls. § 15.04.301.010–.030.
  • Examples:
    • -IS (Interim Study Overlay) — used where rezoning studies are pending; IS districts are shown with an “‑IS” on the Zoning Map and may require conditional or administrative use permits; see § 15.04.304.020–.070.
    • -NC (Neighborhood Conservation Overlay) — protects unique neighborhood character and can supplant base setbacks/heights where adopted; adoption requires a Neighborhood Conservation Plan and a minimum area threshold. § 15.04.305.010–.090.
    • -S (Shoreline Overlay) — protects shoreline habitat, sets creek/shoreline setbacks, and limits certain development within setbacks. § 15.04.306.010–.020 and creek setback provisions in § 15.04.302.060.
  • For overlay boundaries and initiation process, see § 15.04.301.020–.030 and the Zoning Map rules § 15.04.101.070.

Link: first mention of “Overlay” above links to the Richmond Overlay Districts page.

Representative decision‑relevant standards table

The table below collects examples of the most commonly needed numeric standards and the precise code reference to check for parcel‑specific variations.

District / Standard Typical numeric standard (representative) Code Reference
RM1 density Min 10; Max 27 du/ac § 15.04.201.050
RM2 density Min 15; Max 40 du/ac § 15.04.201.050
RM (height) Main building 35 ft; up to 3 stories § 15.04.201.050
CM‑3 street frontage setback (commercial) Min 0; Max 5 ft (varies by CM type) § 15.04.202.020 and frontage standards § 15.04.404
CG/CR max height 55 ft; 35 ft within 50 ft of an R district § 15.04.203.030
Creek setback 20 ft from top of bank or 30 ft from centerline (see exceptions) § 15.04.302.060(A)
Official Zoning Map / boundary rules See map; boundaries follow centerlines/lot lines when indicated § 15.04.101.070

Always confirm the parcel’s base district on the Official Zoning Map and then read the full table for that Article—the tables include use lists, L# limit notes, and cross‑references to other sections (e.g., parking, signs, landscaping). See the Richmond Parking, Richmond Signage, and Richmond Landscaping and Screening pages for code‑linked requirements used in development review.

Process and review notes (where zoning controls intersect permit review)

  • Permitted uses are marked P; administrative permits A; conditional use permits C appear in the use tables (CM, C, I tables e.g., § 15.04.202.020, § 15.04.204.020). The Zoning Administrator classifies undefined uses. § 15.04.202.020, § 15.04.204.020.
  • Many projects require design review or zoning compliance review; the code establishes administrative pathways (Design Review Board, Planning Commission, Zoning Administrator) and appeal routes—see the review matrix and procedures in Articles 15.04.803–808 and 15.04.804. § 15.04.804.010 explains zoning compliance review purpose.
  • Where overlay districts apply, the overlay provisions and Neighborhood Conservation Plans may replace or tighten base district setbacks, heights, and permitted uses (the overlay controls where more restrictive). § 15.04.301.010–.030, § 15.04.305.080.

Link: first mention of the state building code requirement (when building permits are needed) links to the California Building Standards Code.

Checklist (what an applicant must satisfy before building or changing use)

  • Confirm the property’s base zoning and any overlays on the Official Zoning Map (per § 15.04.101.070) and note any “‑IS”, “‑NC”, or other overlays that apply.
  • Match proposed use to the use table for the applicable base district (P/A/C) in the Article for that district (e.g., § 15.04.201, § 15.04.202, § 15.04.203, § 15.04.204).
  • Check dimensional standards (lot area, setbacks, height, FAR, lot coverage) in the Article’s development standards table (e.g., § 15.04.201.050, § 15.04.202.030/404) and any overlay modifications.
  • Determine whether a Use Permit, Administrative Use Permit, or Design Review is required (see permit routing and matrices). § 15.04.804.010.
  • Confirm parking requirements and any parking setbacks or podium/underground exceptions. See Richmond Parking and the district tables that reference parking distances.
  • If the site is in a creek/shoreline setback or Shoreline Overlay, complete required creek assessment reports and meet setback rules in § 15.04.302.060.
  • Review sign, landscaping, and nonconforming use rules (see Richmond Signage, Richmond Landscaping and Screening, and Richmond Nonconforming Uses).

Risks & Ambiguities

Issue Why it matters What to verify
Zoning map boundary uncertainty District lines can follow centerlines or lot lines; disputes change applicable standards/uses Verify Official Zoning Map and boundary rules § 15.04.101.070 and consult City staff.
Overlay supersession (‑NC, ‑IS, ‑S) Overlays can replace base setbacks/uses; a parcel may have overlay conditions not obvious in a simple map lookup Check overlay ordinance text and Neighborhood Conservation Plan; see § 15.04.301.010 and § 15.04.305.080.
Undefined or novel uses Use tables control; undefined activities will be assigned to a “similar” use classification by the Zoning Administrator Confirm use classification with the Zoning Administrator (see use table rules in § 15.04.204.020).
Parcel‑specific exceptions/legacy approvals Previous conditional approvals or nonconforming uses may carry conditions or be treated specially Review nonconforming use rules and the property’s permit history (see Richmond Nonconforming Uses and Article 15.04.606). Not all permit histories are in the ordinance document—verify with City records.
Creek/shoreline technical studies Creek setbacks have measurement rules and exceptions based on assessments; mistakes can block development For projects near creeks, follow § 15.04.302.060 and obtain required creek assessments/consult the City Engineer.

Plain‑English Summary

Richmond’s zoning code breaks the city into named base districts (e.g., RH, RL1, RM1, CM‑1–5, CG, IG, AG) and overlays (e.g., ‑IS, ‑NC, ‑S). Each district article contains a use table (P/A/C) and a development standards table (lot size, setbacks, height, FAR). First find the property’s zoning on the Official Zoning Map, then read the district article and any overlay rules—key code citations include § 15.04.101.070, § 15.04.201.050, § 15.04.202.020, § 15.04.203.030, § 15.04.204.020, and overlay rules in § 15.04.301–306.

Information Gaps

  • Official, parcel‑level Zoning Map images and the current property‑specific zoning label for any specific address — the ordinance text references the Official Zoning Map but the uploaded materials do not include the actual map image or parcel queries. See § 15.04.101.070.
  • Exact numeric standards for some single‑family (RL2) district rows were not present in the retrieved table snippets—verify RL2 numeric values with the City’s full table in Article 15.04.201. Not found in retrieved materials.
  • Permit fee schedules, application checklists, and the contemporary Zoning Map web viewer (interactive) are not in the uploaded material—obtain from City Planning. Not found in retrieved materials.

Source References

  • Official Zoning Map; district boundary rules: § 15.04.101.070.
  • Residential district purposes and RM development standards: § 15.04.201.010 and § 15.04.201.050 (development standards table).
  • Mixed‑use districts and use table rules: § 15.04.202.020 and frontage/build‑to rules in § 15.04.404.
  • Commercial district development standards (CG/CR/CC): § 15.04.203.030.
  • Industrial district land‑use table and limits: § 15.04.204.020.
  • Agricultural district development standards (AG/IA): § 15.04.207.030.
  • Overlay district general provisions and specific overlays (-IS, -NC, -S): § 15.04.301.010, § 15.04.304.020–.070, § 15.04.305.010–.090, § 15.04.306.010.
  • Creek set‑backs and permitted uses within setbacks: § 15.04.302.060.
  • Zoning compliance review purpose and permit routing: § 15.04.804.010 and review matrices in Articles 15.04.803–808.

Additional Richmond topic pages (internal links used above): Richmond Development Standards, Richmond Parking, Richmond Design Review, Richmond Overlay Districts, Richmond ADUs, California Building Standards Code, Richmond Signage, Richmond Landscaping and Screening, Richmond Nonconforming Uses.

Sources

Retrieved passages

  • Richmond Zoning Code High relevance
  • Richmond Zoning Code (Article 15.04.814) High relevance
  • Richmond Zoning Code (§ I) High relevance
  • Richmond Zoning Code (Article 15.04.809) High relevance
  • Richmond Zoning Code High relevance
  • Richmond Zoning Code (Article 15.04.809) High relevance
  • Richmond Zoning Code (§ I) High relevance
  • Richmond Zoning Code (§ I) High relevance

Cited sections

Frequently asked questions

What can I build on an R‑1 or single‑family lot in Richmond?

Single‑family hillside and low‑density lots are regulated under the Residential Article. The ordinance distinguishes RH (hillside), RL1 and RL2; the Article’s purpose and minimum lot sizes are in § 15.04.201.010 and development tables. Minimum lot sizes for hillside and very‑low density are spelled out (e.g., RH ~11,000 sq ft, RL1 6,000 sq ft), but verify the exact parcel district and numeric table entry for RL2 in § 15.04.201.050.

What are Richmond’s setback requirements for residential buildings?

Setbacks vary by residential district and building form. For RM1/RM2 multifamily the front setback is typically 10 ft, interior side 5 ft for first two stories, 10 ft thereafter, rear 20 ft; see the RM development standards table § 15.04.201.050. Overlay plans or Neighborhood Conservation Plans can change setbacks—always check overlays (§ 15.04.305.080).

Do I need design review for a mixed‑use CM project in Richmond?

Most mixed‑use projects will be subject to design review; the code routes projects to the Zoning Administrator, Design Review Board, or Planning Commission depending on scale and the permit asked for. See the review and appeal matrix and zoning compliance review purpose in § 15.04.804.010 and the review articles 15.04.803–808.

How are uses listed and permitted in Richmond zoning tables?

Uses are marked P (permitted), A (administrative use permit required), or C (conditional use permit required) in each district’s use table (e.g., Mixed‑Use § 15.04.202.020, Industrial § 15.04.204.020). If your activity is not listed, the Zoning Administrator assigns it to the most similar use classification.

What special rules apply if my lot abuts a creek or shoreline?

Creek and shoreline setbacks are specified in § 15.04.302.060 and overlay -S rules; standard setbacks include 20 ft from the creek bank (or 30 ft from centerline where bank is not clear) and only limited passive or conditional uses are allowed within setbacks. A creek assessment may allow a different buffer per § 15.04.302.060.

Where do I find the Official Zoning Map and how binding is it?

The Official Zoning Map is adopted by reference and governs district boundaries; rules for uncertain boundaries (follow centerlines, lot lines, etc.) are in § 15.04.101.070. Always confirm the current adopted map with City records.

Can an overlay change the base district density or height?

Yes. Neighborhood Conservation Plans and other overlays can specify maximum densities, setbacks, and heights that supersede or further restrict the base district; see § 15.04.305.080 for how NC overlays control density, setbacks and heights.

What if my proposed business type isn’t listed in the use table?

The Zoning Administrator will classify an unlisted use into the most similar defined classification. This process and the use‑table conventions are described in Article 15.04.204.020 and the definitions article § 15.04.104.020.

Do creek setbacks allow parking or structures?

Parking and many structures within creek setbacks are restricted and often require a conditional use permit; § 15.04.302.060 lists permitted uses (parking may be conditional). Check the specific allowances and required findings in that section.

If I have a pre‑existing nonconforming use, can I expand?

Nonconforming uses and expansion rules are covered in the Nonconforming Uses article (see Richmond Nonconforming Uses). The ordinance allows certain expansions subject to conditions and Article 15.04.606 provisions—verify specific circumstances in your case.

Does the live‑work district allow pure residential projects?

LW (Live‑Work) is intended for combined living and working quarters; the code allows civic/institutional uses and residential, but sets a non‑residential FAR cap (0.4) and expects live/work character (see § 15.04.202.020). For a pure residential project in an LW zone verify allowable residential‑only development in that Article. ---

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