Richmond, VA Zoning
Districts & Requirements
Every zoning district in Richmond with permitted uses, setbacks, height limits, and density requirements — in plain English. Richmond adopted a comprehensive zoning ordinance update in 2020 (Chapter 30). The code uses traditional Euclidean zoning with residential districts scaled by lot size (R-1 through R-8), multifamily districts numbered by density (R-43 through R-73), and business districts from neighborhood-scale B-1 through downtown B-4/B-5. The city is currently working on a full zoning code refresh based on the Richmond 300 master plan — the first major rewrite since the 1970s.
19
Zoning districts
4
Overlay districts
230,000
Population
2020
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R-1 | Estate lots. 20,000 SF minimum, 20% coverage. One house, big yard, no path to density. | 35 ft | 20% |
| R-2 | Large suburban lots. 15,000 SF minimum, 25% coverage. Slightly tighter than R-1 but still low-density. | 35 ft | 25% |
| R-4 | Standard city lots. 7,500 SF, 60-ft wide, 30% coverage. Richmond's bread-and-butter single-family district. | 35 ft | 30% |
| R-5 | Compact city lots. 6,000 SF, 50-ft wide, 35% coverage. Urban single-family neighborhoods. | 35 ft | 35% |
| R-5A | Duplexes by right. 5,000 SF for single-family, 6,000 SF for two-family. The first step up in density. | 35 ft | 35% |
| R-6 | Townhouses by right. 20-ft wide units, 55% coverage. The Fan's signature district. | 35 ft | 55% |
| R-7 | Urban lots, 3,600 SF minimum, 55% coverage. Detached and attached homes on tight lots with 3-ft side setbacks. | 35 ft | 55% |
| R-8 | Richmond's densest low-rise residential. 3,000 SF lots, 65% coverage, 3-story max. Multifamily by SUP. | 3 stories (~40 ft) | 65% |
| R-48 | Low-rise apartments by right. 35-ft height, 50% open space required. Garden-style apartment product. | 35 ft | 50% |
| R-53 | Mid-rise apartments. 60% coverage, 40% open space. More density than R-48 with tighter setbacks. | 45 ft | 60% |
| R-63 | High-density urban apartments. 65% coverage, 30% open space. Structured parking territory. | 60 ft | 65% |
| B-1 | Small-scale retail and services. Low-intensity commercial serving adjacent neighborhoods. 35-ft height. | 35 ft | 80% |
| B-2 | Medium-scale commercial. Broader retail mix than B-1, still neighborhood-oriented. Build-to line required. | 45 ft | 100% |
| B-3 | Auto-oriented commercial. Strip malls, big-box, drive-throughs. The most permissive commercial district. | 45 ft | 80% |
| B-4 | Downtown core. No height limit, no required setbacks. Richmond's most valuable commercial zoning. | No max (unlimited) | 100% |
| B-7 | Urban mixed-use. 5 stories, 10-15 ft build-to, required street-oriented windows. Scott's Addition and Manchester. | 5 stories (10-15 ft per story) | 100% |
| TOD-1 | 12 stories max, 2-story minimum, 10-ft max setback. Richmond's densest mixed-use along the Pulse BRT. | 12 stories | 100% |
| UB | High-density urban commercial. 12 stories, build-to line, surface parking prohibited. Monroe Ward and VCU area. | 12 stories | 100% |
| M-1 | Light manufacturing, warehouse, flex. 45-ft height. The rezoning candidate in transitioning areas. | 45 ft | 80% |
Residential — Single-Family
4 districts in Richmond
R-1
Single-Family ResidentialThe lowest-density residential district in Richmond. Large lots, deep setbacks, and a 20% coverage cap. Found in the far West End and along the river. If you're looking at R-1 land, you're building one custom home.
What you can build
- ✓Single-family detached dwelling
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Subdivision below 20,000 SF lots
Key numbers
- Height
- 35 ft
- Lot min
- 20,000 SF (~0.46 acres)
- Width
- 100 ft
- Coverage
- 20%
- Front
- 35 ft
- Side
- 10 ft
- Rear
- 25 ft
What this means in practice
20% coverage on 20,000 SF = 4,000 SF max footprint. Two stories gets you ~7,500 SF of living space. The 35-ft front setback and 100-ft lot width mean you're building a detached suburban home on nearly half an acre. The math only works for custom builds. If adjacent parcels are zoned R-4 or R-5, a rezoning could unlock significantly more value.
R-2
Single-Family ResidentialSuburban single-family on generous lots. Common in established neighborhoods in the West End and near the University of Richmond. Same single-family restriction as R-1 but with smaller lots and tighter setbacks.
What you can build
- ✓Single-family detached dwelling
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 15,000 SF (~0.34 acres)
- Width
- 90 ft
- Coverage
- 25%
- Front
- 30 ft
- Side
- 9 ft
- Rear
- 9 ft
What this means in practice
25% of 15,000 SF = 3,750 SF footprint. Two stories puts you around 7,000 SF total — comfortable for spec homes in the $600K-$900K range in the West End. The 90-ft lot width means most standard suburban lots qualify. Check if the property is in a historic overlay before assuming the zoning is your only constraint.
R-4
Single-Family ResidentialThe workhorse single-family district for established neighborhoods. 7,500 SF lots at 60-ft wide — this is the Fan fringe, Bellevue, Woodland Heights. Tighter than R-2 but still detached homes only.
What you can build
- ✓Single-family detached dwelling
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 7,500 SF
- Width
- 60 ft
- Coverage
- 30%
- Front
- 25 ft
- Side
- 6 ft
- Rear
- 6 ft
What this means in practice
30% of 7,500 SF = 2,250 SF footprint. Two stories = ~4,200 SF. The 6-ft side and rear setbacks give you reasonable buildable area. Most R-4 lots in desirable neighborhoods already have houses — the play is tear-down/rebuild or addition. If you're assembling multiple R-4 lots, a rezoning to R-6 or R-48 could be worth exploring.
R-5
Single-Family ResidentialCompact single-family lots found in mature urban neighborhoods. Narrower lots with higher coverage than R-4 — reflects Richmond's denser pre-war residential fabric.
What you can build
- ✓Single-family detached dwelling
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 35%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 5 ft
What this means in practice
35% of 6,000 SF = 2,100 SF footprint. Two stories = ~3,900 SF. The 5-ft side/rear setbacks are tight but workable. R-5 lots trade at a premium in neighborhoods like Bellevue and north of Broad because they're buildable infill at relatively low cost. Watch for existing nonconforming structures — many older homes in R-5 areas don't meet current setback requirements.
Residential — Single/Two-Family
1 district in Richmond
R-5A
Single- and Two-Family ResidentialRichmond's first district that allows two-family dwellings by right. Same compact lots as R-5 but with the option to build a duplex — doubling your unit count without a rezoning or special use permit.
What you can build
- ✓Single-family detached dwelling
- ✓Two-family dwelling (duplex)
- ✓Accessory structures
- ✓Home occupation
- ✗Townhouses or multifamily (3+ units)
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF (6,000 SF for duplex)
- Width
- 50 ft
- Coverage
- 35%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 5 ft
What this means in practice
The duplex entitlement is the value play. On a 6,000 SF lot at 35% coverage = 2,100 SF footprint. Two stories = ~3,900 SF gross, split into two ~1,900 SF units. In neighborhoods like Church Hill or Manchester, a duplex on an R-5A lot can generate $3,500-$4,500/month in rent. Compare acquisition cost vs. R-5 — the premium for duplex entitlement may already be priced in.
Residential — Attached
1 district in Richmond
R-6
Single-Family Attached ResidentialAttached single-family dwellings — Richmond's rowhouse district. Defines the character of the Fan, parts of Church Hill, and Jackson Ward. Units as narrow as 20 ft, 55% coverage, and minimal setbacks create the dense urban fabric Richmond is known for.
What you can build
- ✓Single-family attached dwellings (townhouses)
- ✓Two-family detached/attached dwellings
- ✓Accessory structures
- ✗Multifamily apartments (3+ units)
- ✗Commercial or retail
- ✗Detached single-family (unless existing)
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF (two-family); 20 ft avg width per unit (attached)
- Width
- 20 ft per attached unit
- Coverage
- 55%
- Front
- 15 ft
- Side
- 5 ft (end units only)
- Rear
- 5 ft
What this means in practice
55% coverage at 35 ft height on a narrow lot = maximum buildable envelope for rowhouses. A typical 20-ft x 100-ft Fan lot at 55% = 1,100 SF footprint, three stories = ~3,000 SF. New townhouse construction in R-6 areas commands $400-$600K+ depending on location. If you're developing a rowhouse project, the 20-ft average unit width gives design flexibility — some units can be narrower if others compensate.
Residential — Urban
2 districts in Richmond
R-7
Single- and Two-Family Urban ResidentialUrban residential for Richmond's densest single/two-family neighborhoods. Tiny lots (3,600 SF), narrow side yards (3 ft), and 55% coverage. Found in Church Hill, Oregon Hill, and Carver — neighborhoods built before modern zoning.
What you can build
- ✓Single-family detached dwelling
- ✓Two-family dwelling
- ✓Single-family attached dwelling
- ✓Accessory structures
- ✗Multifamily (3+ units)
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 3,600 SF
- Width
- 30 ft
- Coverage
- 55%
- Front
- 15 ft
- Side
- 3 ft (5 ft for non-residential)
- Rear
- 5 ft
What this means in practice
3-ft side setbacks and 55% coverage on a 30-ft wide lot = maximum buildable on minimal land. 55% of 3,600 SF = 1,980 SF footprint. Two stories = ~3,700 SF gross. R-7 is where you find Richmond's smallest buildable lots — good for infill spec homes or duplex conversions. Many R-7 lots in Church Hill have sold for $50K-$150K with teardowns, making new construction pencil at current rents.
R-8
Urban ResidentialThe most intensive urban residential district. Three-story max, 65% coverage, and a 10-18 ft build-to front setback that creates a consistent street wall. Found in the Fan, Museum District, and Jackson Ward.
What you can build
- ✓Single-family detached/attached
- ✓Two-family dwellings
- ✓Multifamily (by special use permit)
- ✓Accessory structures
- ✗Multifamily by right (SUP required)
- ✗Commercial or retail
Key numbers
- Height
- 3 stories (~40 ft)
- Lot min
- 3,000 SF
- Width
- 18 ft (attached)
- Coverage
- 65%
- Front
- 10-18 ft (context-sensitive)
- Side
- 3 ft (attached: 0 ft interior)
- Rear
- 5 ft
What this means in practice
The build-to front setback (10-18 ft, matching adjacent buildings) is the key R-8 feature — it preserves the street wall. At 65% coverage and 3 stories on a 3,000 SF lot, you get ~5,850 SF gross. The multifamily SUP path is well-traveled in R-8 areas — if adjacent properties already have SUPs for apartments, yours is likely approvable. Budget 4-6 months for the SUP process.
Residential — Multifamily
3 districts in Richmond
R-48
Multifamily ResidentialRichmond's entry-level multifamily district. Apartments by right at 35 ft, but the 50% open space requirement limits density. Designed for garden-style apartment complexes with surface parking and landscaping.
What you can build
- ✓Multifamily dwellings
- ✓Single-family and two-family dwellings
- ✓Townhouses
- ✓Accessory structures
- ✗Commercial or retail (standalone)
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- Per R-7 standards
- Width
- Per R-7 standards
- Coverage
- 50%
- Front
- 25 ft (15 ft for 1-2 family)
- Side
- 15 ft
- Rear
- 15 ft
What this means in practice
The 50% open space requirement is the constraint. On a 1-acre R-48 site: 50% coverage × 35 ft (3 floors) = ~65,000 SF gross — roughly 50-65 apartments with surface parking. Compare with R-53 or R-63 for higher density. R-48 is the garden-style apartment zone — surface parking, landscaped courts, 2-3 story walk-ups. Lenders understand this product well.
R-53
Multifamily ResidentialMedium-density multifamily with better lot utilization than R-48. The 40% open space requirement gives you 60% buildable — a meaningful step up in unit yield.
What you can build
- ✓Multifamily dwellings
- ✓Single-family and two-family dwellings
- ✓Townhouses
- ✓Accessory structures
- ✗Commercial or retail (standalone)
- ✗Industrial
Key numbers
- Height
- 45 ft
- Lot min
- Per R-7 standards
- Width
- Per R-7 standards
- Coverage
- 60%
- Front
- 15 ft
- Side
- 15 ft
- Rear
- 15 ft
What this means in practice
60% coverage at 45 ft (4 floors) on a 1-acre site = ~105,000 SF gross — roughly 85-100 apartments. The jump from R-48 to R-53 is significant: 10 extra feet of height and 10% more coverage translate to 40-50% more units per acre. If you're comparing multifamily sites, R-53 vs. R-48 is often the difference between a project that pencils and one that doesn't.
R-63
Multifamily Urban ResidentialRichmond's high-density multifamily district. Found near downtown, along Broad Street, and in transitioning commercial corridors. The 65% coverage and reduced open space push you toward structured parking and mid-rise construction.
What you can build
- ✓Multifamily dwellings
- ✓Single-family and two-family dwellings
- ✓Townhouses
- ✓Accessory structures
- ✗Commercial or retail (standalone)
- ✗Industrial
Key numbers
- Height
- 60 ft
- Lot min
- Per R-7 standards
- Width
- Per R-7 standards
- Coverage
- 65%
- Front
- 10 ft
- Side
- 15 ft
- Rear
- 15 ft
What this means in practice
65% coverage at 60 ft (5 floors) on a 1-acre site = ~141,000 SF gross — roughly 115-140 apartments. At this density, surface parking won't fit — plan for structured or below-grade parking. The 10-ft front setback creates a more urban street presence than R-48 or R-53. This is the district where Richmond's new apartment construction happens outside downtown.
Commercial — Neighborhood
1 district in Richmond
B-1
Neighborhood BusinessCorner-store commercial. Low-intensity retail, personal services, and office uses serving the surrounding neighborhood. Found at intersections throughout Richmond's residential areas. Building scale matches the neighborhood.
What you can build
- ✓Retail and personal services
- ✓Office
- ✓Restaurants (no drive-through)
- ✓Dwelling units above commercial
- ✓Mixed-use
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Industrial
- ✗Large-format retail
Key numbers
- Height
- 35 ft
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 0 ft (build-to line)
- Side
- 0 ft
- Rear
- 20 ft (abutting residential)
What this means in practice
B-1 is the neighborhood commercial play. At 80% coverage and 35 ft, a typical 5,000 SF corner lot yields ~12,000 SF of mixed-use — ground-floor retail with 2 floors of apartments above. The zero front setback creates the storefront street wall. The rear setback increases to 20 ft where you abut residential, which can eat into your buildable area on shallow lots. Check if the lot is in an Old and Historic District — CAR review adds 2-3 months.
Commercial — Community
1 district in Richmond
B-2
Community BusinessLarger-scale commercial than B-1 — think Carytown, parts of Brookland Park Boulevard. Wider range of retail and service uses with the same build-to-line requirement that keeps the pedestrian-friendly street wall.
What you can build
- ✓Retail, restaurants, and personal services
- ✓Office and professional services
- ✓Dwelling units above commercial
- ✓Entertainment and recreation
- ✓Mixed-use
- ✗Heavy commercial or auto-oriented
- ✗Industrial
- ✗Large-format big-box retail
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0 ft (build-to line)
- Side
- 0 ft
- Rear
- 20 ft (abutting residential)
What this means in practice
B-2 at 100% coverage and 45 ft is Carytown's zoning — build lot-line to lot-line with parking behind or on-street. A 4,000 SF lot yields ~16,000 SF gross (4 stories). The build-to line preserves the streetscape but means no front yard parking. In Carytown and similar corridors, retail NNN rents run $25-$40/SF. The residential-above play adds income and helps finance the commercial buildout.
Commercial — General
1 district in Richmond
B-3
General BusinessRichmond's widest-open commercial district — allows everything from car dealerships to big-box retail. Found along Midlothian Turnpike, Hull Street, and Broad Street west of the city. The city has acknowledged B-3 is problematic and is working to rezone many B-3 corridors to TOD-1.
What you can build
- ✓All B-1 and B-2 uses
- ✓Drive-throughs
- ✓Auto sales and service
- ✓Large-format retail
- ✓Warehousing (limited)
- ✓Multifamily by SUP
- ✗Heavy industrial
- ✗Multifamily by right (SUP required)
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 25 ft
- Side
- 0 ft (10 ft abutting residential)
- Rear
- 20 ft (abutting residential)
What this means in practice
B-3 is the strip-mall zone — the 25-ft front setback is built for surface parking in front of the building. The city is actively converting B-3 corridors to TOD-1 along the Pulse BRT route. If you're acquiring B-3 land near transit, the long-term value is in the rezoning — TOD-1 allows 12 stories vs. B-3's 45 ft. Run the pro forma at current B-3 zoning AND projected TOD-1 entitlements.
Commercial — Downtown
1 district in Richmond
B-4
Central BusinessDowntown Richmond — no height cap, no front or side setback requirements, and the broadest use table in the code. This is where the city's high-rise office and apartment towers are. Land here trades at a premium because the entitlement is essentially unlimited.
What you can build
- ✓Office towers
- ✓Apartment high-rises
- ✓Hotels
- ✓Retail and restaurants
- ✓Entertainment venues
- ✓Mixed-use at any scale
- ✗Industrial
- ✗Auto-oriented uses
- ✗Single-family residential
Key numbers
- Height
- No max (unlimited)
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft (20 ft abutting residential)
What this means in practice
B-4 is the play for anyone building at scale in downtown Richmond. No height limit means you're constrained only by the market, your capital stack, and FAA airspace. Build lot-line to lot-line with below-grade parking. Recent downtown projects have gone 20+ stories. The real constraint is the Old and Historic District overlay — much of downtown requires Commission of Architectural Review approval, adding 2-3 months to your timeline.
Commercial — Mixed-Use
1 district in Richmond
B-7
Mixed-Use BusinessRichmond's modern mixed-use district, first deployed in Manchester and then applied to Scott's Addition. Five-story max with build-to requirements, transparency standards, and street-oriented commercial on designated corridors. Allows maker/light manufacturing uses under 10,000 SF by right.
What you can build
- ✓Mixed-use (residential + commercial)
- ✓Apartments
- ✓Office and retail
- ✓Restaurants and breweries
- ✓Light manufacturing under 10,000 SF
- ✓Live/work units
- ✗Heavy industrial
- ✗Auto-oriented uses on commercial corridors
- ✗Surface parking as principal use
Key numbers
- Height
- 5 stories (10-15 ft per story)
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 10-15 ft max (build-to zone)
- Side
- 0 ft
- Rear
- 0 ft (20 ft abutting residential)
What this means in practice
B-7 is the Scott's Addition zoning — the district that enabled Richmond's brewery-and-apartment boom. The 10,000 SF by-right light manufacturing is what lets breweries, distilleries, and makers operate alongside apartments. On a half-acre site at 100% coverage, 5 stories = ~109,000 SF gross — roughly 80-100 apartments above ground-floor retail. Designated commercial corridors (Moore St, Summit Ave in Scott's Addition) require street-front retail.
Commercial — Transit-Oriented
1 district in Richmond
TOD-1
Transit-Oriented NodalCreated for the GRTC Pulse bus rapid transit corridor along Broad Street. Allows up to 12 stories with a 2-story minimum, reduced parking requirements, and build-to standards that create urban street walls. The city is actively extending TOD-1 westward along Broad.
What you can build
- ✓Mixed-use at high density
- ✓Apartments (mid- and high-rise)
- ✓Office buildings
- ✓Hotels
- ✓Retail, restaurants, entertainment
- ✓Light manufacturing
- ✗Surface parking as principal use
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Single-family detached
Key numbers
- Height
- 12 stories
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0-10 ft max (build-to zone)
- Side
- 0 ft
- Rear
- 0 ft (height plane applies abutting residential)
What this means in practice
TOD-1 is the growth play. At 12 stories and 100% coverage on a half-acre site, you can build ~260,000 SF of mixed-use — that's 200+ apartments above retail. Parking is reduced because of Pulse BRT access. The rear height transition (inclined plane from the 3rd story) limits height where you abut residential — plan your massing accordingly. The city is actively rezoning B-3 parcels to TOD-1, so land near the Pulse route may be worth more than current zoning suggests.
Commercial — Urban
1 district in Richmond
UB
Urban BusinessIntense urban commercial and mixed-use around the VCU campus and Monroe Ward. Same 12-story height as TOD-1 but without the transit-oriented framing. Build-to requirements and surface parking restrictions create dense urban form.
What you can build
- ✓Mixed-use at high density
- ✓Apartments and student housing
- ✓Office buildings
- ✓Hotels
- ✓Retail and restaurants
- ✓Institutional uses
- ✗Surface parking as principal use
- ✗Auto-oriented uses
- ✗Heavy industrial
Key numbers
- Height
- 12 stories
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0-10 ft max (build-to zone)
- Side
- 0 ft
- Rear
- 0 ft (20 ft abutting residential)
What this means in practice
UB is the VCU-area zoning — designed for dense urban development near the university. Student housing and mixed-use are the typical product. At 12 stories and 100% coverage, the math is similar to TOD-1 — a quarter-acre site can support 100+ apartments. The proximity to VCU means strong rental demand but also neighborhood pushback on larger projects. Engage the community early.
Industrial
1 district in Richmond
M-1
Light IndustrialLight industrial covering manufacturing, warehousing, and flex space. Found in Scott's Addition (being rezoned to B-7), south Richmond, and along the railroad corridors. Many M-1 parcels are rezoning candidates as neighborhoods transition.
What you can build
- ✓Light manufacturing
- ✓Warehousing and distribution
- ✓Office and flex space
- ✓Retail (limited)
- ✓Auto repair
- ✗Residential (without rezoning)
- ✗Heavy industrial with major impacts
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 25 ft
- Side
- 10 ft (25 ft abutting residential)
- Rear
- 10 ft (25 ft abutting residential)
What this means in practice
M-1 sites near Scott's Addition, Manchester, or the Broad Street corridor are rezoning plays. The city has been converting M-1 to B-7 or TOD-1 as neighborhoods evolve. An M-1 parcel at $15-$25/SF could be worth $40-$80/SF after rezoning to B-7. If you're buying M-1 for industrial use, it works — 80% coverage at 45 ft gives you ~156,000 SF on an acre. But check the comprehensive plan first for future land use changes.
Development Bonus Program
Richmond does not have a codified density bonus program like some newer form-based codes. Instead, density and height above base zoning are achieved through the special use permit (SUP) process, which is uniquely broad in Richmond — City Council can authorize any use at any location subject to conditions. This means the SUP process functions as a de facto negotiated upzoning. Projects requesting additional density typically commit to proffers (affordable units, public improvements, design standards). The SUP process takes 120-180 days. If you're planning a project that exceeds base zoning, the SUP is your path — but it's discretionary, so engage the planning staff and council member for your district early.
Overlay Districts
Old and Historic Districts (CAR Overlay)
Richmond has 16 Old and Historic Districts covering approximately 4,006 properties, including St. John's Church (1957), Church Hill North, Jackson Ward, Shockoe Bottom, Union Hill, Monroe Ward, Court End, 200 Block West Franklin, Broad Street, Capitol Square, and Masons' Hall. All exterior changes require a Certificate of Appropriateness from the Commission of Architectural Review. Demolition requires CAR review. Budget 2-3 extra months for the CAR process on any development project in these areas.
Chesapeake Bay Preservation Overlay
Applies to properties within the Chesapeake Bay Preservation Area, including Resource Protection Areas (100-ft buffer from perennial streams and wetlands) and Resource Management Areas. Limits impervious coverage and requires water quality impact assessments. This overlay can significantly reduce buildable area on parcels near the James River tributaries.
Floodplain Overlay
FEMA floodplain regulations apply to properties in the James River and tributary flood zones. Check flood zone designation before making an offer — base flood elevation plus freeboard requirements can raise your first-floor height 3-6 ft above grade. Floodway vs. flood fringe makes a major difference in development feasibility. Shockoe Bottom and Manchester parcels near the river are most affected.
Enterprise Zone
Richmond has state-designated Enterprise Zones offering real property tax incentives for qualified investments. Available in parts of downtown, Church Hill, Manchester, and other targeted areas. The tax abatement can significantly improve project returns — check eligibility before running your pro forma.
Frequently Asked Questions
How do I check zoning for a specific property in Richmond?
Use the Richmond GeoHub interactive map at richmond-geo-hub-cor.hub.arcgis.com — enter an address to see the zoning district, any overlays, and Old and Historic District boundaries. For what the zoning means for your specific site, you need to read the applicable division of Chapter 30.
What changed with the 2020 zoning ordinance?
The 2020 update was incremental, not a full rewrite. Key changes included the addition of TOD-1 and UB districts for transit-oriented and urban mixed-use development, updates to the B-7 mixed-use district applied to Scott's Addition and Manchester, and new ADU provisions. The city is now working on a comprehensive zoning code refresh — the first major rewrite since the 1970s — based on the Richmond 300 master plan. Expect new districts and significantly more by-right density when it's adopted.
Can I build an ADU in Richmond?
Yes. Richmond allows accessory dwelling units in most residential districts. The ADU must be accessory to a principal dwelling and meet the district's accessory structure standards. Size is generally limited to a percentage of the principal dwelling or a fixed maximum. Check the specific district regulations and whether your property is in an Old and Historic District — CAR review applies to new construction in those areas.
How does the special use permit process work?
Richmond's SUP process is uniquely powerful — City Council can authorize any use at any location subject to conditions. This is different from a traditional SUP limited to listed conditional uses. Applications go through Planning staff review, Planning Commission recommendation, and City Council vote. Timeline is typically 120-180 days. The process is discretionary, so the council member for your district has significant influence. Engage them early.
What is the Commission of Architectural Review (CAR)?
The CAR reviews all exterior changes to structures within Richmond's 16 Old and Historic Districts, covering approximately 4,006 properties. You need a Certificate of Appropriateness for any exterior alteration, new construction, or demolition. The CAR meets regularly and review typically adds 2-3 months to your project timeline. If your property is in an Old and Historic District, the CAR requirements apply on top of your base zoning — plan accordingly.
What's the difference between B-3 and TOD-1?
B-3 is auto-oriented general commercial (45 ft, 25-ft front setback, drive-throughs allowed). TOD-1 is transit-oriented mixed-use (12 stories, 0-10 ft build-to, no drive-throughs, reduced parking). The city is actively converting B-3 parcels to TOD-1 along the Pulse BRT route on Broad Street. If you're evaluating B-3 land near the Pulse, the TOD-1 rezoning potential is where the value is.
Is my property in the City of Richmond or Henrico/Chesterfield County?
This determines which code applies. The City of Richmond uses Chapter 30 (R-1 through R-8, B-1 through B-7, TOD-1, UB). Henrico and Chesterfield counties have their own separate zoning ordinances with different districts and standards. Richmond is an independent city — it's not part of any county. Check jurisdiction on the GIS map before doing any zoning analysis.
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