Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 1 Appendix B: Sites Inventory &
Methodology
Contents
Appendix B: Sites Inventory & Methodology .............................................. 1 Section B.1 Introduction ............................................................................................................ 2 B.1.1 Overview and Purpose .......................................................................................... 2 B.1.2 Regional Housing Needs Allocation ...................................................................... 2 B.1.3 Data ....................................................................................................................... 3 Section B.2 Future Residential Development Potential ............................................................ 3 B.2.1 Accessory Dwelling Units ...................................................................................... 3 B.2.2 Entitled and Proposed Developments ................................................................... 4 B.2.3 Assumptions .......................................................................................................... 7 B.2.4 Methodology .......................................................................................................... 9 B.2.5 Suitability of Nonvacant Sites .............................................................................. 11 Section B.3 Adequacy of Residential Sites in Meeting RHNA ................................................ 12 B.3.1 Summary ............................................................................................................. 12 B.3.2 Housing Sites Map .............................................................................................. 13 B.3.3 Housing Sites Table ............................................................................................ 18
B-2 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology Section B.1 Introduction
B.1.1 Overview and Purpose
According to California Government Code §65580-65589, the housi ng element must include an inventory of adequate sites that are zoned and available within the planning period to meet the jurisdiction’s fair share of regional housing needs across all income levels. The sites inventory, in addition to p rojected accessory dwelling units (ADUs) and entitled or in process development projects, assists in determining if the jurisdiction has enough developable land to meet its Regional Housing Needs Allocation (RHNA), given its current regulatory framework and m arket conditions. This Appendix details the sites inventory and supporting analysis methodology and assumptions.
B.1.2 Regional Housi ng Needs Allocation
Jurisdictions must provide sufficient land to accommodate enoug h housing for all economic segments of the community. Compliance is determined by the juri sdiction’s ability to provide adequate development capacity through appropriate development r egulations and land use policies. The number of new units that must be accommodated is established through each jurisdiction’s share of the region’s projected housing needs for the planning period. This share for each jurisdiction is called the Regional Housing Needs Allocation (RHNA).
The Association of Bay Area Governments (ABAG), a regional plan ning agency, is responsible for distributing the RHNA to each jurisdiction within its nine- county region (including the County of Contra Costa). 1 The RHNA is distributed by income category. For the 2023-2031 Housing Element update, Richmond is allocated a RHNA of 3,614 units as follows:
Very Low Income (less than 50 percent of Area Median Income (A MI2)): 840 units (23 percent)
Low Income (50 to 80 percent of AMI): 485 units (13 percent) Moderate Income (80 to 120 percent of AMI): 638 units (18 perc ent) Above Moderate Income (greater than 120 percent of AMI): 1,651 units (46 percent) For this Housing Element planning period, January 31, 2023, through January 31, 2031, the City must ensure the availability of adequate residential sites to a ccommodate these units. This Appendix provides an overview of the methodology used to evaluate the adequacy of sites within
1 Association of Bay Area Govern ments (ABAG) covers a nine-coun ty region, including Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Contra Costa, Solano, and Sonoma. 2 See Housing Element Section II (Projected Housing Need), Table II-1 for income limits.
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 3 Richmond and identifies such sites for future residential devel opment to fulfill the City’s share of regional housing needs.
B.1.3 Data
The sites inventory analysis used data provided by the City, su ch as GIS data and building permit/entitlement information. The following is an overview of the data used:
City and County-level parcel GIS data, including General Plan land use designation, zoning, existing land use, etc.
ADU building permits issued
Entitled projects and projects in the entitlement phase Prior housing element site inventories
Annual Progress Reports to HCD during the 4 th and 5th Cycles Zoning Code allowed density (minimum and maximum)
Section B.2 Future Residential Development Potential
B.2.1 Accessory Dwelling Units
New State laws in effect since January 1, 2018 have significant ly eased the development standards and streamlined the approval process for Accessory Dwelling Units (ADUs). As a result, the City has experienced an increase in ADU applications and pr oduction in recent years. Table B-1 shows the number of building permits issued for ADUs in Richmond in 2018 through 2021.
Table B-1: ADU Building Permits Issued (2018-2021)
Year Permitted ADUs
2018 48
2019 59
2020 64
2021 88
Total 259
Annual Average 64.75
From 2018 through 2021, the City issued an average of 64.75 ADU building permits per year. The City is estimating that ADUs will be produced at the same rate throughout the eight-year planning B-4 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology period, resulting in approximately 517 ADUs. 3 This is a conservative estimate since the City will be conducting further efforts to facilitate ADU production (Program 2.E).
ABAG conducted a regional ADU affordability analysis to provide local governments in the region with assumptions for ADU affordability that can be used to assi gn projected ADUs to income categories. The ADU affordability assumptions identified in ABA G’s technical guidance memo were applied to ADUs projected over the 2023 – 2031 planning period in Table B-2.
Table B-2: Affordability per ABAG ADU Survey
Income Level Percent ADU Projections
Very Low 30% 155
Low 30% 155
Moderate 30% 155
Above Moderate 10% 52
Total 517
Source: ABAG, City of Richmond
B.2.2 Entitled and Proposed Developments
Because the RHNA projection period for the 2023-2031 Housing El ement began on June 30, 2022, housing developments that are proposed or received entitl ement and were not issued a certificate of occupancy before July 1, 2022, but are expected to be completed before the end of the planning period (January 31, 2031), can be credited toward the RHNA. Error! Reference source not found. Table B-3 lists those projects that meet those criteria and can be credited toward the 6th Cycle RHNA. 4
3 64.75 ADUs per year x 8-year pl anning cycle = 517 estimated total ADUs during the 2023-2031 planning cycle. 4 The City reports on RHNA progress annually during the planning cycle. Through annual reports submitted by the City to HCD, RHNA progress is measured through building permits issued.
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 5 Table B-3: Entitled and Proposed Developments as of August 202 2 Address Project
Name/Description Status
Vacant/
Existing or
Previous Use
Units by Income Level
Very
Low1 Low1 Moderate1 Above
Moderate
Total Net
New2
Barrett Ave. New SRO Multi-
Family Development Under construction Vacant 17 - - - 17 1390 S. 49th St.
Campus Bay Mixed
Use Project – Phase
I
Approved Vacant - 235 0 940 1,175
2100 Stenmark Dr. Point Molate Mixed
Use Development Approved Vacant - - 67 1,193 1,260
1500 Dornan Dr.
Terminal 1
Residential Project Approved
Former
Terminal 1
Wharf
- - 20 182 202
1300 Roosevelt Ave. Hacienda Senior
Apartments Approved Vacant
Building 148 - - 2 150
S. 47th St.
Miraflores
Residential
Development
Approved Former
Nursery - 38 152 - 190
2301 Columbia Blvd.
Cherry Blossom
Row Residential
Project
Approved Vacant - - 10 90 100
Colusa Ave.
TBV: Villas at
Renaissance
Apartments
Approved Vacant 7 98 - - 105
3900 Giant Rd.
Richmond Country
Club Residential
Development
Approved Vacant - - - 94 94
1135 Canal Blvd. Quarry Redesign Approved Vacant - - 8 68 76 Entitled/Approved Subtotal 172 371 257 2,569 3,369
100 38th St. Supportive and
Family Apartments Under review Vacant
Building 95 38 - 2 135
1101-1221 Macdonald Ave. 12th & Macdonald Under review Vacant - - 69 278 347
B-6 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology Table B-3: Entitled and Proposed Developments as of August 202 2 Address Project
Name/Description Status
Vacant/
Existing or
Previous Use
Units by Income Level
Very
Low1 Low1 Moderate1 Above
Moderate
Total Net
New2
Portola Ave. Metrowalk Phase II Under review Surface
Parking Lot 46 104 - - 150
5620 Central Ave. Central SB35 Under review Vacant 39 - - 349 388 Brickyard Cove Road PG&E Site
Subdivision Under review Vacant - - 9 85 94
2400 Nevin Ave. Nevin Plaza New
Construction Preliminary Vacant - 90 - 2 92
Maine Ave. Nystrom Village Preliminary 100 Low-
Income Units 100 -100* - 303 303
Preliminary Pipeline Subtotal 280 132* 78 1,019 1,509
Total Net New 452 503 335 3,588 4,878
1 Any low or moderate units are or will be deed restricted to the identified income level. 2 Only counts net new units (i.e., subtracts existing units that are being demolished as part of the new housing development). *Subtracts the 100 existing low-income units to be demolished in Nystrom Village.
Source: City of Richmond
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 7 Entitled and proposed developments would result in 4,878 net ne w units, and most of these projects provide above moderate housing units.
B.2.3 Assumptions
Density
Table B-4 summarizes density for residential and mixed-use zones that allow residential.
Realistic Capacity and Development Trends
Table B-5 summarizes assumptions for realistic residential deve lopment capacity, which are primarily calculated as 20 dwelling units per acre, which is sl ightly above minimum density standards but much lower than development trends. Housing Element Program 1.I would evaluate and establish 20 dwelling unit per acre minimum densities in th e RM1, RM2, CM-1, CM-2, and CM-3 zones to ensure that the realistic capacity assumed would be achieved. For other zones that do not have minimum density standards (e.g., single-family zones RH, RL1, and RL2), the sites inventory analysis conservatively assumes a realistic cap acity that is less than 70 percent of maximum density. As shown in Table B-5, realistic capacity assumptions are much lower than average development trends.
For the CM-5 Zone, the City generally used the minimum density standards (40 dwelling units per acre) for its realistic capacity assumption, except in the case of lower income sites (for which a realistic capacity assumption of 70 dwelling units per acre was used). The density of 70 dwelling units per acre is 52 percent of the maximum allowed density in the CM-5 Zone. A higher density assumption is applied to lower income sites since affordable de velopments are typically built at Table B-4: Density for Zones that Allow Residential
Zone Minimum Density (Dwelling
Units Per Acre)
Maximum Density (Dwelling
Units Per Acre)
RH - 5
RL1 - 9
RL2 - 15
RM1 10 27
RM2 15 40
CM-1 15 50
CM-2 10 30
CM-3 15 50
CM-4 30 82.5
CM-5 40 135
Source: City of Richmond
B-8 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology higher densities, often utilizing density bonuses. Density trends in Richmond for lower income unit development include projects at densities of over 100 units per acre (e.g., new SRO – Multi-family Development and Nevin Plaza New Construction).
Table B-5: Zones Realistic Residential Development Capacity Assumptions Zone Projects In Process, Approved, Entitled,
and/or Permitted
Average Development
Trends Capacity
Realistic Capacity
Assumption
RH None N/A
3 units/acre (60% of
maximum allowed
density)
RL1 None N/A
6 units/acre (67% of
maximum allowed
density)
RL2 None N/A
10 units/acre (67% of
maximum allowed
density)
RM1
- Brickyard Cove Rd. (16 units/acre)*
- Colusa Ave. (88 units/acre)
- Maine Ave. (44 units/acre)*
50 units/acre
20 units/acre (74% of
maximum density and
40% of average
development trends)
RM2 None N/A 20 units/acre (50% of
maximum density)
CM-1 None N/A
20 units/acre (40% of
maximum allowed
density)
CM-2 None N/A
20 units/acre (67% of
maximum allowed
density)
CM-3 - 2301 Columbia Blvd. (21 units/acre)
- 100 38 th St. (48 units/acre)* 34 units/acre
20 units/acre (40% of
maximum density and
58% of average
development trends)
CM-5
- Portola Ave. (49 units/acre)*
- 1300 Roosevelt Ave. (50 units/acre)
- 2400 Nevin Ave. (102 units/acre)*
- 1101-1221 Macdonald Ave. (110 units/acre)*
- Barrett Ave (154 units/acre)
93 units/acre
40 units/acre (minimum
density) or 70 units/acre
for lower-income sites
(52% of maximum
density and 80% of
average development
trends)
Note: See Table B-3 for project affordability levels. There are no available vacant sites in the CM-4 Zone. * Projects are in the entitlement phase/under review.
Source: City of Richmond, LWC
From 2019 to 2021, Richmond received four applications for deve lopment within its mixed-use zones. Only one of these four applications proposed 100 percent commercial uses (25 percent).
This demonstrates strong market demand for residential uses wit hin these zones. Furthermore, with the declining trend of brick-and-mortar retail/commercial coupled with COVID-19 pandemic impacts (e.g., the increasing prevalence of working from home, etc.) and continued demand for
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 9 housing, the likelihood of 100 percent commercial projects is not expected to increase in the near future. The realistic capacity assumptions for mixed-use zones identified in Table B-5 are conservative, reflecting minimum density standards or much lowe r densities than demonstrated trends.
In certain zones, such as the RM1 Zone, pipeline projects are being proposed at densities higher than the maximum density allowed by zoning, demonstrating stron g demand for residential use.
However, in the CM-3 and CM-5 zones, residential development ap plications are coming in at below maximum density (CM-3: 34 units per acre average developm ent trend compared to the maximum density of 50 units per acre allowed; CM-5: 93 units pe r acre average development trend compared to the maximum density of 135 units per acre allowed). Although it is in a different zone, the Quarry Redesign project may illustrate why developers are proposing lower densities in some cases.
Originally, the Quarry Redesign proposed 193 units (193 condomi nium units). However, given market conditions in the Bay Area, including the increasing cos t of building multi-family development, decreasing condominium prices on account of the CO VID-19 pandemic and concerns regarding adequate air circulation between multiple un its, and the inherent difficulty in obtaining financing on condominium projects, the developer modi fied its application to propose 76 single-family homes to support costs.
The above project illustrates the market challenges that may inform why projects in certain zones are being proposed at densities that are lower than the maximum density allowed. The conservative unit projections in the sites inventory reflect these market constraints.
B.2.4 Methodology
To create the adequate sites inventory, the City developed a co mprehensive, iterative methodology to screen parcels for near-term development. The me thodology is comprised of several phases described below.
Phase 1.A: Vacant Residential Parcels
First, the City identified vacant residentially-zoned parcels. Parcels were determined to be vacant using the City’s GIS data and confirmed to be vacant given available aerial imagery. Most parcels identified as sites in the sites inventory are vacant parcels.
Phase 1.B: Nonvacant, Underutilized Parcels
To accommodate its remaining RHNA, the City included a handful of nonvacant, underutilized sites that are zoned for either residential or mixed-use develo pment. These underutilized sites
B-10 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology include vacant and abandoned buildings, car garages on empty lo ts, surface parking lots, and surplus government-owned land (i.e., designated as surplus consistent with the Surplus Land Act).
Phase 2: Screening
Parcels that passed through Phase 1 were then screened to ensur e the parcel does not have a current entitlement and is not under review (i.e., not included in Table B-3) Phase 3: Categorization
Eligible parcels were assessed to determine which income levels they can accommodate. Each parcel was determined to be able to accommodate a specific income category given its maximum allowable density standards. The lower income category threshol d is consistent with the default density for Richmond pursuant to Government Code §65583.2.
Table B-6: Income Levels by Density
Density Allowed by Zone Income Level
< 20 dwelling units/acre Above moderate
20 – 29 dwelling units/acre Moderate
> 30 dwelling units/acre Lower
Source: HCD, LWC
Per Government Code Sections 65583.2(c)(2)(A) and (B), sites ac commodating lower-income housing should be between 0.5 and 10 acres. All sites originall y considered for lower-income housing capacity but whose lot size is smaller than 0.5 or larg er than 10 acres were categorized for moderate income housing capacity. Note that this does not p reclude lower-income housing from being developed on sites smaller than 0.5 acres or larger than 10 acres.
In addition, the City identified three parcels less than 0.5 ac res in size and in zones allowing at least 30 dwelling units per acre that could be consolidated to meet the 0.5-acre minimum size threshold for lower-income sites. Said parcels are all adjacent , vacant lots with the same owner.
Consolidated sites for lower income are noted in Table B-7.
Table B-7: Parcels Less than 0.5 Acres Included in Lower Income Consolidated Sites APN Acreage Description Site Total Acreage of
Consolidated Site
538220004 0.16 Parking
A 0.55* 538220008 0.32 Vacant
538220003 0.06 Vacant
* Figure rounds up to 0.55 acres.
Source: City of Richmond
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 1 1 Phase 4: Site-by-Site Assessment
Some initial potential sites had other conditions (e.g., irregu lar shape, accessibility issues/landlocked, etc.) that preclude them from the site inven tory. The analysis included a site- by-site assessment and removal of potential sites depending on additional information from direct observation or firsthand experience from City staff. This analy sis included an evaluation of environmental and infrastructure constraints, which are describ ed in Appendix C, Section C.4.
Potential vacant sites that were brownfield locations or within the Keller Beach moratorium area were removed from the sites inventory. All identified sites hav e access to infrastructure and utilities and adequate infrastructure capacity (e.g., water and sewer supply) exists to serve housing of the identified sites. Furthermore, all publicly owne d sites have been designated as surplus land consistent with the Surplus Land Act.
Phase 5: Parcels in Prior Housing Elements
Vacant parcels from both the 4th and 5th Cycles and non-vacant parcels from the 5th Cycle can be reused in this Housing Element (the 6 th Cycle) to accommodate lower-income housing, but they must be rezoned to allow projects with at least 20 percent of the units affordable to lower income households to be by-right. Table B-10 shows 6th Cycle sites and any site previously identified as a site in the 5th Cycle (sites identified in the 5th Cycle are assumed to have also been identified in the 4th Cycle). Two lower-income sites are subject to rezoning. Program 1.K is included to rezone reused sites identified for lower income consistent with AB 1397.
B.2.5 Suitability of Nonvacant Sites
As noted previously, the sites inventory largely comprises vaca nt sites. Since there are so few nonvacant sites, nonvacant sites accommodate less than 50 perce nt of the City’s lower income RHNA. The handful of nonvacant sites that are included in the s ites inventory are underutilized sites that are zoned for either residential or mixed-use develo pment. These underutilized sites include unoccupied and abandoned buildings, car garages on empt y lots, surface parking lots, and surplus government-owned land (i.e., designated as surplus consistent with the Surplus Land Act). Vacant buildings, surface parking lots, and other existin g uses are being converted into residential development as shown in Table B-3. The City is unaw are of any leases that would prevent the development of housing on underutilized or abandone d sites during the planning period. These types of underutilized properties have a high lik elihood of redeveloping with residential units based on strong demand for housing and development trends.
The following table lists the one nonvacant lower income site and its corresponding existing use.
The existing use is not an impediment to the development of hou sing during the planning period (2023-2031) based on development trends, market conditions, and redevelopment potential.
Furthermore, this site is 1800 Barrett Avenue, which is owned b y the City and has been designated as surplus land consistent with the Surplus Land Act. Under Program 1.J, the City will continue efforts to facilitate housing on this site.
B-12 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology Table B-8: Existing Uses on Nonvacant Lower Income Sites APN Zone Parcel Size
(acres) Existing Use
514140032 CM-5 0.53 Vacant Building and Parking Lot
Source: City of Richmond, Contra Costa County Assessor, LWC
Section B.3 Adequacy of Residential Sites in Meeting
RHNA
B.3.1 Summary
The following table summarizes the City’s methods for satisfying its RHNA (Table B-9). Based on ADU projections, entitled and proposed projects, and available sites, the City currently has excess capacity and meets its RHNA obligations for all income categori es under its existing zoning and General Plan. The City therefore would not need any rezoning pr ograms as part of this 6th Cycle Housing Element Update to meet its RHNA.
Table B-9: Residential Development Potential and RHNA
Extremely
Low
Very
Low Low Moderate Above
Moderate Total
RHNA See Very
Low 840 485 638 1,651 3,614
ADUs See Very
Low 155 155 155 52 517
Entitled/Approved
Projects1
See Very
Low 172 371 257 2,569 3,369
Preliminary Pipeline1,2 See Very
Low 280 132 78 1,019 1,509
Site Inventory See Very
Low/Low 416 216 198 830
Total Capacity See Very
Low/Low 1,681 706 3,838 6,225
Surplus / (Shortfall) See Very
Low/Low 356 68 2,187 2,611
1 Considers net new units only. No sites contain existing residential uses. 2 The Preliminary Pipeline describes projects that are currently preliminary applications or under review, while the Entitled/Approved Projects describes projects that have been approved or are under construction.
Source: City of Richmond, LWC
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 1 3 AB 725 requires at least 25 percent of the above moderate incom e RHNA be met on sites that allow four or more units, and at least 25 percent of the modera te income RHNA be met on sites that allow four or more units, but not more than 100 units per acre. The City’s sites inventory complies with these requirements as follows:
Above moderate-income sites – 316 units maximum capacity (198 units realistic capacity); 110 units allowed on sites with a maximum of four or more units (34.8 percent) Moderate income sites – 545 units maximum capacity (216 units realistic capacity); 246 units allowed on sites with a maximum of four or more units but not more than 100 units per acre (45.1 percent)
B.3.2 Housing Sites Map
The following maps (Figures B-1 to B-4) show the inventory of sites by income category.
B-14 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology Figure B-1: 6th Cycle Housing Element Site Inventory Map by Income Category (Northwest Portion of Richmond)
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 1 5 Figure B-2: 6th Cycle Housing Element Site Inventory Map by Income Category (Northeast Portion of Richmond)
B-16 | City of Richmond S i t e s I n v e n t o r y a n d M e t hodology Figure B-3: 6th Cycle Housing Element Site Inventory Map by Income Category (Southeast Portion of Richmond)
Sites Inventory and Methodology C i t y o f R i c h m o n d | B - 1 7 Figure B-4: 6th Cycle Housing Element Site Inventory Map by Income Category (Southwest Portion of Richmond
B - 1 8 | C i t y o f R i c h m o n d Sites Inventory and Methodology B.3.3 Housing Sites Table
Table B-10 lists the parcels in the City’s housing sites inventory with unit capacity by income category.
Table B-10: Housing Sites
APN Consolidated
Sites
General
Plan Zoning Parcel Size
(Acres)
Existing
Use
4th or 5th
Cycle Site
Income
Category
Max Unit
Capacity
Realistic
Capacity
560181121 HIMU CM‐5 4.91 Vacant No Low 663 344
538220004 A HIMU CM‐5 0.16 Parking Yes Low 22 11
538220008 A HIMU CM‐5 0.32 Vacant Yes Low 43 23
538220003 A RMU CM‐1 0.06 Vacant No Low 3 1
514140032* HIMU CM‐5 0.52 Vacant Building and Parking Lot No Low 71 37 Total ‐ Lower
416
507262014 CMU RM1 0.13 Vacant No Moderate 4 3
507262010 CMU RM1 0.47 Vacant No Moderate 13 9
507262011 CMU RM1 0.12 Vacant No Moderate 3 2
507262012 CMU RM1 0.13 Vacant No Moderate 4 3
510081034 MR RM1 0.13 Car Garage in empty lot No Moderate 3 3 510093032 MR RM1 0.14 Car Garage in empty lot No Moderate 4 3 508122015 MR RM1 0.12 Vacant Yes Moderate 3 2
513317001 MR RM1 0.13 Vacant Yes Moderate 4 3
534181027 MR RM1 0.12 Vacant No Moderate 3 2
540330018 MR RM2 0.15 Vacant No Moderate 6 3
538220011 HIMU CM‐5 0.13 Vacant No Moderate 17 5
540150006* HIMU CM‐5 0.13 Vacant No Moderate 18 5
513174023 RMU CM‐1 0.17 Vacant No Moderate 9 3
514060020 HIMU CM‐5 0.19 Vacant No Moderate 26 8
528250002 CMU CM‐3 0.13 Vacant No Moderate 7 3
534171007 NMU CM‐2 0.12 Vacant No Moderate 3 2
540300003 MR RM2 0.13 Vacant No Moderate 5 3
544221013 RMU CM‐1 0.35 Vacant No Moderate 18 7
540210022 MR RM2 0.13 Vacant No Moderate 5 3
540250004 HIMU CM‐5 0.13 Vacant No Moderate 18 5
549132001 MR RM2 0.16 Vacant No Moderate 7 3
549150004 RMU CM‐1 0.13 Vacant No Moderate 6 3
Sites Inventory and Methodology City of Richmond | B-19 Table B-10: Housing Sites (Continued)
APN Consolidated
Sites
General
Plan Zoning Parcel Size
(Acres)
Existing
Use
4th or 5th
Cycle Site
Income
Category
Max Unit
Capacity
Realistic
Capacity
549150004 RMU CM‐1 0.13 Vacant No Moderate 6 3
561181010 NMU CM‐2 0.34 Vacant No Moderate 10 7
540300017 CMU CM‐1 0.13 Vacant No Moderate 6 3
538270011 CMU CM‐1 0.12 Vacant No Moderate 6 2
540150002 HIMU CM‐5 0.13 Vacant No Moderate 18 5
538260001 HIMU CM‐5 0.13 Vacant No Moderate 17 5
538220001 RMU CM‐1 0.13 Vacant No Moderate 6 3
538161011 RMU CM‐1 0.28 Vacant No Moderate 14 6
549110014 CMU CM‐3 0.13 Vacant No Moderate 6 3
544302021 CMU CM‐3 0.13 Vacant No Moderate 6 3
517320005 CMU CM‐3 0.12 Vacant No Moderate 6 2
515350006 CMU CM‐3 0.12 Vacant No Moderate 6 2
515190011 HIMU CM‐5 0.14 Vacant No Moderate 19 6
515190012 HIMU CM‐5 0.12 Vacant No Moderate 17 5
515190015 HIMU CM‐5 0.27 Vacant No Moderate 36 11
515190010 HIMU CM‐5 0.20 Vacant No Moderate 27 8
519290026 CMU CM‐3 0.12 Vacant No Moderate 6 2
534330020 NMU CM‐2 0.14 Vacant No Moderate 4 3
534181024 NMU CM‐2 0.25 Vacant No Moderate 8 5
534142006 NMU CM‐2 0.19 Vacant No Moderate 6 4
528250023 CMU CM‐3 0.14 Vacant No Moderate 7 3
529170032 CMU CM‐3 0.22 Vacant No Moderate 11 4
524010003 CMU CM‐3 0.12 Vacant No Moderate 6 2
528080003 CMU CM‐3 0.21 Vacant No Moderate 11 4
507262013 CMU RM1 0.13 Vacant No Moderate 4 3
549131010 MR RM2 0.47 Vacant No Moderate 19 9
515241011* CMU CM‐3 0.12 Vacant Building No Moderate 6 2 538250001* CMU CM‐5 0.13 Vacant No Moderate 17 5
538250012* CMU CM‐5 0.19 Vacant No Moderate 26 8
538260009* CMU CM‐5 0.21 Abandoned Building No Moderate 28 8 Total ‐ Moderate
216
B - 2 0 | C i t y o f R i c h m o n d Sites Inventory and Methodology Table B-10: Housing Sites (Continued)
APN Consolidated
Sites
General
Plan Zoning Parcel Size
(Acres)
Existing
Use
4th or 5th
Cycle Site
Income
Category
Max Unit
Capacity
Realistic
Capacity
558330039 LR RL2 0.12 Vacant Yes Above Moderate 2 1
558330040 LR RL2 0.11 Vacant Yes Above Moderate 2 1
558330041 LR RL2 0.11 Vacant No Above Moderate 2 1
534012006 LR RL2 0.09 Vacant No Above Moderate 1 1
529040013 LR RL2 0.09 Vacant No Above Moderate 1 1
556121017 HR RL2 0.09 Vacant No Above Moderate 1 1
408054001 LR RL2 0.11 Vacant No Above Moderate 2 1
408012036 LR RL2 0.11 Vacant No Above Moderate 2 1
561192031 MR RL2 0.11 Vacant No Above Moderate 2 1
561202015 MR RL2 0.11 Vacant No Above Moderate 2 1
534122013 LR RL2 0.11 Vacant No Above Moderate 2 1
534212005 LR RL2 0.12 Vacant Yes Above Moderate 2 1
561251012 MR RL2 0.11 Vacant No Above Moderate 2 1
530230025 LR RL2 0.11 Vacant No Above Moderate 2 1
549201004 LR RL2 0.09 Vacant No Above Moderate 1 1
534131009 LR RL2 0.13 Vacant Yes Above Moderate 2 1
538342003 LR RL2 0.13 Vacant No Above Moderate 2 1
513025001 LR RL2 0.16 Vacant Yes Above Moderate 2 2
561251013 MR RL2 0.17 Vacant Yes Above Moderate 3 2
561192030 MR RL2 0.17 Vacant Yes Above Moderate 3 2
558271001 LR RL2 0.15 Vacant No Above Moderate 2 2
513162013 LR RL2 0.21 Vacant Yes Above Moderate 3 2
549201005 LR RL2 0.19 Vacant Yes Above Moderate 3 2
538190027 LR RL2 0.21 Vacant Yes Above Moderate 3 2
561151009 MR RL2 0.23 Vacant Yes Above Moderate 3 2
558251013 LR RL2 0.23 Vacant Yes Above Moderate 3 2
558251014 LR RL2 0.24 Vacant Yes Above Moderate 4 2
549203030 LR RL2 0.29 Vacant Yes Above Moderate 4 3
Sites Inventory and Methodology City of Richmond | B-21 Table B-10: Housing Sites (Continued)
APN Consolidated
Sites
General
Plan Zoning Parcel Size
(Acres)
Existing
Use
4th or 5th
Cycle Site
Income
Category
Max Unit
Capacity
Realistic
Capacity
513151006 LR RL2 0.37 Vacant Yes Above Moderate 5 4
556170029 HR RL1 0.41 Vacant Yes Above Moderate 4 2
408054027 LR RL2 0.13 Vacant Yes Above Moderate 2 1
408032020 LR RL2 0.13 Vacant No Above Moderate 2 1
534024021* LR RL2 0.14 Vacant Yes Above Moderate 2 1
549201016 LR RL2 0.17 Vacant No Above Moderate 3 2
549201018 LR RL2 0.26 Vacant No Above Moderate 4 3
435300011 HR RH 1.90 Vacant No Above Moderate 9 6
509350038 LR RL2 0.11 Vacant No Above Moderate 2 1
544262008 LR RL2 0.12 Vacant Yes Above Moderate 2 1
556101007 HR RL1 0.25 Vacant Yes Above Moderate 2 1
556134032 HR RL1 0.24 Vacant Yes Above Moderate 2 1
558013001 HR RL1 0.31 Vacant Yes Above Moderate 3 2
544332010 LR RL2 0.12 Vacant Yes Above Moderate 2 1
544332015 LR RL2 0.12 Vacant Yes Above Moderate 2 1
558012015 HR RL1 0.20 Vacant Yes Above Moderate 2 1
544332036 LR RL2 0.17 Vacant Yes Above Moderate 3 2
556170016 HR RL1 0.20 Vacant Yes Above Moderate 2 1
556131018 HR RL1 0.26 Vacant Yes Above Moderate 2 2
544332030 LR RL2 0.17 Vacant Yes Above Moderate 3 2
558012014 HR RL1 0.23 Vacant Yes Above Moderate 2 1
556170033 HR RL1 0.21 Vacant Yes Above Moderate 2 1
556170032 HR RL1 0.15 Vacant Yes Above Moderate 1 1
558072014 HR RL1 0.20 Vacant Yes Above Moderate 2 1
544332034 LR RL2 0.17 Vacant Yes Above Moderate 2 2
556151006 HR RL1 0.22 Vacant Yes Above Moderate 2 1
544332004 LR RL2 0.09 Vacant No Above Moderate 1 1
544332028 LR RL2 0.23 Vacant Yes Above Moderate 4 2
556152007 HR RL2 0.09 Vacant No Above Moderate 1 1
B - 2 2 | C i t y o f R i c h m o n d Sites Inventory and Methodology Table B-10: Housing Sites (Continued)
APN Consolidated
Sites
General
Plan Zoning Parcel Size
(Acres)
Existing
Use
4th or 5th
Cycle Site
Income
Category
Max Unit
Capacity
Realistic
Capacity
558071001 LR RL2 0.25 Vacant Yes Above Moderate 4 2
558212010 HR RL1 0.14 Vacant Yes Above Moderate 1 1
558241007 LR RL2 0.14 Vacant Yes Above Moderate 2 1
544221024 LR RL2 0.12 Vacant Yes Above Moderate 2 1
550202004 LR RL2 0.11 Vacant No Above Moderate 2 1
550212015 LR RL2 0.13 Vacant No Above Moderate 2 1
550221008 LR RL2 0.09 Vacant No Above Moderate 1 1
550141005 LR RL2 0.13 Vacant Yes Above Moderate 2 1
538360009 LR RL2 0.14 Vacant Yes Above Moderate 2 1
538341019 LR RL2 0.10 Vacant No Above Moderate 1 1
538190011 LR RL2 0.14 Vacant Yes Above Moderate 2 1
538060018 LR RL2 0.13 Vacant Yes Above Moderate 2 1
538070024 LR RL2 0.10 Vacant No Above Moderate 1 1
509360032 LR RL2 0.13 Vacant Yes Above Moderate 2 1
549192006 LR RL2 0.09 Vacant No Above Moderate 1 1
513235008 LR RL2 0.15 Vacant Yes Above Moderate 2 2
513162007 LR RL2 0.11 Vacant No Above Moderate 2 1
544182012 LR RL2 0.12 Vacant No Above Moderate 2 1
544182002 LR RL2 0.29 Vacant No Above Moderate 4 3
513034020 LR RL2 0.09 Vacant No Above Moderate 1 1
513081015 LR RL2 0.12 Vacant Yes Above Moderate 2 1
513322018 LR RL2 0.11 Vacant No Above Moderate 2 1
516050021 LR RL2 0.12 Vacant Yes Above Moderate 2 1
519260010 LR RL2 0.11 Vacant No Above Moderate 2 1
519240019 LR RL2 0.11 Vacant No Above Moderate 2 1
534193009 LR RL2 0.10 Vacant No Above Moderate 1 1
534161024 LR RL2 0.16 Vacant Yes Above Moderate 2 2
534222005 LR RL2 0.10 Vacant No Above Moderate 2 1
534193017 LR RL2 0.10 Vacant No Above Moderate 2 1
534122012 LR RL2 0.12 Vacant Yes Above Moderate 2 1
Sites Inventory and Methodology City of Richmond | B-23 Table B-10: Housing Sites (Continued)
APN Consolidated
Sites
General
Plan Zoning Parcel Size
(Acres)
Existing
Use
4th or 5th
Cycle Site
Income
Category
Max Unit
Capacity
Realistic
Capacity
534023002 LR RL2 0.19 Vacant Yes Above Moderate 3 2
534012019 LR RL2 0.09 Vacant No Above Moderate 1 1
561202003 MR RL2 0.11 Vacant No Above Moderate 2 1
561201010 MR RL2 0.11 Vacant No Above Moderate 2 1
561151011 MR RL2 0.15 Vacant Yes Above Moderate 2 1
561221001 MR RL2 0.11 Vacant No Above Moderate 2 1
561262001 MR RL2 0.11 Vacant No Above Moderate 2 1
561232015 MR RL2 0.12 Vacant Yes Above Moderate 2 1
561192018 MR RL2 0.17 Vacant Yes Above Moderate 3 2
561192019 MR RL2 0.11 Vacant No Above Moderate 2 1
561262003 MR RL2 0.11 Vacant Yes Above Moderate 2 1
561252029 MR RL2 0.20 Vacant Yes Above Moderate 3 2
561181021 MR RL2 0.11 Vacant No Above Moderate 2 1
561181031 MR RL2 0.12 Vacant Yes Above Moderate 2 1
561171016 MR RL2 0.11 Vacant No Above Moderate 2 1
518111007 LR RL2 0.09 Vacant No Above Moderate 1 1
518111006 LR RL2 0.09 Vacant No Above Moderate 1 1
524180002 LR RL2 0.12 Vacant Yes Above Moderate 2 1
433492003 HR RH 0.50 Vacant No Above Moderate 3 2
435210005 HR RL1 1.35 Vacant Yes Above Moderate 12 8
408034010 LR RL2 0.11 Vacant No Above Moderate 2 1
408011032 LR RL2 0.11 Vacant No Above Moderate 2 1
414010014 LR RL2 3.44 Vacant No Above Moderate 52 34
433372008 HR RH 0.32 Vacant No Above Moderate 2 1
508371016 LR RL2 0.11 Vacant No Above Moderate 2 1
508371017 LR RL2 0.10 Vacant No Above Moderate 2 1
544232009 LR RL2 0.09 Vacant No Above Moderate 1 1
538210007 LR RL2 0.20 Vacant No Above Moderate 3 2
538190031 LR RL2 0.28 Vacant No Above Moderate 4 3
Total ‐ Above Moderat
e 198
*Surplus Land (government‐owned)
Source; City of Richmond, LWC