May 19, 2026
Community Development
DATE: May 19, 2026
TO: Mayor Martinez and Members of the City Council
FROM:
Lina Velasco, Director of Community Development
Avery Stark, Planning Manager
Subject:
General Plan and Zoning Text Amendments Related to
6th Cycle Housing Element Program Implementation
FINANCIAL IMPACT: There is no financial impact associated with this item.
Adoption of the proposed General Plan and Zoning
Ordinance amendments does not require additional City
funding, and all work related to Housing Element
program implementation is being completed within
existing departmental resources.
PREVIOUS COUNCIL
ACTION:
January 24, 2023
STATEMENT OF THE
ISSUE:
There have been several changes to State law related to residential land uses and streamlined review of housing developments. As part of Richmond’s 6th Cycle Housing
Element, adopted by the City Council on January 24,
2023, several programs were identified committing the
City to prepare and adopt certain General Plan
amendments and zoning text amendments to bring its
regulations into alignment with changes to State law.
City staff are bringing forward a package of General Plan Amendments and Zoning Text Amendments that
complete the implementation of 11 Housing Element
programs.
RECOMMENDED ACTION:
HOLD a public hearing; INTRODUCE (first reading) an
ordinance, as recommended by Richmond’s Planning
Commission, amending Articles 15.04.104, 15.04.201,
15.04.202, 15.04.203, 15.04.602, 15.04.607; Sections
15.04.610.180, 15.04.610.360, 15.04.805.040 and
AGENDA
REPORT
May 19, 2026
15.04.806.040 of the Richmond Municipal Code (RMC);
and ADOPT a resolution, as recommended by
Richmond’s Planning Commission, amending the
General Plan 2030 Land Use and Urban Design Element,
to implement certain programs identified in the City’s
adopted 6th Cycle Housing Element to align with recent
changes to State Law - Community Development (Lina
Velasco/Avery Stark 510-620-6714).
BACKGROUND:
The City’s 6th Cycle Housing Element (2023-2031) was adopted by the City Council on January 24, 2023, and subsequently found in compliance with Housing Element law by the California Department of Housing and Community Development on October 2, 2023. The City committed to timely and effective implementation of all Housing Element programs. The following zoning text amendments to the Richmond Municipal Code (RMC or Zoning Ordinance) and General Plan Land Use & Urban Design Element (Land Use Element) are proposed to implement 11 programs included in the City’s adopted Housing Element. Many of these programs were identified to align City regulations with recent changes in State law.
Summary of Proposed Amendments
The following listed Housing Element programs outline the key changes reflected in the proposed amendments to the Zoning Ordinance and General Plan Land Use Element.
City staff is proposing amendments to the following RMC Articles 15.04.104, 15.04.201,
15.04.202, 15.04.203, 15.04.602, 15.04.607; Sections 15.04.610.180, 15.04.610.360,
15.04.805.040, and 15.04.806.040; and the General Plan Land Use Element:
Program 1.I Minimum Densities
Amend the City’s Zoning Ordinance to increase the minimum density standard in the following zoning district: RM-1, RM-2, CM-1, CM-2, and CM-3 zoning districts to 20 dwelling units per acre.
Program 1.L Eliminate Parking Minimums near Transit Consistent with AB 2097 Update the City’s off-street parking standards to comply with current state law, to remove minimum parking requirements on any residential, commercial, or other development projects within one half-mile of public transit (as defined in AB 2097) unless required findings are made as specified in State 2023-2031 Housing Element City of Richmond; and
Update the City’s definition of “major transit stop” to be consistent with Government Code Section 21155.
Program 1.M Clarify General Plan and Zoning Code Maximum Density
May 19, 2026
Amend the City’s General Plan to include clarifying text regarding maximum allowed density in the High-Intensity Mixed-Use and Medium-Intensity Mixed-Use designations relative to the CM-5 and CM-4 zoning districts and the Richmond Hills Initiative.
Program 3.A Design Review and Use Permit Process Improvements Amend the City’s design review criteria and use permit findings to rely on objective design standards and zoning requirements for housing developments instead of subjective criteria/findings.
Program 3.D Density Bonus
Amend the City’s local density bonus ordinance to ensure consistency with State law by streamlining the provisions and referencing Government Code Section 65915 for ongoing compliance.
Program 3.E Allow Residential Care Facilities Consistent with State Law Amend the City’s Zoning Ordinance to allow group homes in all zoning districts that allow residential uses, objectively with approval certainty similar to other residential uses of the same form consistent with Health and Safety Code Section 1568.0831.
Program 3.F Amend Building Height in the RM1 and RM2 Zones Amend the Zoning Ordinance to increase the maximum building height in the RM1 and RM2 zones from 35 feet to 38 feet to better accommodate three-story developments.
Program 3.G Modify Mixed-Use Zones Building Heights
Amend building height standards for the CM-1 through CM-5 mixed-use zoning districts to allow increased maximum heights when buildings are located within a defined distance of an adjacent residential zoning district as follows:
o CM-1 and CM-2: Increased from 35 ft to 38 ft within 30 feet of a residential zone, while maintaining a district maximum height of 45 ft; o CM-3 and CM-4: Increased from 35 ft to 45 ft within 50 feet of a residential zone, while maintaining a district maximum height of 55 ft; and o CM-5: Increased from 35 ft to 45 ft within 50 feet of a residential zone, while maintaining a district maximum height of 135 ft.
Program 4.G Low Barrier Navigation Centers (LBNC) and Emergency Shelters Amend the City’s Zoning Ordinance to allow LBNCs in zones where multi-family and mixed-use are permitted, including nonresidential zones permitting multi- family uses pursuant to Government Code Section 65660 (e.g., RM1, RM2, CM- 1, CM-2, CM-3, CM-4, CM-5, and CR zones by-right);
May 19, 2026
Amend emergency shelter parking standards to only require parking necessary for emergency shelter staff consistent with Government Code Section 65583; and
Amend the City’s Zoning Ordinance to add an expanded definition of emergency shelters per AB 2339 (e.g., to also include navigation center, bridge housing, and respite or recuperative care consistent with Government Code Section 65583(a)(4)(C)).
Program 4.H Transitional and Supportive Housing
Amend the City’s Zoning Ordinance to allow transitional and supportive housing by-right in the CR Zone to ensure transitional and supportive housing are allowed by-right in all zones where multi-family and mixed-uses are permitted, including non-residential zones permitting multifamily uses pursuant to Government Code Section 65651.
Program 4.I Employee/Farmworker Housing
Amend the City’s Zoning Ordinance to allow employee housing consistent with Health and Safety Code Section 17021.5 and 17021.6.
In addition to the Housing Element-related RMC amendments, City staff are proposing several clean-up amendments, including:
1. Removing the Key Terms list in RMC Section 15.04.104 to reduce redundancies and minimize the potential for inconsistencies when updating definitions; and
2. Updating definitions for Accessory Dwelling Units, Junior Accessory Dwelling Units, efficiency units, and duplexes to ensure consistency with the City’s Accessory Dwelling Unit Ordinance, which is currently being updated to align with state law.
Planning Commission Recommendation
On April 2, 2026, Richmond’s Planning Commission conducted a public hearing on the proposed amendments to the RMC and General Plan. The Commission adopted Resolution No. 26-06 which recommended that the City Council approve the proposed zoning ordinance amendments to RMC Articles 15.04.104, 15.04.201, 15.04.202,
15.04.203, 15.04.602, 15.04.607; Sections 15.04.610.180, 15.04.610.360,
15.04.805.040, and 15.04.806.040; and the General Plan Land Use Element Amendments (Attachment 3).
Zoning Ordinance Amendment Findings
A draft of the proposed Ordinance amending the RMC is attached to this staff report as Attachment 1. The City Council, approving an amendment to RMC Article XV, must make all of the following findings as required by RMC Section 15.04.814.050:
May 19, 2026
A. The proposed amendment is consistent with the General Plan.
Statement of Fact: The proposed Zoning Ordinance amendments are consistent with General Plan Housing Element Programs 1.I; 1.L; 1.M;
3.A; 3.D; 3.E; 3.F; 3.G; 4.G; 4.H; and 4.I, each of which aim to ensure the Zoning Ordinance does not contain barriers to developing housing, in part to provide a balanced supply of housing types, densities, and prices to meet the needs of all income groups and amend the ordinance to ensure compliance with State law.
B. The proposed amendment is necessary for public health, safety, and general welfare or will be of benefit to the public.
Statement of Fact: The proposed Zoning Ordinance amendments will benefit the public by increasing housing production within the City of Richmond and ensuring local regulations comply with State law.
California’s housing production is not keeping pace with demand and the lack of housing supply impacts affordability. The State legislature has determined that local jurisdictions must analyze and remove governmental barriers to the development of housing for all income levels.
C. The proposed amendment has been reviewed in compliance with the requirements of the California Environmental Quality Act.
Statement of Fact: Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, the City prepared an Addendum to the Richmond General Plan 2030 Environmental Impact Report (EIR) (State Clearinghouse No. 2008022018), which evaluated the potential environmental effects associated with implementation of the Housing Element. The Addendum concluded that the Housing Element implementation actions are within the scope of the prior EIR and would not result in any new significant environmental impacts, nor would they substantially increase the severity of previously identified impacts. The proposed Zoning Ordinance amendments implement these Housing Element programs and are therefore within the scope of the analysis contained in the Addendum and the prior EIR.
Accordingly, no subsequent or supplemental environmental review is required pursuant to CEQA Guidelines Sections 15162 and 15163.
D. For a change to the Zoning Maps, that the subject property is suitable for the uses permitted in the proposed zone in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations, and that the proposed change of zoning district is not detrimental to the use of adjacent properties.
May 19, 2026
Statement of Fact: The proposed Zoning Ordinance amendments will modify the text only and will not change the Zoning map.
General Plan Amendment Findings
A draft of the proposed resolution amending the General Plan Land Use Element is attached to this staff report as Attachment 2. The City Council, approving an amendment to the General Plan must make all of the following findings as required by RMC Section 15.04.813.050:
A. The proposed amendment will contribute to the public health, safety, general welfare or will be of a benefit to the public.
Statement of Fact: The proposed general plan amendment will support the implementation of State law and implement programs identified in the Housing Element that would remove constraints to housing production and promote new housing construction contributing to the benefit of Richmond, the Bay Area, and the State as a whole.
B. The proposed amendment is consistent with the General Plan goals, unless the goals themselves are proposed to be amended.
Statement of Fact: The proposed General Plan amendments implement Housing Element Program 1.M aimed at clarifying maximum density allowed in High-Intensity Mixed-use and Medium Intensity Mixed-use land use designations to promote new housing construction to create more equitable and affordable options to meet the City’s Regional Housing Needs Allocation (RHNA).
C. The proposed amendment retains the internal consistency of the General Plan and is consistent with other adopted plans, unless a concurrent amendment to those plans is also proposed and will result in consistency.
Statement of Fact: The proposed amendments are limited and narrow in that they do not have ripple effects requiring amendments to other elements of the General Plan to retain internal consistency. The proposed amendments do affect the maximum densities in certain zoning districts; however, a complimentary ordinance amending the Zoning Ordinance is being proposed to ensure consistency with the proposed General Plan amendments.
D. The proposed amendment has been reviewed in compliance with the requirements of the California Environmental Quality Act (CEQA).
Statement of Fact: The City prepared an Addendum to the Richmond General Plan 2030 EIR, consistent with CEQA Guidelines Section 15164, affirming that the analysis contained in the Richmond General Plan 2030 EIR
May 19, 2026
adequately addresses the potential physical impacts associated with implementation of the Richmond Housing Element.
ENVIRONMENTAL REVIEW:
The City, as the Lead Agency, has determined that the proposed zoning ordinance amendments have been reviewed in accordance with the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15164, an Addendum to the Richmond General Plan 2030 Environmental Impact Report (EIR) (State Clearinghouse No. 2008022018) was prepared, which evaluated the potential environmental effects associated with implementation of the Housing Element. The Addendum concluded that the Housing Element implementation actions are within the scope of the prior EIR and would not result in any new significant environmental impacts, nor would they substantially increase the severity of previously identified impacts. The proposed zoning ordinance amendments implement these Housing Element programs and are therefore within the scope of the analysis contained in the Addendum and the prior EIR.
Accordingly, no subsequent or supplemental environmental review is required pursuant to CEQA Guidelines Sections 15162 and 15163.
CONCLUSION:
City staff recommend that the City Council hold a public hearing and introduce (first reading) the Ordinance in Attachment 1, amending RMC Articles 15.04.104, 15.04.201,
15.04.202, 15.04.203, 15.04.602, 15.04.607; Sections 15.04.610.180, 15.04.610.360,
15.04.805.040, and 15.04.806.040; and adopt resolution, amending the General Plan Land Use Element to implement the Housing Element and align city regulations with recent changes in State Law (California Government Code Section 65589 et seq.) (Attachment 2).
DOCUMENTS ATTACHED:
Attachment 1 – Draft Ordinance Amending RMC Articles 15.04.104, 15.04.201,
15.04.202, 15.04.203, 15.04.602, 15.04.607; and Sections
15.04.610.180, 15.04.610.360, 15.04.805.040, and 15.04.806.040 Attachment 1 – Exhibit A: Zoning Text Amendments
Attachment 2 – Draft Resolution Amending the Richmond General Plan 2030 Land Use Element
Attachment 3 – PC Resolution No. 26-06 recommending approval of zoning ordinance amendments to comply with State law and amendments to the General Plan Land Use Element to ensure consistency with RMC amendments Attachment 4 – Redline Version of RMC Articles 15.04.104, 15.04.201, 15.04.202,
15.04.203, 15.04.602, 15.04.607; and Sections 15.04.610.180,
15.04.610.360, 15.04.805.040, and 15.04.806.040