Richmond Zoning Refresh Excludes Duplex Provisions

Officials have delayed a scheduled vote on proposed changes to the city's 50-year-old zoning code.

Updated on Sept. 30, 2026 in Home Renovation

Bold vector editorial illustration of a wooden house-frame and a concrete building block, symbolizing urban housing density and zoning policy. — Richmond officials have delayed a scheduled vote on the city's Code Refresh, as the latest draft continues to exclude by-right duplex construction. AI Illustration. Upload story photo >

Live Poll

Should cities allow duplexes by right in neighborhoods currently zoned only for single-family homes?

The third draft of Richmond's Code Refresh does not include provisions allowing for by-right duplex construction on single-family lots. City officials have subsequently delayed an expected October 13 vote on the zoning revision.

Why it matters

The city aims to address a local housing shortage and rising costs through the Code Refresh, though opposition concerns about maintaining neighborhood character have stalled the effort. Currently, building attached housing requires a special use permit, a process that can add months of delays and significant expenses to construction projects.

The city's current zoning code, established in the 1970s, has remained in effect for 50 years. Obtaining a special use permit for duplex construction currently requires a minimum of 6 months and can add tens of thousands of dollars to project costs.

The players

Cesar Carvalhaes

He is a Richmond property owner who purchased his home in the city in 2016.

Richmond City Council

This is the legislative body responsible for debating and voting on the city's zoning code revisions.

The details

Property owners seeking to build attached housing must navigate an intensive process that includes a city application, planning department review, planning commission recommendation, and a final City Council vote. While the Code Refresh intended to address housing supply, current drafts limit many neighborhoods to single-family housing with only accessory dwelling units permitted.

1970s: The city implemented its existing restrictive zoning code.
2016: Local property owner Cesar Carvalhaes purchased a home in the city.
October 13, 2026: The city had initially planned to conduct a council vote on the code update.

Roadmap

The current debate reflects a wider trend of municipalities re-evaluating decades-old land-use policies to combat housing scarcity. By limiting duplex density, the city remains at odds with broader urban planning shifts that favor increased multi-family zoning to improve housing affordability.

Homeowners currently looking to build attached housing will continue to face a costly, months-long special use permit process. Residents hoping for more diverse housing options or by-right construction will see no immediate change in property development regulations.

The takeaway

The stalled vote underscores the tension between addressing regional housing needs and preserving the established character of single-family neighborhoods. Residents should monitor future council dockets for updates on when the zoning revision process will resume.