Richmond | Lot Size and Subdivisions

Richmond, California Lot Size and Subdivisions: Minimum Lots, Small Lots, Maps, SB 9 and SB 684

In Richmond, California the size of a lot decides how many homes it can hold and whether it can be divided. Each zoning district sets a minimum lot size and width. Dividing land takes a map, a survey drawing the City approves before new lots can be sold: a parcel map for up to four lots, called a Minor Subdivision, and a tentative map for five or more, a Major Subdivision. Series 700 of Chapter 15.04 sets the steps. State law adds SB 9 lot splits and small-lot maps under SB 684 and SB 1123. The Richmond overview has the summary.

Minimum Lot Size by District

Source: Richmond Municipal Code Table 15.04.201.030, Table 15.04.201.050, Table 15.04.202.030(1) and Sec. 15.04.201.010, Supplement 74.

The lot size sets the floor for any new lot. Section 15.04.710.020 says "Residential lots shall have a minimum area in accordance with the Zoning Ordinance," that "All residential lots shall have frontage on a street," and that new lots must be "usable and buildable." Flag lots, lots that reach the street only by a narrow strip, "shall be approved only where there is no alternative design for the development of land due to topographic conditions or excessively deep parcels." Side lot lines must be "substantially normal or radial to street lines," which means at right angles to the street.

Older lots smaller than the minimum stay usable. Section 15.04.601.040 says a lot "legally created through a recorded deed may be used as a building site even when consisting of less area, width, or depth than that required," but "no substandard lot can be further reduced in area, width, or depth, unless such reduction is required as part of a public improvement." A 3,000 square foot lot in RL2 can take a house but cannot be divided under the City's own lot rules; an SB 9 split, covered below, follows the state minimums instead.

Small Lot Subdivisions in RL2

Section 15.04.201.090 exists "to increase the supply of smaller dwelling units and rental housing units in the City by allowing the creation of subdivisions with smaller lots and dwellings." A small lot subdivision may be proposed "on any site within the RL2 District" where it is compatible with nearby uses and the density stays within the General Plan maximum. The Planning Commission may approve lots smaller than the district minimum, "but no less than 2,000 square feet in area and 30 feet in width," if it finds the project compatible with neighboring uses and that it "will contribute to underserved segments of the City's housing market." The Commission must refuse one where public utilities are inadequate or the landform is unsuitable because of grading or impacts on neighbors' views.

Source: Richmond Municipal Code Table 15.04.201.080, Supplement 74.

A bungalow court is a group of small detached homes around a shared courtyard; it must set aside 15 percent of the lot as "a central courtyard." The project site as a whole keeps the base district setbacks, while each small lot inside it uses the shorter setbacks in the table. For a 1-story portion the side setback is zero, and for second and third stories it is 5 feet. Garages may be at most 16 feet wide, with access "Alley or side street wherever possible."

Hillside Subdivisions

Section 15.04.201.100 applies to "any land division on sites and lots or portions of undeveloped land greater than one acre in area with an average slope of 15 percent or greater over any horizontal distance of 25 feet or more." Every hillside subdivision needs a conditional use permit from the Planning Commission. The base district still caps the number of homes, but the Commission "may reduce the maximum number of dwelling units" to limit grading, preserve public views, avoid needless roads, reduce hazards to neighbors or protect resources. Grading must stay small on slopes over 26 percent, and on land "Over 30 percent" development "can only occur if necessary to avoid hazards or reduce environmental and visual impacts." Where these rules and the base district conflict, "the most restrictive provisions shall apply."

Maps: Who Decides and How Fast

Sources: Richmond Municipal Code Sec. 15.04.702.010, 15.04.703.090, 15.04.703.100 and 15.04.702.050; Master Fee Schedule FY 2026-27. Deposits are billed at "Actual Cost."

Under Section 15.04.702.010, the Zoning Administrator processes tentative maps, parcel maps, lot line adjustments and mergers and "shall be responsible for the approval, conditional approval or denial of Parcel Maps." The Planning Commission decides tentative maps for Major Subdivisions, which the Master Fee Schedule defines as "5 or more parcels," and hears appeals of parcel maps. Under Section 15.04.702.050 a map decision may be appealed "within 10 days of the issuance of the Notice of Action," and the appeal is scheduled within 30 days. The City Council approves final maps for Major Subdivisions and is "the final appeal board" for tentative maps.

For a tentative map, notice goes out at least 10 calendar days before the hearing, by newspaper, by posting at City Hall and online, and by mail to owners "within 300 feet of the subdivision boundaries." The decision must come within 50 days after the map is accepted for filing or the environmental review under CEQA, the California Environmental Quality Act, is done, "whichever is latest."

A map lasts 24 months. If the subdivider asks in writing before it expires, "The map shall automatically be extended for 60 days or until the application for extension is approved, conditionally approved, or denied," and the Zoning Administrator must act on the request within 30 days. If the map expires, "no final map of all or any portion of the real property included within the map shall be filed without first processing a new tentative map."

SB 9 Lot Splits

An urban lot split under SB 9 and Government Code 66411.7 divides one lot in a single-family zone into two, approved by staff without a hearing. Supplement 74 of Richmond's code has no SB 9 section, so the City takes applications under the statute with its own SB 9 Application and Lot Split Checklist. Their main rules:

• Zones. "Single-family zoning districts in the City of Richmond include RH, RL1, and RL2."
• Size. No more than two new parcels, "approximately equal lot area," none smaller than 40 percent of the original, and both at least 1,200 square feet. The application asks whether the existing lot is "greater than 2,400 square feet."
• Owner occupancy. An "Owner's Affidavit for Post Lot Split Occupation" stating "I intend to occupy one of the housing units as my principal residence for a minimum of three years from the date of the approved lot split."
• No repeat splits. The parcel must not come from an earlier SB 9 split, and no adjacent parcel may have been split by the same owner "or any person acting in concert with the owner."
• Access. Both parcels must have access to, provide access to, or adjoin the public right-of-way.
• Deed restriction. A "Lot Split Deed Restriction Agreement" for both parcels, and rentals of any new unit "for a term longer than 30 days."
• Housing that cannot be touched. No demolition or alteration of rent-restricted or rent-controlled housing, housing with a tenant in the last three years, or a parcel withdrawn under the Ellis Act within 15 years.

The statute requires a decision "within 60 days from the date the local agency receives a completed application," or the split is deemed approved. Each new lot may then hold two homes; the statute says a city need not allow "more than two units on a parcel created through the exercise of the authority contained within this section," counting ADUs. The ADUs and SB 9 page covers the homes themselves.

SB 684 and SB 1123 Small-Lot Maps

SB 684 and SB 1123, now Government Code 66499.41, require cities to approve small subdivisions without a hearing. Richmond's code has no section on them, so the statute applies on its own terms. In the version in force until January 1, 2027, it covers a map that "will result in 10 or fewer parcels" with "10 or fewer residential units," on a lot zoned for multifamily use of no more than five acres, or a vacant lot zoned for single-family homes of no more than one and one-half acres. New parcels must be at least 600 square feet, or 1,200 square feet if zoned single-family, and the city must decide "within 60 days." A project that would demolish or alter housing occupied by tenants in the five years before the application does not qualify. By Richmond's use tables, lots where multi-unit dwellings are permitted include RM1, RM2, CM-1 and CM-3.

Park Land Fees on New Lots

New homes on new lots pay for parks. The FY 2026-27 Master Fee Schedule lists "Park Land Dedication Fees Calculated on a Per Unit Basis" of $432 for a single-family home or townhouse, $372 for a duplex home, $300 for condominiums and clusters, and $216 for apartments of 7 units or more. It also lists a separate park impact fee per square foot that is higher for "Parks - Quimby (Subdivisions)" than for "Parks (Infill)." The permits and fees page lists the per square foot amounts.

Where the Code Disagrees With Itself

• Who decides a tentative parcel map. Section 15.04.703.060 says that on receiving "an application for a tentative map or tentative parcel map," the Zoning Administrator "shall schedule the proposed map for review and public hearing by the Planning Commission." Sections 15.04.702.010 and 15.04.703.090 give parcel map decisions to the Zoning Administrator. Ask the Planning Division which path your map takes.
• Findings citation. Sections 15.04.703.070 and 15.04.703.090 require "the required findings in Section 15.04.702.090," but that section is the parcel map waiver; the findings are in Section 15.04.702.100.
• Development types citation. Section 15.04.201.090 sends small lot projects to "Section 15.04.201.070, Residential Development Types," which is the multi-family design section; the development types are Section 15.04.201.080.
• 2026 change. Ordinance No. 9-26 N.S., adopted June 16, 2026, amended Article 15.04.201, which holds the lot tables and the small lot rules. VanPlex could not read its text. Confirm the lot standards with the Planning Division.

Where to Go Next

Related on VanPlex: the Richmond overview, the SB 9 page and the lot eligibility guide.

Frequently Asked Questions

Official sources (checked October 2026)