The Fan District Association (FDA) supports thoughtful density that provides additional housing opportunities, while respecting the unique characteristics of each city neighborhood. 

However, the FDA opposes the Code Refresh project in its current form. Here are the high-level reasons for our opposition:

• Demolition & Displacement Risks: “Upzoning” many of our single family lots to “Residential Multifamily” allowing up to 6 units or more on a single lot and commercial corridors to “Mixed Use” could incentivize demolition of existing structures and result in the possible displacement of existing residents and small local businesses. 

• Neighborhood Uniqueness: One-size-fits-all zoning fails to respect and protect the individual charm of each neighborhood. Plans must involve citizens and prioritize historic preservation to avoid displacing residents and small businesses while addressing reasonable growth.

• Overscaling & Density: Current proposals allow up to three dwellings on single-family lots. ADUs (Accessory Dwelling Units) can be up to 1,200 square feet which is oversized for most Fan lots. 

• Lack of Impact Studies: No detailed studies on economic consequences or the impact on schools, stormwater, water supply, and basic services have been provided to the public.

• Long-Term Responsibility: Given that zoning changes last for decades, the Code Refresh must be done carefully and thoughtfully. 

In April 2026, the Fan District Association Board voted to adopt a 16-point position about the Code Refresh and its impacts on the Fan. This position has been shared with Mayor Avula and Councilor Katherine Jordan.  Since that time, the Administration has released an interim draft, Version 2.8,  zoning map showing the proposed  zoning category for each parcel of land in the City.  In July the FDA  voted to adopt a revised position paper on the impact of Code Refresh.  You can find it on the link below.

Download and read the original position paper.

The FDA Updated Position Paper on Code Refresh

COME ONE COME ALL!!!

Want to learn more?  The FDA is holding a neighborhood meeting on July 29th from 6-8 at the Tabernacle Baptist Church located at 1925 Grove Avenue.  Come share your thought and views and learn more details about the Proposed Zoning Code Refresh.

• The City of Richmond has prepared a draft zoning map that rezones every single parcel of land in the City. 
  
  
• Under the proposed new zoning code, single family  residential parcel are  permitted to have a duplex plus an accessory dwelling unit (ADU) of right, with no additional permissions.  In other words, each single family residential parcel is allowed to have three (3) dwelling units, although the most recent interim version allows only two structures.
  
  
• In many instances, including in the Fan, the City has proposed "upzoning" parcels even further, meaning the parcel would be zoned to permit more dense development than two (2) homes/duplex plus an ADU. That upzoning further increases the number of units permitted on a parcel and/or additional height, up to eight (8) or even thirteen stories at certain places. 

• ️Continue to learn about the Code Refresh.
  
  
• Talk to your neighbors.
  
  
• Submit any questions or comments to richmond300@rva.gov and zoning@fandistrict.org 
  
  
• Attend the next Zoning Advisory Council meeting and make a comment during the public comment period.
  
  
• Contact Councilor Katherine Jordan's office and share your thoughts or concerns. 

• Contact our Zoning Committee, you can find more information regarding this committee on their page. Code Enforcement and Zoning.

• Draft Two Map (Interactive)
• Draft Two Zoning Regulations (Interactive)
• Draft Two Map (PDF)
• Draft Two Zoning Regulations (PDF)
• November 2025 Open House Boards (PDF)
• Emails Received During Draft 2 (PDF)

• Fan-area Community Meeting - Sept. 9, 2025
• Code Refresh Webinar

• Code Refresh
• Richmond 300

The Code Refresh categorizes land by zoning classification dictates the maximum scale or density that may be built in that parcel.  Download the full summary of zoning districts here.

Below are the proposed zoning categories that most prominently appearing in the Fan District as of July 2026, and Version 2.8.

RA-A allows up to 2 units and an accessory dwelling unit (ADU) on a lot, includes single-family detached and attached, duplexes, and rowhouses

RA-B allows up to 6 units in a building, includes single-family detached and attached, duplexes, rowhouses, and multiplexes. Also allows limited commercial

RA-C allows up to 12 units in a building, includes single-family detached & attached, duplexes, rowhouses, stacked townhouses, multiplexes, and apartments. Also allows limited commercial

RX-4 allows up to a 4-story residential building, includes single-family detached & attached, duplexes, rowhouses, stacked townhouses, multiplexes, and apartments. Also allows limited commercial

MX-3 allows up to a 3-story residential, commercial or mixed use building. Also includes rowhouses, stacked townhouses, multiplexes, and apartments

MX-6 allows up to a 6-story residential, commercial or mixed use building. Also includes rowhouses, stacked townhouses, multiplexes, and apartments.

MX-8 allows up to an 8-story residential, commercial or mixed use building. Also includes rowhouses, stacked townhouses, multiplexes, and apartments.

MX-13 allows up to a 13-story residential, commercial, or mixed use building.

As you explore the proposed zoning maps, you will see areas in the Fan circled and labled as "Nodes" or "Micro Nodes." These are areas that have been deemed significant opportunities for development. By the City's definition:

"Nodes are places in Richmond that can either 1) accommodate additional growth in jobs and population or 2) are major activity centers today and should be preserved/enhanced."

Nodes will be targeted for more agressive, high-density zoning. These areas should command more of your attention when reviewing propsed zoning changes. 

There are three types of nodes identified for the Code Refresh.

1. Regional/National Node: A center with significant cultural, entertainment, government, and business destinations as well as shopping, housing, and unique place-based attractions.
   
   
2. Neighborhood Node: A local crossroads typically within or next to larger residential areas that offers goods and services to nearby residents, employees, and visitors.
   
   
3. Micro Node: A notable place within a neighborhood that generally provides goods and services to the immediate residents but may attract visitors.

See the complete explanation of Nodes from the Richmond 300 plan.