Menu
Log in
Forgot password

Fan District Association

Log in
Forgot password

Code Refresh

The City of Richmond is currently going through a code refresh and zoning rewrite which will have significant impacts on our neighborhoods and change how zoning and development is carried out. The zoning code is a legal document that describes what may be built on a piece of property.

Re-writing the zoning code is identified in the Richmond 300 Master Plan as one of the Big Moves. A re-write process means developing new zoning categories and descriptions, and then mapping those categories to every parcel in the city.  A re-write process can take up to three years. The last time the zoning ordinance was re-written was in the mid-1970s. Since then, the zoning code has had piece-meal updates to accommodate the city’s changing needs throughout the years. 

There are regular opportunities to be involved, share your voice and learn more about the process.

CURRENT OPPORTUNITY: Comment on the latest zoning draft map. Deadline: Sunday, Sept. 28, 2025.

Code Refresh Resources

Understanding the borders of The Fan

Depending on who you talk to, you'll get a different version what is actually "The Fan." Generally, it is the area between Arthur Ashe and Belvidere, from Broad Street to Main. 

For Fan residents and the Fan District Association, this is the area of interest for the Code Refresh:


Understanding the Zoning Codes

The Code Refresh organizes zoning by codes. That code dictates the maximum scale or density that may be built in that parcel. The new zoning codes will replace the current code designation for that parcel. Download the full summary of zoning districts here.

Below are the zones most prominently appearing in the Fan District as of September 2025. Use this guide to help you understand and comment on the interactive Draft Zoning Map. 

RA-A
Residential Attached - Low

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
Residential Attached - Medium

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
Residential Attached - High

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
Residential Mixed Use

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
Mixed Use


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

Within the Fan, along Broad Street from Arthur Ashe to North Belvediere, and between Franklin and Broad east of Lombardy, the proposed zoning density increases significantly. In those areas, you will see the following zones. You can see these zones on the interactive Draft Zoning Map. 

MX-6
Mixed Use


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


MX-8
Mixed Use


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


MX-13
Mixed Use


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

Understanding "Nodes"

What is a "node"?

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.

Nodes in the Fan

In the Fan there are seven Micro Nodes within or overlapping the neighborhood; one Neighborhood Node surrounding Broad and Hermitage; and one National/Regional Node at VCU. The Fan also borders another National Node covering Carytown in the Museum District.

The seven Micro Nodes in the Fan are located, generally:

  • Along Robinson Street, between Mulberry and South Davis by Parkwood Ave and North Main
  • Along Robinson Street, between Mulberry and North Davis by Grove and Stuart
  • Around the interesctions of Strawberry, Stuart and Park; the area surrounding Scuffletown
  • North Shields between Grove and Hanover
  • Over West Cary and West Main, between Strawberry and Shields
  • Over West Cary and West Main, between Rowland and Granby
  • Over West Cary and West Main, around Plum and Harvie

You can find these nodes and review and comment on their proposed zoning codes on the interactive Draft Zoning Map.


Fan District Association
208 Strawberry Street
Richmond, VA 23220

The Fan District Association is a 501(c)3 nonprofit organization. 

Powered by Wild Apricot Membership Software