Richmond’s Department of Planning and Development Review (PDR) brings building permitting, inspections, zoning, and land-use administration into the same department. The Permits and Inspections Bureau reviews construction documents and inspects permitted work, while the City’s Online Permit Portal (OPP) supports residential and commercial building permits, electrical and mechanical permits, residential trade permits, zoning-compliance applications, and site plans.
Zoning review is integrated into the permit process. Every Richmond parcel has a zoning designation under the City’s Zoning Ordinance, and Zoning Administration reviews building permits, sign permits, and Certificates of Occupancy for compliance. Projects that cannot meet the underlying zoning may require an administrative variance, Board of Zoning Appeals action, rezoning, special-use permit, or other land-use approval before development can proceed.
Richmond’s historic districts create another important review layer. The Commission of Architectural Review (CAR) reviews exterior changes to structures within City Old and Historic Districts and issues Certificates of Appropriateness for approved work. Floodplain location can also change the approval path: development, redevelopment, and land-disturbing activity within regulated floodplain areas are subject to the City’s floodplain-management requirements and may require additional technical review.
Work extending into streets, alleys, sidewalks, or other public right-of-way is regulated separately by the Department of Public Works. Excavation, construction staging, dumpsters, storage containers, driveways, utility work, and similar activities generally require a Work in Streets Permit. Applicants can start with Richmond’s Online Permit Portal and then identify any zoning, historic, floodplain, or right-of-way approvals that apply.