Does Code Refresh's “Preservation Bonus” Incentivize Mansionization?
Many neighborhood lots (like Southside's Woodland Heights, pictured) allow gentle density while protecting their irreplaceable existing tree canopy, their soil for food resilience, and sunlight to allow sustainable solar opportunities that thoughtfully enhances a thriving (not snuffed-out) community.
The Preservation Bonus Promotes Affordable Local Housing, NOT Mansionization. But Before We Consider Duplexes, FIRST: Remove Illegal Airbnbs And Co-Hosts, Returning Those Rentals To Richmond. Second, Keeping ADUs 500 Square Feet Keeps Those Units Affordable!
A critic complains Richmond's proposed Preservation Bonus will lead to Mansionization: replacing modest homes with oversized mansions, as “that’s the only way developers can make money.” This concern fundamentally misunderstands how the Preservation Bonus works. The Preservation Bonus incentivizes multi-unit development, not larger single-family homes, while protecting Richmond’s authenticity. To receive the Preservation Bonus to add density, property owners must preserve existing structures rather than demolish them.
But before we explore this, look around YOUR dense neighborhood: block after block now teems with Airbnbs that used to be affordable rentals. Overwhelmingly, they are owned by illegal out-of-town investors, and operated by illegal co-hosts. SHUT DOWN this overwhelmingly illegal business that removes affordable housing FIRST before considering adding more illegal rental fuel to the luxury profiteering fire!
When zoning shuts down illegal co-hosts, it is suddenly extremely difficult for far-away property owners to manage their illegal, revolving-door, short-term rentals. They are then incentivized to return the rental to local, annual leases.
Zoning must keep ADUs to 500 sf for an added local benefit: when rented, those units remain affordable… permanently! Keeping ADUs to 500 sf is a barrier to illegal short-term profiteering, as the majority of luxury short-term rental bookings are for 2-4 people. ADUs at 500 sf adds more housing opportunities for tenants who aren’t families, yet can still accommodate two bedrooms for those who are.
Mansionization is enabled when zoning removes size, setback, and lot coverage constraints. Out-of-town large investors prefer new builds with more units. Preservation requirements favor locals!
The Preservation Bonus explicitly rewards keeping neighborhoods intact while adding housing, creating smaller, thus more affordable units.