The Richmond Planning Commission is scheduled to hold a study session on Thursday, Aug. 21, to review and comment on the Draft Land Plan Concept for the Hilltop Horizon Specific Plan, a framework for the redevelopment of 143 acres that includes the former Hilltop Mall and adjacent properties.
The hybrid meeting begins at 6:30 p.m. in the City Council Chambers, with remote participation available via Zoom.
The plan aims to transform the area “from a suburban, low-intensity auto-oriented retail center to a higher intensity, mixed-use destination,” according to city documents.
The commissioners will be asked to weigh in on a few ideas at the upcoming meeting: First, there’s a plan to create a compact, urban “Gateway District” near the I-80 interchange, featuring a mix of higher-density housing, shops, dining, and public gathering spaces. Second, the proposal includes establishing transitional districts between medium-density neighborhoods and the higher-intensity core, allowing for a flexible mix of housing, retail, offices, medical facilities, and other economic drivers. Lastly, the plan aims to identify additional features such as centralized open spaces, a transit hub, and improved access to Hilltop Lake Park to enhance connectivity, health, and recreation.
The Mid-Density Zone proposed within the Plan generally allow 2-to-3 story attached buildings, such as rowhomes and townhomes, with no commercial uses. The Transitional Zone provides housing with limited commercial, while the High Density/Intensity Zone generally allows for 3-6 story buildings with commercial and “compact residential.” The “Gateway Zone” provides compact, urban mixed uses with buildings taller than five stories, along with high-density wrap-podium housing.
“The Draft Hilltop Horizon Land Plan Concept expands housing options, strategically locating higher density near the retail mixed-use core and integrating it with an enhanced mobility and trail network within the Gateway Zone,” city staff note.
Once the Planning Commission wraps up, the City Council will dive into a study session on the plan—currently scheduled for Sept. 16, 2025. At that meeting, the Council will hear the same presentation given to the Commission, as well as commissioner feedback.
From there, the Council’s input will help shape the final Hilltop Horizon Land Plan. Once that’s locked in, city staff will move forward into the environmental review process.
Looking further ahead, adoption hearings for the specific plan are penciled in for the third quarter of 2026, though this timeline could shift depending on when Richmond finalizes the Hilltop Horizon Land Plan.
