Richmond Planning Commission Meeting – October 7, 2026

The Richmond Planning Commission met in person and virtually on October 7, 2026, at 3:15 PM UTC (evening local time) to consider a consent agenda of 26 items, two regular agenda items, and a council action update. The meeting featured extensive discussion on a proposed 33-unit townhome development at 4101 Grove Avenue, where the commission ultimately approved the project with an amended site plan overruling the Department of Public Works’ objection to a mid-block curb cut. A separate special use permit for interior design and tutoring offices at 5900/5902 Grove Avenue was also approved.

Consent Calendar

• The consent agenda (items 2 through 26) was approved unanimously with one recusal (Commissioner White recused himself on item 19, 5908 Three Chopt Road). Items included acquisitions for drainage improvements, green space preservation, multimodal transportation easements, a $1 million Safe Streets and Roads for All grant, and numerous special use permits for residential infill, mixed-use buildings, accessory dwelling units, and amendments to existing permits. Also included was a final location and character extent review for a future RACC adoption facility at 2310 West Cary Street.

Public Comments & Testimony

Item 27 – 4101 Grove Avenue (33 townhomes):

• Bo Farland (King Crest neighborhood) spoke in favor, thanking the developer for extensive community engagement and noting the need for two access points due to density. He expressed sadness over the loss of the historic 7th Street Christian Church but supported the project with the Grove Avenue entrance.
• Bill Atkinson (King Crest resident) supported the project, stating the Grove entrance was safer than a Malvern entrance, which would introduce conflicts with bike lanes and pedestrians.
• Scott Oostdyk (adjacent resident) spoke in favor, praising the developer’s responsiveness and the reduction from 35 to 33 units.
• Zachary Taylor (resident) expressed concern about potential U-turns at the Grove Avenue entrance but acknowledged DPW could address safety.
• No speakers opposed the project.

Item 28 – 5900/5902 Grove Avenue (office for interior design and education):

• Meg Coogan (4302 Grove Avenue) spoke in favor, noting similar uses already exist on the block and that low-impact uses fit the neighborhood.
• Susie Keller (616 Maple Avenue) supported, stating traffic impact would be minimal and the educational services benefit local families.
• Jane Gill (Willway Avenue) spoke in favor, emphasizing the applicants’ local ties and stewardship of the open space.
• Ray Paul (5805 Grove Avenue) supported, saying traffic from the proposal would be insignificant compared to existing school carpool peaks.
• Eugenie Calderon (5905 York Avenue) opposed, presenting a petition from 30 households. She argued that approving commercial use on R2-zoned property would blur the boundary between the commercial node and residential neighborhood, setting a harmful precedent.
• Zachary Taylor (York Road) opposed, citing the same precedent concern and noting Maple Avenue as a clear demarcation line.
• John Mancini (unclear address) opposed, also citing the line of demarcation and urging preservation of the single-family character.

Discussion Items

Item 27 – 4101 Grove Avenue SUP for 33 townhomes:

• Staff presented the proposal for a special use permit to allow up to 35 single-family attached dwellings (later amended to 33) on a 1.8-acre site currently occupied by a church and parking lot at Grove Avenue between Malvern and Antrim. The property is zoned R5; attached dwellings are not permitted without a SUP.
• The applicant’s revised site plan introduced a mid-block curb cut on Grove Avenue for a second access point. The Department of Public Works (DPW) objected, citing safety concerns: increased conflict points, potential for rear-end collisions, and higher traffic volumes compared to the former church use. DPW recommended an entrance on Malvern Avenue instead, but the applicant and neighborhood favored the Grove entrance.
• Commissioners debated safety tradeoffs. Several commissioners (White, Rowe, Greenfield) questioned DPW’s position, noting that the existing curb cut had been used for decades, that right-in/right-out on Grove (with a median) might be safer than a full-access entrance on Malvern (which has bike lanes and higher perceived speeds). Commissioner White noted that DPW’s standard approach may not apply to this specific location.
• The applicant argued that the Grove entrance was safer than Malvern, which would require grading, tree removal, and create conflicts with queuing from a signalized intersection.
• The neighborhood representatives (Farland, Atkinson) supported the Grove entrance, stating it was critical for their support and that Malvern would create more hazards.
• The commission voted to recommend approval with an amendment reducing units to 33 and adopting the applicant’s updated site plan showing the Grove Avenue entrance (6-1, with Commissioner Rowe dissenting).

Item 28 – 5900/5902 Grove Avenue SUP for interior design and education:

• Staff presented the request to convert an existing single-family house and adjacent lot (currently a learning garden) into an office for interior design and Montessori-style tutoring (pre-K to grade 5), with nine off-street parking spaces. No new construction; only interior renovations and parking lot improvements.
• The property is zoned R2; the uses are not permitted by right. The site is on the corner of Grove and Maple, within the West Hampton neighborhood node designated for mixed-use services. Staff found the uses compatible with the node and consistent with the master plan.
• The applicant noted that traffic generation would be less than 1% of current intersection volume, based on a traffic study.
• Opponents argued that approving commercial use on a residential lot would set a precedent for creeping commercial activity across Maple Avenue, which they consider a clear boundary. Supporters countered that the SUP is specific to these two parcels and does not rezone the area; the underlying R2 zoning remains.
• The commission voted unanimously to recommend approval, with several members noting the corner location, limited nature of the uses, and the fact that special use permits are evaluated case-by-case (7-0).

Key Outcomes

• Item 27 – 4101 Grove Avenue: Recommended approval (6-1) of the special use permit for 33 townhomes, with an amended site plan reducing units from 35 and retaining the mid-block entrance on Grove Avenue. The matter will be forwarded to City Council.
• Item 28 – 5900/5902 Grove Avenue: Recommended approval (7-0) of the special use permit for interior design and educational services, with conditions on hours, parking, and student capacity.
• Consent Agenda: Approved unanimously with Commissioner White recused on item 19.
• Council Action Update: The September 28 City Council meeting was adjourned early; a special meeting on October 5 introduced three new SUPs referred to the October 20 Planning Commission meeting. Five SUPs were adopted on September 28. The next Planning Commission agenda (October 20) will include three new SUPs, three returning SUPs, and a final resolution on the Jackson Ward community plan.