Planning Commission backs Center Creek plan for 3923 Grove Avenue after hours of debate

The Richmond Planning Commission voted to recommend that City Council approve a special-use permit for 3923 Grove Avenue, a proposal that would preserve an existing historic dwelling and add 16 single-family attached homes, after a lengthy hearing with organized neighborhood opposition and developer testimony.

Commission staff said the plan aligns with the Richmond 300 master plan’s objectives for placing higher-density housing on major streets and for preserving historic buildings. Jonathan Brown, a city planning staff presenter, said the project would provide 32 off-street parking spaces and that transportation staff raised no objections to congestion from the proposed use.

The applicant, Craig Shron of Center Creek Homes, told the commission the developer reduced earlier concepts from 24 to 20 to 18 units and eventually to the current design while working with staff and councilmember feedback. “We thought this site provided an opportunity to build three times as many new homes, sell them for approximately half the average price,” Shron said, describing the effort to produce “market-driven attainable housing” and to preserve the historic house on-site. He also said the team shortened townhouse rows, added landscape amenities and would widen Sterling Street as part of the project.

Neighborhood speakers urged denial or changes. Warren Campbell, a nearby resident, said the proposal would remove extensive tree canopy and substantially increase impervious surface, which he said would exacerbate flooding in Henry Place. “Converting that much property green space to concrete surfaces will likely increase the likelihood of flooding,” Campbell said. William Ellis, a 25‑year resident, told commissioners the block was built for returning World War II veterans and that the design as presented is incompatible with the mid‑century scale of Henry Place.

Other opponents raised concerns about displacement, affordability and streetscape character. Several speakers — including neighborhood architect Beau Fairland — offered alternative site plans that they said would keep the historic house and add fewer units with better backyard green space and less infrastructure work.

Commissioners debated the balance between neighborhood character and the city’s broader housing goals. Several commissioners said they were persuaded by staff’s assessment that the site is a transition location between denser multifamily to the west (Malvern Manor) and single‑family blocks to the east, and that the proposed density is within planning guidance for major residential streets. A motion to recommend approval passed on a roll call and will be forwarded to City Council with the applicant’s revised site plan and the applicant‑stated conditions (preserving the historic structure, providing specified parking, and street‑front design changes). The roll call recorded ayes from Commissioners Poole, Greenfield, Donald, Knight, Pennock, Roe, White and McKenzie.

The commission also asked the applicant to make “every reasonable effort” to preserve a large specimen oak on the property; the applicant said he and his team would attempt to retain as much of the historic house and tree canopy as practicable but could not guarantee preservation.

The case will next appear before City Council, which will make the final decision on the special‑use permit and any binding conditions.

Details and votes - Item: Ordinance 2025-150, special-use permit for 3923 Grove Avenue to allow 1 existing detached dwelling and 16 new single-family attached dwellings. - Staff recommendation: approval. - Commission recommendation: approve and forward to City Council (vote: recorded ayes: Poole; Greenfield; Donald; Knight; Pennock; Roe; White; McKenzie).