Council approves special-use permit for mixed-use building at Patterson and Libby despite neighborhood concerns

The Richmond City Council voted unanimously to approve a special-use permit allowing a partially four‑story mixed‑use building at the corner of Patterson and Libby avenues after a public hearing that drew opposition from nearby Westwood residents and support from the developer and city planning staff.

City planning director Kevin J. Vaughn told the council staff recommended approval and that the proposal aligns with the Richmond 300 plan; the Planning Commission also recommended support. "Staff has reviewed this and, has recommended its support," Vaughn said during the hearing.

The project seeks waivers to three zoning feature requirements: additional height (a partial fourth story that staff described as roughly 39 feet off Patterson and about 26 feet off Libby), a reduced front yard and authorization for outdoor dining on Libby. The applicant and ownership group told council the development would include 24 off‑street parking spaces behind the building and that on‑street parking in the adjacent commercial corridor is underused on average. "This is, again, a partial fourth story, authorizing approximately 4,000 square feet of additional space than by right," applicant counsel Jennifer Mullin said, adding the design includes high‑quality materials, varied facade treatments and pedestrian improvements.

Opponents, speaking primarily as Westwood residents, urged council to consider traffic, parking and displacement impacts. "I am in opposition of this because of the impact it will have on the neighbors," Tammy Rose said, adding that nearby streets already experience high parking demand and that rising home values in nearby developments risk displacing long‑time residents. Several speakers urged the council to account for impacts on seniors and lower‑income neighbors in nearby historic neighborhoods.

Representatives for the property owner and the development team described changes made after community meetings and commitments to mitigate impacts. Owner representative Tyler Curry said the team had altered plans in response to community feedback and committed to allowing public use of parking after hours and on weekends where tenant use would not be affected. Curry also said the ownership group would donate bricks if the city installs brick crosswalks at the Libby‑Patterson intersection.

Councilmember David Burton, who worked with community groups and the applicant, called the final plan "a very good project" and cited mitigation of parking and pedestrian safety concerns. "I'm actually proud of the work we've been able to do around mitigating parking concerns, traffic issues, architectural concerns, and also very importantly, pedestrian safety improvements," Burton said.

The council adopted the ordinance (Ordinance 2024‑329) by roll call; the clerk recorded aye votes from Councilmembers Breton, Gibson, Jones, Robertson, Lynch, Abubakar, Vice President Jurden and President Newbill.

What happened next: the approved permit authorizes the waived features as described and includes conditions the council required as part of the special‑use approval (including additional public‑realm improvements requested by the sponsoring councilmember). Additional permitting and code compliance steps remain before construction can proceed, including any required building‑permit review and inspections.

The hearing brought community‑level debates about growth and neighborhood preservation, with proponents pointing to the city's Richmond 300 plan and the project's frontage on two wide mixed‑use corridors and opponents focusing on parking, traffic and displacement risks for adjacent historic neighborhoods.

Votes at a glance Ordinance 2024‑329 (special‑use permit for 5728 Patterson Ave and 805 Libby Ave): adopted unanimously (aye: Breton; Gibson; Jones; Robertson; Lynch; Abubakar; Vice President Jurden; President Newbill).