Planning commission recommends 4‑story mixed‑use building at Libby–Patterson intersection despite neighborhood opposition

The Richmond Planning Commission voted to recommend approval of a special‑use permit that would allow a four‑story, mixed‑use building with commercial space and outdoor dining at the corner of Patterson and Libby avenues (properties at 5728 Patterson Avenue and 805 Libby Avenue).

Planning staff presented the site context and recommended approval, saying the project aligns with the Richmond 300 master plan’s Community Mixed Use designation and that the proposed design includes stepbacks and streetscape improvements intended to transition massing toward adjacent residential areas. Staff noted the building would be approximately 51 feet tall, exceed the B‑2 district 35‑foot height limit, provide no fewer than 24 off‑street parking spaces as shown on plans, and require front‑yard reductions to 17 and 19 feet on two facades.

Jennifer Mullen of Roth Jackson, representing the applicant and owner, said the proposal meets B‑2 design criteria with brick facades, significant fenestration, and stepbacks on the third and fourth floors to reduce perceived height; she said the project is intended to complement the emerging Westhampton node and to support transit access along Patterson.

Several public speakers opposed the request at the hearing. Charlie Mingus, representing the Westhampton Citizens Association, said the Richmond 300’s Westhampton node language envisions a three‑story maximum and that approving a four‑story building would pre‑empt future rezoning intended to establish that limit. Tammy Rose and other Westwood residents described concerns about increased displacement pressure, rising property values and construction‑era traffic and said the proposed height and scale risk altering the neighborhood’s character. Robin Beecher and neighbors raised questions about the adequacy of 24 parking spaces and about traffic backups on Libby Avenue. Cyan Crump, executive director of Historic Richmond, said the nearby Westwood neighborhood is historically significant and “fragile,” and urged stronger protections against encroaching development.

Commissioners acknowledged community concerns about historic‑neighborhood impacts and gentrification but several members said the stepbacks and architectural mitigation make the project appropriate for this intersection and consistent with guidance for major mixed‑use streets. On roll call the commission recommended approval; the recommendation will be forwarded to City Council.

Votes at a glance: motion to recommend approval — passed (Poole Aye; Joyhaug Aye; Knight Aye; Pinnock Aye; Robertson Aye; White Aye; McKenzie Aye).