Commission approves 7-unit Ohio Avenue live-work development with conditions

The Richmond Planning Commission voted 5–0 to approve PLN25-0168, a proposed three-story, 7-unit live-work development on Ohio Avenue, subject to added conditions for street trees and signage preventing driveway blocking of sidewalks.

Staff presentation: Assistant planner Pete Severom described the project as an 11,000-square-foot structure on a 5,000-square-foot lot in an IL light-industrial zone. The design complies with a 2:3 live-to-work ratio required by state law, requests a floor-area-ratio of 2.2 (within the city’s 3.0 limit for the zone), and proposes seven units (one manager’s unit and six rented units). Staff said the project qualifies for a Class 32 CEQA infill exemption and meets setback and parking requirements; the plans currently show one bicycle rack (capacity for two bikes) and two existing street trees.

Affordability and voluntary commitments: Commissioners questioned how the applicant’s voluntary affordability commitments would be enforced. City attorney James Atencio and staff noted that because the development falls below the city’s 10-unit threshold for the inclusionary-housing ordinance, any affordability arrangement would be voluntary and would rely on a regulatory or compliance agreement negotiated with the applicant. Atencio said a standard regulatory term for binding agreements is commonly around 50–55 years, but he noted that the commission cannot unilaterally impose an obligation that is not required by ordinance. The applicant, owner-developer Keith Chung, said his matrix proposes two units at 80% AMI, three at 50% AMI, and one at ~32% AMI and expressed willingness to work with staff and the Richmond Housing Authority to formalize occupancy pathways.

Streetscape, trees and bike parking: Commissioners pressed for parkway trees and additional visitor bike parking because the site sits less than a block from the Richmond Greenway. Staff said two existing trees are shown on site plans and that additional trees could be required as a condition subject to Parks and Landscaping review. The commission added a condition requiring at least one tree in each parkway planting bed (subject to parks review) and signage prohibiting driveway parking that blocks the sidewalk; the applicant agreed to accommodate signage and to work on tree placement.

Decision and next steps: Commissioner Bruce Brubaker moved to adopt the resolution approving PLN25-0168 with the added conditions; the commission approved the motion by voice vote (5–0). Staff will finalize condition language with the applicant and ensure the agreed-upon measures are enforced during plan review and building-permit processing.