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Commission holds study session on reestablishing used‑car lot on 23rd Street; commissioners urge corridor transition
Summary
Commissioners heard a study session on reestablishing a previously non‑conforming used car dealership on 23rd Street and raised concerns the reuse would entrench auto‑oriented uses on a corridor the city wants to transition to walkable mixed‑use under its form‑based code; staff will explore alternatives and report back.
The Planning Commission held a study session on March 5, 2026 to consider reestablishing a previously non‑conforming used‑car dealership on two lots on 23rd Street (PLN250415). No action was taken; staff requested direction from the commission and will return with additional analysis.
Planner Pete Severum explained the site’s zoning: T5MS (Transit 5 Main Street) under Richmond’s form‑based code, a district intended for pedestrian‑oriented, mixed‑use development. The property was historically an auto dealership and has been used for vehicle sales and auto‑oriented businesses for decades; the use lapsed in 2020 and the code now treats similar auto uses as prohibited in T5MS without a conditional reuse approval.
Applicant Miguel Ramirez said he has run a small business at the address since 2007 and seeks to reestablish the dealership after an interruption in 2020 for health reasons. Ramirez asked the commission to consider that the lot has been used for similar activity for many years and that he seeks to return to business.
Commissioners expressed concerns about re‑authorizing auto‑oriented uses on 23rd Street, where the general plan and form‑based code envision a walkable commercial corridor with active building edges and sidewalk activation. They emphasized that allowing a reestablished auto dealer could set a precedent, slow corridor transition, and make property assemblage for future redevelopment more difficult. Several commissioners questioned whether the necessary findings to reestablish a non‑conforming use could realistically be made — in particular the finding that "the structure cannot practically or economically be used for any conforming use." Staff noted those findings are challenging in built‑up corridors facing redevelopment pressure.
Staff outlined next steps: evaluate potential mitigation measures (landscaped buffering, restricting vehicle display areas, limiting display to rear of property), coordinate with Economic Development and Public Works about corridor strategies, and explore alternative sites within the city that might better host an auto‑oriented business. The applicant was receptive to working with staff. The commission did not direct approval and asked staff to return with options and analysis.
