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Commission approves 47‑unit Cascade Townhomes with density bonus, creek‑setback waiver and right‑of‑way dedication
Summary
The commission approved PLN24‑350 (Cascade Townhomes), a 47‑unit townhome proposal using density‑bonus concessions and waivers and granting a 10% reduction in the municipal creek setback to 27 feet because right‑of‑way dedications for the I‑80/Central interchange constrain the site. The city found no‑net‑loss requirements can be met from the housing inventory.
The Richmond Planning Commission approved a proposed 47‑unit townhome subdivision at 5620 Central Avenue (PLN24‑350), granting design review, a tentative parcel map for condominiums and a zoning waiver that reduces the city's 30‑foot creek setback by 10% to 27 feet.
Project description: The project would create 47 three‑bedroom, 2.5‑bath townhomes across eight buildings on a 2.6‑acre site adjacent to a concrete channel, with two parking spaces per unit (94 spaces total plus six shared spaces), a central recreation area and bioretention adjacent to the channel. Five units would be set aside as moderate‑income affordable units; that density bonus made the project eligible for one concession (waiver of required ground‑floor commercial) and multiple waivers addressing physical constraints.
Why it matters: The approval reflects state and local policy tensions — promoting infill housing near transit while protecting sensitive corridors such as creek setbacks and accommodating major transportation infrastructure (I‑80/Central Avenue interchange). The project includes a right‑of‑way dedication along Central Avenue and San Mateo Street intended to support the city's planned interchange and bus improvements.
No‑net‑loss finding and mitigation: Because the site was previously credited with a substantially higher number of dwelling units in the city's housing element (prior entitlements assumed more units), state no‑net‑loss rules require the city to account for the difference elsewhere. Staff recommended and the commission accepted a finding that other available sites in the city's inventory cover the shortfall. Staff also required a Phase I environmental assessment and tribal cultural monitoring as conditions of approval.
Concerns and public comment: Neighbors and the commission raised concerns about the adjacent concrete channel's poor condition and the possibility that creek restoration might not occur promptly; staff and the applicant discussed grant application and partnership approaches but noted some creek work would require separate permits and funding. The city also anticipates the I‑80/Central interchange project advancing on a calendar that could reach construction in spring 2027; if the city constructs the frontage improvements, the developer could seek credit against traffic mitigation fees.
Outcome: The commission adopted Resolution 26‑14 approving PLN24‑350 subject to conditions including right‑of‑way dedication, frontage improvement timing, Phase I environmental review, tribal monitoring and the density‑bonus waivers and concession. Roll call: Chair John Harrison — yes; Vice Chair Burbaker — yes; Commissioner Gulovitz — yes; Commissioner Shahid — yes (Secretary Timmons and Commissioner Bonitz absent).
Next steps: The applicant will pursue building permits, demonstrate compliance with conditions, and coordinate any creek restoration or grant efforts with the city and neighboring jurisdictions.
