Board approves 12‑unit variance at South 23rd and L with privacy buffer and on‑site stormwater detention

Gordon Moore, agent with Beals Moore and Associates, told the Richmond Board of Zoning Appeals on March 11 that Trademark Construction seeks a variance (BZA1‑2026) to combine four lots in the Richards Addition and build a 12‑unit, single‑story apartment complex on roughly 0.977 acres at the corner of South 23rd and South L streets. Moore said the proposal would include four one‑bedroom and eight two‑bedroom units, carports, and parking that exceeds the city's minimum requirements.

The project, Moore said, is privately funded and "there will not be any increase in taxes or utilities." He added that utilities are available on South 23rd Street and that the developer expects to comply with Richmond's development review process, including approval by the Richmond Sanitary District and engineering and planning departments. Moore warned the board that a shallow stormwater detention basin is likely required and "we may have to lose one or two of the units" depending on the final topographic survey.

Planning staff recommended approval, citing UDO Article 2.09 and finding no health or safety objections from consulted city departments. The staff report noted that two of the four lots are 8,500 square feet while R‑2 zoning requires 12,000 square feet for a new single‑family dwelling; staff concluded the lot configuration creates a practical difficulty for single‑family construction and that the proposed residential use is compatible with Richmond's comprehensive plan and the Richmond Rising community plan.

Neighbors who spoke at the public hearing raised concerns about density, traffic, privacy and drainage. Steve Markley (1220 South 23rd Street) said he opposed converting the site to multiunit housing and asked the board to preserve single‑family character, arguing the corridor had become what he called "Apartment Alley." By contrast, Kyle Tom, a Coldwell Banker broker, supported the petition, saying the four separate lots are likely too small to accommodate new single‑family houses under current zoning and that the development would deliver single‑level, handicap‑accessible units and private investment that could increase the city's tax base.

Mike Frame, a builder with Trademark Construction, told the board the developer intends to retain ownership and management of the property and target market‑rate but "affordable" rents; he estimated total project cost at "just shy of $2,000,000." Frame said the team prefers to keep the units single‑story and accessible and acknowledged that on‑site detention may require removing units or adding costlier underground retention.

To address neighbor privacy concerns, the developer agreed to a written commitment to provide a landscape/hardscape "privacy buffer" on the west and south elevations; staff recorded that commitment and recommended approval based on that mitigation and the technical findings. On a motion based on the staff report and the written commitment, the board voted to approve BZA1‑2026. The roll call recorded aye votes and the motion carried.

Next steps: the developer must complete detailed site and engineering plans, obtain sanitary and stormwater approvals from city departments and the Richmond Sanitary District, and secure building permits. The approved variance allows the 12‑unit project to proceed only after the required technical approvals and compliance with the recorded privacy buffer commitment.