Richfield approves 42-unit affordable housing project despite safety concerns
The Richfield Planning Commission approved a 42-unit affordable housing development at Penn Avenue on May 29, moving forward with a project designed to serve low-income families despite neighborhood concerns about pedestrian safety and traffic impacts.
The commission voted 5-1 to approve the site plan, preliminary plat, and a variance for the five-story building at 6501 and 6525 Penn Avenue. The project, funded by the Minnesota Housing Finance Agency, will offer apartments at 30 to 60 percent of area median income, with units ranging from one to four bedrooms.
Developer Johnny Opara described the project as transforming underutilized land into a community asset. "Our vision is to deliver 42 homes of affordable housing," he said, noting the building will include amenities like an indoor tot lot and in-unit laundry. The city required the developer to extend sidewalks along 65th Street down to Oliver Avenue as part of the project.
However, residents raised significant concerns during the public hearing. Michael Gormley, who lives near the site, pointed out that 65th Street is extremely narrow with no sidewalks on either side, and questioned whether the building includes sufficient parking for 42 apartments. Commissioner Hoie countered that the project's impact on regional traffic would be minimal, noting that nearby county roads already handle thousands of vehicles daily.
The discussion was framed by a powerful statement from Stephanie Kolkowski, who shared a personal tragedy involving a pedestrian fatality to emphasize the importance of prioritizing safety in city planning. "Her death must serve as a catalyst for tangible safety improvements," Kolkowski said, highlighting the broader context of the commission's decisions.
In a separate unanimous vote, the commission also approved the sale of a small, irregularly shaped parcel of land called Outlaw A Wexler's Second Edition. The remnant property, created during a 2008 roundabout construction at Richfield Parkway and 66th Street, will be sold to an adjacent dental office that has been leasing it for parking. Staff determined the parcel was not developable as a standalone site.
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Votes (2)
Public Hearing: Site Plan Approval, Preliminary/Final Plat, and Variance for 42 units of Multifamily Housing at 6501 and 6525 Penn Avenue
Dissent: One unnamed commissioner voted against the motion.
Moved by Commissioner Hoie [00:36:15] · Seconded by Commissioner Surma [00:37:37]
The Planning Commission conducted a public hearing for land use approvals to construct a 5-story, 42-unit affordable housing development. Staff recommended approval, noting the project's compliance with zoning code except for a reasonable retaining wall variance. The developer emphasized the project's mission to provide high-quality affordable housing, detailing amenities like an indoor tot lot and in-unit laundry, and addressing community engagement efforts. Residents voiced strong concerns about pedestrian safety due to narrow streets without sidewalks, potential parking overflow onto streets, and increased traffic/speeding on local roads. Commissioners discussed the project's adherence to parking minimums and the broader context of traffic issues, while also noting developer commitments to new sidewalks and bike parking.
Resolution: Disposition of Outlaw A Wexler's Second Edition by Housing and Redevelopment Authority
Moved by Unnamed Commissioner [00:47:04] · Seconded by Commissioner Kolkowski [00:47:11]
The Planning Commission considered and approved a resolution concerning the sale of a remnant parcel of land, Outlaw A Wexler's Second Edition, by the Housing and Redevelopment Authority (HRA). Staff reported that the irregularly shaped parcel, resulting from a 2008 roundabout construction, is not developable as a standalone site and has been leased for parking by the adjacent Professional Dental Properties LLC. The proposed sale was found consistent with the city's comprehensive plan and zoning. Commissioners sought clarification on the parcel's current use and why it was deemed non-developable.
Notable Quotes (8)
I share Lauren's story with all of you today to highlight the importance of prioritizing pedestrian safety in our city's planning and development. Her death must serve as a catalyst for tangible safety improvements. I believe that sharing the human impact of such tragedies is a powerful reminder of our collective need for safer infrastructure and policies.
As a Minnesota Housing Finance Agency funded project, this um this project is geared towards low-income families looking for safe and affordable housing. Affordability levels would range from 30 to 60% of area median income.
collectively our vision is to deliver 42 homes of affordable housing in this community... our interest in terms of partnering with this great city is to pick this blighted land that has not been um used in its um um fullness and be able to deliver something that's going to be a part of this community. Adding value, right? and bring in one, two, three, and fourbedroom units uh to this community for families, folks that are making lower incomes...
we live on a street that is extremely narrow that currently has no sidewalk on either side whether it's 65th Street Oliver or between Oliver and Penn there's no sidewalks and we're inviting a building that's going to have 42 apartments some with multiple full bedrooms, three, four bedrooms and there at the current time is not planned to have, in my opinion, sufficient parking on site.
For this project um the city has required us to extend sidewalk on 65th. Uh you'll see that in our civil drawings. Um we are extending that all the way down to Oliver as part of this project. So we are including sidewalk.
I do struggle to see a connection of adding this housing to worsening or affecting that traffic in a a meaningful way on 66th and Penn. Like, that's those are county roads that are trafficked by thousands every day. And so adding 44 pieces of of of of homes for people, I just don't see a strong correlation of that dramatically changing that.
The city would now like to sell that land to the adjacent property owner, which is Professional Dental Properties LLC. The property is irregularly shaped and is not developable as a standalone parcel.
So, in the perfect reality, if we had all the proper setbacks and parking and stuff, we'd have like a 20 by 20 building that has one stall underneath it kind of thing. Yeah. You'd have a shed. Okay, cool. Just making sure I understand that.
Ordinances & Resolutions (14)
Approval required for new buildings in mixed-use districts
Required to combine two parcels into a single development site
Final approval for the combined development site
Requested for a 7.5 ft retaining wall/fence height increase
Regulatory framework governing land use and development standards
Guiding document for the city's long-term development and land use policies
Specific zoning overlay with additional requirements for the Penn Avenue corridor
Staff-recommended approval document for the housing development
Specific parcel identification for remnant land being disposed of by the HRA
Resolution to confirm the land disposition aligns with city's guiding plan
Metro Transit's proposed plan for restructuring bus service and priorities
City ordinance regulating minimum stay requirements for short-term rental properties
City's strategic plan for addressing climate change, currently being updated
Preliminary design concept for the redevelopment of the Legion / Vets Park area
Source document
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Other Topics from This Document
Affordable Multifamily Housing Development at 6501 and 6525 Penn Avenue
Disposition of Remnant Land by Housing and Redevelopment Authority
City Infrastructure, Transportation, and Sustainability Updates
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