About the Developer

Ihab Aramin of Aramin Real Estate LLC, or Forest Hill Haven LLC

Residents encourage decision-makers to review the applicant’s prior projects, code compliance history, and development track record as part of the public-interest evaluation.

Key Concerns

The Developer/ Owner Aramin Real Estate's History of poor project and property management

1. Scale and Neighborhood Character
o The proposed density and building mass are incompatible with adjacent single-family homes.
o Small unit sizes may encourage short-term rentals, increasing risks of noise, trash, and poor
upkeep.2. Environmental Impact
o Extensive impervious surface near a creek raises flooding and runoff concerns.
o Landscaping and tree buffers are insufficient to protect neighboring properties.3. Parking and Traffic
o A large surface parking lot facing existing homes adds noise and visual disruption.
o Increased traffic and speed on downhill roads (Forest Hill and Glyndon) could worsen safety.
o No speed-calming measures or intersection improvements for cyclists.4. Connectivity and Amenities
o Amenity space is oriented toward the highway/train tracks, not the neighborhood.
o Missing sidewalks along Glyndon Lane limit pedestrian and cyclist safety.
o No clear bike parking or infrastructure despite proximity to bike trails.5. Building Access and Ownership
o Rear-only access for upper-floor units reduces street engagement.
o Ownership structure (condo vs. rental) and long-term maintenance are unclear.
o Dumpster placement near homes is problematic.6. Richmond 300 Goals Not Met
Neighborhood Character:
o Fails to enhance residential character (Goals 4.1.a, 1.4.a, 4.1.c).Environmental Protection:
o Increases flooding risk; lacks tree preservation (Goals 17.5.b, 17.2.g, 17.3.d).
o Transportation & Connectivity: No sidewalks, bike parking, or car-reduction measures (Goals 8.1.b, 8.3.e, 15.1.a, 9.6.a).
o Public Realm: Amenity space is inaccessible; lacks open space and streetscape improvements (Goals 4.3.c, 4.4.a).
o Building Form: Rear-only access and lack of human-scale design (Goals 4.1.o, 4.1.m).Requested Revisions
o Reduce unit count and impervious surface.
o Add pedestrian and cyclist infrastructure.
o Re-orient amenities toward the neighborhood.
o Provide a traffic study and safety improvements.
o Clarify ownership and maintenance plans.Richmond Special Use Review Criteria Not Met
Inconsistent with the Richmond 300 Master Plan
o Not compatible with the surrounding area
o No proposed mitigation for adverse impacts
o The proposal negatively impacts public health, safety, and general welfare of the nearby area.Summary
This development should not be approved as proposed. A Special Use Permit requires compatibility with the Richmond 300 Master Plan. The property is designated “Residential,” intended for single-family homes, accessory dwellings, and small multi-family buildings (typically 2–10 units per acre). The proposal for 24 units on roughly one acre far exceeds recommended density and lacks architectural character. The design—a block of units with a rear parking lot covering over half the property—is inconsistent with the intended scale, form, and open space described in the Residential category.This project does not meet the intent or standards of the Master Plan and should not be approved in its current form.

Composed by Granite Hills Home Owners, Kevin and Cierra McCollum

Timeline

Action Items and Who to Contact

Reference: Special Use Permit #: SUP-174312-2025City Planner Assigned to Project
Maddison Wilson
[email protected]4th District Councilor
Sarah Abubaker
[email protected]Director for the Department of Planning and Development Review
Kevin Vonck
[email protected]We encourage residents to reach out today with concerns about traffic safety, neighborhood character, environmental impacts, and long-term maintenance before public hearing dates.

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