City of C: Dir., Department of City Planning NORFOLK To the Honorable Council September 26, 2017 City of Norfolk, Virginia From: George M. Homewood, FAICP, CFM, Planning Director Subject: General Plan Amendment, Designation as a Norfolk Historic Landmark, and Special Except' to Allow Multi-Family (more than six units) - Monument Development Tw., LLC at 2607 Colonial Avenue Reviewed: Ward/Superward: 2/7 f Deputy City Manager Approved: Item Number: iNlil \ PH-1 Doug Amith, City Manager I. Staff Recommendation: Approval II. Commission Action: • By a vote of 5 to 0, on the plan amendment, landmark designation and special exception, the Planning Commission recommends Approval. • The Commission agreed with the recommendation of the Architectural Review Board to designate this site as a Historic Landmark and support its adaptive reuse for residential units. III. Request: General Plan Amendment to amend the future land use designation in the general plan, plallorfolk2030, from Institutional to Multifamily Corridor, Norfolk Historic Landmark designation and special exception for multi-family. IV. Applicant: Monument Development Two, LLC V. Description: • The site is located on the west side of Colonial Avenue between W. 26th and W. 27th Streets. • This request would allow the former Boys and Girls Club to be converted to 41 residential units. VI. Historic Resources Impacts: • This building was originally built in 1949 for the Norfolk Boys Club recreation center and is a contributing structure the Park Place State and Federal Historic Districts. • Between 1954 to 1956 a pool was added, and in 1969 the building underwent a renovation in 1986 a substantial addition was constructed. • Although other Boys Clubs were constructed in Norfolk, this building is the earliest and most intact. • It is also the location which marks the merger of the Boys Club of Norfolk and the Girls Club of Norfolk. • The Boys and Girls Club ceased operation and the building was sold in 2001. • The site is a contributing structure to the Park Place federal and state historic district VII. Public Schools Impacts: • School attendance zones include Taylor Elementary School (73% utilization), Blair Middle School (71% utilization) and Maury High School (98% utilization). • Approximately 4 school aged children could be generated by the proposed development (0.1 school aged children per unit). • Given the low number of potential students and the existing school capacity, no significant school impacts are anticipated (note that full utilization is typically calculated at 120%). Staff contact: Susan Pollock at (757) 664-4765, [email protected] Attachments: • Proponents and Opponents • Staff Report to CPC dated August 24, 2017 with attachments • Ordinance Proponents and Opponents Proponents Chris Johnson — Applicant 1425 E. Cary Street Richmond, VA 23219 Allan Sullivan - Representative 429 York Street Norfolk, VA 23510 Jahnnie Williams 416 W. 28th Street, Apt 1 Norfolk, VA 23508 Simon Hounslow 2106 Llewellyn Avenue Norfolk, VA 23517 Diane Mathesa 2106 Llewellyn Avenue Norfolk, VA 23517 Charles E. Johnson, Jr. 3226 Omohundro Avenue Norfolk, VA 23504 Opponents Modesto A. Hoyos 8821 Chesapeake Boulevard Norfolk, VA 23503 THECITY OF NoRF OLK... CITY PLANNING Planning Commission Public Hearing: August 24, 2017 Executive Secretary: George M. Homewood, FAICP, CFM Planner: Susan Pollock Hart, CFM Staff Report Item No. 1 Address 2607 Colonial Avenue Applicant Monument Development Two, LLC Amend future land use designation in the General Plan general plan, plallorfolk2030, from Amendment Request Institutional to Multifamily Corridor. Designation Norfolk Historic Landmark Special Exception To permit multi-family (7 or more units) Property Owner Richard Levin Site Area/ Building Area 63,351 sq. ft. /40,406 sq. ft. Future Land Use Map Institutional IN-1 (Institutional) District, Park Place Site Characteristics Zoning Residential Overlay District (PPRO) Neighborhood Park Place Character District Traditional R-13 (Moderately High Density Multi-Family): North Vacant, R-11 (Moderate Density Multi-Family): Duplexes Surrounding Area East R-11: Duplexes R-11: Duplexes, C-2 (Corridor Commercial): South Handsome Biscuit West R-11: Duplexes A. Summary of Request • The site is located on the west side of Colonial Avenue between W. 26' and W. 27th Streets. • This request would allow the former Boys and Girls Club to be converted to 41 residential units. B. Plan Analysis Plan Amendment • plallorfolk2030 identifies this site as Institutional, making the proposed use inconsistent with plallorfolk2030. o An amendment to Multifamily Corridor is necessary for the proposed use to be consistent with plallorfolk2030. • The Identifying Land Use Strategies Chapter of plallorfolk2030 identifies the Multifamily Corridor category as a location for duplexes, townhomes, or smaller apartment buildings that match the scale of surrounding development, minimal setbacks, and limited parking. o It also calls for developing appropriate land use transitions between lower- intensity residential areas and other more intense land uses by stepping down the level of intensity, and by using vegetated buffers to ensure meaningful physical separation. • The prior uses at this site were institutional in nature, necessitating the Institutional land use designation. • The existing building provides an appropriate transition between the commercial and industrial uses to the south and the single family uses to the north. • Since the site would appear to no longer be viable for institutional users, and the existing structure provides an adequate buffer from more intense uses, the Multifamily Corridor designation is appropriate. Historic Landmark Designation • If the plan amendment is approved, the request would be consistent with plallorfolk2030. Special Exception • If the plan amendment is approved, the request would be consistent with plallorfolk2030. C. Zoning Analysis i. General • In 2014, the Historic and Cultural Conservation and Historic Landmarks Chapter of the Zoning Ordinance of the City of Norfolk, 1992, as amended, was amended to allow for the creation of a Norfolk Historic Landmark designation. • Designation as a Norfolk Historic Landmark requires the following: o Submission of an application to the Architectural Review Board (ARB) to request that a structure or structures be designated as a Norfolk Historic Landmark. o Upon review of a staff report and the application, ARB provides a recommendation to the Planning Commission regarding the designation of the structure(s) as a Norfolk Historic Landmark. o A public hearing is held by both the Planning Commission and City Council. o Approval of the designation by City Council deems the structure(s) a Norfolk Historic Landmark. o The result is that the structure is deemed historic and any modifications, additions or changes to the exterior will be required to be reviewed and approved by the Architectural Review Board. • In February of 2016, the Norfolk Historic Landmark provision was modified to allow for additional uses for structures designated as such. o Uses now include any use permitted in the Commercial or Residential Table of Land Uses and require a special exception. o The applicant proposes to convert the existing building to 41 residential units. • Upon consideration, on July 24, 2017, the ARB recommended to the Planning Commission the designation of this structure as a Norfolk Historic Landmark. • The applicant has successfully completed or has begun construction several adaptive reuse projects in Norfolk including Bright Leaf (formerly Atlas Flats), Linde Air Products Co. building (Dagenhart), Norfolk Coffee and Tee, and the Ghent Warehouse. ii. Parking • Chapter 15, Parking, requires that an adaptive reuse of a building for residential to provide one parking space per dwelling unit and the proposed development complies. o The applicant proposes 41 parking spaces which complies with the requirements. ■ There are an additional seven parking spaces on site, but because they back out into 26th Street, they cannot be counted towards the required parking. o The applicant also proposes a total of eight bicycle spaces (six in lobby and two outside). iii. Flood Zone The property is in the X (Low to Moderate) Flood Zone which is a low-risk flood zone. D. Transportation Impacts • Institute of Transportation Engineers figures estimate that this proposed residential reuse development will generate 273 new vehicle trips per day. • None of the streets adjacent to site (Colonial Avenue, W. 26th Street, and W. 27th Street) are identified as severely congested corridors in either the AM or PM peak hours in the current update to the regional Hampton Roads Congestion Management analysis. • The site is near transit service with Hampton Roads Transit bus route 11 (Colonial) operating adjacent to the site. • None of the street segments adjacent to site (Colonial Avenue, 26th Street, and 27th Street) are identified priority corridors in the City of Norfolk Bicycle and Pedestrian Strategic Plan. E. Historic Resource Impacts • This building was originally built in 1949 for the Norfolk Boys Club recreation center and is a contributing structure the Park Place State and Federal Historic Districts. • Between 1954 to 1956 a pool was added, and in 1969 the building underwent a renovation in 1986 a substantial addition was constructed. • Although other Boys Clubs were constructed in Norfolk, this building is the earliest and most intact. • It is also the location which marks the