THE CITY OF NORFOLK To the Honorable Council August 28, 2018 City of Norfolk, Virginia From: Leonard M. Newcomb 111, CFM, Acting Planning Director /n) ni Subject: JONATHAN PROVOST, for the following applications at 208-218 W. 25th Street: a. Change of zoning to apply the Norfolk & Western Historic Overlay (HO — N&W) district b. Co. itional Use Permit to allow Commercial Uses in a structure within the HO — N&W strict. Reviewed: Ward/Superward: 2/7 Wy hief Deputy City Manager Approved: Item Number: PH-2 Dougl Smi h, City Manager I. Staff Recommendation: Approval. II. Planning Commission Recommendation: By a vote of 7 to 0, the Planning Commission recommends Approval. III. Request: Rezoning to apply HO-N&W District and Conditional Use Permit to allow commercial uses. IV. Applicant: Jonathan Provost V. Description: • The site is located just south of the Park Place neighborhood, along the 200 block of West 25th Street, between Llewelyn Avenue and Omohundro Avenue. • The applicant proposes to convert an existing industrial building into commercial spaces: Restaurant, Personal Service (Hair Salon) and Yoga Studio (Health and fitness). VI. Historic Resources Impacts: • The structures on the site are listed as contributing resources within the Norfolk & Western Railroad and the Park Place historic districts which are listed on the Virginia Landmarks Register and the National Register of Historic Places and was approved as a historic resource by the National Park Service (NPS) and the Virginia Department of Historic Resources (VDHR). 810 UNION STREET, SUITE 1101 • NORFOLK VIRGINIA 23510 I 757-664-4242 www.norfolk.gov • The Zoning Ordinance requires an ARB recommendation to be made to CPC for any application concerning a proposed Zoning Text Amendment, Rezoning, Conditional Use Permit or Development Certificate impacting or relating to an historic or historic overlay district or local historic landmark. o By a vote of 8-0, (one absence) the ARB recommended that the Rezoning request to apply the HO — N&W district to the site be approved. o By a vote of 8-0 (one absence), the ARB recommended that the Conditional Use Permit to allow "Commercial Uses" be approved. • For all sites rezoned to apply the HO — N&W district, a COA is required from the ARB to approve any proposed exterior site or building modifications, including any partial or complete demolitions of structures. Staff contact: Matt Simons at (757) 664-4750, [email protected] Garek Hannigan, Intern, [email protected] Attachments: • Proponents and Opponents • Staff Report to CPC dated July 26, 2018 with attachments • Ordinances THE CITY OF NORFOLK CITY PLANNING Architectural Review Board: July 9, 2018 Planning Commission Public Hearing: July 26, 2018 "'''Acting Planning Director: Leonard M. Newcomb, Ill, CFM 14-•() -) Staff Planner: Matthew Simons, AICP, CZA, CFM j/e.../1_ Historic Preservation Officer: Susan McBride (Ar Planning Intern: Garek Hall Hannigani# Staff Report Item No. 2 Address 208-218 W. 25th Street Applicant Jonathan Provost a. Change of zoning to apply the Norfolk & Western Historic Overlay (HO - N&W) district. Requests b. Conditional Use Permit to allow Commercial Uses in structures within the HO - N&W district. Property Owner J-Pro Properties, LLC Site/Building Area 16,687 sq. ft./ 20,250 sq. ft. Future Land Use Map Industrial Site Characteristics Zoning I-L (Industrial-Light) Neighborhood Park Place Character District Traditional MF-NS (Multi-Family Neighborhood-Scale): Duplex, North Fourplex, Single-family homes Surrounding Area East I-L: Signature Woodworking Inc.; contractor I-L & HO - N&W: Monument Development; Multi- South family (84 units) West I-L: Vacant storage yard - - . ,--..---- 'I' Ci7IIEXIMatti I r i Inas iler4;i / nisi "MO 1 MP 1 ... • • .404 '• ' so ., , 44 ,ri Ammon.........__ _le rt ei ei eil ' . — 1 , III I --Zal, . — „LE_...., —.. r W 25)TH WEFT' .. 1F- '• - -Ai i • , el-. 0 -....,, L.- . A. Summary of Request • The site is located just south of the Park Place neighborhood, along the 200 block of West 25th Street, between Llewelyn Avenue and Omohundro Avenue. • The applicant proposes to convert an existing industrial building into commercial spaces. B. Plan Consistency Rezoning to apply HO — N&W district • plallorfolk2030 designates this site as Industrial. • The "Historic Preservation" chapter of plallorfolk2030 includes an outcome calling for an increased number of protected historic resources and an action calling for the City to work with neighborhoods to gain support for the creation and expansion of locally-designated historic districts. o Given that the proposed rezoning would expand a local historic district, which is designed to protect the historic industrial structures in this area, the proposal is consistent with plallorfolk2030. Conditional Use Permit • If the change of zoning is approved, the request would be consistent with plallorfolk2030. C. Zoning Analysis i. General • The proposal is to rezone the subject properties to apply the HO — N&W district; which permits any Commercial use with a Conditional Use Permit through the following procedure: o Submission of the Rezoning, Conditional Use Permit, and Development Certificate (if applicable) applications to apply the HO — N&W district to the properties and permit the changes of use to Commercial. o Reviews to be held by the ARB, CPC and City Council regarding the Rezoning and Conditional Use Permit proposal. o The result, if appropriate approvals are granted, will be a site located within a local historic overlay district, and any modifications, additions, changes or demolitions to the exterior are required to be reviewed and approved by the ARB. ii. Conditional Use Permit • In order to encourage a range of adaptive re-use options to facilitate preservation of the historic structures within the district, the HO — N&W district permits any Residential or Commercial use not otherwise permitted within the base zoning district, if approved by a Conditional Use Permit: o The applicant proposes to convert the existing structures into a restaurant, coffee shop, yoga studio, and beauty parlor. o Although a restaurant, coffee shop and yoga studio would be permitted in an industrial district, a beauty parlor would not be permitted unless the Conditional Use Permit is approved. o The proposal is appropriate given the proposed conditions of the use permit, which include substantial improvements to the existing structures. iii. Architectural Review Board Review • The Zoning Ordinance requires an ARB recommendation to be made to CPC for any application concerning a proposed Zoning Text Amendment, Rezoning, Conditional Use Permit or Development Certificate impacting or relating to an historic or historic overlay district or local historic landmark. o By a vote of 8-0, (one absence) the ARB recommended that the Rezoning request to apply the HO — N&W district to the site be approved. o By a vote of 8-0 (one absence), the ARB recommended that the Conditional Use Permit to allow "Commercial Uses" be approved. • For all sites rezoned to apply the HO — N&W district, a COA is required from the ARB to approve any proposed exterior site or building modifications, including any partial or complete demolitions of structures. iv. Flood Zone The property is located in the X (Low to Moderate) Flood Zone, which is a low-risk flood zone. C. Historic Resources Impacts • The structures on the site are listed as contributing resources within the Norfolk & Western Railroad (DHR No. 122-5799; NRHP 2015) and the Park Place (DHR No. 122-5087; NRHP 2006) historic districts which are listed on the Virginia Landmarks Register and the National Register of Historic Places, and was approved as a historic resource by the National Park Service (NPS) and the Virginia Department of Historic Resources (VDHR). • The period of significance for the HO - N&W district (1884-1965) is based on the adopted period of significance from the Virginia Landmarks Register and National Register Historic District, listed on both registers in 2015, because the subject properties are all located in the Norfolk and Western Railroad State and National Historic District. • The area around 208-218 W. 25th Street is developed primarily with one and two-story buildings; directly south of the site is the Old Dominion Peanut Co. industrial complex (recently approved to be converted to 84 multi-family units with 10,000 square feet of commercial space), north of the site are two-story residences. o There is little vegetation on or adjacent to the site aside from small strips of grass and the occasional tree. o Parking and loading areas include asphalt and concrete. o Both sides of the 200 block of W. 25th Street feature a sidewalk with curb and gutter. • 208-218 W. 25th Street features three buildings all of which are contributing structures. • The three buildings found on the subject properties are outlined below: o 208 West 25th Street ("208") — Lumpkins Production Auto Paint Co. (DHR No. 122- 5087-0196, other DHR No. 122-5799-0066) ■ One building on the site, contributing; building dates to c. 1920. ■ 208 is the primary building of the subject properties. ■ This building originally served as the site of Taka-Kola Bottling Company between 1920 to 1921. ■ By 1928, the building then served as the site of Spinach Products Co. Inc., a manufacturer of dried spinach products. ■ Later by 1936, the building served as the Peninsula Transit Corporation's Peninsula Bus Lines the building was used as a bus storage and repair shop. ■ In 1953, Lumpkin's Production Auto Paint Co. leased the building. ■ The two-story masonry service station is one of the few two-story structures within the district. The service station was designed in the Late 19th and Early 20th Century American Movement Style, it's façade features a common bond brick veneer which has been painted grey. ■ The roof is flat and features a stepped parapet wall coped in rowlock bricks, there is a brick chimney on the westernmost wall.