Colonial Place / Riverview

Llewellyn Avenue Redevelopment

Disclaimer

Information on this web page is posted by the web master for informational purposes. It does not reflect the official position of the Colonial Place/Riverview Civic League.

CPRV Listserv, December 16, 2003 from Kathy Stark

Abiouness/Decker Plans Submitted

Right now it appears that the city will submit plans to construct a vertical bulkhead (steel) on the outside edge of the walking path. They also have plans to widen the path to eight feet, as I believe Steve told us, and to renovate it to look the same as it does now (same material-asphalt). They are also planning to widen the boat ramp to twice its current size and create finger piers on each side of the boat ramp so that boaters will have an area to launch their boats. The plans have been created (mock-ups) at the request of the council because they are now interested in moving forward with this project. The project, as it stands now, will be funded using the specifications outlined here.

Two weeks ago Abiouness/Decker submitted site plans to be reviewed by the city. The plans show a condominium community. It also shows piers along the creek.

If we want to have input into the city funded plans, the time between Jan and Mar of 04 is our window of opportunity. After that, the plan and funds will be submitted to the city manager and subsequently to the council. Next fiscal year's budget ('05) is voted on by the council in May 04. I do not know when the plans for the Abiouness/Decker property will be approved.

Virginian-Pilot, June 26, 2002

Norfolk OKs changes to spur development near Colonial Place

"The City Council unanimously approved changes Tuesday to the city's general plan designed to spark residential development along Llewellyn Avenue south of the Granby Street Bridge.

The amendments designate properties on both sides of Llewellyn Avenue for high-density residential development and propose that the street and the property now home to the Lafayette Motor Hotel become a greenway and park."

Colonial Place/Riverview Civic League Meeting, June 10, 2002

Brian Townsend at June Meeting

Brian Townsend, Norfolk City Planning, can be reached by telephone at 664-4770 if you have any questions concerning the Llewellyn Avenue Redevelopment Project.

City Council Public Hearing, June 25, 2002

Communication from City Planning

The City Council set the date for the public hearing on the General Plan changes for the Llewellyn Avenue corridor. The pubic hearing will be on Tuesday, June 25, 2002 at 7:30 pm in the City Council Chambers, 11th Floor of the City Hall Building at 810 Union Street.

Norfolk City Council Meeting, June 4, 2002

Excerpt from the City Council Docket

NORFOLK, VIRGINIA

DOCKET FOR THE COUNCIL

TUESDAY, JUNE 4, 2002 - 2:30 P.M.

CONSENT AGENDA

ALL MATTERS LISTED UNDER THE CONSENT AGENDA ARE CONSIDERED TO BE ROUTINE BY THE CITY COUNCIL AND WILL BE ENACTED BY ONE MOTION IN THE FORM LISTED. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS. IF DISCUSSION IS DESIRED, THAT ITEM WILL BE REMOVED FROM THE CONSENT AGENDA AND CONSIDERED SEPARATELY.

C-1 Letter from the City Manager recommending a public hearing be held to hear comments on the lease of space at 238 Main Street in downtown Norfolk to Charles Ray Leon Brock.

Recommended Action: Authorize City Clerk to advertise for a public hearing on June 18, 2002.

C-2 Letter from the City Manager presenting recommendation of the City Planning Commission on the application of the CITY PLANNING COMMISSION to change the land use designation from commercial to high and medium density residential along the Llewellyn Avenue Corridor between Delaware Avenue and the Granby Street Bridge over the Lafayette River.

Recommended Action: Authorize City Clerk to advertise for a public hearing on June 25, 2002.

Colonial Place/Riverview Community News, June 2002 issue

Brian Townsend to Speak at June Meeting

Brian Townsend with the Norfolk Planning Department will be the featured speaker at the June meeting of the Colonial Place/Riverview Civic League. He will discuss the Llewellyn Avenue Redevelopment Project. The first phase of the project includes preparing an amendment to the Norfolk Development Plan (a guiding document for the city), having that amendment approved by the Planning Commission and ultimately approved by the City Council.

When Mr. Townsend attended our meeting in April, he discussed an amendment to the Norfolk Plan which included ...

The city’s claiming the Lafayette Motor Inn through eminent domain

High density residential zoning for the property behind and around the Lafayette Motor Inn

Medium density residential zoning for the property on the east side of Llewellyn Avenue (J.J.’s Car Wash)

Closing Llewellyn Avenue between Delaware and Granby Street

Some land use changes to the property on the east side of Granby Street near the Granby Street Bridge

The amendment to the plan, which he discussed at that meeting, went before the Planning Commission and is slated to go before the city council Tuesday, June 25. The Planning Commission approved the amendment to the plan and recommended it to City Council, after modifying the amendment by changing the recommended zoning for the property on the east side of Llewellyn Avenue from medium to high density residential zoning.

After the May civic league meeting, some interested members of the community invited Mr. Townsend to an informal meeting about the Llewellyn Redevelopment Project. Several members of the Colonial Place and Riverview communities attended and Mr. Townsend was very helpful in sharing information about the project and the administrative process associated with the project. Several members of the civic league board were at the meeting and invited Mr. Townsend to attend the June civic league meeting to give all members of the community a final opportunity to hear the information and ask questions before Council votes on the amendment.

All members of the Colonial Place and Riverview Communities are encouraged to attend the June meeting of the Civic League to hear Mr. Townsend speak and to voice your questions or concerns.

Establishing a Formal Position For The Civic League

At the June meeting we would like to poll the membership and establish a formal league position regarding this phase of the Llewellyn Redevelopment Project. The league leadership will communicate that official position at the City Council meeting in June and read our position into the record. Please plan to attend the June meeting and let your voice be heard.

While we want to have an official position for the league, we also want to encourage every resident of our community to voice their opinions and concerns to the City. Because of the size and scope of the Llewellyn Avenue Redevelopment Plan, it is important that our individual voices and community concerns be heard by our city leaders. The League leadership encourages all members of our community to become informed and stay involved with this significant project, which will affect our communities for decades to come.

Preliminary Neighborhood Meeting with Brian Townsend, Thursday, May 23, 2002

Handout from Brian Townsend

General Plan
Is a document containing adopted public policy regarding the future development of land within the City, policies regarding public facilities, transportation, and related subjects.

The General Plan is a document upon which all land use regulatory decisions should be based. The plan is land use designations provide a conceptual representation of the range and type of land uses that are appropriate for a given location or district. Future zoning regulatory actions should reflect this plan. Zoning is an "implementation" tool, not a planning tool.

The General Plan is a document developed by the City Planning Commission and recommended to the City Council. The City Council has final authority to approve and adopt the contents of the plan and all amendments thereto.

General Plan Amendment: Llewellyn Corridor

Contents:
Changes of proposed (future) land use designations on several properties:

Lafayette Yacht Club Site: From Commercial/Office to High Density Residential*
Lafayette Hotel Site: From Commercial/Office to Open Space Preservation
Tsing Property
(Carwash and Vacant Lot): From Commercial/Office & Medium Density Residential to High Density Residential
Edge of Vacant Lot (E. of Bridge): From Medium Density Residential to Open Space Preservation

*The General Plan defines densities in 3 ranges:

Low Density: 8.7 units per net residential acre or less
Medium Density: 8.8-20.0 units per net residential acre
High Density: 20 units per net residential acre and up

Changes to Street System:

Closure of Llewellyn Avenue to traffic and creation of greenway/bike trail from Bridge to Delaware

Improvement of Omohundro Avenue between 42nd and Delaware

Implementation of Plan:
No land use regulatory actions or changes are contained in the General Plan Amendment.

All future development of land, in compliance with this plan, would require a change of zoning which would be subject to public hearings by the City Planning Commission and City Council. Current/existing zoning remains in place.

Change of zoning approvals should be consistent with the land use designations and density ranges as contained in the approved General Plan. Specific zoning classifications would then be proposed and tailored to the development proposal being considered. Zoning changes would be "conditional" and subject to approval of number of units, site layout, access, parking, etc.

Selection of appropriate zoning category and actual resulting number of units depends on a number of factors regardless of density range allowed:

Amount of land reserved for open green space (35% for multi-family districts)
Surface Parking vs. Structured Parking and the "economics" of that choice
Height Restrictions
Unit size/type (flats vs. townhome type)
Shape and configuration of the development parcel

No proposed street system changes would take place until such time as approved plans for adjacent properties were undertaken consistent with the plan. Street system changes as proposed will require significant infrastructural improvements which would need to be coordinated with site infrastructure changes on development parcels.

Identification of any street network adjustments would be determined prior to the transition of that portion of Llewellyn Avenue from the Bridge to Delaware to a greenway.

Norfolk City Planning Commission Hearing, April 25, 2002

Staff Report

NORFOLK CITY PLANNING COMMISSION-ITEM NO. 7

PUBLIC HEARING DATE: APRIL 25, 2002

STAFF REPORT-DEPARTMENT OF PLANNING

Nature of Application:

General Plan Amendment: From Commercial/Office to High and Medium Density Residential and Open Space Preservation.

Location: Certain Properties Located Along the Llewellyn Avenue/Granby Street Corridor between the Lafayette River and Delaware Avenue

Applicant: City Planning Commission

Description of proposed use:

This application requests that the land use designations of certain properties along the Granby Street and Llewellyn Avenue Corridors in the Colonial Place Neighborhood Plan as contained in the General Plan be changed from commercial/office and medium density residential to high and medium density residential and open space preservation. The amendment provides for the eventual redevelopment of this part of the neighborhood in a manner consistent with goals and objectives of the neighborhood plan itself, established in 1992.

Description of existing land use pattern:

The area is located along the northernmost portion of the Llewellyn Avenue corridor, and is within the Colonial Place Neighborhood. This portion of Colonial Place is developed with a mixture of commercial structures including retail sales and service establishments, a motel, and a former yacht club site which is currently vacant. Abutting the area to the north and west is the Lafayette River and a series of public open spaces along the Colonial Place Greenway. Immediately to the east is the Granby Street - Riverview commercial corridor which is developed with a range of retail sales and service establishments and some multi-family residential. Further to the east and south the development pattern is low-density residential in the Riverview and Park Place neighborhoods.

PART 2: ANALYSIS/EVALUATION:

General Plan Impact:

The Colonial Place-Riverview Neighborhood Plan as contained in the General Plan, 1992, amended, contains the following Objectives:

Encourage low density single family housing in the interior of the neighborhood while permitting medium to high density in the Granby-Llewellyn corridor (NP-CPR-2)

Utilize existing recreation land more intensively and more effectively and explore opportunities to expand recreational uses. (NP-CPR-2)

Improve neighborhood aesthetics and environmental conditions (NP-CPR-2,3)

The proposed land use designation changes contained in the General Plan amendment are consistent with these objectives. Changing the designation of properties along the Llewellyn Avenue corridor from commercial to high and medium density residential and open space will create opportunities for initiating new residential development which will be oriented along the Lafayette River, Haven Creek, and an extension of the Colonial Place Greenway.

The proposed closure of a portion of Llewellyn Avenue between the Granby Street Bridge and Delaware Avenue to vehicular traffic, and the redevelopment of that right-of-way for pedestrian, recreational, and biking purposes will provide an appropriate "address" for new residential development, and also provide much needed linkages to other recreational opportunities to the north and east of the Colonial Place neighborhood.

The improvement of Omohundro Avenue between Connecticut and Delaware Avenue will provide vehicular access to the proposed residential development fronting along the expanded Greenway, and also provide better access to the commercial properties fronting the west side of Granby Street.

As a broader part of the General Plan Amendment, these land use and right-of-way changes will improve the overall open space network serving Colonial Place-Riverview and other adjacent neighborhoods. Changes identified in this amendment, in conjunction with future improvements to the bulkheading and walkways on the west side of Haven Creek, with linkages to the west to the Mayflower Crescent bulkhead and greenway, will provide strong connections to the west and south. A potential future pedestrian walkway under the Granby Street Bridge could strengthen the pedestrian and open space connections to the Riverview neighborhood and eventually to Lafayette Park and the Virginia Zoological Park immediately to the south. Associated with this connection, is a proposed land use designation change on a portion of property situated east of the Granby Street Bridge along the Beach Avenue right-of-way from medium density residential to open space.

This proposal is also consistent with the City's recently announced "Norfolk Strategic Housing Initiative", and its "housing first" central strategy. This strategy is designed to identify location specific and programmatic initiatives that will create new housing opportunities in the city, and further stabilize and revitalize existing neighborhoods. The creation of new residential opportunities at this very important urban waterfront on the Lafayette River, and relating it to the improved recreational facilities, could be a centerpiece project illustrating the underlying principles of the City's focus on new housing development.

PART 3: RECOMMENDATION:

Staff recommends that this application be approved. The changes in these land use designations to residential and open space, combined with the additions to the public open space and greenway system, are consistent with objectives contained in Colonial Place-Riverview neighborhood plan as a part of the General Plan of Norfolk, 1992, as amended. This amendment will provide an appropriate framework to guide the redevelopment of this waterfront area in a manner that will support the continued revitalization of the Colonial Place-Riverview neighborhood and support continued stabilization of the Granby Street commercial district immediately adjacent.

MAPS:

1. Location Map [not on web site]
2. General Plan Map [not on web site]

Report Prepared: April 9, 2002

Copies Provided To:

City Planning Commission
Colonial Place-Riverview Civic League
Other: City Attorney, Bernard Pishko
Assistant City Manager, Shurl Montgomery
Deputy City Attorney, Daniel Hagemeister
Deputy City Attorney Wayne Ringer
Debra Hyman, City Clerk's Office

Norfolk City Planning Commission Hearing, April 25, 2002

Colonial Place-Riverview: Background Report

[NP-CPR-1][Adopted January 28, 1992]

COLONIAL PLACE-RIVERVIEW

PUBLISHED PLANS AND STUDIES:

Colonial Place-Riverview General Development Plan, 1972
Colonial Place-Riverview Conservation Plan, 1973
Central Granby Street Commercial Area Plan, 1991

BACKGROUND:

The Colonial Place and Riverview neighborhoods are situated on the southern bank of the Lafayette River about 2 1/2 miles north of Downtown. The neighborhood boundaries are generally the Lafayette River on the north and east, City Park and 38th Street on the south, and Knitting Mill Creek and the extension of Mayflower Road on the west. Riverview is that portion of the neighborhood east of Granby Street.

Development of the neighborhood occurred during the twentieth century, with the majority of homes constructed before 1940. A neighborhood of predominantly single family homes, over 60 percent of the housing, the area began to transition in the 1960s from older households in the declining phase of the family life cycle to younger growing families. In 1990 there were 4,432 residents in the Colonial Place and Riverview neighborhoods from a variety of age groups. There still is a higher than average concentration of elderly residents with 19 percent of the population over age 65, compared with 10 percent citywide. The area was also successfully integrated during the 1960s and remains so today.

Predominantly residential in character, the neighborhood also has an older, underutilized commercial corridor along Granby Street. The prevailing residential building types are single family detached structures of one and two stories. There are multi-family and duplex structures throughout the district, contributing to the variety of architecture in the area.

At the time the original plan was drafted, various data were collected to depict the existing conditions in the neighborhood and to identify future problems. The original analysis concluded that while the area "did not have severe physical problems, there existed the potential for the development of future problems if changes were not directed into constructive channels." This same conclusion is still valid. The area still has an aging housing supply that needs to be monitored to insure good housing quality in maintained.

Given the age of the neighborhood, housing quality will always pose a potential problem. Two of the major actions called for in the 1972 Plan were for some type of conservation

[NP-CPR-2][Adopted January 28, 1992]

program to maintain and improve housing quality and an occupancy permit program. Both were adopted in 1973 and have been in place ever since. However, the area will continue to age, calling for continued monitoring and efforts aimed at housing investment and maintenance. This same objective extends to nonresidential properties. In addition, just as the housing supply will continue to age, the infrastructure in the Colonial Place-Riverview area will need continued maintenance and upgrading due to continued aging. Of particular importance are the improvement of existing recreational land; additional bulkhead needs and maintenance of existing bulkheads; and public improvements in commercial areas.

OBJECTIVES/ACTION STRATEGY:

These general objectives reflect the complex and dynamic nature of the problems in Colonial Place-Riverview and define the overall future character of the neighborhood.

Preserve and upgrade that housing which is basically sound.

Continue the Conservation Program that was established in the area in 1973, originally incorporating Model Cities funds. The Conservation Program and associated loans have been instrumental in preserving and upgrading housing. Even though this program could be cut back due to lack of funding, the program should remain in existence.

Continue Occupancy Permit Program in the area. This program was established for the area in 1973 and has also been effective in preservation of the area.

Encourage low density single family housing in the interior of the neighborhood while permiting medium to high density in the Granby-Llewellyn corridor.

Insure that the zoning pattern continues to support these uses in the appropriate areas and encourages compatible infill development.

Utilize recreation land more intensively and more effectively and explore opportunities to expand recreational uses.

Improve existing recreational land for more neighborhood use. Timing of this action is dependent on the funding source used and other projects elsewhere in the city competing for limited funds. Since the adoption of the 1972 plan, a greenway plan has been implemented in the area.

Improve neighborhood aesthetics and environmental conditions.

Explore National Register designation for Colonial Place and Riverview.

Support civic league efforts aimed at neighborhood beautification.

[NP-CPR-3][Adopted January 28, 1992][map][not on web site]

[NP-CPR-4][Adopted January 28, 1992]

Evaluate the need for extended bulkheading and increased maintenance of existing bulkheads.

Accommodate through traffic on major streets and discourage it on local neighborhood streets.

Continue to discourage cut-through traffic in the interior of the neighborhood by limiting access.

Revitalize the Granby Street commercial area, both physically and economically.

Extend the Conservation Plan to include commercial structures.

Explore the need for public improvements in the commercial area.

Norfolk City Planning Commission Hearing, April 25, 2002

Agenda Excerpt

City of Norfolk
Public Hearing Agenda
April 25, 2002

The Norfolk City Planning Commission will hold a Public Hearing on April 25, 2002 at 2:30 p.m. in the City Council Chamber, 11th Floor, City Hall Building, Civic Center, Norfolk, Virginia to consider the following applications:

REGULAR AGENDA

7. CITY PLANNING COMMISSION, to amend the General Plan of Norfolk, 1992 as amended, to change the land use designation from commercial/office to high and medium density residential and open space on property fronting along the Llewellyn Avenue Corridor between Delaware Avenue and the Granby Street Bridge over the Lafayette River; also to amend the General Plan of Norfolk, 1992 as amended, to change a portion of that parcel of land located on the southeast corner of Granby Street and Beach Avenue from medium density residential to open space.

Maps, plats, and other information concerning the above proposals may be seen at the office of the Department of Planning, Room 508, City Hall Building, Norfolk, Virginia, 23510 or you may telephone (757) 664-4752. All interested parties are invited to be present at the time and place noted above.

Colonial Place/Riverview Community News, May 2002 issue

Llewellyn Redevelopment Update
Craig Reilly

During our April civic league meeting we were given a presentation by Brian Townsend with City Planning. His presentation covered changes to the General Plan of Norfolk that was to be put before the Norfolk City Planning Commission on April 25, 2002. The commission, by a unanimous vote, approved the Department of Planning's Staff Report for amendments to the General Plan of Norfolk.

What the first amendment does is change land use designation of certain properties along the Granby Street and Llewellyn Avenue corridors in the General Plan. The designations of these properties were changed from commercial/office and medium density residential to high density residential and open space preservation. The other amendment changes land at the southeast corner of Granby and Beach Avenue from medium density residential to open space.

The impact of these changes do not alter the stated objectives of Our Colonial Place and Riverview Neighborhood Plan as contained in the General Plan of Norfolk. These objectives are:

Encourage low-density single family housing in the interior of the neighborhood and permit medium to high density in the Granby-Llewellyn corridor.

Utilize existing recreation land more intensively and more effectively, exploring opportunities to expand recreational uses.

Improve neighborhood aesthetics and environmental conditions.

The General Plan amendments as approved, will now be forwarded to the City Council for approval at a future meeting.

Colonial Place/Riverview Community News, May 2002 issue

Text of Letter to Brian Townsend

April 25, 2002

Brian Townsend
Norfolk Planning Department
810 Union Street
508 City Hall Building
Norfolk, Va 23510

              Re: Llewellyn Avenue Redevelopment Plan/League Position

Dear Brian,

The Colonial Place and Riverview Civic League position regarding the City's proposed redevelopment plan is as follows:

We are excited that the City is willing to partner with Colonial Place and Riverview to make these long awaited and much needed improvements.

This project should do much to enhance the quality of life in our two communities and "Our Fair City Of Norfolk".

Improvements to the "Haven Creek Waterfront" should not come at the expense of the already approved and funded Colonial Place/Knitting Mill Creek Bulkhead Project.

Our communities are supportive of the proposed improvements and enhancements, and; it is our desire to see this plan move forward.

We strive to be good citizens of Norfolk and in turn expect the City to be respectful and open to concerns of our residents.

The plans shown to us at our April '02 meeting regarding the proposed project are preliminary and although they seem positive, we reserve final judgement until, with citizen input, future issues are resolved and are deemed to be in the best interest of our communities.

We encourage and work to advance cooperation and collaboration among the citizens of our communities and our city government.

We look forward to working closely with all interested parties to resolve issues related but not limited to: housing density, parking, features of the "Open Space Park", ingress/egress, traffic, Haven Creek boat ramp/bulkhead/bike & walking path restoration, environmental issues along Haven Creek, a senior housing opportunity, drainage/flooding along the existing "Colonial Place Greenway" and extending closure of Llewellyn Avenue south to 38th Street.

Respectfully,

David Block, President
Colonial Place and Riverview Civic League

Colonial Place/Riverview Email List

The control of the Colonial Place/Riverview Community Email List is managed by the web at the following link:
Sign Up. Access to the archives is available at this link.

Please read the following policy statement before joining. Success of the Email List is dependent upon proper use.

The CPRV mailing list exists for the use and enjoyment of the Colonial Place/Riverview community. Its primary purpose is to facilitate the sharing of information relevant to the neighborhood community it serves. Posts to the list are considered to be "on topic" when the content of the message has value or relevance to the CPRV community specifically.

The CPRV mailing list is not moderated. This does not mean that "anything goes". It simply means that nobody will review your post prior to distribution to the list participants. You message will go to many people fairly rapidly. So please consider exercising courtesy and restraint when posting your message to the entire group. "Off topic" and inherently divisive messages should be avoided. Self-serving commercial, political, religious, or vulgar messages; jokes; personal attacks; spam, are all specifically discouraged as they are directly contrary to the mailing list's primary purpose.

Any technical issues should be emailed directly to david@dcf.net Thanks for taking an active interest in your neighborhood. Enjoy your email list experience!

Norfolk City Officials

Mr. Paul D. Fraim, Mayor
Mr. Anthony L. Burfoot, Council Member
Mr. Donald L. Williams, Council Member
Mr. Paul Riddick, Council Member
Mr. W. Randy Wright, Council Member
Ms. Daun Hester, Council Member
Mr. Barclay C. Winn, Council Member

To send comments to City Council or to the Office of the Mayor please e-mail ccouncil@city.norfolk.va.us or send to the following addresses:

City Council's Office
Room 1006, City Hall Building
810 Union Street
Norfolk, Virginia 23510

Office of the Mayor
Room 1109 City Hall Building
810 Union Street
Norfolk, Virginia 23510

Please refer to the City Council web page on the Norfolk City web site for additional contact information and links to meeting announcements, meeting agendas, and meeting minutes.