To the Honorable Council City of Norfolk, Virginia

ft From: Leonard M. Newcomb III, CFM, Acting Planning Director7 9r)

Subject: Breeden Inv stment Properties, Inc., for a Downtown Development Certificate with waiver 533 Front Street

November 20, 2018

Reviewed:

Ward/Superward: 2/6

Wy Deputy City Manager

Approved:

Item Number: C-7

Dougla L. Smith, City Manager

I. Staff Recommendation: Approval.

II. Architectural Review Board Recommendation: By a vote of 6 to 0, the Architectural Review Board recommends Approval.

Ill. Planning Commission Recommendation: By a vote of 5 to 0, the Planning Commission recommends Approval.

IV. Request: Through the required Downtown Development Certificate, the applicant is requesting waiver from the required off-street parking requirement, and the 20-foot side

yard setback.

V. Applicant: Breeden Investment Properties, Inc.

VI. Description: • The site is located in the Fort Norfolk/Atlantic City area of Downtown on the south side

of front street just east of 2nd street.

• The applicant proposes redevelop 3.2 acres of waterfront industrial land to accommodate a 258-unit, 5-story multi-family development with a pedestrian promenade along the

Elizabeth River.

• In order to accommodate the development as proposed, the applicant must receive

waivers from the building placement (setbacks) and off-street parking requirements.

o For development within the D-FN district, two (2) off-street parking spaces are

required for each dwelling unit. • The development will provide 1.5 parking spaces per dwelling unit, which is

permitted in other parts of the Downtown Character District due to the proximity

810 UNION STREET, SUITE 1101 I NORFOLK VIRGINIA 23510 ■ 757-664-4242 www.norfolk.gov

of various mass transit options, included the nearby EVMC/Fort Norfolk and

Freemason LRT stations.

o The D-FN district requires a 20-foot side yard setback to be provided for any building

between 3-5 stories tall and located on the south side of Front Street.

■ The purpose of this requirement is to preserve ample opportunities for the public

to have frequent and convenient access to the required public pedestrian

promenade along the river, and to preserve view corridors to the water where

possible.

■ Given the unusual site constraints, strict adherence to this provision would

dramatically squeeze the development potential of this particular site while

providing limited additional benefit.

■ The site provides a pedestrian corridor around the building, including a primary

access point between the eastern side and the adjacent historic Security Storage

& Safe Deposit Company Warehouse located to the south.

Staff contact: Matthew Simons at (757) 664-4752, matthew.simons@norfolk.gov

Attachments:

• Proponents and Opponents

• Staff Report to CPC dated October 25, 2018 with attachments

• Ordinance

THE

O CITY OF

K

..,

Board: October 8, 2018

N oRFL

CITY PLANNING

City Planning

Architectural Review

Commission Public

Executive Secretary: Leonard

Hearing: October 25, 2018

M. Newcomb, III, CFM )14/01/# Staff Planner: Matthew Simons, AICP, CZA, CFM/p/ A yc /.4,

Staff Report Item No.: New Business Item 1

Address 533 Front Street

Applicant Breeden Investment Properties, Inc.

Requests Development Certificate (Downtown)

Property Owner Moon of Norfolk, LLC

Site Characteristics

Site/Building Area 4.5 acres total; 3.2 acres land / 385,000 sq. ft.

Future Land Use Map Downtown

Zoning D-FN (Downtown-Fort Norfolk)

Neighborhood Downtown

Character District Downtown

Surrounding Area

North D-FN: National Oceanic & Atmospheric

Administration

East D-FN: The Roebuck apartments (57 units)

South Elizabeth River

West D-FN: vacant land

r 41,

• 4110 ' 3 itA4'

T *5

, ,z on-,,, 4' ‘-'- ---. ., ,

- -::---- ,..,._

/ 0,... 4̀•• ,

.11 .....• it4,-- A b,

-:•.* ---:.-e.......toesftl -1

-...,T ) -....i... - , .

• -:

, , .7 'NI • 'I' / . •,,,, r, ,'.W

li 1, '-- 1,4

- i

,

4

A. Summary of Request

• The site is located on the south side of front street just east of 2nd street.

• Through the required Downtown Development Certificate, the applicant is requesting

waiver from the required off-street parking requirement, and the 20-foot side yard

setback.

B. Plan Analysis

The proposed use is consistent with plallorfolk2030, which designates this site as Downtown.

C. Zoning Analysis

i. General

• The applicant proposes redevelop 3.2 acres of waterfront industrial land to

accommodate a 258-unit, 5-story multi-family development with a pedestrian

promenade along the Elizabeth River.

• In Downtown district, any new development or substantial improvements to existing

structures requires a Development Certificate.

• In the Downtown districts, the following development standards may be modified

with a Development Certificate:

o Building placement requirements

o Off-street parking and loading requirements

o Requirements for "active" use of ground floor areas (only required for

development along the north side of Front Street).

• In order to accommodate the development as proposed, the applicant must receive

waivers from the building placement (setbacks) and off-street parking requirements.

o For development within the D-FN district, two (2) off-street parking spaces are

required for each dwelling unit.

■ The development will provide 1.5 parking spaces per dwelling unit, which

is permitted in other parts of the Downtown Character District due to the

proximity of various mass transit options, included the nearby EVMC/Fort

Norfolk and Freemason LRT stations.

o The D-FN district requires a 20-foot side yard setback to be provided for any

building between 3-5 stories tall and located on the south side of Front Street.

■ The purpose of this requirement is to preserve ample opportunities for the

public to have frequent and convenient access to the required public

pedestrian promenade along the river, and to preserve view corridors to

the water where possible.

■ Given the unusual site constraints, strict adherence to this provision would

dramatically squeeze the development potential of this particular site

while providing limited additional benefit.

■ The site provides a pedestrian corridor around the building, including a

primary access point between the eastern side and the adjacent historic

Security Storage & Safe Deposit Company Warehouse located to the south.

■ By focusing this primary access to the eastern edge of the site, this permits

the development to meet the full requirement of the side yard setback on

this side, which incorporates the historic warehouse facade into the view

corridor, along with the eastern line of the promenade within the wharf.

ii. Architectural Review Board Review

• As part of the Development Certificate process, a review of the development waivers

and a recommendation by the Architectural Review Board (ARB) is required.

o By a vote of 6-0, the ARB recommended that the Downtown Development

Certificate request with the waivers as proposed be approved.

iii. Flood Zone

• The site is located within the AE 8 & 9 (High-Risk), Coastal A (Coastal Floodplain; also

known as the Limits of Moderate Wave Action — LiMWA), and VE 11 (Coastal High

Hazard) flood zones.

o The VE and Coastal A zones are areas located within the LiMWA, or where wave

action may be anticipated (waves as minimum of 1.5 feet high) during significant

storm events.

• Portions of the buildings are located within the Coastal A Zone, and will be subject to

moderate wave action.

o The building closest to the water will be required to be constructed on concrete

piers with the ground floor level left open, to permit wave action to occur during

significant storm events without damage to the structure.

D. Transportation Impacts

• Institute of Transportation Engineers (ITE) figures estimate that the proposed residential

development will generate 1,716 vehicle trips per day.

• No roads in the vicinity of the proposed development are identified as severely congested

corridors in the current update to regional Hampton Roads Congestion Management

analysis.

• The site is near transit services with Hampton Roads Transit bus routes 2 and 23, as well

as light rail at Fort Norfolk/EVMC.

• No streets near to the site are identified priority corridors in The City of Norfolk Bicycle

and Pedestrian Strategic Plan but the site is located in close proximity to the Elizabeth

River Trail.

E. Historic Resource Impacts

• The site is not located within a federal, state, or local historic district.

• Neither the Ghent nor Freemason historic districts are close enough to be impacted by

this low rise development (5 stories), as they are both separated from this development

site by bodies of navigable water.

• The site is directly adjacent to the Security Storage & Safe Deposit Company Warehouse

(VDHR No. 122-0901), a 1916 historic waterfront warehouse building, listed as a

contributing landmark structure by the National Parks Service on the National Register of

Historic Places, and the Virginia Department of Historic Resources on the Virginia

Landmarks Register (NRHP/VLR, 2014).

o Although the adjacent structure is very minimalistic in both form and ornamentation, the building expresses a few simple geometric interplays derived from Cubism, which later became the framework for the well-known Art Deco architectural style. ■ An illustration of the Cubist influence includes the interplay of the round water

tower atop the square mechanical room, in addition to a few ornamental details such as the stylized diamond embellishments surrounding the pedimented entryway.

o This adjacent structure is the only example of a pre-World War II building built in the Cubist style (Cubist elements were later expressed post-World War II in Brutalist buildings throughout the State).

• The proposed building on the site does not detract or negatively contrast the historic prominence of the historic Cubist warehouse to the east because it is proposed to be constructed with a similar massing, and with similar angles and lines as the warehouse building.

o The proposed building will be constructed with a slight recess along Front Street, preserving the predominance of the historic warehouse.

F. Public Schools Impacts

• School attendance zones include Taylor Elementary School (71% utilization), Blair Middle School (83% utilization) and Maury High School (93% utilization).

• Approximately 13 school aged children could be generated by the proposed development (0.05 school aged children per unit).

• Given the existing school capacity, no significant school impacts are anticipated.

G. Environmental Impacts

• All areas of the site located 30-foot landward of mean high water, including the 10-foot

wide pedestrian promenade, shall consist of pervious materials and shall be landscaped

with salt tolerant and native species, to be approved by the Environmental Services Division of the City's Department of City Planning.

• The failing bulkhead will be either repaired, restored or completely reworked in another

form (rip rap) as required by the City's Wetlands Board.

H. AICUZ Impacts

N/A

I. Surrounding Area/Site Impacts The proposed redevelopment of this industrial site into residential development should not

negatively impact the surrounding area, which includes very few remaining waterfront

industrial users.

J. Payment of Taxes

The applicant is current on taxes.

K. Civic League

The site is not within the boundaries of any civic association, however the applicant contacted

the Project Review Committee Chair of the Ghent Neighborhood League on July 18th.

L. Recommendation

• Per the Zoning Ordinance, a Development Certificate shall be approved if the Planning

Commission finds that all of the following standards are met:

o The development proposed with the minor modification is compatible with

surrounding land uses;

o The development proposed is consistent with the comprehensive plan;

o The uses proposed are allowed in the base and overlay districts where the

development is located;

o The modifications in development standards requested in the development

certificate do not exceed those established in for the applicable zoning district.

o Any modifications are the absolute minimum necessary to accommodate the

development proposal; and

o The proposed development complies with all applicable proffers and conditions

applicable to the land.

• Staff recommends approval of the Development Certificate considering compliance with

Zoning Ordinance requirements and consistency with approved plans.

o The two waivers (side setback and off-street parking) are appropriate for this site

given that the development massing will be sensitive to the adjacent placement of

the Security Storage & Safe Deposit Company Warehouse, a State and Nationally-

designated contributing historic resource, and given the unusual physical

constraints of the development site.

Attachments

Overview Map

Location Map

Zoning Map

Application

Proponents and Opponents

Proponents

Roger Rodriguez — civil engineer

1001 Boulders Parkway, Suite 300

Richmond, VA 23233

Duff Kliewer — architect

2533 Virginia Beach Boulevard

Virginia Beach, VA 23452

Opponents

None

By By Office of the City Attorney DEPT.

NORFOLK, VIRGINIA

10/26/2018 lds

Form and Correctness Approve Contents Approved://1(4

ORDINANCE No.

AN ORDINANCE GRANTING A DEVELOPMENT CERTIFICATE TO PERMIT THE CONSTRUCTION OF NEW RESIDENTIAL, MULTI-FAMILY DWELLINGS ON PROPERTIES LOCATED AT 533 TO 545 FRONT STREET.

- - -

BE IT ORDAINED by the Council of the City of Norfolk:

Section 1: - That a Development Certificate is hereby granted to permit the construction of new residential, multi-family dwellings on properties located at 533 to 545 Front Street. The properties to which the Certificate applies are more fully described as follows:

Properties front 290 feet more or less, along the southern line of Front Street, beginning 194 feet, more or less, from the western line of Rader Street and extending westwardly; premises numbered 533 Front Street and 545 Front Street.

Section 2:- That the City Council finds that the proposed development satisfies the standards set forth in section 2.4.9.0 of the Norfolk Zoning Ordinance and hereby modifies the following regulation or regulations in the applicable zoning district or overlay district in order to allow for the development as shown in the application as submitted:

(a) Off-street parking and loading; and (b) Minimum side yard setback.

The application for development, as modified hereby, while not strictly in accordance with the regulation or regulations that are otherwise applicable, meets public purposes, is not contrary to planning principals contained in the adopted general plan, and provides public protection to an equivalent or greater degree.

Section 3:- That the Downtown Development Certificate granted hereby shall be subject to the following conditions:

(a) The site shall be designed generally in accordance with the conceptual site plan prepared by Timmons Group, dated October 1, 2018, entitled "533 Front Street," attached hereto and marked as "Exhibit A," subject to any revisions required to be made by the City through the site plan review and building plan review processes.

(b) Any subsequent changes made to the project, as described in the staff report and as approved through the Downtown Development Certificate process, shall be reviewed as an amendment to the development certificate.

Section 4:- That this ordinance shall be in effect from the date of its adoption.

ATTACHMENT: Exhibit A (1 page)

2

Overview Ma

BREEDEN INVESTMENT PROPERTIES, INC.

#... (-) cr 4, CI

''.-

YORK STREET 0 c z K 0

N.1,/ BUTE STREET—m—

\

v, ---1 = m m ---1 i 1

W FREEMASON STREET

\\

COLLEGE PLACE-- 1

0 110 220 440 ICENim Feet

BREEDEN INVESTMENT

PROPERTIES, INC.

Application

Development Certificate

Date: 8/17/2018

DESCRIPTION OF PROPERTY

Address: 533 FRONT STREET

Existing Use of Property: EQUIPMENT/MATERIALS STORAGE YARD

Proposed Use: MULTI-FAMILY APARTMENT COMMUNITY 71 oct9

Current Building Square Footage: 10,000 Proposed Building Square Footage:-B-7trfloor

Trade Name of Business (If applicable): N/A

APPLICANT* BREEDEN INVESTMENT PROPERTIES, INC.

1. Name of applicant: (Last) REVERE (First) BRIAN (MI) K

Mailing address of applicant (Street/P.O. Box): 560 LYNNHAVEN PARKWAY

(City): VIRGINIA BEACH (State): VIRGINIA (Zip Code): 23452

Daytime telephone number of applicant:( ) (757) 486-1000

E-mail address: BRIANR@BREEDENCONSTRUCTION.COM

AUTHORIZED AGENT* (if applicable)

2. Name of applicant: (Last) (First) (MI)

Mailing address of applicant (Street/P.O. Box):

(City): (State): (Zip Code):

Daytime telephone number of applicant: ( ) Fax: ( )

E-mail address:

DEPARTMENT OF CITY PLANNING

810 Union Street, Room 508

Norfolk, Virginia 23510

Telephone (757) 664-4752 Fax (757) 441-1569 (Revised July, 2018)

S faviis)

VT'

Aug.17.2014 04:24 PM 7574849390 7574849390 PAGE. 2/ 2

Application

Development Certificate Page 2

PROPERTY OWNER. MOON OF NORFOLK, L.L.C.

3. Name of property owner: (Last) '---1.14-6AnALA (First)U) A }Se (Ml)

Mailing address of property owner (Street/P.O. box): CkLkNf.

(City): &-c-c--u k\tc___ (State): 3,10_____ (Zip Code): .314"'3S

Daytime telephone number of owner: ( )15-1— I-4

E-mail address:V4b ivAtilf:611--- Vet

'(If applicant/agent/property owner is a [LC or a Corp./Inc., include name of official representative and/or all partners)

CIVIC LEAGUE INFORMATION

Civic League contact: GHENT NEIGHBORHOOD LEAGUE - NATHANIEL MCCORMICK

Date meeting attended/held: JULY 18, 2018 (INITIAL CONTACT)

Ward/Super Ward information: WARD 2 / SUPER WARD 8

CERTIFICATION I hereby submit this complete application and certify the information contained herein is true and accurate to the best of my knowledge:

(Date)

Print name: (Property Owner)

Print name: &r:nwt k. Re het-- sig.: (Applicant)

Sign:

(Date)

(Date)

(If Applicable)

Print name: Sign:

(Authorized Agent Signature)

DEPARTMENT OF CITY PLANNING 810 Union Street, Room 508

Norfolk, Virginia 23510 Telephone (757) 664-4752 Fax (757) 4414569

(RevIled July, 2018)

Aug 1/18 03:11p P.3

Application

Development Certificate

Page 2

PROPERTY OWNER* MOON OF NORFOLK, L.L.C.

3. Name of property owner: (Last), (First) (MI)

Mailing address of property owner (Street/P.O. box):

(City): (State): (Zip Code):

Daytime telephone number of owner: ( )

E-mail address:

*(If applicant/agent/property owner Is a LLC or a Corp./Inc,, include name of official representative

andjor all partners)

CIVIC LEAGUE INFORMATION

Civic League contact: GHENT NEIGHBORHOOD LEAGUE - NATHANIEL MCCORMICK

Date meeting attended/held: JULY 18, 2018 (INITIAL CONTACT)

Ward/Super Ward information: WARD 2 / SUPER WARD 6

CERTIFICATION

I hereby submit this complete application and certify the information contained herein is true and

accurate to the best of my knowledge:

Print name: Sign:

(Property Owner)

Print name: t fr• Pe')eit- Sign:

(Applicant)

(if Applicable)

Print name: Sign:

(Authorized Agent Signature) (Date)

DEPARTMENT OF CITY PLANNING

810 Union Street, Room 508

Norfolk, Virginia 23510

Telephone (757) 664-4752 Fax (757) 441-1569 (Revised July, 2018)

Aug 17 18, 10:57a P.2

Application

Development Certificate Page 2

PROPERTY OWNER* MOON OF NORFOLK, L.L.C.

3. Name of property owner; (Last) cw..1 (First) --JR/ile (MI) 44• Mailing address of property owner (Street/P.O. box): 301 Rtv4,92.9 (City): i7122-4—,ii (State): 4- (Zip Code): 7,3 Daytime telephone number of owner: ( )252 ei .7 pea

E-mall address: cf /4-n-a e A a/ , 4-ay`"

*(If applicant/agent/property owner is a LLC or a Corp./Inc., include name of official representative and/or all partners)

CIVIC LEAGUE INFORMATION

Civic League contact: GHENT NEIGHBORHOOD LEAGUE - NATHANIEL MCCORMICK

Date meeting attended/held: JULY 18, 2018 ( INITIAL CONTACT)

Ward/Super Ward information: WARD 2 /SUPER WARD 6

CERTIFICATION

I hereby submit this complete application and certify the infor atlon contained herein is true and

Print name: \JAAV-5- Lei 71iPir4f Sign: //7/7e'jf

accurate to the best of my knowledge:

(Property Ow,n,er) (Date)

/ P Print name: &14.0\ fr e1/22Oi (Date)

DEPARTMENT OF CITY PLANNING 810 Union Street, Room 508

Norfolk, Virginia 23510

Telephone (757) 664-4752 Fax (757) 441-1569 (Revised July. 2018)

(Applicant)

(If Apolicablel

Print name: Sign:

(Authorized Agent Signature) (Date)

Application Development Certificate Page 3

CRITERIA FOR REVIEW

A Development Certificate shall be approved if the Planning Commission finds that all of the following standards are met:

(a) The development proposed with the minor modification is compatible with surrounding land uses.

Compatible surrounding uses include a renovated multi-family apartment building to the east, and to the west the Harbor's Edge retirement community and Riverview Lofts apartments.

(b) The development proposed is consistent with the comprehensive plan. The current 2030 Future Land Use Map designates this site as Residential Mixed.

(c) The uses proposed are allowed in the base and overlay districts where the development is located. Multi-family residential is a permitted use in the Downtown - Fort Norfolk base zoning district and in the Coastal Resilience overlay district.

(d) The modifications in development standards requested in the development certificate do not exceed those established in for the applicable zoning district. The application requests relief from the parking requirement (2.0 spaces/unit), the 20' side setback requirement, and the ground-floor commercial storefront requirement of this area of the Downtown - Fort Norfolk base zoning district

(e) Any modifications are the absolute minimum necessary to accommodate the development proposal. The current modifications requested are the minimum necessary to provide the proposed multi-family apartment community.

(f) The proposed development complies with all applicable proffers and conditions

applicable to the land.

Applicant recognizes that all applicable proffers and conditions will be required to be met by the proposed development.

DEPARTMENT OF CITY PLANNING

810 Union Street, Room 508

Norfolk, Virginia 23510

Telephone (757) 664-4752 Fax (757) 441-1569 (Revised July, 2018)

Application

Development Certificate

Page 4

Additionally, please include a summary of how the proposed development will meet the

development standards of the applicable zoning district:

1) Downtown base zoning districts (3.4.5. D-W: Downtown - Waterfront,3.4.6. D-BC:

Downtown — Business Center, 3.4.7. D-MU: Downtown —Mixed Use,3.4.8. D-AD:

Downtown — Arts and Design, and 3.4.9. D-FN: Downtown — Fort Norfolk);

2) The IN-C: Institutional - Campus zoning district;

3) The EBH: East Beach Harbor zoning district;

4) The G-1: Granby/Monticello Corridor Mixed Use zoning district; and

5) Pedestrian Commercial Overlay zoning districts (3.9.10 PCO: Pedestrian Commercial

Overlay, 3.9.11. PCO-Colley: Pedestrian Commercial Overlay-Colley Avenue, 3.9.12 PCO-

21st Street: Pedestrian Commercial Overlay-21st Street,3.9.13. PCO-Riverview: Pedestrian

Commercial Overlay-Riverview ,3.9.14. PCO-35th Street: Pedestrian Commercial Overlay-

35th Street, and 3.9.15 PCO-Lafayette: Pedestrian Commercial Overlay-Lafayette

Boulevard).

DEPARTMENT OF CITY PLANNING 810 Union Street, Room 508

Norfolk, Virginia 23510

Telephone (757) 664-4752 Fax (757) 441-1569 (Revised July, 2018)

VIEW FROM NORTHWEST

533 FRONT STREET Cla. newer& .....,,

- • • TIMMONS GROUP TOUR VISION ACNISVS0 THROUGH OURS

BREEDEN

SCALE 1“=60'

120' 60'

•••4111.

•• %

TIMMONS GROUP TOUR VISION ACHIIVID THROUGH OURS_

533 FRONT STREET CONCEPTUAL SITE PLAN

CacKliewer&

BREEDEN

EXISTING PEDESTRIAN WALKWAY

MEAN LOW WATER LINE ELEV=(-1.551

N/F 519 FRONT STREET

PROPERTy tic INSTR

PUPOTY LINE MEAN HIGH WATER LINE ELEV= 1.12 TIMBER BULKHEAD

EMERGENCY ACCESS

(DETERIORATED)

• (DETERIORATED) •—• KAYAK LAUNCH MEAN LOW ITER LINE

ELEV=(-1.55) MEAN HIGH WATER LINE

ELEV. 1.12 --I N2277.41°E 558

WAVE ACTION (LiMWA)

=MP

LIMIT OF MODERATE

r PEDESTRIAN ACCESS

oi 10' PEDESTRIAN

PROMENADE

TIMBER BULKHEA 'DETERIORATED

30' SEAWAR CBPA BUFFER

EXISTING PEDESTRIAN WALKWAY

PROPERTY LINE - - - - EMERGENCY 30' SEAWARD

ACCESS CBPA BUFFER PEDESTRIAN ACCESS

1.11 IMO WM

\,',\ 10' PEDESTRIAN PROMENADE

I

30' SEAWARD CBPA BUFFER

- - LIMIT OF MODERATE WAVE ACTION (LiMWA)

SITE SUMMARY:

ADDRESS: 533 FRONT STREET NORFOLK. VA

PARCEL ID: 1427671867

ZONING: D-FN (DOWNTOWN FORT NORFOLK)

ACREAGE: 4.52 AC (INCLUDING APPROX. 1.31 AC WATER)

'BUILDING.

FOOTPRINT: APPROX. 77.000 GSF / FLOOR 5 STORIES

UNITS: TOTAL - 258 UNITS STUDIO - 25 1 BR - 126 2 BR - 97 3 BR - 10

"PARKING:

REQUIRED: 2 SPACES / DWELLING UNIT = 516 SPACES

/ LEGEND

1 BEDROOM STUDIO

1 BEDROOM UNIT

2 BEDROOM UNIT

3 BEDROOM UNIT

AMENITY SPACE

OCTOBER

1,2018

• Li

0

SCALE 1"=60'

60' 120'

.• • % TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS.

533 FRONT STREET TYPICAL FLOOR LAYOUT

Ca x. Kliewer&

BC:IEEE-317N

PROVIDED: 387 SPACES (1.5 SPACES / UNIT)

• BUILDING INFORMATION AND FOOTPRINT TAKEN FROM PRELIMINARY SITE PLAN PROVIDED BY COX, KLIEWER 8 CO., DATED SEPTEMBER 22, 2018.

" DEVELOPMENT CERTIFICATE WAIVER REQUEST FOR PARKING REDUCTION IS INCLUDED AS PART OF APPLICATION,

DATA: 258 UNITS. 1 BUILDING (5-STORIES)

• 35 - STUDIO I BR UNITS (13.6%) • 116 - 1 BR UNITS (44.5%1 • 97 - 2 BR UNITS 137.9%) • 10-3 BR UNITS (4.0%)

PARKING - PROVIDED: • APARTMENTS: 384 SPACES (1.5/UNIT)

NEW

PLA

NN

ED

CO

MM

UN

ITY

DE

VE

LOP

ME

NT

(I) F-

cr a

-r X

LIMINARY SITE PLAN PROVTED Br THE DEVELOPER

THIS PLAN O.CEPTU4 01 NATURE ANO IS NOT BASED UPON SURVEYED BOUNDARY LINES ANC WFORMATION IN AA MUOI THE CONIROUPATICAIS ARO VELD AF1E N.PROMMATE ARO RAW. SURECT TO CHANGE 3 THIS UYOUT THE SOLE PROPERTY OF COA KLIFWER CO PC - MARINO AND DERON kW NOT BE USED WITHOUT SPECIFIC PER/ARS/ON FROM TNE ARCHITECT

SAN. UTO MI. 34

IAF_AN LOW VAATER LINE ELEV•1•1361

N/F 519 FRONT STREET PROPERTY, LLC (INSTR 8180015320)

PROPOSED FIRE DEPARTMENT ACCESS PLAN - OPTION 2 SEPTEMBER 22, 2018

PRELIMINARY GROUND FLOOR PLAN

MEAN 8681 WATER LIE ELEV. 1.12

%%OZER AREARACK RUM WITH CESTIR TAPER BULKHEAD

NT

ss~

7.'BER BUY2f-kg _ , a • , • •••• •

W FIRc.„DEPARTMENJ ACCESS

Iss 0

ry o 0

o 0 mar-

•• Isl., ...BB TIMBER SUCKHEAD

..

mos. (DETERIORATED) • A ,

....

MEAN LCW WATER ALPIO FACE Of KARMA] AT LEV. 1 BN NINA 1w...tot...FA. OF

AT ELF./ • 1 It

LL

I(641

J 6.0'

7.43- 5 00-

. . ..... ... . , .. .. . .. ............

IC SEAWARD OBRA BUFFER

MEAN LOW WATER UNE ELEV. 1.136)

MEAN HIGH WATER LWE , ELEV. 1.12

=MHZ. 1.0•1 — &mu TREES MOM. • •

-NS FRONT STREET INVESTORS, LLC (D.8.2959, P. 573)

EXISTING /EWING INFORRATOR RIORERTY ANC Porattl

OF —

(I) TBAr9 EU V.) 5.2

AREA ORATR

0

o

s13

MEAN LOW, WATER LttiE ELEVH.1 561

MEAN HIGH WATER LINE ELEV. 1.12

TIMBER BULKHEAD (DETERIORATED)

5-STORY BRICK

CB RIM=6.65 INV=3.25

SCALE 1"=60'

TOP OF BANK 1?)1

„V. WATER

1.12'

N,A.V.D. 88

2.67'

1 55'

MEAN LOW WATER (NOS)

DIAGRAM OF DATUM PLANE

MEAN HIGH WATER (NOS)

•

TIM

MO

NS

CB' . fil0=4, 41% :

0.6

II

affn

.11-. Cr ••/ •

43TRAILER FFE=9.15

0 60' 120'

REET N/F

MOON OF NORFOLK, L.L.C.

• • (INSTR #980033576) 1- FE=6. 9 FFE=6.9

TIMBER BULKHEAD PILINGS (DETERIORATED) (TYP)

MEAN LOW WATER LINE WATER ELEV=(-1.55)

SAN MH UTO I

RIM=4.34 I

CONC

SAN MH • RIM=4.28 I I

INV=(-0.60) I I -

SAN MH UTO

RIM=5.03

CB RIM=4.36 INV=1.21

I A ec A I (.3

z -2 I ,1

TBM 9 EL=5.52

RAILS (BURIED)

N/F 519 FRONT STREET

PROPERTY, LLC MEAN LOW WATER LINE (INSTR #160015320) ELEV=(-1.55)

*27.41"W MEAN HIGH WATER LINE WATER ELEV= 1.12 TIMBER BULKHEAD

(DETERIORATED)

,SINKHOLES TOP OF BANK -

• 1(BROKEN CONC)

RAILS - GRAVEL- - D BURIED

2,- AREA / ' -013STRUCTED

-,

....\

GRAVEL \ .....

BOLLARD(TYP) ,

• ',C 0

V./

..-- LIMIT OF MODERATE WAVE ACTION (UMWA) ••

..." /6 i

...• AREA j ,Q.,

"*...— OBSTRUCTED 0 •

FFE=6.18

e' TOP OF BANK

•

• MEAN LOW WATER LINE ELEV=(-1.55)

MEAN HIGH WATER LINE ELEV= 1.12

N22 2741E 658.10'

MEAN LOW WATER ALONG FACE OF BULKHEAD AT ELEV= (-1.55) MEAN HIGH WATER ALONG FACE OF BULKHEAD AT ELEV = 1.12

TOPOGRAPHIC SURVEY OF PROPERTY OF

MOON OF NORFOLK, L.L. C. (INSTRUMENT #980033576)

NORFOLK, VIRGINIA

•. CON

. APPROXIMATE CENTERLINE - - 16' VEPCO EASEMENT

UTILITY

-- - - ' (D.B. 1614, P. 55) -

_ a.A4E.T_A„L_si.vrt,--

VAULTS ,' _-uGP-r---. ---S-IGN FraPUIQUSE) .• ..----&

,,--- - FIRST" 1 - ----- , • I

'-- UGP--t: ----

GRA

--;—;

: oF AO B NK

_ ,"SAFETYc.

CONC

flAIN I INK FFNCF

SMALL TREES AND BRUSH WAL MEAN HIGH WATER LINE ELEV= 1.12

K."

--- j4fOORMIG •

I TORY 1310C

SURVEY NOTES:

1. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT. BOUNDARY LINES SHOWN ARE BASED ON PHYSICAL SURVEY OF 6533 FRONT STREET, DATED 03-23-15 BY HOGGARD-EURE ASSOCIATES, P.C. AND FOUND MONUMENTATION.

2. OWNERSIP OF PRIVATE LANDS IN THE COMMONWEALTH OF VIRGINIA EXTENDS TO THE MEAN LOW WATER MARK AS STATED IN VIRGINIA STATE CODE (VSC)28.2-1202, AND AS AMENDED.

3. UNLESS OTHERWISE SHOWN HEREON, MEAN HIGH WATER (MHIA)AND MEAN LOW WATER (MLW) ARE ALONG FACE OF EXISTING BULKHEAD.

4. THE MERIDIAN SOURCE OF THIS SURVEY IS BASED ON THE CITY OF NORFOLK GEODETIC CONTROL NETWORK, VIRGINIA STATE PLANE COORDINATE SYSTEM, SOUTH ZONE. NORTH AMERICAN DATUM OF 1983 (BAD 83)/ HIGH ACCURACY REFERENCE NETWORK OF 1993 (93 HARR). CITY OF NORFOLK STATIONS USED' GPS229, GPS231 AND GPS232

5. ELEVATIONS SHOWN HEREON ARE IN FEET AND ARE REFERENCED TO NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88XGEOID 129) CITY OF NORFOLK BENCHMARK USED: GPS221, ELEVATION = 7.88.

6. SITE TEMPORARY BENCHMARK IS SHOWN THUS' TBM 9 IS A DRILL HOLE IN SIDEWALK, ELEVATION = 5,52

7. THIS SURVEY DOES NOT GUARANTEE THE EXISTENCE, SIZE OR HORIZONTAL LOCATION OF ANY UNDERGROUND UTILITIES. THE UNDERGROUND UTILITIES SHOWN ON THIS SURVEY WERE ESTABLISHED USING ABOVE GROUND STRUCTURES (VALVES, MANHOLES, ETC.), RECORD DRAWINGS AND PAINT MARKINGS BY OTHERS. NO GUARANTEE IS MADE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. ACCURACY OF THE UTILITY INFORMATION SHOWN CANNOT BE GUARANTEED, AND ALL UNDERGROUND UTILITY LOCATIONS SHOWN HEREON SHOULD BE CONSIDERED APPROXIMATE. CONTRACTOR MUST VERIFY UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION.

B LAST DATE OF FIELD SURVEY. UPDATED 8-8-2018 (FB 1429, PG 54)

9. LIMIT OF MODERATE WAVE ACTION (LiMWA) LINE GENERATED FROM CITY OF NORFOLK GIS

70 16 AREA BACK FILLED WITH DEBRIS

TIMBER BULKHEAD

TIMBER BULKHEA (DETERIORATED)

B

S

/F. 5;9 FRONT STREET

PROPERTY, LLC (1NSTR #160015320)

PROPERTY LINE

30. SEAWARD CBPA BUFFER

PEDESTRIAN ACCESS

10' PEDESTRIAN PROMENADE k

. 'OFTERIO .0.- KAYAK LAUNCH

TED) MEAN LOW ITER LINE

ELEV=(-1 55) J MEAN HIGH WATER LINE

ELEV.= 1.12

30' SEAWAR. CBPA BUFFER

TIMBER BULKHEAD (DETERIORATED)

LIMIT OF MODERATE N2277'41 "E 358,

WAVE

WAVE ACTION (LiMWA)

MEAN LOW WATER LINE ELEV=(-1 55)

MEAN HIGH WATER LINE EMERGENCY ELE V= 1.12 TIMBER BULKHEAD ACCESS

(DETERIORATED)

....... . •

TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS.

SCALE 1'=80'

0 60' 120'

533 FRONT STREET CONCEPTUAL SITE PLAN

GOX. K1kmer &

BREEDEN

Exhibit A