Planning Commission reviews pump-station upgrade, multiple conditional-use permit requests and zoning text amendment

Staff and applicants presented a broad set of land-use items to the Norfolk Planning Commission, including an ARB-backed utility upgrade, a proposed zoning text amendment, multiple conditional-use permit (CUP) applications for restaurants and retail, several rezoning and conditional rezoning requests, and multiple short-term rental (STR) renewals.

Pump Station 129: A staff presenter described an upgrade at Pump Station 129 on Park Avenue to accommodate additional flows tied to a nearby development (the casino project). The Architectural Review Board recommended the station addition unanimously on the consent agenda; the proposed new structure is approximately 14.5 by 18 feet and about 18 feet tall and would remove two parking spaces from an existing lot, staff said.

Zoning text amendment: Staff sought the commission's input on a proposed text amendment to require a conditional-use permit for self-storage in all districts where it is now allowed by right. The planning division said self-storage uses occupy large land areas and produce limited employment, and that a CUP would allow site-specific impact analysis; economic development staff supports the change.

Restaurants and retail: Staff presented multiple CUP applications for restaurants and retail with alcohol and entertainment components. Highlights include: - Harbor Inn (7924 Chesapeake Boulevard): applicant seeks to continue restaurant operations with extended hours and on-premises alcohol; staff noted units previously allowed entertainment and alcohol and said a condition will prohibit "games of skill" deemed illegal by the city attorney and state statute. - Black Sea Restaurant and Lounge (630 Fifth Street): application includes proposed on-premises alcohol, live entertainment and outdoor dining; staff recommended limiting outdoor dining hours (Sunday-Thursday earlier close, later on Fridays/Saturdays) to address nearby multifamily and single-family housing. - Cogadas Pizza: proposal to expand into adjacent space and operate an arcade; staff noted removal or prohibition of skill-based gaming machines will be required. - Dunkin' Donuts (3935 E. Princess Anne Road): applicant proposes a drive-through conversion of a former bank; staff awaits a landscape plan and noted the site must obtain a CUP because the prior use has been vacant for more than two years. - Big Boss Burritos: the restaurant, which opened earlier this year, requested to add alcohol sales on- and off-premise and karaoke entertainment; staff and applicant agreed to a condition to end outdoor entertainment at 10 p.m.; off-premise alcohol sales must follow state law limits for hours.

Other commercial applications: The commission reviewed a conditional rezoning request for two parcels at 20 Second Bay Street to allow an outdoor amenity area for East Beach Square Shopping Center with proffers limiting hours and restricting public access to tenants and patrons. The commission also heard a conditional-use request (Plain Jane Garage) to allow motorcycle sales and repair on a small site; the relevant civic league supports that application.

Shoreline, industrial, and infrastructure items: Staff reported on recent marina-to-residential redevelopment examples that restored buffers and installed new stormwater controls; several redevelopment projects (Front Street lofts, Aspire phases) were shown as examples where modern development increased buffers and provided public waterfront access.

Short-term rentals and renewals: Multiple STR applications and renewals were discussed. Staff said it is recommending renewal periods based on compliance history: applicants with clean records have been recommended longer renewals (five years), while applicants with recent violations were recommended shorter renewals. For example, staff recommended a two-year renewal for one applicant who had a March 2025 over-occupancy listing violation; staff recommended five-year renewals for other applicants that had no recent violations.

Enforcement, conditions and next steps: Across several applications staff proposed conditions to prohibit illegal gaming machines (referred to as skill games), to require screening of dumpsters and landscaping, and to set outdoor-entertainment and outdoor-dining curfews to balance business operations and residential adjacency. Multiple civic leagues and neighborhood associations were recorded as supporting several applications; some neighborhoods had not yet provided comment.

Ending: No final votes or commission decisions are recorded in the provided transcript excerpt. Staff indicated items will return for formal action; where ARB or staff recommendations were recorded (for example, Pump Station 129's ARB recommendation), staff noted those referrals to the commission.