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Planning commission recommends Kingston Avenue duplex to council after heated neighborhood opposition
Summary
The Norfolk Planning Commission voted to recommend approval of a conditional use permit for 1700 Kingston Avenue to City Council, adding conditions including removal of a curb cut, required fenestration unless modified by the ARB, and in‑unit laundry — a decision opposed by multiple residents and civic leagues who said the proposal violates RC coastal standards.
The Norfolk City Planning Commission voted to recommend to City Council that a conditional use permit (CUP) be approved for the adaptive reuse of the former eight‑plex at 1700 Kingston Avenue, subject to staff conditions and three additional requirements adopted by the commission.
The proposal from ABC Supportive LLC would convert the vacant building into a duplex with two four‑bedroom units and requests relief from three alternative development standards in the RC (residential coastal) zoning district: fenestration on the Kingston facade, screening of parking, and maneuvering space for rear parking. Planning staff recommended approval, saying the reuse aligns with Plan Norfolk 2030 and that the applicant had revised plans and conducted some outreach.
Neighbors and four civic leagues urged denial. Richard Anderson, president of the Ocean View Civic League, told the commission the application “clearly does not meet requirements of the RC zoning ordinance” and said the parking and maneuvering layout would not meet minimum aisle widths. Several speakers said the project would create new nonconformities and that outreach and plan accuracy were insufficient.
Applicant Charlene Wimbush and designer Rohan Charles defended the revisions, saying the accessory rear building would be removed and that adding windows on the Kingston elevation and other facade work is feasible. Charles said adding windows “is pretty easy and can be done” and estimated a renovation budget in the range of $100,000–$150,000.
Commissioners debated the tradeoffs between leaving the property vacant and allowing a constrained reuse. Questions focused on neighborhood notification, whether the revised drawings had been circulated, structural and budget assumptions, and whether the Architectural Review Board (ARB) should have the final say on facade design. Several commissioners said they were reluctant to leave the building untouched, while others urged strict adherence to the RC standards.
Before forwarding the recommendation to City Council, the commission voted to add three conditions: removal of the existing Kingston Avenue driveway curb cut prior to issuance of a certificate of occupancy; renovation that conforms to the fenestration requirements in Norfolk’s zoning ordinance section 3.2.0.8.d.6.b.7 unless the ARB approves a different design; and provision of a washer‑dryer facility in each unit. The chair announced the recommendation will be sent to City Council.
What happens next: City Council will receive the Planning Commission's recommendation and consider the CUP and the attached conditions. The Planning Commission’s action is a recommendation; City Council may accept, modify or reject the CUP and its conditions.
