OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Chesapeake City Council Work Session: Nov 18, 2025

City Council — Tuesday, November 18, 2025
BodyChesapeake, Virginia
SessionCity Council
DateTuesday, November 18, 2025
StatusFILED
Video Record
0:00 / 4:27:10

Transcript — Verbatim
0:35

Mr.

0:36

Manager, we have a work session, two great topics, two great important groups, our land bank authority and our hospital our airport authority.

0:46

So I'll turn it over to you, sir.

0:49

Thank you.

0:49

I'm very pleased to have uh both uh authorities presenting tonight.

0:52

I'm not sure how much uh people are aware that um we have hundreds of citizens on on boards and commissions that work with our staff and our elected officials to really make Chesapeake a better place.

1:04

And you know, our staff there they have technical expertise in a lot of uh disciplines, but our citizens are really experts in the community and working together.

1:12

I think you know, we often do very great things.

1:14

And so we have two presentations um tonight uh relative to two of our authorities.

1:19

And first up is our Chesapeake Land Bank Authority with their uh FY25 annual report.

1:24

Turn it over to John Harbin.

1:28

Could you make a distinction before we start for people who are listening between an authority and a board slash commission?

1:38

Yes, ma'am.

1:39

So authorities are created uh often by the um Virginia General Assembly for a specific purpose.

1:45

So we have economic development authority, which is uh created specifically to help facilitate um economic development transactions, airport authority, hospital authority.

1:55

Um they are um sort of single purpose um units to do public business, but things outside of the traditional scope of uh what the local government would do.

2:05

Boards and commissions often are advisory, so they're providing advice either to staff or to city council or both.

2:12

So examples there would be things like the uh planning commission or historic preservation commission.

2:17

But we also the economic development authority executive director is a department head, unlike the other authorities that are not department heads for your uh position.

2:34

Yeah, so authorities each have an independent um executive director, um, and then the boards, uh the boards and committees generally operate um with um you know an appointed um uh chair from their own ranks uh with with uh staff support from city staff.

2:54

All right.

2:55

Well, good evening, everyone.

2:57

Um my name is John Harbin.

2:58

Uh it's a pleasure to be here this evening to present uh the Chesapeake Land Bank Authorities FY25 uh annual report.

3:08

Um in addition to this, we're also going to be presenting something we've been working on for the last six or seven months, which is a new strategic plan.

3:16

Um I'm happy to have two colleagues here to help me with that part.

3:19

We have Kim Grazanani from the Center for Community Progress and Nora Daly from the Center for Community Progress.

3:28

Um just to jump into things quickly.

3:31

Uh, we're gonna talk briefly about what is a land bank.

3:34

Um at its core, a land bank is a public authority, as we just kind of discussed, focused solely, really hyper focused on the conversion of vacant, abandoned, and tax delinquent properties.

3:47

And we focus on the conversion of the of those properties into a productive use that's in alignment with community goals.

3:55

Uh often what's in our the city's planning documents or what's desired by the local community.

4:02

Uh land banks exist throughout the country, as you can see here on the map with uh the blue states that have enabling legislation for land banks.

4:11

Here in Virginia, land banks are relatively new.

4:14

Uh we are one of one actually we are the only land bank authority in the Commonwealth of Virginia at this time.

4:22

Um and in Virginia, we have somewhat limited powers compared to some other land banks in other parts of the country.

4:29

But we can acquire properties through multiple mechanisms.

4:32

We hold those properties tax-free, and really most importantly, we have uh greater flexibility with how we dispose of those properties.

4:41

And we dispose of those properties in alignment with community goals.

4:44

Um there's more information on this uh particular slide on page eight of your strategic plan document.

4:53

So what makes the land bank authority unique compared to some of the other authorities that that the city has that deal with real estate and land?

5:03

Really at the core, the land bank is again acquiring, assembling, and disposing of those vacant, abandoned, and deteriorated properties in support of community goals.

5:16

Uniquely, we also administer what's known as the South Norfolk residential rehab grant program, which focuses on rehabbing historic homes in the South Norfolk Historic District.

5:32

We acquire land and we uh expeditiously try to get it back into the tax rolls, but we can temporarily or or strategically hold on to land to assemble it for longer term development goals.

5:45

And the bottom line there under disposition, we have the greatest flexibility in terms of how we can dispose of land.

5:54

Again, whether it's for monetary compensation or other considerations, such as who we're transferring the land to and what the end land use result is.

6:04

And this chart here is on page 15 and 16 of the strategic plan if you'd like to take a closer look.

6:12

So the land bank authority is really uh overseen by you all, city council.

6:17

City council appoints our board of directors, uh, which then oversees uh the citizen advisory committee, which is a committee of 10 residents from throughout the city that advise the land bank on really any matter that comes before the board.

6:32

Uh so identifying properties, identifying suitable uses of those properties, policies, procedures, all of the like.

6:39

Um, they advise the board of directors on, and then you have myself as as a director serving not only the board of directors but the citizen advisory committee as well.

6:50

Um, our board of directors, we have seven members.

6:53

Uh we have a great board of directors.

6:55

Uh, we have several of them in the audience this evening.

6:58

Uh if you wouldn't mind standing up just to be recognized for a moment, we have Amy Dull Dudash, our chair, we had Mr.

7:05

Jojo Su, our vice chair, uh, Mr.

7:08

Joseph D.

7:09

Miles, Mr.

7:10

Mike Coss, and uh Mr.

7:13

John Kish as well.

Discussion Breakdown — Share of Meeting
Land Use and Zoning██████████████████████████████████34%
Economic Development██████████████████18%
Procedural███████████████15%
Agricultural Conservation██████████10%
Fiscal Sustainability███████7%
Transportation Safety████4%
Affordable Housing███3%
Community Engagement██2%
Public Engagement██2%
Summary of Proceedings

Chesapeake City Council Work Session: Nov 18, 2025

The City Council convened for a work session featuring annual reports and strategic plans from the Chesapeake Land Bank Authority and the Chesapeake Regional Airport Authority, followed by a formal legislative session covering zoning requests, public hearings, and a closed session on real estate acquisition.

Consent Calendar

  • Request for Withdrawal (PLN PUD MOD 2025-001): The Council unanimously adopted a motion to approve the withdrawal of a proposed proffer modification request for a Food Processing Facility in the Greenbrier PUD, as requested by the applicant.

Public Comments & Testimony

  • Historic Preservation Commission (James Young): Expressed opposition to the "Dwellings Farm" event venue application (PLN USE 2025-024), stating they recommended denial. They argued the project would threaten irreplaceable historic resources, would be inconsistent with the Comprehensive Plan's intent for the Northwest River Basin Rural District, and would undermine efforts to secure National Register status for the area.
  • Waylon Wakefield: Expressed full support for the "Dwellings Farm" project. As the closest neighbor, they stated they never experienced adverse impacts, viewed the owners as positive community members, and felt the project was a benefit to the community.
  • Grady Palmer (Applicant Agent - SAW YOUR Property): Expressed support for the rezoning of SAW YOUR property (PLN REZ 2024-014), stating the project provided a necessary single-family home extension for the area and had completed a Phase II historic cultural resource study with no adverse findings.
  • Vic Nichols: Expressed concern regarding the SAW YOUR property rezoning, arguing the Council had not committed to necessary infrastructure improvements. They stated the existing roads were insufficient to handle the projected traffic increase of 86 vehicles, feared road congestion, and noted recent infrastructure problems in Greenbrier.
  • Grady Palmer (Applicant Agent - Sykes Landing): Expressed support for the Sykes Landing rezoning (PLN REZ 2024-001), highlighting the project's benefits including pedestrian connectivity and the preservation of a tree buffer. They stated the design provided interconnectivity between Stonegate and Sykes Farm.
  • Christina Harris: Expressed strong opposition to the Sykes Landing rezoning. They stated the area was becoming like Virginia Beach, feared overpopulation, complained about terrible road conditions, and felt their neighborhood's concerns were not being taken seriously.
  • Sanford Cohen (Applicant): Expressed agreement with the planning staff's conservation proposal for the 960 Bellsmill Road rezoning (PLN REZ 2025-012), confirming the plan would preserve 4.5 acres of sensitive habitat in perpetuity.
  • Vavesh Patel: Expressed opposition to the proffer modification (PLN REZ APM 2025-001) regarding a car wash/gas station. They opposed the proposed easement access through their adjacent parking lot, feared increased traffic, and requested clarification on the convenience store aspect.
  • Brian Plumley (Applicant Agent - Dwellings Farm): Expressed support for the Dwellings Farm event venue (PLN USE 2025-024). They stated the owners were a hard-working family, argued the use was consistent with the Comprehensive Plan's support for agritourism, and asserted the project would help preserve land from development.
  • Jennifer Knight: Expressed opposition to Dwellings Farm. They argued the applicants were not farmers (citing silviculture does not equal agriculture in Virginia), stated the use was incompatible with the rural overlay district, and feared public health and safety impacts.
  • Ernest Smith: Expressed opposition to Dwellings Farm. They contended the applicant had a history of building violations, feared the inability to enforce regulations, stated the use would disrupt the rural quiet, and opposed the proximity to another approved event venue.
  • Jessica Diefenbach (Applicant): Expressed support for the Dwellings Farm request. They stated they operated an active USDA-certified farm, argued agritourism was essential for farm sustainability, and asserted the project would preserve agricultural heritage.
  • Connie Smith: Expressed opposition to Dwellings Farm. They feared being surrounded by commercial activity, stated the applicant had a history of violations, and argued conditions were unenforceable without proactive monitoring.
  • Milton Studemeyer: Expressed support for Dwellings Farm. They stated the owners were neighbors first, argued the project provided a break from city life, and felt the project was consistent with the needs of rural residents.
  • Linda Tyndale: Expressed support for Dwellings Farm. They stated the owners were legitimate farmers, noted other local farms hosted events, and feared unchecked development would destroy rural oases.
  • Mark Brown: Expressed support for Dwellings Farm. They defined the property as a farm under state code, stated agritourism was a necessary revenue stream for farms, and argued the city should encourage such businesses.
  • Cindy Williams: Expressed support for Dwellings Farm. They stated the owners were considerate of neighbors, noted the project provided educational opportunities, and felt the applicants were compromising to address concerns.
  • Jennifer Economy: Expressed support for Dwellings Farm. They argued the project aligned with the Comprehensive Plan, stated it would create jobs and economic growth, and asserted it was responsible growth that preserved agricultural land.

Discussion Items

  • Chesapeake Land Bank Authority (John Harbin & Kim Graziani): Presented the FY25 Annual Report and a new Strategic Plan. They stated the authority is the only land bank in Virginia, administered the South Norfolk residential rehab grant program (awarding $276,000 in FY25), and acquired 5 parcels for productive use. They identified potential inventory of 100 vacant lots and 200 vacant structures. The strategic plan proposed five goals: supporting a comprehensive strategy, expanding the grant program, diversifying funding, prioritizing local buyers, and strengthening resident relationships.
  • Chesapeake Regional Airport Authority (Preston Wilhelm, Mark Kokenauer, Randall Wiedemann): Presented a business plan and financial feasibility study. They identified a growing operating deficit driven by the stormwater fee and maintenance costs. The report stated the airport generated 194 jobs and $21.4 million in economic output in 2025. They recommended revenue enhancements including ground leases, increased hangar rates, and non-aviation development on 80 acres to achieve financial self-sufficiency by 2031.
  • Rezonings (PLN REZ 2024-014, 2024-001, 2025-012): Staff recommended approval for SAW YOUR, Sykes Landing, and 960 Bellsmill Road rezonings, stating all were consistent with the 2035 Land Use Map and Comprehensive Plan. Council discussed infrastructure capacity and school overcrowding (Great Bridge Middle at 112% Level of Service).
  • Proffer Modification (PLN REZ APM 2025-001): Staff recommended approving a modification to eliminate a convenience store use and allow a car wash/gas station. The applicant clarified the project would not include a convenience store.
  • Conditional Uses:
    • Battlefield Fuel Supply (PLN USE 2025-021): Approved with stipulations. The Council confirmed the lack of a convenience store and discussed future ingress/egress safety improvements at the intersection.
    • Perry Street House (PLN USE 2025-012): Approved to allow a single-family home in the South Norfolk Business Overlay District. The authority stated the home would provide affordable, quality housing suitable for the neighborhood context.
    • Dwellings Farm (PLN USE 2025-024): Council engaged in extensive deliberation regarding the transferability of the use permit and operational hours. The applicant agreed to limit the permit to the current owners only and indicated openness to additional conservation easements.
  • Parking Text Amendment (PLN TEXT 2025-003): Staff recommended the amendment to allow flexible parking evaluations. Council expressed concern regarding reduced parking ratios for multifamily units and the impact on handicapped accessibility, though staff clarified federal minimums would remain unchanged.

Key Outcomes

  • Vote: Approved the withdrawal of PLN PUD MOD 2025-001 (8-0).
  • Vote: Approved PLN REZ 2024-014 (SAW YOUR Property) with proffers (9-0).
  • Vote: Approved PLN REZ 2024-001 (Sykes Landing) with proffers (9-0).
  • Vote: Approved PLN REZ 2025-012 (960 Bellsmill Road) with proffers (9-0).
  • Vote: Approved PLN REZ APM 2025-001 (Battlefield Fuel Supply) with proffers dated Oct 17, 2025 (9-0).
  • Vote: Approved PLN USE 2025-021 (Battlefield Fuel Supply and Car Wash) with stipulations (9-0).
  • Vote: Approved PLN USE 2025-012 (Perry Street House) with stipulations (9-0).
  • Vote: Approved PLN USE 2025-024 (Dwellings Farm) with stipulations, including a new stipulation restricting the permit to the current applicant (9-0).
  • Vote: Approved PLN USE 2025-035 (Dozier's Corner Pump Station) with stipulations (9-0).
  • Vote: Approved PLN TEXT 2025-003 (Parking Requirements Amendment) (8-1).
  • Vote: Approved PLN TEXT 2025-008 (Subdivision Plat and Size Requirements) (9-0).
  • Action: Authorized release of remaining FY25 funds for the Chesapeake Regional Airport Authority, with a recommendation to monitor financial progress toward self-sufficiency by 2031.
  • Action: Scheduled a closed meeting for Nov 18, 2025, at 8:39 PM to discuss real estate acquisition in the Southern Chesapeake and Deep Creek planning areas.
  • Action: Scheduled a closed meeting for Dec 9, 2025, at 4:00 PM to interview candidates for the Planning Commission, Audit Committee, and various advisory boards.

Strategic Planning & Future Directives

  • Land Bank Strategic Plan: Adopted a 5-goal strategic plan recommending the expansion of the residential rehab grant to other neighborhoods and the development of a land depository program.
  • Airport Financial Plan: Directed staff and the Airport Authority to execute the business plan to achieve financial solvency by 2031, citing the need to reduce reliance on city subsidies.
  • Agritourism Policy: Vice Mayor Ritter directed staff to begin developing a clear city policy for agritourism to resolve gray areas between state code and local regulations.
  • New Business: Councilmember Smith requested a staff report within 2-3 months regarding Low-Income Housing Tax Credit (LIHTC) housing opportunities in the Deep Creek corridor.

Meeting Transcript

Mr. Manager, we have a work session, two great topics, two great important groups, our land bank authority and our hospital our airport authority. So I'll turn it over to you, sir. Thank you. I'm very pleased to have uh both uh authorities presenting tonight. I'm not sure how much uh people are aware that um we have hundreds of citizens on on boards and commissions that work with our staff and our elected officials to really make Chesapeake a better place. And you know, our staff there they have technical expertise in a lot of uh disciplines, but our citizens are really experts in the community and working together. I think you know, we often do very great things. And so we have two presentations um tonight uh relative to two of our authorities. And first up is our Chesapeake Land Bank Authority with their uh FY25 annual report. Turn it over to John Harbin. Could you make a distinction before we start for people who are listening between an authority and a board slash commission? Yes, ma'am. So authorities are created uh often by the um Virginia General Assembly for a specific purpose. So we have economic development authority, which is uh created specifically to help facilitate um economic development transactions, airport authority, hospital authority. Um they are um sort of single purpose um units to do public business, but things outside of the traditional scope of uh what the local government would do. Boards and commissions often are advisory, so they're providing advice either to staff or to city council or both. So examples there would be things like the uh planning commission or historic preservation commission. But we also the economic development authority executive director is a department head, unlike the other authorities that are not department heads for your uh position. Yeah, so authorities each have an independent um executive director, um, and then the boards, uh the boards and committees generally operate um with um you know an appointed um uh chair from their own ranks uh with with uh staff support from city staff. All right. Well, good evening, everyone. Um my name is John Harbin. Uh it's a pleasure to be here this evening to present uh the Chesapeake Land Bank Authorities FY25 uh annual report. Um in addition to this, we're also going to be presenting something we've been working on for the last six or seven months, which is a new strategic plan. Um I'm happy to have two colleagues here to help me with that part. We have Kim Grazanani from the Center for Community Progress and Nora Daly from the Center for Community Progress. Um just to jump into things quickly. Uh, we're gonna talk briefly about what is a land bank. Um at its core, a land bank is a public authority, as we just kind of discussed, focused solely, really hyper focused on the conversion of vacant, abandoned, and tax delinquent properties. And we focus on the conversion of the of those properties into a productive use that's in alignment with community goals. Uh often what's in our the city's planning documents or what's desired by the local community. Uh land banks exist throughout the country, as you can see here on the map with uh the blue states that have enabling legislation for land banks. Here in Virginia, land banks are relatively new. Uh we are one of one actually we are the only land bank authority in the Commonwealth of Virginia at this time. Um and in Virginia, we have somewhat limited powers compared to some other land banks in other parts of the country. But we can acquire properties through multiple mechanisms. We hold those properties tax-free, and really most importantly, we have uh greater flexibility with how we dispose of those properties. And we dispose of those properties in alignment with community goals. Um there's more information on this uh particular slide on page eight of your strategic plan document. So what makes the land bank authority unique compared to some of the other authorities that that the city has that deal with real estate and land? Really at the core, the land bank is again acquiring, assembling, and disposing of those vacant, abandoned, and deteriorated properties in support of community goals. Uniquely, we also administer what's known as the South Norfolk residential rehab grant program, which focuses on rehabbing historic homes in the South Norfolk Historic District. We acquire land and we uh expeditiously try to get it back into the tax rolls, but we can temporarily or or strategically hold on to land to assemble it for longer term development goals. And the bottom line there under disposition, we have the greatest flexibility in terms of how we can dispose of land. Again, whether it's for monetary compensation or other considerations, such as who we're transferring the land to and what the end land use result is. And this chart here is on page 15 and 16 of the strategic plan if you'd like to take a closer look. So the land bank authority is really uh overseen by you all, city council. City council appoints our board of directors, uh, which then oversees uh the citizen advisory committee, which is a committee of 10 residents from throughout the city that advise the land bank on really any matter that comes before the board. Uh so identifying properties, identifying suitable uses of those properties, policies, procedures, all of the like.

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