OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Chesapeake Planning Commission Public Hearing – December 13, 2023

Planning Commission — Wednesday, December 13, 2023
BodyChesapeake, Virginia
SessionPlanning Commission
DateWednesday, December 13, 2023
StatusFILED
Video Record
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Transcript — Verbatim
1:51

Planning Commission pre-meeting for December 13th, 2023 is now in session.

1:56

Welcome to our pre-meeting tonight, and thank you for taking part in the business of the city.

2:00

The first order of business is the agenda overview discussion, and we have a total of nine applications, of which one application is for continuance or withdrawal.

2:08

Mr.

2:09

Boswick, would you please provide the commission with an overview of the applications?

2:15

Good evening, Mr.

2:16

Chairman and Commissioners.

2:17

We have one applicant requesting a continuance and none for withdrawal.

2:22

The continuance request is for PLN dash USC dash twenty twenty-three-zero two nine.

2:28

McGee concrete.

2:31

All right, thank you.

2:32

Do any commissioners have any comments or questions regarding these items?

2:37

Without any objection, the items for continuous withdrawal portion of the agenda will be placed on that portion of the agenda.

2:45

We will now review the remaining items and determine placement on either the consent or regular agenda, and the first items will be heard together, and they are concurrently advertised that's items number two and three, Loray Mini Stir Mini Storage, Mr.

2:57

McKay.

3:20

And so as far as we know, there's no public opposition.

3:24

I'll be happy to answer questions.

3:38

Actually, we can we can still place it on the uh um consent agenda.

3:45

We would just have him abstain from voting on that particular item.

3:49

Okay.

3:50

And and at that time during the during the public hearing, we'll have you read the statement.

3:55

Okay.

3:56

Are there any questions on the application for Mr.

3:58

McKay?

4:01

Hearing none, are there any objections to placing items two and three on the consent agenda?

4:07

Hearing none, items two and three are placed on the consent agenda.

4:10

And next will be item four, Joseph Meadows, uh I have no updates on this either.

4:17

Um we did receive uh one email that I believe you all were copied on that was actually in support, uh, but this raised some questions about the uh use of alleyways and impacts on uh neighbors from that.

4:31

But it was in support.

4:32

And so I have I have no um knowledge of any uh opposition to the application.

4:39

All right.

4:39

Do any commissioners have conflict with this application?

4:43

Any questions from Mr.

4:44

McKay?

4:48

Actually, I did have a question, and I was gonna ask Mr.

4:51

Tate, but I think he did not come into the meeting.

4:54

Uh well, I was just asking Mr.

4:56

McKay, because this was probably discussed.

5:00

So um part of this application which made it different than some of the others around.

5:02

We've had two applications like Kempstell Road over the last year or two with concerns about um traffic effectively, right?

5:10

I mean, it's a very busy corridor, um, and some of them we had one way in, one way out.

5:15

Could you describe to us the connectivity associated with this and and the advantages that are in the middle of the year?

5:19

Yeah, well, um they've connected to the English Oak subdivision by um Scotland Trail, I believe it is.

5:27

Um but so that'll give both the residents of English Oaks and the residents of the new subdivision two um possible you know ways to get to Kempsville Road.

5:39

So obviously the more options are better.

5:42

Um that that's really then they also have a stub street um going to the property to the south.

5:50

So eventually that will be hooked up as well.

5:53

And and you know, hopefully that'll keep you know a lot.

5:56

So there won't be so many people uh coming out onto Kemptsville Road.

6:02

Hopefully they'll you know use those other interior roads to to get where they need to go.

6:09

All right, thank you.

6:11

Hearing that, uh is there any objection to placing item four on the consent agenda?

6:17

Hearing none, item four is placed on the consent agenda.

6:21

The next item is item five, Ashburn Meadows.

6:24

Mr.

6:25

Hobbes.

6:34

Good evening.

6:36

Uh we have no updates.

6:38

Uh we have had some citizen comments.

6:41

We had nine comments uh submitted today.

Discussion Breakdown — Share of Meeting
Land Use and Zoning█████████████████████████████29%
Procedural███████████████15%
Environmental Protection██████████████14%
Energy Infrastructure████████8%
Transportation Safety█████5%
Community Engagement████4%
Education████4%
Workforce Development████4%
Engineering And Infrastructure████4%
Summary of Proceedings

Chesapeake Planning Commission Public Hearing – December 13, 2023

The Chesapeake Planning Commission convened at 7:00 PM on December 13, 2023, in the City Council Chamber to conduct a public hearing on nine applications, including a continuance, consent agenda items, and regular agenda items. The commission also held its annual officer elections and canceled the December 27 meeting. The meeting adjourned at 10:28 PM.

Consent Calendar

  • Approved the November 8, 2023, Public Hearing Minutes by unanimous consent.
  • PLN-USE-2023-029 (McGhee’s Concrete) – Continued to the February 14, 2024, hearing (8–0; Forbes excused).
  • PLN-REZ-2023-017 and PLN-USE-2023-027 (Luray Mini-Storage) – Approved as recommended (7–0–1; Gilbert/Sgueglia; Stichler abstained; Forbes excused). The rezoning changes 2.6 acres from B-1 to B-2 with proffers; the use permit allows a mini-storage facility.
  • PLN-USE-CT-2023-001 (Dish Wireless Yadkin Road) – Approved with stipulations (8–0; Forbes excused). Allows a wireless antenna on an existing 110-foot transmission tower, total height 130 feet.
  • PLN-TXT-2023-010 (Building Height Clarification) – Approved (8–0; Forbes excused). Adds a definition of “abutting” and clarifies maximum building heights near residential properties.

Public Comments & Testimony

  • Luray Mini-Storage: No opposition; applicant representatives Nick Baum and Thomas Retnaue were available for questions. Commissioner Stichler abstained citing a potential conflict of interest.
  • Dish Wireless: No opposition; Paul Froehlich of Dewberry Engineers stood in for Jeff Holland and noted Holland would return in January.
  • Joseph’s Meadows: Proponents Sam Baraki and Taylor Grissom highlighted infill development, smart growth, and community outreach. Opponents Dr. Alan Tieu, Wing-Yee Yeung, and Leon Sykes (residents of English Oaks) expressed concerns about increased traffic through their neighborhood, limited egress to Kempsville Road, lack of direct outreach, and potential retention pond overflow.
  • Ashburn Meadows: Proponents Grady Palmer, Rob Prodan, Sam Baraki, Tom Retnaue, and Charles Smith cited connectivity benefits, road/water extensions, housing diversity, and traffic improvements. Opponents Mark Williamson, Jennifer Knight, Paul von Mosch, David Kemether, Scott Lindahl, and Fred Garrett (Caroon Farms Civic League president) objected to density, townhomes, commercial uses, school capacity (Southeastern Elementary at 151% capacity), and compatibility with rural character.
  • South Norfolk Text Amendment: Brad Moore, president of the South Norfolk Civic League, supported the change, noting the neighborhood could benefit from residential development while retaining design oversight.
  • Virginia Reliability Project: Proponents B.J. Perry, Aaron Rohlfing, Dominic Passanita, and several union representatives (Chris Macy, Raymond Staton Jr., Brady Horn, Chris Pigali, Clayton Kilgore, William Allen) emphasized job creation, economic output (over 3600 jobs and $500 million), safety upgrades, and reduced impacts to the Great Dismal Swamp. Opponents Bruce McDaniel, Susan Scerbo, Kelly Hengler, Jennifer Knight, Robert Bricker, Charles Brown II, Jeff Staples, and Linda Tindell raised safety risks from a larger 24-inch pipeline, proximity to homes and schools, methane leakage, lack of outreach, and inconsistency with the Comprehensive Plan.

Discussion Items

  • Joseph’s Meadows (PLN-REZ-2023-019): Commission discussed connectivity to the neighboring English Oaks subdivision, traffic impacts, and community outreach. The applicant explained that the main entrance was moved to reduce stacking at the Green Tree traffic signal.
  • Ashburn Meadows (PLN-PUDC-2022-003): Extensive discussion covered the proposed 131.8-acre PUD with 398 units (townhomes from $425,000; single-family homes up to $700,000+), school capacity issues, the land use plan’s office/research designation, and the applicant’s willingness to limit certificates of occupancy. Staff noted the density reduction from 491 units, removal of apartments in favor of townhomes, preservation of a 1700s cemetery, and the contested removal of three large trees. The commission also heard that the project would extend Edinburgh Parkway and a 12-inch water main.
  • South Norfolk Business Overlay (PLN-TXT-2023-011): Staff explained the amendment allows residential as a conditional use in the overlay, enabling case-by-case review and application of design standards. Commissioner Steiner expressed concerns about losing commercial focus; staff and the Civic League responded that residential would fill gaps and support revitalization.
  • Virginia Reliability Project (PLN-2232-2023-003): The commission clarified that the 2232 review addresses only the location, character, and extent of the 6,200-foot easement shift out of the Great Dismal Swamp, not the pipeline’s use. Staff confirmed the new easement is on industrially zoned, non-residential property. The applicant explained that the new 24-inch line would operate at the same pressure (~600 psi) and that the existing 12-inch line would be replaced, while the 16-inch line remains.

Key Outcomes

  • PLN-USE-2023-029: Continued to February 14, 2024 (8–0).
  • PLN-REZ-2023-017 & PLN-USE-2023-027: Approved (7–0–1).
  • PLN-USE-CT-2023-001: Approved (8–0).
  • PLN-TXT-2023-010: Approved (8–0).
  • PLN-REZ-2023-019: Approved with proffers (8–0; Stichler/Barefield).
  • PLN-PUDC-2022-003: Motion to approve failed (3–5); denial motion carried (7–1).
  • PLN-TXT-2023-011: Approved (7–1; Gerloff opposed).
  • PLN-2232-2023-003: Approved (7–1; Steiner opposed).
  • Election of Officers: Joshua Gerloff elected Chair, Clinton Crews elected Vice Chair, and Kristina Forbes elected Secretary (each 8–0). Gilbert Bostwick reappointed Recording Secretary by acclamation.
  • Meeting Cancellation: The December 27, 2023, Public Hearing was canceled by unanimous consent.

Meeting Transcript

Planning Commission pre-meeting for December 13th, 2023 is now in session. Welcome to our pre-meeting tonight, and thank you for taking part in the business of the city. The first order of business is the agenda overview discussion, and we have a total of nine applications, of which one application is for continuance or withdrawal. Mr. Boswick, would you please provide the commission with an overview of the applications? Good evening, Mr. Chairman and Commissioners. We have one applicant requesting a continuance and none for withdrawal. The continuance request is for PLN dash USC dash twenty twenty-three-zero two nine. McGee concrete. All right, thank you. Do any commissioners have any comments or questions regarding these items? Without any objection, the items for continuous withdrawal portion of the agenda will be placed on that portion of the agenda. We will now review the remaining items and determine placement on either the consent or regular agenda, and the first items will be heard together, and they are concurrently advertised that's items number two and three, Loray Mini Stir Mini Storage, Mr. McKay. And so as far as we know, there's no public opposition. I'll be happy to answer questions. Actually, we can we can still place it on the uh um consent agenda. We would just have him abstain from voting on that particular item. Okay. And and at that time during the during the public hearing, we'll have you read the statement. Okay. Are there any questions on the application for Mr. McKay? Hearing none, are there any objections to placing items two and three on the consent agenda? Hearing none, items two and three are placed on the consent agenda. And next will be item four, Joseph Meadows, uh I have no updates on this either. Um we did receive uh one email that I believe you all were copied on that was actually in support, uh, but this raised some questions about the uh use of alleyways and impacts on uh neighbors from that. But it was in support. And so I have I have no um knowledge of any uh opposition to the application. All right. Do any commissioners have conflict with this application? Any questions from Mr. McKay? Actually, I did have a question, and I was gonna ask Mr. Tate, but I think he did not come into the meeting. Uh well, I was just asking Mr. McKay, because this was probably discussed. So um part of this application which made it different than some of the others around. We've had two applications like Kempstell Road over the last year or two with concerns about um traffic effectively, right? I mean, it's a very busy corridor, um, and some of them we had one way in, one way out. Could you describe to us the connectivity associated with this and and the advantages that are in the middle of the year? Yeah, well, um they've connected to the English Oak subdivision by um Scotland Trail, I believe it is. Um but so that'll give both the residents of English Oaks and the residents of the new subdivision two um possible you know ways to get to Kempsville Road. So obviously the more options are better. Um that that's really then they also have a stub street um going to the property to the south. So eventually that will be hooked up as well. And and you know, hopefully that'll keep you know a lot. So there won't be so many people uh coming out onto Kemptsville Road. Hopefully they'll you know use those other interior roads to to get where they need to go.

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