Chesapeake Planning Commission Public Hearing – March 13, 2024

The Chesapeake Planning Commission met on March 13, 2024, at 7:00 PM in the City Council Chambers to conduct a public hearing. The meeting covered four continuance requests, five consent agenda items, and one regular agenda item (Lake Thrasher Landing planned unit development). The meeting adjourned at 8:37 PM.

Consent Calendar

• Item 6 (Kreative Khaos): Conditional use permit for a child daycare and learning center at 3003 Churchland Boulevard – APPROVED unanimously (7–0) with four stipulations, including a landscape plan, water sampling agreement, signage prohibiting flushing of certain items, and compliance with state law.
• Item 7 (Centerville Chiropractor): Conditional use permit for a Level II Home Occupation chiropractic office at 1932 Centerville Turnpike S. – APPROVED unanimously (7–0) with stipulations limiting the business to one employee, one customer at a time by appointment only, and hours 8 AM–8 PM Monday–Saturday.
• Item 8 (The Waxing Moon): Conditional use permit for a skin care therapy Level II Home Occupation at 904 Baneberry Way – APPROVED unanimously (7–0) with stipulations limiting services (no tattooing), one customer at a time by appointment, hours (8 AM–6 PM M–Sat, 10 AM–2 PM Sun), and a backflow preventer requirement.
• Item 9 (Green Clean Knell’s Ridge): Conditional use permit for a car wash at 833 Battlefield Blvd. N. – APPROVED unanimously (7–0) with four stipulations, including no automotive repair, compliance with site plan dated Feb 14, 2024, building elevations dated Dec 21, 2023, and hours 8 AM–8 PM.
• Item 10 (Fourth Street): Street closure petition to close a 3,622 sq ft unimproved portion of Fourth Street from Eugenia Avenue to Martha Avenue – APPROVED unanimously (7–0) with stipulations.

Public Comments & Testimony

• On Continuance Items (1–4): Several citizens spoke against indefinite continuances. Vic Nichols opposed indefinite continuances, requesting a one‑year limit. Linda Tindell objected to continuance of the Dominion and Scenic items due to over $1 million in flood damage to Grassfield High School and ongoing stormwater issues. Other speakers reserved comment for future hearings.
• On Consent Items: Vic Nichols asked for clarification on stipulation #2 for the chiropractor to avoid unintended enforcement if a client arrives early. Speakers on other consent items stated they were available for questions.
• On Regular Item (Lake Thrasher Landing):
  • Proponents (7 speakers):
    • Bryan Plumlee (agent): Emphasized transformation of a landfill into mixed‑use development; noted the staff report contained many positive findings and that only connectivity was critiqued; offered to work with staff on minor improvements.
    • Nicole Pasho (agent): Clarified that the phasing plan applies to all components; storage elevations are preliminary; 28,000 sq ft of commercial is a minimum; front‑loading townhomes were designed to maximize open space.
    • Rachel Dyer (resident): Supported the project for its amenities, walking spaces, and potential to increase property values and neighborhood improvements.
    • Brennen Waters (resident): Supported the closing of the landfill and the proposed mixed‑use development.
    • Jim Lang (Kempwoods Civic League): Announced the Civic League now supports the project after two loose ends were resolved; requested the city accept offered land for a public park.
    • (Two additional proponents: one was an applicant representative, one a resident)
  • Opponents (8 speakers):
    • James Kral (resident): Environmental concerns about eagles, traffic, and density; requested an impact study on the Intercostal Waterway.
    • Tonya Kral (resident): Concerned about disturbance of landfill topsoil affecting groundwater, air quality, and gardens; asked for the environmental report and official closure date.
    • Adam Arbogast (resident): Opposed the connection to Lake Thrasher Drive due to added traffic on their cul‑de‑sac; not opposed to development itself.
    • Vic Nichols (resident): Concerned about traffic volume (estimated 5,000–6,000 additional vehicles), inadequate road network, fire station access, sewer/water capacity, and inconsistency in reports.
    • Rogard Ross (Chesapeake Bicycle and Trails Advisory Committee): Requested safe bicycle facilities on the main street, suggesting an 8‑foot multi‑use path instead of a 3‑foot bike lane.
    • Jeff Staples (resident): Opposed due to too many people and traffic; worried about environmental impacts (cited Mount Trashmore and Love Canal).
    • Richard Beverly (resident): Concerned about traffic and noise along Kemp Bridge Drive.
    • Jacqueline Beverly (resident): Concerned about traffic, school overcrowding, and the number of apartments decreasing property values; noted three storage facilities within a square mile already.

Discussion Items

• Lake Thrasher Landing (PLN‑PUDC‑2018‑003): A proposal to rezone 363 acres from A‑1 and R‑12s to PUD for a mixed‑use development with commercial, office, and residential uses (approximately 1,400 units plus commercial space). Staff recommended denial based on insufficient street connections and failure to meet high design standards for townhouse and multifamily districts. The applicant provided a 600‑page environmental assessment, argued connectivity to Kemp Woods is blocked by prior City Council action, and offered design adjustments. Commission discussion covered housing mix, phasing plan, connectivity, environmental impacts, traffic levels of service, and the ability to resolve staff concerns. Commissioner Hackworth suggested a 30‑day continuance, but the applicant preferred a vote that night to move to City Council. Commissioner Steiner moved to deny as recommended by staff; the motion was seconded by Vice‑Chair Crews.

Key Outcomes

• Continuances (Items 1–4): All four items were continued as requested: Item 1 (McGhee’s Concrete) and Items 2&3 (Dominion and Scenic mixed use and height exception) – CONTINUED INDEFINITELY (7–0). Item 4 (Fence height text amendment) – CONTINUED to April 10, 2024 (7–0).
• Consent Agenda (Items 6–10): APPROVED unanimously (7–0) with stipulations as listed in the official agenda.
• Regular Item (Item 5 – Lake Thrasher Landing): RECOMMENDED DENIAL by a vote of 4–3 (Steiner, Crews, Forbes, Barefield in favor; Gerloff, Gilbert, Hackworth opposed). The motion carried.
• Business: The March 27, 2024 meeting was cancelled by unanimous consent due to lack of business.