Chesapeake Planning Commission Public Hearing – March 13, 2024
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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.
- Proponents (7 speakers):
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.
Meeting Transcript
Good evening, everybody. The planning commission pre-meeting for March thirteenth, twenty twenty four is now in session. Welcome to our pre-meeting tonight. Uh, we have a couple commissioners uh that will be excused uh this evening, Commissioner Stickler and Commissioner Squelia and Commissioner Steiner will be here for the uh regular public hearing, but will not be here for our pre-meeting. First order of business tonight is the agenda overview discussion. We have a total of ten applications that everyone should be aware of. And four of the applications are for continuance or withdrawal. Mr. Bostwick, if you would please provide us with an overview of the applications for continuance, please. Good evening, Mr. Chairman and Commissioners. Yes, tonight we have three requests for a continuance and then for withdrawal. The requests are PLN dash USC dash twenty twenty-three dash zero two nine, McGee's concrete to be continued indefinitely. Next is PLN dash TXT dash twenty twenty-three dash zero one two fence heights to be continued to the April ten twenty twenty-four meeting. And the final request actually encompasses two applications, PLN dash REZ dash twenty twenty-two dash zero zero eight, and pln dash USC dash twenty twenty-two dash zero one nine, Dominion and scenic mixed use to be continued indefinitely. Uh any commissioners have any comments or questions regarding these items. Any without objection, we'll place these items on the continuance uh and withdrawal proportion of the agenda. All right, our next order of business is to review the other items and determine if we want them on either the consent or the regular agenda. There's been a lot of uh direct meeting between the applicant and the community, so there's been a lot of dialogue on that end. We have gotten some specific individual comments from a few people in Lake Thrasher Landing to the South. Uh, a couple were opposed, and one was in support. All right, very good. Uh commissioners, uh conflicts with this application. Any questions for staff? Any discussion? All right. This this item is recommended for denial, so it will be on the regular agenda anyway. Thank you, Mr. Hobbs. Thank you. Next item number six, uh creative chaos, Mr. Bell. Good evening, Commissioners. Uh staff has no updates on this application, and we did not re receive any public comments on this one. Thank you, sir. Commissioners, any conflicts? Any questions for Mr. Bell or other staff members? Discussion. Any objection to placing on consent? All right. Item six will be placed on the consent agenda. Item number seven, Centerville chiropractor. Ms. Neal, any updates for us. Good evening, Commissioners. No updates, and we received no public comment. All right. Thank you. Commissioners, same questions.
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