Chesapeake Planning Commission Public Hearing – June 12, 2024

The Chesapeake Planning Commission held a public hearing on June 12, 2024, at 7:00 p.m. in the City Council Chamber, adjourning at 8:25 p.m. The commission considered nine items, including one continuance request, seven consent agenda items, and one regular public hearing item. Key outcomes included the indefinite continuance of a rezoning application and a 4–2 vote to approve the large-scale Springton at Grassfield planned unit development (PUD) against staff’s recommendation of denial.

Consent Calendar

• PLN-USE-2023-029 (McGhee’s Concrete): Approved 6–0 with stipulations, allowing concrete manufacturing on a 2.6-acre parcel in M-1 Light Industrial District, including limits on truck storage, operating hours, building placement, and a 10-foot decorative concrete wall.
• PLN-TXT-2024-001 (Temporary Signs): Approved 6–0, amending sign setback regulations and civil penalty application.
• PLN-REZ-2022-016 (Stonehurst & Jefferson): Approved 6–0 with proffers, reclassifying 0.33 acres to R-8 Residential for two single-family detached homes, with architectural standards and sidewalk construction.
• PLN-REZ-2024-005 (Kingsborough Square): Approved 6–0 with proffers, reclassifying 7.7 acres to R-MF-2 Multifamily Residential for up to 200 apartments, with design standards, limited access, and ADA-compliant trails and dock.
• PLN-USE-2024-011 (Kingsborough Square Height Exception): Approved 6–0, allowing a maximum building height of 55 feet.
• PLN-USE-2024-010 (YMCA Athletic Fields): Approved 6–0 with stipulations, permitting an outdoor athletic facility on B-1 zoned land, including right-of-way dedication, lighting controls, and FAA compliance.
• PLN-USE-2024-012 (Iglesias Church): Approved 6–0 with a stipulation requiring installation of a backflow preventer within 90 days.

Public Comments & Testimony

Consent Items:

• Tonya Moore (403 Lincoln Road) spoke in support of McGhee’s Concrete, stating the civic league negotiated stipulations and is in favor.
• John Harbin (411 Cedar Road) was available for questions on the Stonehurst & Jefferson rezoning.
• Larry Barry, Tyler Rosa, and Chris Sanders (agencies) were available for questions on the Kingsborough Square applications.
• Vic Nichols (1124 Mill Lake Quarter) opposed the Kingsborough Square development, citing concerns about increased population density, traffic, trash, crime, and noise.
• Tyler Rosa, Sharon Hoel, R.A. Parks, Jason Chebetow, and Todd Heinecke were available for questions on the YMCA Athletic Fields.
• Angelica Portillo (2411 Bainbridge Boulevard) was available for questions on the Iglesias Church permit.

Regular Item – Springton at Grassfield (PLN-PUDC-2023-001):

• Proponents: Drew Vakos (Dragas Associates) emphasized the project’s alignment with the Dominion Boulevard Corridor Study (DBCS), $24.7 million in public infrastructure investment, phased construction tied to utility extensions, and a commitment that no homes would be sold before January 1, 2027, or the opening of a new elementary school. Mac Weaver (Dragas) highlighted 50+ acres of parks, nearly 10 miles of trails, a 2.8-acre public park with pickleball courts and a dog park, and seven housing types. Harold Rollins, William Huntley (deacon at Dome of Canaan Baptist Church), and Karen McPherson voiced support. Liam Rowell (YIMBY Hampton Roads) submitted written support, citing the 52,600-unit housing shortage and Smart Growth principles.
• Opponents: Tim Kimes (1104 Tundrah Court) opposed on behalf of his family. Jeff Staples (1453 Boxwood Drive) raised concerns about the 1,292-unit density, school overcrowding, drainage issues, and lack of design disclosure. Vanessa Butler (1021 West Road) argued the location is rural, unsuited for high-density development, and would increase taxes, pollution, and crime. Linda Tindell (1045 West Road) opposed, suggesting the property be used for equestrian or therapeutic riding. Vic Nichols (1124 Mill Lake Quarter) criticized the scale and density as incompatible with the area. Seth St. Michael (2828 Seven Eleven Road) cited infrastructure strain, wildlife displacement, and trash issues. Several additional written comments were submitted opposing the project on grounds of school capacity, traffic, loss of agricultural land, and drainage.

Discussion Items

• Springton at Grassfield: Staff (Mark Hobbs) presented findings for denial, stating the PUD failed to achieve the quality expected of PUDs, promoted suburban forms inconsistent with the DBCS, allowed certain uses by right that normally require conditional use permits, and failed school level of service (LOS) analysis—Grassfield Elementary projected at 173.6% capacity. Staff noted that a reasonably viable economic use exists under current zoning. If approved, staff offered the Master Development Plan (May 1, 2024) and Development Criteria (May 13, 2024) for consideration.
• Commission Discussion: Commissioner Stichler asked about enrollment at Deep Creek Central (167% capacity), Deep Creek Elementary (111%), and Cedar Road Elementary (112%)—figures from fall 2023. Vice Chair Crews questioned the commercial component (6.1-acre campus plus two mixed-use buildings) and the utility of adding commercial in an area with underutilized retail. Commissioner Barefield asked if staff’s recommendation had changed; staff confirmed it had not. Commissioner Hackworth asked about LOS calculations, noting that approved but not yet platted developments are not included. Commissioner Sgueglia asked about school planning; the applicant explained that student generation would be spread over 10+ years. Commissioner Sgueglia also noted the project’s distinctiveness and amenities. Commissioner Stichler moved to approve, citing consistency with the comprehensive plan, amenities, and infrastructure connections. The motion was seconded by Commissioner Sgueglia.

Key Outcomes

• PLN-REZ-2024-003 (Ballahack Lot Rezoning): Continued indefinitely (6–0) per applicant request.
• Consent Agenda: All seven items approved unanimously (6–0).
• PLN-PUDC-2023-001 (Springton at Grassfield): Approved 4–2 (Stichler, Sgueglia, Hackworth, Gerloff in favor; Barefield and Crews opposed). The approval includes the Master Development Plan dated May 1, 2024, and Development Criteria dated May 13, 2024.
• Cancellation of June 26, 2024 Meeting: Approved by unanimous consent due to lack of business.