Chesapeake Planning Commission Public Hearing – March 12, 2025

The Chesapeake Planning Commission held a public hearing on March 12, 2025, at 7:00 p.m. in the City Council Chamber. The meeting was called to order by Chairman Gerloff, with Vice Chairman Crews leading the Pledge of Allegiance and Secretary Hackworth offering the invocation. Commissioner Williams was excused. All seven present commissioners voted unanimously (7–0) to approve all ten agenda items, including seven consent items and two regular items. The meeting adjourned at 7:57 p.m.

Consent Calendar

All consent items were approved by a 7–0 vote (Crews/Malone motion, Williams excused).

• RaceWay Fueling Station (PLN-USE-2024-033) – Approved. A conditional use permit for a motor vehicle fuel supply facility and convenience store at the southeast corner of Battlefield Boulevard North and Robert Hall Boulevard. Stipulations include right-of-way reservation, 30% more shrubs than required for Buffer Yard "F", and conformance with elevations.
• Ballahack Lot Rezoning (PLN-REZ-2024-003) – Approved. Rezoning of a 1.0-acre parcel from B-1 to R-15s at 109 Ballahack Road. Proffers include right-of-way dedication and a limit of one single-family residence.
• Knicks Reserve (PLN-REZ-2024-016) – Approved. Conditional rezoning of approximately 31.93 acres from A-1 to R-MF-1 (17.93 acres) and C-2 (14 acres) at 705 Draughon Road. Development limited to 77 single-family detached condominium units, with proffers covering amenities, architectural standards, road improvements, and a certificate of occupancy hold until September 1, 2026. Staff corrected the acreage read into the record.
• Heartwise Scholars Microschool (PLN-USE-2024-047) – Approved. Conditional use permit for a school on a 23-acre parcel at 884 Bells Mill Road. Stipulations include execution of a Right of Entry Agreement for EPA Lead and Copper Rule water testing, and permit limited to the applicant.
• Backwoods B&B (PLN-USE-2024-051) – Approved. Conditional use permit for a hosted bed & breakfast with a maximum of 3 rentable bedrooms and 6 guests, 3 off-street parking spaces, and permit void upon transfer of ownership.
• Indian River Design Guidelines (PLN-COMP-2025-001) – Approved with two amendments. The resolution amends the 2035 Comprehensive Plan to adopt design guidelines for commercial corridors along Indian River Road and eastern portions of Providence Road and Military Highway. Amendments add language allowing Planning Director flexibility in building design (pages 4 and 61) and landscaping (page 112).
• Capital Improvement Plan Consistency Review (PLN-2232-2024-003) – Approved. Consistency review for three CIP projects: Public Safety Training Academy, Northwest River Water Treatment Plant, and Heritage Park Phase II.

Public Comments & Testimony

Consent Items:

• “Chris O’Malley” (applicant for Ballahack Lot) stated availability for questions.
• “John Jagielski” (adjoining property owner, 4504 Old Battlefield Boulevard South) opposed the Ballahack Lot rezoning, expressing concern about negative property value impacts from rentals, noise from removing trees, and septic proximity.
• “Sam Baraki” (agent for Knicks Reserve) spoke in support, describing the project’s community focus and historical elements.
• “Vic Nicholls” (Citizen, 1124 Mill Lake Quarter) voiced support for Knicks Reserve but questioned traffic from 77 units.
• “Joseph Campbell” (Citizen, 701 Draughon Road) opposed Knicks Reserve, citing rapid growth, school capacity issues (150 bus driver shortage), and drainage concerns impacting Cooper’s Ditch.
• “Crystal Goins” (applicant for Heartwise Scholars) described the microschool.
• “Rogard Ross” (President, Friends of Indian River) supported the Indian River Design Guidelines, requesting bird-safe glass requirements for ground-floor windows.

Regular Items:

• “Thomas Tavenner” (agent for Take 5 Oil Change) spoke in support, highlighting stormwater improvements and local employment.
• “Cory Howard” (Citizen, 980 Speight Lyons Loop) opposed Take 5 Oil Change, stating that the area already has enough car care facilities and that a restaurant or local business would be preferable.
• “Greg Schmitt” (agent for Grizzly Den) spoke in support, describing the business as a small women-owned underground utility contractor, with low traffic impact (about 40 trips per day).

Discussion Items

• Take 5 Oil Change (PLN-USE-2024-052) – The commission debated market saturation and the history of failed restaurants in the area. Planning Director McNamara stated the vacant building and robust site design mitigate negative impacts and support economic growth. The motion to approve carried 7–0 (Hackworth/Barefield).
• Grizzly Den (PLN-USE-2024-056) – Discussed traffic estimates (~40 trips/day) and types of vehicles stored (trailers, large trucks, excavators). The commission emphasized that this use is non-retail and compatible with the Fentress Airfield Overlay District. The motion to approve carried 7–0 (Malone/Gilman).

Key Outcomes

• All ten applications were approved by unanimous 7–0 votes.
• The consent agenda was approved as read.
• The commission adopted amendments to the Indian River Design Guidelines.
• A Planning Commission work session for the Greenbrier Area Plan is scheduled for March 26, 2025, at 6:00 p.m., location to be determined.
• A community open house for the Greenbrier Area Plan will be held March 24, 2025, 6–8 p.m., at Greenbrier Middle School.
• The commission acknowledged the resignation of Commissioner Mark Steiner and expressed gratitude for his service.