Chesapeake Planning Commission Public Hearing – June 11, 2025
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Chesapeake Planning Commission Public Hearing – June 11, 2025
The Chesapeake Planning Commission held a public hearing on June 11, 2025, beginning at 7:00 PM and adjourning at 10:24 PM. The commission considered nine applications, including three consent items and six regular agenda items. Key topics included rezoning proposals along the Centerville Turnpike corridor, a conditional use permit for a banquet hall on a farm, a church use permit, and a subdivision variance.
Consent Calendar
- Gum Road Hotel (PLN-REZ-2023-024): Approved 9-0. A conditional rezoning of approximately 2.5 acres from R-15s to B-2 for a 121-room, three-story Town Place Suites hotel at 2432 Gum Road. Proffers include national brand affiliation, right-of-way dedication, and building material standards.
- Raeside Contractor Storage Yard (PLN-USE-2025-004): Approved 9-0. A conditional use permit to operate a contractor storage yard at 721 Raeside Avenue, with stipulations on fencing and site plan conformity.
- Woodlake Auto Sales (PLN-USE-2025-013): Approved 9-0. A conditional use permit for a used motor vehicle dealership at 530 Woodlake Circle, limited to eight vehicles and maintaining existing landscaping.
Public Comments & Testimony
- Woodland Willow: James Leftwich (agent for applicant) spoke in support, highlighting right-of-way dedication and traffic improvements. Opponents Kathleen King (resident at 637 Centerville Tpke N), Darren Joyce (owner at 915 Centerville Tpke N), and Vic Nichols (1124 Mill Lake Quarter) expressed concerns about traffic congestion, school overcrowding, and compatibility with rural character. They noted the cumulative impact of multiple developments including Lake Thrasher Landing (1,400 units).
- Centerville Reserve: James Leftwich again spoke in support. Opponents Kathleen King and Darren Joyce repeated concerns about road capacity and school impacts.
- Hugo Property: Applicants Drew Vakos and Mac Weaver (Dragas Associates) emphasized preservation of 19.2 acres of woodland, use of reasonable deviations, and inclusion of Lake Thrasher Landing in their traffic analysis. Opponents Daniel Hansen (resident at 1500 Elbow Road) and Vic Nichols raised concerns about road safety on Elbow Road and cumulative traffic effects.
- Dwellings Farms (Ansell): Multiple supporters (Brian Plumley, Michael and Jessica Diefenbach, Jennifer Economy, Milton Studemaier, Linda Tyndall, Nicole Pasho, Cindy Williams) argued the use preserves farmland, generates tax revenue, and provides a needed venue. Opponents (Joseph Peace and Ernest Smith, residents of Ansel Road; Jennifer Knight, Jeff Staples, Jennifer Cobb) cited public safety hazards of narrow Ansel Road (12–14 ft wide), emergency access issues, and prior permit violations. Both residents on Ansel Road opposed.
- LifePoint Church: Supporters included attorney Mingus, Pastor Eddie Cole (lead pastor), and Vic Nichols. Cole noted the church has a six-year lease and substantial capital investment already made; the three-year permit limit was a concern. No opposition.
- Hickory Road East Subdivision Variance: Applicant Jason Castle explained the need to sell three building lots to sustain the equestrian farm. Opposition from Heather Wilson (adjacent resident at 300 Hickory Road E) regarding potential impacts on privacy and hunting.
Discussion Items
- Level of Service (LOS) Policy and Corridor Context: Chair Gerloff and staff reviewed LOS policy, noting that approved projects without a preliminary site plan (e.g., Lake Thrasher Landing, 1,400 units) are not included in official LOS calculations. City traffic engineer Nate Tate explained that for these three Centerville corridor applications, the most sensitive facility (signalized intersection at Elbow and Centerville) was analyzed individually; combined impact would still meet LOS D (under 55 seconds delay). Staff provided overview of the corridor’s development pattern, missing middle housing, and transition from single-family to higher density. The comprehensive plan’s commercial designation was challenged by shallow lot depths.
- Reasonable Deviations (Hugo Property): Staff noted this is the first application using the new reasonable deviation process (approved 2024), allowing adjustments to setbacks and building heights to preserve wetlands and enhance design.
- Dwellings Farms Debate: Extensive discussion on the safety of Ansel Road. Staff recommended denial due to substandard road width (12–14 ft) with wetlands on both sides, inadequate for two-way traffic and emergency vehicle access. The applicant offered a traffic attendant for events over 50 and initially 30 events per year. Commissioner Hackworth proposed a 2-year sunset and two traffic attendants. The applicant countered with 5 years but eventually accepted amendments. The resulting motion included 30 events of 50–175 attendees plus 30 events under 50 per year, two traffic attendants for events over 50, and a 2-year permit term subject to renewal.
- LifePoint Church Discussion: Commissioners debated the three-year permit limit versus the church’s six-year lease. Staff justified the limit based on potential redevelopment of the Greenbrier area. The commission voted to approve as presented without modifying the term.
- Hickory Road Variance Discussion: Staff argued no topographic hardship existed; the applicant cited financial necessity and consistency with a prior 2013 variance on adjacent lots. The commission approved with stipulation to dedicate half of 90-ft right-of-way.
Key Outcomes
- Consent items (Gum Road Hotel, Raeside Contractor Storage Yard, Woodlake Auto Sales) approved unanimously (9-0).
- Woodland Willow (PLN-REZ-2024-009): Approved 8-1 (Commissioner Gilman opposed). Proffers include right-of-way dedication, multi-use trail, cash contribution for emergency services ($390/lot), landscaping, and building material standards.
- Centerville Reserve (PLN-REZ-2024-010): Approved 8-1 (Commissioner Gilman opposed). Proffers include 29 fee-simple townhomes (two-story, side-loaded garages), preservation of silos, park area, multi-use trail, and cash contribution.
- Hugo Property (PLN-REZ-2024-018): Approved 7-2 (Commissioners Gilman and Sgueglia opposed). Proffers include 137 residential units (garden flats and carriage homes), 19.2-acre conservation area, recreational amenities (pickleball court, dog park, trails), and multi-use trail along Elbow Road. Reasonable deviations for setbacks and building height granted.
- Dwellings Farms (PLN-USE-2024-045): Approved 5-4 with amended stipulations. Permit allows up to 30 events per year with 50–175 attendees, plus 30 events with fewer than 50 attendees. Two traffic attendants required for events over 50 attendees. Hours: sunrise to 10:00 PM (cleanup by 11:00 PM). Permit valid for 2 years, subject to renewal by City Council. Emergency response plan required within 60 days.
- LifePoint Church (PLN-USE-2025-011): Approved 9-0. Conditional use permit for church at 600 Jarman Road (former Regal theater) for a three-year period subject to renewal. Stipulations include signage prohibiting flushing of inappropriate items.
- Hickory Road East Subdivision Variance (PLN-SUBV-2025-001): Approved 6-3. Variance granted to reduce lot frontage from 453.6 ft to 106 ft to create three building lots; stipulation to dedicate one-half of ultimate 90-ft right-of-way.
- Meeting Cancellation: The June 25, 2025, public hearing meeting was canceled by unanimous consent due to lack of business.
Meeting Transcript
All right, good evening, everybody. Uh the planning commission pre-meeting for June 11th is now in session. Welcome to our pre-meeting tonight. Thank you for taking part in the business of our city. First order of business is the agenda overview discussion. We have a total of nine applications this evening, of which none of them are recommended for continuance or withdrawal. So we will review the items and determine placement on either the consent or regular agenda. I am going to um, as long as the commission is okay with this, I am going to reorder uh the items just a bit for how we talk about them. So I'm gonna save the three that are on Centerville Turnpike. So that would be Wood Woodland, Centerville Reserve, and Hugo. Just going to move those to the end. So we'll go through all the other ones and then we'll we'll come to those three. Uh because we we may have a um uh a discussion before we uh talk about those three applications. Okay. So our first uh item is item number one, Gum Road Hotel. Ms. Peebles, any update for us. Good evening, Commissioners. I have no updates to provide this evening, but we'll stand by for any questions you may have. Thank you very much. And it's good to see you. Uh do any commissioners have uh any conflicts with the application? Any questions for staff? Any discussion? Any objection to placing on the consent agenda? All right. Uh item one will be placed on the consent agenda. Okay, so our next item is going to be item number five, uh dwellings farms. Mr. Hannigan, do you have any updates for us? Hey, good evening, Commission. Um there are no updates to the staff report, but I did want to make the commissioners aware that we have had two phone call requests for this, just seeking information. We have had a one person come into our office to discuss it in opposition. And then as far as letters and comments are um concerned, for support we've had five letters of support, and for opposition, we've had three letters. And I am available for questions. Okay, thank you. Uh Commissioners, any conflicts with the application? Any questions for staff? Any discussion? Any objection to placing this item on the consent agenda? Excuse me, Mr. It's for denial. For denial. So it is on the regular agenda as it is. That's correct. All right, very good. Thank you. Okay. Next item is item six, rayside contractor storage yard, Mr. Hannigan.
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