Chesapeake Planning Commission Meeting - October 8, 2025

The Planning Commission convened on October 8, 2025, to review nine planning applications, including rezonings, conditional use permits, and amendments to the Comprehensive Plan. Following a pre-meeting to categorize items, seven items were initially placed on the consent agenda, but two items (Sykes Landing and the Comprehensive Plan) were moved to the regular agenda due to public opposition. The Commission conducted public hearings on Sykes Landing, Bainbridge Boulevard, Dwellings Farm, and the 2045 Comprehensive Plan, ultimately approving the latter three (with conditions) and two consent items while denying two others.

Consent Calendar

• Item 2 (960 Bells Mill Road): Approved staff recommendation for conditional zoning reclassification from M2 to R10S and C1.
• Item 3 (Perry Street House): Approved staff recommendation for a conditional use permit for a single-family detached structure in the South Norfolk Business Overlay District.
• Item 5 (Battlefield Fuel Supply and Car Wash): Approved staff recommendation for a conditional use permit for a car wash and motor vehicle fuel supply.
• Item 8 (Parking Requirements Amendment): Approved staff recommendation to amend the City Code for parking reductions and flexibility.
• Item 9 (Subdivision Plat Medium and Size Requirements): Approved staff recommendation to update medium and size requirements for final subdivision plats in accordance with Virginia Library Board regulations.

Public Comments & Testimony

• Sykes Landing (Item 1): Speakers expressed strong opposition citing concerns over flood mitigation (already compromised drains), insufficient stormwater management, traffic safety on Johnstown Road (speeding vehicles, lack of crosswalks), loss of tree canopy (specifically old growth live oaks), power outages, and school overcrowding in the Great Bridge area. One speaker expressed support, citing the project as a successful replication of the Johnstown Estates community with updated architectural standards. One speaker expressed partial support for pedestrian connectivity but opposition regarding the traffic impact on the adjacent Stone Gate subdivision.
• Sykes Landing (Re-evaluated): Mr. Bell (Staff) clarified that proffers limit the development to 105 homes, not the 150 cited by some speakers. Staff expressed assurance that a comprehensive stormwater management system would be implemented to detain water on-site.
• Bainbridge Boulevard (Item 4): Mr. Wallace (Applicant) expressed strong support for the proposal, arguing the product is successful and that safety concerns regarding backing out onto an arterial are overstated. Commissioners expressed grave concerns regarding pedestrian and motorist safety due to the narrow setbacks and high traffic volume on Bainbridge Boulevard.
• Dwellings Farm (Item 6): Multiple speakers expressed full support, citing the project as a vital method for preserving agricultural land, providing agritourism opportunities, and supporting the local economy. Speakers noted the applicants had mitigated impacts through limited hours and event caps. Conversely, several adjacent neighbors expressed strong opposition, stating the commercial use is incompatible with the rural residential neighborhood, citing concerns over noise, alcohol, light pollution, traffic congestion, and lack of prior permitting. Ms. Knight expressed opposition regarding the definition of a farm and whether silviculture meets the threshold for agritourism under state law, while also raising concerns about rural overlay protection.
• Chesapeake 2045 Comprehensive Plan (Item 7): Speakers expressed support for the plan, with the Historic Preservation Commission expressing full support for its historic preservation sections. Mr. Ross (Chesapeake Sustainability Network) expressed qualified support but requested additional policies regarding conservation landscaping, native plants, and wetland protection. Ms. Knight expressed skepticism that the rural overlay district is sufficient to protect rural Chesapeake from high-density development and calamities like the Coastal Virginia Commerce Park.

Discussion Items

• Sykes Landing: Discussion focused on stormwater mitigation (staff assured detention ponds would manage flow consistent with pre-development rates) and tree preservation (staff assured a buffer would be created with planted trees to replace those removed). The applicant argued the design provides a "thoughtfully designed" infill community with pedestrian connectivity.
• Bainbridge Boulevard: Discussion centered on safety implications of the proposed driveways on a busy arterial. The applicant argued that similar designs in Norfolk (26th/27th Street) are successful despite traffic, while commissioners remained concerned about backing out onto a 15 mph/35 mph arterial with no turnarounds.
• Dwellings Farm: Extensive discussion occurred regarding the legal definition of a farm under Virginia State Code (15.2-2288.6) versus City Code. Mr. Plumley (Applicant) argued that silviculture (logging) and the ability to raise livestock constitute a farm, and that the State Code limits local regulation to cases of substantial impact. Ms. Knight and staff disagreed, noting that the land must be actively used for production (cultivation, growing, harvesting) to qualify, not just have the potential to be farmed. The applicant clarified they operate a sylviculture operation (logging) and raise livestock (pigs, cows, chickens), but questioned if they need to sell the products to qualify.
• Comprehensive Plan: Commissioner McQuarrie clarified that the update to the Master Transportation Plan is a component of the Chesapeake 2045 resolution. Staff confirmed that changes from the Chesapeake Sustainability Network (Mr. Ross's letter) were incorporated, including expanded policies on conservation landscaping and native plantings.

Key Outcomes

• Approval (Sykes Landing): Item 1 (PLN-REZ-2024-001) was approved by a 9-0 vote with proffers, effectively moving it to the City Council stage.
• Denial (Bainbridge Boulevard): Item 4 (PLN-USC-2025-014) was denied by a 9-0 vote staff recommendation, citing unsafe conditions and incompatibility with the South Norfolk Business Overlay District.
• Denial (Dwellings Farm): Item 6 (PLN-USC-2025-024) was denied by a 6-3 vote. Commission members cited substantial impacts on public health, safety, and welfare due to noise, traffic, and light pollution in a rural residential area, deeming the use incompatible with the Comprehensive Plan.
• Approval (Comprehensive Plan): Item 7 (PLN-COMP-2025-003) was approved by a 9-0 vote to amend the 2035 Comprehensive Plan and adopt Chesapeake 2045 (including the updated Master Transportation Plan). The plan will be referred to City Council in January 2026.
• Consent Agenda Approval: Items 2, 3, 5, 8, and 9 were approved by a 9-0 vote.
• Adjournment: The October 22, 2025, meeting was canceled by unanimous consent due to no anticipated business. The next meeting is scheduled for Thursday, November 13, 2025.