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Record of Proceedings

Chesapeake Planning Commission Pre-Meeting and Public Hearing - March 11, 2026

Planning Commission — Wednesday, March 11, 2026

BodyChesapeake, Virginia

SessionPlanning Commission

DateWednesday, March 11, 2026

StatusFILED

Video Record

0:00 / 2:30:53

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

1:19

The plan and commission pre-meeting for March 11th, 2026 is now in session.

1:23

Welcome to our pre-meeting.

1:25

Thank you for taking part in the business of our city.

1:28

The first order of business is the agenda overview discussion.

1:31

We have a total of six applications, of which zero applications are for continuance or withdrawal.

1:39

The first item to discuss will be item number one, Scenic Heights PUD modification.

1:45

During this time, we will review these items and determine placement either on consent or regular agenda.

1:50

Item number one, Scenic Heights PUD modification.

1:53

Mr.

1:54

Hannigan.

1:55

Sorry about that.

1:58

Hey, good evening, Commissioners.

2:00

As you recall, this was continued from the last planning commission agenda.

2:05

There have been no updates since then.

2:07

Just as a reminder, it was deferred at that time because the ownership had changed here, so we just need to get some updated legal docs.

2:14

But other than that, nothing with this application has changed.

2:22

But we've got no official letters of opposition or support.

2:26

Thank you.

2:27

Do any commissioners have any conflicts with this application?

2:31

Do any commissioners have any questions for staff?

2:36

Is there any discussion?

2:39

Hearing none, is there any objection to placing this item on the consent agenda?

2:47

All right.

2:47

Our next item is item number two, take five battlefield bullet uh billboard.

2:52

Mr.

2:53

Bell, do you have any updates regarding this item?

2:57

Good evening, Commissioner.

2:58

Staff has no updates, and we do not receive any um citizen comments on this one.

3:04

Thank you.

3:04

Do any commissioners have any conflicts with this application?

3:08

Do any commissioners have any questions for staff?

3:12

I have one.

3:14

Did the staff provide any alternate locations to the applicant?

3:19

So this doesn't necessarily it's not like a process that the applicant works with the city.

3:27

They just proposed this particular location for the relocation of the sign.

3:33

So no, we we did not work with them on different locations or anything like that.

3:38

They just had, I guess, contacted the owner of this property, and they were amenable to the lease on this property.

3:44

Okay, thank you.

3:47

Uh is there any discussion?

3:50

All right, hearing none.

3:51

Uh this is actually up for denial, so this will go on to our regular agenda.

3:57

Uh the next item is item number three, still water.

4:00

Mr.

4:00

Hannigan, do you have any updates regarding this item?

4:03

Thank you, Commissioners.

4:04

I do not have any updates, and we have received no official comment.

4:08

Do any commissioners have any conflicts with this application?

4:12

Do any commissioners have any questions for staff?

4:17

Is there any discussion?

4:21

Mr.

4:21

Chairman, can we can we I request that we put this on the um normal agenda?

4:27

Sure.

4:27

Item number three will go to our regular agenda.

4:31

Thank you.

4:43

Staff has no updates and would not receive any citizen comments on this one as well.

4:47

Thank you.

4:48

Do any commissioners have any conflicts with this application?

4:52

Do any commissioners have any questions for staff?

4:56

Is there any discussion?

5:00

Here none, is there any objection to placing this item on the consent agenda?

Discussion Breakdown — Share of Meeting

Land Use and Zoning█████████████████████████████████████████████60%

Procedural████████10%

Public Safety██████8%

Food Truck Parks████5%

Economic Development███4%

School Overcrowding███4%

Environmental Protection██3%

Engineering And Infrastructure██2%

Parks and Recreation██2%

Summary of Proceedings

Chesapeake Planning Commission Pre-Meeting and Public Hearing - March 11, 2026

The Chesapeake Planning Commission met on March 11, 2026, for a pre-meeting and public hearing. The pre-meeting covered agenda overview, committee reports, a presentation on the Transferable Development Rights (TDR) program, and bylaws discussion. The public hearing considered five consent agenda items and two regular agenda items. The meeting was adjourned at 6:54 PM.

Consent Calendar

Item 1 (Scenic Heights PUD modification): Approved unanimously as part of consent agenda. The modification alters development timelines and replaces walking trails with a multi-use path.
Item 4 (South Military Container Stacking): Approved unanimously.
Item 5 (Eastcom - general contractor warehouse with outside storage): Approved unanimously.
Item 6 (Civil enforcement zoning change): Approved unanimously. The change shifts criminal zoning enforcement to civil enforcement, with comparable fines and more efficient summons processes.

Public Comments & Testimony

Consent agenda speakers: Linda Tyndall spoke in opposition to Item 1, citing drainage concerns and multiple continuances. Sam Baraki spoke in support of Item 5. Jason and Kelly Wright were available for questions.
Regular agenda Item 2 (Take Five Billboard): Steve Romine (applicant attorney) and Jim Bellastino (Adams Outdoor general manager) spoke in support, arguing the replacement billboard is allowed under a new ordinance and offering to limit LED to one side with a midnight shutdown. No opposition speakers.
Regular agenda Item 3 (Stillwater): Sam Baraki, James Leftwitch, Taylor Gerson, and Joey Ami UO spoke in support, highlighting the community design, food truck park, and pedestrian connectivity. Jonathan Boring spoke in opposition, citing school overcrowding, infrastructure strain, and traffic issues on Battlefield Boulevard.

Discussion Items

Agenda overview: Items 2 (Take Five Billboard) and 3 (Stillwater) were placed on the regular agenda due to denial recommendation and commissioner request, respectively. Items 1, 4, 5, and 6 were placed on consent.
Committee reports & upcoming items: Staff reported one rezoning, one planned unit development, and three conditional use permits in the pipeline. No new initiated text amendments.
Bylaws discussion: Proposed changes address tie votes (referral to City Council or retained for reconsideration) and standardize speaker time to three minutes. These amendments will be voted on at the April pre-meeting and take effect in the April 7 public hearing.
Transferable Development Rights (TDR) presentation: Dr. Tom Daniels (consultant) and Jimmy McNamara (staff) presented a voluntary TDR program. Sending areas (rural overlay, minimum 50 acres) would receive TDRs (3 per subdivision right plus 1 per 3 acres). Receiving areas include Greenbrier transformation zones. TDRs allow higher density when purchased and used with a development agreement. Commissioners discussed aggregation of smaller parcels, public databases, perpetual easements, and time limits. The presentation concluded with next steps: adopt an initiating resolution, create an overlay district, and amend the comprehensive plan.
Stillwater design discussion: Commissioners praised the project's unique food truck park, pedestrian-friendly layout, and housing diversity. Detailed discussion on school capacity (Southeastern Elementary) and traffic impacts. The applicant clarified that proffers prohibit certificates of occupancy until school additions are complete. A requested modification to remove vinyl siding from proffers was noted but left for City Council consideration.

Key Outcomes

Consent agenda approved (Items 1, 4, 5, 6) by unanimous vote (9-0).
Item 2 (Take Five Billboard) denied by a vote of 6-3, based on staff findings of incompatibility, visual clutter, and inconsistency with the Greenbrier Area Plan gateway designation.
Item 3 (Stillwater) approved with proffers as presented by a vote of 9-0. The project includes 26.4 acres with mixed housing, a food truck park, and a central park. Proffers address school capacity, design standards, and infrastructure.
March 25, 2026 meeting canceled by unanimous consent due to lack of business.
TDR program will proceed with an initiating resolution and public hearing process.

Meeting Transcript

The plan and commission pre-meeting for March 11th, 2026 is now in session. Welcome to our pre-meeting. Thank you for taking part in the business of our city. The first order of business is the agenda overview discussion. We have a total of six applications, of which zero applications are for continuance or withdrawal. The first item to discuss will be item number one, Scenic Heights PUD modification. During this time, we will review these items and determine placement either on consent or regular agenda. Item number one, Scenic Heights PUD modification. Mr. Hannigan. Sorry about that. Hey, good evening, Commissioners. As you recall, this was continued from the last planning commission agenda. There have been no updates since then. Just as a reminder, it was deferred at that time because the ownership had changed here, so we just need to get some updated legal docs. But other than that, nothing with this application has changed. But we've got no official letters of opposition or support. Thank you. Do any commissioners have any conflicts with this application? Do any commissioners have any questions for staff? Is there any discussion? Hearing none, is there any objection to placing this item on the consent agenda? All right. Our next item is item number two, take five battlefield bullet uh billboard. Mr. Bell, do you have any updates regarding this item? Good evening, Commissioner. Staff has no updates, and we do not receive any um citizen comments on this one. Thank you. Do any commissioners have any conflicts with this application? Do any commissioners have any questions for staff? I have one. Did the staff provide any alternate locations to the applicant? So this doesn't necessarily it's not like a process that the applicant works with the city. They just proposed this particular location for the relocation of the sign. So no, we we did not work with them on different locations or anything like that. They just had, I guess, contacted the owner of this property, and they were amenable to the lease on this property. Okay, thank you. Uh is there any discussion? All right, hearing none. Uh this is actually up for denial, so this will go on to our regular agenda. Uh the next item is item number three, still water. Mr. Hannigan, do you have any updates regarding this item? Thank you, Commissioners. I do not have any updates, and we have received no official comment. Do any commissioners have any conflicts with this application? Do any commissioners have any questions for staff? Is there any discussion? Mr.

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