Chesapeake Planning Commission Public Hearing – September 9, 2026

The Chesapeake Planning Commission held a public hearing on September 9, 2026, beginning at 7:00 PM in the City Council Chamber. The meeting included a consent agenda with 10 items and three regular agenda items. All staff recommendations were for approval except where noted. Votes on contested items were recorded.

Consent Calendar

• Minutes: The August 12, 2026, meeting minutes were approved by unanimous consent.
• PLN-USE-2025-009: Chesapeake Waterfront Concrete – conditional use permit for concrete crushing/recycling and a 170-foot height exception. Continued from June and July 2026. Three letters of opposition received in the latest round (total 14). Placed on consent.
• PLN-USE-2025-049: 1500 Steel Street Container Stacking – conditional use permit for container stacking (max 5 high). No inquiries. Placed on consent.
• PLN-REZ-2025-013: 2728 Battlefield LLC – rezoning of ~13.6 acres from A-1 to M-1 with proffers (use limits, buffers, right-of-way dedication, hours of operation 5am-6pm M-Sat, fire hydrant, etc.). No feedback. Placed on consent.
• PLN-REZ-2026-003 & PLN-USE-2026-010: Jerry Harris Remodeling – rezoning of ~0.29 acres to B-5 and conditional use permit for outdoor storage. One call and one email of support. Placed on consent.
• PLN-REZ-2026-005 & PLN-USE-2026-009: Battlefield Blvd Tattoo Parlor – rezoning from B-1 to B-2 and conditional use permit for tattoo parlor. Initially placed on consent, but Commissioner Taylor requested it be moved to regular agenda due to questions about cross-parking easement with Dairy Queen.
• PLN-USE-2026-017: Debaun Self Storage – conditional use permit for self-storage facility. No inquiries. Placed on consent.
• PLN-USE-CT-2026-003: St Brides Rd Communication Tower – conditional use permit for a 199-foot tower. Staff received 4-5 calls from neighbors asking about location; after explanation they were satisfied. Placed on consent initially, but later heard as a separate public hearing item following the regular agenda (see below).
• PLN-TXT-2026-002: State Code Updates – text amendments for wireless facilities, manufactured housing, off-street parking, residential development on tax-exempt property, and small lot districts. No public comments. Placed on consent.
• PLN-TXT-2026-003 & PLN-COMP-2026-003: Solar and Battery Energy Storage System State Code Updates – ordinance and comprehensive plan amendment. No comments. Placed on consent.

The consent agenda was adopted by a vote of 6-1. (Commissioner Bearfield dissented.)

Public Comments & Testimony

• Consent Agenda Speakers:
  • On item 2 (1500 Steel Street): Rob Beaman spoke.
  • On item 3 (2728 Battlefield LLC): George Dillon spoke; Vic Nichols opposed, questioning the use of TDRs and the move of heavy equipment into the area.
  • On items 4&5 (Jerry Harris): Joseph King spoke (in support).
  • On item 9 (Debaun Self Storage): Jason C's spoke (in support); Vic Nichols opposed, citing traffic concerns on Military Highway and Greenbrier.
• Item 1 (Chesapeake Waterfront Concrete):
  • James Leftwich (applicant attorney) spoke in support. He argued that the height exception is for a single grain elevator, not multiple structures; noise from crusher measured 60 decibels at 400 feet (line of sight), and with 500-foot setback and mature tree line, noise impact will be minimal. Dust control includes gravel, water suppression, and DEQ-permitted equipment.
  • Three speakers in support (applicants).
  • Shrika Steele (Reunion resident) opposed, citing concerns about dust, air quality, and lack of dust monitoring or wind shutdown procedures. She requested delay until a complete dust control plan is provided.
  • Kendra McFarland (Reunion) opposed, focusing on operating hours: applicant wants 7 days a week 6am-7pm; HOA requests M-F 8am-5pm with no weekends/holidays/evenings.
  • Brianna Taper (HOA president) opposed, listing unresolved concerns: no dust monitoring, no noise study, no vibration study, deferred stormwater details, and lack of enforceable conditions. She asked for denial or deferral until binding conditions are added.
  • Six additional residents registered in opposition (available for questions).
• Items 6&7 (Battlefield Blvd Tattoo Parlor):
  • Vic Nichols spoke in support, suggesting more should be placed in Greenbrier.
  • Gary Bates (adjacent resident) opposed, arguing the location is too close to family-oriented Dairy Queen; he fears the area will decline.
  • Three speakers registered in support or available for questions.
• Item 8 (Gratitude Farms Venue):
  • Sam Barrack (agent) spoke in support, describing the agritourism project with significant limitations on large events (4 events >250 people per year, 24 events 50-250, under 50 unlimited). Applicant’s home is on the 89-acre farm.
  • Rebecca and Hugh Miller (applicants) spoke emotionally about their vision, commitment to safety, and neighbor meeting.
  • 24 speakers in opposition, including:
    • Julie Hubbard: cited contradictions, neighbor petition: 161 of 162 opposed, questioned agritourism label and residency claims.
    • Grady Heppard: concerned about traffic, impaired driving, noise, and change to rural character.
    • Warren Zig: infrastructure concerns, fire response, narrow road.
    • Amy Heck (adjacent): strong opposition, described her experience moving to rural area for peace, worry about traffic, noise, emergency access, and property values.
    • Leah McDonald: requested enforceable traffic/parking control and safety conditions.
    • Don Trojan: road is too narrow for event traffic; water issues (wells).
    • DJ Kaiser: said location is not appropriate.
    • Charlene Hubler: boundary and buffer concerns.
    • Bobby & Kim Stanley: adjacent landowners who put their building plans on hold due to uncertainty.
    • Kelly Jordan: frequency of events (28 events >50 people per year = more than half the weeks of the year) and lack of lighting plan.
    • Neil Rosier: quoted applicant’s own comments ("albatross", "I do not need anyone's approval").
    • Lisa Abbott, Rebecca Shed, Jason Gish, Deborah Quidley, Zach Quidley, Don Carroll, Melissa Chambley, Cade Miller, Amber Kidd, Emily Ansel, Terra Noble, Lelly Pond – all raised similar points about traffic, noise, alcohol, safety, and incompatibility with rural character.
  • One speaker in support (Sam Barrack), plus applicant themselves.
• Item 10 (St Brides Rd Communication Tower):
  • Three speakers in opposition:
    • First speaker (name not given): objecting to tower in new Heritage Park; felt it was slipped under radar.
    • Vic Nichols: opposed on Fourth Amendment grounds, arguing towers are for Flock surveillance cameras.
    • Amy Heck: said cell signals are fine, tower unnecessary; urged keeping the area green.

Discussion Items

• Item 1 (Chesapeake Waterfront Concrete):
  • Commissioners questioned applicant about dust control (no baghouse, but water suppression; no wind shutdown deemed necessary), willingness to monitor dust (applicant agreed to consider intermittent monitoring).
  • Commissioner Howard noted the rigorous DEQ permit. Commissioner Secretary Malone asked about silica; applicant said no issue with cured concrete.
  • Commissioner Bearfield asked about similar operation in Portsmouth (less than 400 feet from property lines, no complaints; same hours).
• Items 6&7 (Tattoo Parlor):
  • Commissioner Howard asked about parking requirements and cross-easement with Dairy Queen; Zoning Administrator Kemp confirmed one space per 200 sq ft and private easement.
• Item 8 (Gratitude Farms):
  • Extensive discussion: Commissioner Howard asked transportation planner Tate about traffic analysis. Tate stated the road can marginally accommodate cars, accidents history not significant, level of service policy not applicable to use permits; capacity is sufficient but quality of ride reduced. Commissioner Howard also questioned fire protection; staff said fire code modification is required.
  • Vice Chair Squelia asked about traffic distribution; Tate estimated arrival of 200 cars over 30 minutes (car every 10-12 seconds) – not a gridlock.
  • Commissioner Taylor and Sproul disagreed based on personal experience of backups on St Brides Road and Taft Road.
  • Chairman asked Hugh Miller about indoor vs outdoor: Miller said only ceremony outdoors ("Here Comes the Bride"), all music indoors; cottages available for wedding party, staff on site during events.
  • Commissioner Bearfield disclosed that her family owns adjacent property but no conflict. She said she drove the area and believes the venue is misplaced.
  • Vice Chair Squelia expressed concern about 500-foot setback from neighbors vs 600 feet from applicant’s own home; vague future building; and applicant’s comment about neighbor shooting practices.
• Item 10 (Communication Tower):
  • IT Director Harvey Miller explained tower is essential for public safety training academy (new police/fire/sheriff facility), smart city technologies (water meters, LoRaWAN), and private LTE for public safety. It is not for Flock cameras.
  • Commissioner Howard asked if tower is essential – Miller said absolutely.
  • Vice Chair Squelia raised surveillance concerns; staff noted zoning ordinance limits use; commission could stipulate but legal counsel advised stipulations must mitigate land use impacts. Ultimately commissioners supported the tower.

Key Outcomes

• Consent Agenda: Approved 6-1 (motion by Vice Chair Squelia, second by Secretary Malone).
• Item 1 – Chesapeake Waterfront Concrete (PLN-USE-2025-009): Approved with stipulations (5-2). Motion by Commissioner Taylor, second by Commissioner Howard. Commissioners Bearfield and one other dissented (likely Commissioner Halliard? but vote tally given as 5-2).
• Items 6&7 – Battlefield Blvd Tattoo Parlor (PLN-REZ-2026-005 & PLN-USE-2026-009): Approved with proffers/stipulations (7-0). Motion by Vice Chair Squelia, second by Secretary Malone.
• Item 8 – Gratitude Farms Venue (PLN-USE-2026-015): Recommended for denial (7-0). Motion by Vice Chair Squelia, second by Commissioner Sproul. The motion cited incompatibility with health, safety, and comfort of residents.
• Item 10 – St Brides Rd Communication Tower (PLN-USE-CT-2026-003): Approved with stipulations (7-0). Motion by Commissioner Howard, second by Secretary Malone.
• Cancellation: The September 23, 2026, Planning Commission meeting was canceled by unanimous consent due to no business.
• Next Steps: Approved items will be heard by City Council next month (third or fourth Tuesday at 6:30 PM). The denied item (Gratitude Farms) will not proceed to Council unless appealed.