Chesapeake Planning Commission Public Hearing – October 14, 2026

The Chesapeake Planning Commission held its public hearing on October 14, 2026, in the City Council Chamber. Commissioner Malone was excused. At the pre-meeting, staff reported no requests for continuance or withdrawal. Staff also reported five opposition comment forms and one support form for Carlton Park, three opposition comments for Reserve at Wexford, and two general-information phone calls for Tidewater Express. The Commission placed eight applications on the consent calendar and heard one regular item, Carlton Park. All nine applications were approved by 8-0 votes, and the September 9, 2026 minutes were approved by unanimous consent.

Consent Calendar

• Approved the September 9, 2026 minutes by unanimous consent.
• PLN-REZ-2025-022 – Reserve at Wexford, 1412 Mount Pleasant Road, by Kroll Residential, Inc.: reclassification of approximately 16.4 acres from A-1 Agricultural and R-15s Residential to R-8 Residential, limited to no more than 40 detached single-family dwellings, with architectural design standards, a Property Owner’s Association, an Architectural Review Board, buffers, and other proffers. Staff recommended approval.
• PLN-REZ-2025-023 and PLN-USE-2025-050 – Tidewater Express Inc., 4168 S. Military Highway: conditional rezoning of approximately 42 acres from B-3 Highway Business and R-15s Residential to M-2 General Industrial, about 27 acres, and C-1 Conservation, about 14 acres, plus a conditional use permit for towing with an outside storage yard. Proffers include a 250-foot undeveloped buffer, enhanced landscape buffers with 30% more plantings, a 10-foot multi-use path, lighting no more than 0.5 footcandles above background at adjoining residential lot lines, and no stacking of vehicles. Staff recommended approval.
• PLN-REZ-2026-004 and PLN-USE-2026-012 – Royal Farms, 1809 Battlefield Boulevard South: amendment of existing proffers to update the approved general development plan, eliminate the proposed automobile repair facility, and provide additional traffic improvements, plus a conditional use permit for a gasoline station and car wash. Staff recommended approval.
• PLN-USE-2026-014 – Creative Connections Childcare, 211 Providence Road, Suites 1-3: conditional use permit for a child day care center in B-1 zoning, with a lead and copper sampling right-of-entry stipulation and a crosswalk striping stipulation. Staff recommended approval.
• PLN-TXT-2026-004 – Judicial Review of BZA Decisions: text amendment to Zoning Article 20, Section 20-801, version dated August 19, 2026, to reflect 2026 General Assembly statutory changes. Staff recommended approval.
• PLN-2232-2026-002 – City of Chesapeake 2232 Review: determination that converting commercial properties at 528 and 532 Albemarle Drive, 500 and 504 Cedar Road, and 911 Cedar Road to public office use is substantially consistent with the Comprehensive Plan. Staff recommended approval.

Public Comments & Testimony

• For Reserve at Wexford, James Leftwood Jr. spoke in support. David Ward of 1419 Mount Pleasant Road opposed, citing concerns about overbuilding, traffic on Mount Pleasant Road, and Chesapeake becoming like Virginia Beach. Paul Grabinski of 1355 Kidbrook Street opposed, asking where construction traffic would enter, what home values would be, and whether access would come from Mount Pleasant Road or the shopping center.
• For Tidewater Express items 3 and 4, Brandon Currence, architect for the applicant, spoke in support, noting the company’s 20-year presence across the street, plans to bring about 40 additional employees from Virginia Beach, the 250-foot buffer, landscaping, and traffic improvements. Robert Bricker of 500 Truett Road, Sunray, speaking for the Sunray Farmers Association, said he was not against the project but opposed as proposed; he requested a continuance because the posted plat had listed inaccurate acreage until corrected, asked that all existing wetlands be placed in C-1 conservation, and asked for revised lighting language to cover nearby non-adjoining properties. Irma Thomas of 522 Schaefer Avenue, Homestead, opposed, saying her neighborhood had not been included in outreach and requesting enhanced buffering to prevent reactivation of the dead rail line behind her home. Six non-speaker cards supported items 3 and 4.
• For Royal Farms items 5 and 6, Grady Palmer spoke in support, describing privately funded traffic improvements, including a signal at the Home Depot entrance, and removal of the auto repair use.
• For Creative Connections item 7, two non-speaker cards were submitted in support.
• For Carlton Park, Tyler Rosé, attorney for the applicant, spoke in support, describing community outreach, enlarged lots on the northern portion, a shortened road and cul-de-sac with an additional 30-foot buffer, fencing, sidewalks, and a right-turn lane. Lynn Kennedy of 717 Montebello Circle, owner of the property where East Coast Home and Garden operates, opposed without a fence, requesting a perimeter fence and closure of the stub street; she thanked the Kroll family for considering the fence request.

Discussion Items

• At the pre-meeting, the chairman pulled Carlton Park from the consent calendar to the regular agenda; the consent calendar then consisted of items 2 through 9.
• On Royal Farms, a commissioner noted the original approval included a gas station, convenience store, and an oil-change type automotive use; the amendment removes the automotive repair use, and the conditional use permit would have expired, prompting the new request. Staff confirmed.
• On Creative Connections, a commissioner noted the same units previously contained an indoor playground-type use, and the new proposal is for a daycare.
• Mr. McNamara explained that Code of Virginia Section 2232 requires a consistency determination with the Comprehensive Plan for new public facilities, and that the review is limited to consistency rather than discretionary land-use compatibility.
• On Tidewater Express, staff reported that the acreage in the staff report differed from the advertisement; the rezoning is approximately 27 acres of M-2 and 14 acres of C-1. A commenter asserted the posted plat had earlier shown 20 acres M-2 and 22 acres C-1. Mr. Tedder stated that acreage is not a legally required component of the advertisement for a single-parcel rezoning, the advertisement was legally sufficient, and the Commission could act.
• Commissioner Hellard asked whether the 250-foot Tidewater Express buffer remains intact regardless of the acreage change; the applicant’s architect confirmed it is an enhanced buffer maintained in perpetuity.
• For Carlton Park, an application continued from the July 8, 2026 public hearing, staff found the proffered rezoning consistent with the Low-scale Neighborhood character district, smart growth principles, and connectivity goals. The applicant’s attorney added that fencing would be provided along the western boundary with East Coast Home and Garden and that fencing along the stub street would be discussed. Staff counsel advised the Commission to act on the written proffers before it, with revised proffers to be presented to City Council.

Key Outcomes

• Approved the September 9, 2026 minutes by unanimous consent.
• Approved the consent calendar, items 2 through 9, with applicable stipulations and proffers, by a vote of 8 to 0.
• Approved Carlton Park, PLN-REZ-2025-020, based on the staff report and written proffers, by a vote of 8 to 0.
• Canceled the October 28, 2026 meeting by unanimous consent due to no business.
• The next Planning Commission meeting was rescheduled to Thursday, November 12, 2026, because November 11 is Veterans Day.
• A Western Branch Area Plan open house is scheduled for October 28, 2026, and Planning Commission actions will go to City Council next month on the third or fourth Tuesday beginning at 6:30 p.m.