Virginia Beach Planning Commission Hearing - December 10, 2025

The Virginia Beach Planning Commission held its regular public hearing on December 10, 2025, at noon. The meeting covered withdrawals, deferrals, a consent agenda with multiple items, election of officers for 2026, and two regular agenda items: a proposal to remove a historic district overlay and a rezoning/conditional use permit for a self-storage facility. All actions are recommendations to City Council.

Consent Calendar

• Records of Minutes: Approved minutes from September 24, 2025 (retreat), November 12, 2025 (informal and formal hearings), and December 4, 2025 (site visit), with abstentions noted.
• Item 1: City of Virginia Beach - Resolution to schedule monthly meetings for January–December 2026.
• Item 5: Cohen Residential LLC - Rezone 5.03 acres from AG-1/AG-2 to Conditional R-10 for four single-family lots. 63% open space, consistent with transition area guidelines.
• Item 6: Brink Quality Construction LLC - Rezone 1.91 acres from B-1/Conditional B-1 to Conditional A-18 for 18 townhouse-style units (9.6 units/acre).
• Item 9: Matthew & Jessica Firm - Conditional use permit for home occupation (small parts repair) in detached garage.
• Item 10: Allison Huff - Conditional use permit for open-air market (food truck) on V-2 zoned parcel, to remedy a zoning complaint.
• Item 11: Legacy Land LLC - Conditional use permit for bulk storage yard on 1.54 acres in I-1 district, within APES and noise zones.
• Item 13: Cooper Family Living Trust - Conditional use permit for short-term rental at 919 Pacific Ave Unit B.
• Item 14: 215 4th Street LLC - Conditional use permit for short-term rental at 215 4th Street.

All consent items were approved unanimously (10-0), with Commissioner Plumley abstaining on Item 10.

Public Comments & Testimony

• Item 2 (NIMO Church Historic District): No public speakers. Two letters of opposition were submitted by the Historic Preservation Commission and the Historical Review Board, arguing removal would set a bad precedent and the church retains historic significance.
• Items 7 & 8 (Michael D. Siphon Inc.): No speakers signed up in opposition or support. The applicant’s attorney and the developer provided all testimony.

Discussion Items

• Item 2: City of Virginia Beach – Ordinance to Remove the NIMO Church Historic District Zoning Overlay Mark Reed, Historic Preservation Planner, presented the proposal to remove the overlay from two parcels (NIMO Church and a Royal Farms). He noted the church, built 1791 with an 1893 steeple, is historically significant. The church trustees requested removal after the Historical Review Board denied a large “welcome center” addition that would have obscured the steeple. Commissioners expressed concern about insufficient information, lack of church representatives, and the precedent of removing a district. Commissioner Camp observed that the ordinance cites “dense commercial/residential development” as justification, but the only recent change is the Royal Farms next door. After debate, a motion to defer for 30 days passed (vote not explicitly stated, but approved).

• Items 7 & 8: Michael D. Siphon Inc. – Rezoning from O-2 (Office) to Conditional A-18 (Apartment District) & Conditional Use Permit for Mini-Storage Eddie Burdon, attorney for the applicant, and developer Michael Siphon presented plans to demolish a 60-year-old medical office building and build a three-story, 50,000 sq. ft. self-storage facility with 11-foot multimodal trail, brick facade, and parking in front. They argued the medical office market is oversaturated; Senterra Hospital has available space; and the property lies in a 70–75 DNL noise zone that prohibits residential (including senior housing). Staff recommended denial, citing inconsistency with the First Colonial Medical Corridor Comprehensive Plan, which prioritizes medical, office, and neighborhood-serving uses. Commissioners questioned the applicant about cross-access, future conversion to office, and market conditions. The applicant agreed to construct the first floor to be adaptable for office use and to allow vehicular cross-access across the property. Commissioner Plumley moved to approve with those conditions; the motion was seconded and passed unanimously (10-0).

Key Outcomes

• Withdrawals: Item 12 (Courtney Ebron) withdrawn by request, approved 10-0.
• Deferrals: Item 3 (City of Virginia Beach – roll-off container ordinance) indefinitely deferred without objection. Item 4 (John Hunter Dora III & Katrina Dora Revocable Trust) deferred 30 days, approved by motion.
• Election of Officers (2026): Commissioner Costin elected Chair, Commissioner Bailer elected Vice Chair, by acclamation.
• Consent Agenda: All 12 items approved by consent (10-0, with noted abstentions).
• Item 2: Deferred 30 days (motion by Commissioner Cromwell, seconded by Commissioner Schoonover). No vote tally recorded, but passed.
• Items 7 & 8: Approved (motion by Commissioner Plumley, seconded by Commissioner Schoonover) with conditions: first floor built to accommodate future office use (via proffer amendment), and cross-access provided on the property. Vote: 10-0.