Virginia Beach Planning Commission Meeting - February 11, 2026

The Virginia Beach Planning Commission convened on February 11, 2026, for a lengthy session covering consent items, public hearings, and major rezoning applications. The commission recommended approval for the controversial Preserve at Westneck development (items 2&3) by a 7-3-1 vote, along with decisions on multifamily projects, a daycare, and other land use requests. The meeting included extensive public testimony (over 40 speakers) and detailed deliberation on density, open space, and transition area guidelines.

Consent Calendar

• Approved minutes from January 14 informal and formal hearings and February 5 site visit (with abstentions).
• Item 1 (Julia Ellen Keller Revocable Living Trust): Approved closure of a 15-foot alley portion adjacent to 622 Surfside Avenue, subject to drainage easement.
• Item 4 (Cavalier Golf & Yacht Club): Approved modification of conditional use permit for four covered and two uncovered pickleball courts with sound mitigation.
• Item 10 (MTSF Incorporated): Approved conditional use permit for bulk storage yard at 207 Parker Lane, with conditions including 200-foot no-storage zone, 15-foot perimeter setback, and 15-foot height limit.
• Item 13 (Cosmic Cure LLC): Approved conditional use permit for tattoo parlor at 3615 Virginia Beach Boulevard.
• Item 15 (Vin Lee): Approved conditional use permit for tattoo parlor at Timber Lake Shopping Center.
• Items 16, 17, 18 (Short-term rentals at 428 21st St, 516 22nd St Unit 200, 413 21st St): Approved with conditions.

Public Comments & Testimony

• Items 5&6 (Shaquila Verner): Multiple speakers opposed the proposed three-unit multifamily building on Euclid Road, citing incompatibility with single-family character, parking concerns, and traffic. Two adjacent property owners submitted letters of support.
• Item 7 (Atlantic East Builders): Several Chesapeake Beach residents opposed the six-unit condominium on Greenwell Road, arguing it would set a precedent for upzoning and increase density. The Chesapeake Beach Civic League representative noted growing opposition. The applicant proposed a 50-year lease for the golf course and operational guarantees.
• Items 2&3 (Preserve at Westneck): Approximately 40 speakers addressed the commission. Supporters (including many Indian River Plantation residents) emphasized safety hazards from the overgrown golf course (fire risk, rodents, stagnant ponds), stormwater improvements, restoration of a nine-hole course, senior housing needs, and the lease commitment by the Leishmans. Opponents (Westneck residents and SOTAR members) argued the project violates transition area density and open space guidelines, would disrupt an established senior community with construction and traffic, and that the land was originally zoned preservation to offset density. A firefighter witness recounted a March 2023 brush fire that threatened homes. The TAITA CAC committee recommended denial.
• Item 11 (Oceania Development): Residents of Nottingham Estates and Evergreens expressed concerns about noise, lighting, tree removal, and truck traffic from a proposed bulk storage yard. The applicant described enhanced buffers and an eight-foot privacy fence.
• Item 12 (Lonnie Brown): No opposition speakers; the applicant requested approval for up to 12 children (staff recommended 8) citing a unique garden-based, 24/7 childcare model for military and shift workers.

Discussion Items

• Items 5&6 – Euclid Multifamily: Commissioner Biler moved approval, citing compatibility with the Pembroke SGA, attainable housing, and site constraints (narrow lot, proximity to commercial). Commissioner Camp expressed concern over 66% lot coverage (vs. 35% standard) and declined support. The motion passed 8-3.
• Item 7 – Greenwell Road Condos: The applicant argued the project replaces functionally obsolete duplexes with six owner-occupied units, meeting all zoning requirements. Commissioners debated the appropriateness of A12 zoning in a single-family area along a busy corridor. Motion to approve passed 9-2.
• Items 2&3 – Preserve at Westneck: A key discussion centered on density calculation: staff used the entire 419-acre Villages at Westneck site, yielding 2.79 units/acre (exceeding the 1 unit/acre guideline), while the applicant argued the 203-acre project area alone results in ~1 unit/acre. Open space was calculated at 40.1% vs. 50% requirement, but the applicant noted only 3.79% of existing open space is usable. Staff recommended denial; the commission debated trade-offs. The applicant offered new proffers: no certificate of occupancy until golf course construction begins (land disturbance permit issued), and if the golf course ceases operation for 12 months, the property owner must negotiate an open space easement with the city. Commissioner Plumley's motion for approval with these conditions was seconded and passed 7-3-1 (Vice Chair Biler abstained). Commissioner Camp strongly opposed, arguing the original density deal relied on permanent preservation. Commissioner Mausch highlighted unenforceable commitments and transition area integrity.
• Item 11 – Bulk Storage Yard: The applicant revised plans after a 30-day deferral, adding an eight-foot privacy fence, double row of shrubs, and relocating building access. Staff confirmed all conditions are enforceable. Approved 11-0.
• Item 12 – Daycare: Commissioner Biler moved approval with nine children (staff recommendation of eight plus one additional). Commissioner Mausch questioned parking and square footage but accepted. Approved 10-1.
• Item 14 (Tattoo parlor): Approved without opposition.

Key Outcomes

• Items 5&6: Recommended approval of conditional rezoning from R-7.5 to A18 for a three-unit multifamily building on Euclid Road (8-3).
• Item 7: Recommended approval of conditional rezoning from R5R to A12 for a six-unit condominium on Greenwell Road (9-2).
• Items 2&3: Recommended approval of modification of proffers and rezoning (P1 and PDH1 to conditional PDH2 and P1) for 143 homes and a nine-hole golf course at The Preserve at Westneck (7-3-1). Additional proffers concerning golf course construction timing and open space easement were included in the motion.
• Item 11: Recommended approval of conditional use permit for bulk storage yard at 464 Progress Lane (11-0).
• Item 12: Recommended approval of conditional use permit for family daycare home with a maximum of nine children (10-1).
• Items 8&9: Deferred 30 days for additional right-of-way analysis.
• Consent items and remaining regular items approved as listed.