Virginia Beach Planning Commission Hearing - May 13, 2026

The Virginia Beach Planning Commission convened on May 13, 2026, for a full-day session that included informational briefings on IT voting upgrades, state legislative updates, short-term rental (STR) boundary and parking changes, and the Indian River/Intermodal Transportation Area (ITA) master plan, followed by a public hearing on numerous zoning and subdivision applications. The commission recommended approval of 12 consent items and heard six regular agenda items, with recommendations ranging from approval to deferral.

Consent Calendar

• Items 1–5: Text amendments consolidating hauling regulations, updating mobile home code, and updating stormwater fees. Approved without opposition.
• Item 6 (Kelco Inc.): Subdivision variance at Holland Road to legitimize a 19,602 sq ft parcel for a single-family dwelling. Approved with conditions.
• Items 9–11, 14–15, 18: Various conditional use permits (CUP) modifications for a farm stand food truck, car wash relocation, tattoo parlor expansion, wedding venue, family daycare, and short-term rental at Oceans 2. All approved by consent, with minor modifications (e.g., operating hours for Item 9).
• Minutes: Approved with noted abstentions.

Public Comments & Testimony

• Item 7 (BHC LLC): Drew Hitt, a redeveloper and nearby property owner, opposed the subdivision variance, arguing it would change the neighborhood's character and set a dangerous precedent. He stated the lots were incompatible with the original suburban character.
• Item 8 (DS Investors Inc.): Johnny McCoy, a resident of 38 years, opposed the variance, citing traffic, safety, and parking concerns, and argued it undermines prior City Council actions to preserve neighborhood character.
• Item 16 (Debbie's Daycare): No speakers appeared in opposition; the applicant and her attorney presented the case.
• Item 17 (First Colonial Development): No public speakers signed up.

Discussion Items

Informational Briefings

• IT Voting Tablet Upgrade: Staff introduced new iPad-based voting system to be used starting June 10, 2026.
• State Legislative Updates: Zoning Administrator Hannah Sabo presented several state code changes effective July 1, 2026, affecting wireless facilities, solar facilities, residential parking, small lots, and manufactured homes. Key changes include allowing solar farms by CUP in certain districts, requiring a district allowing single-family on lots ≤3,000 sq ft, and new faith-based housing provisions effective Jan 1, 2027.
• STR District & Parking: Staff briefed on a proposed reduction of the Oceanfront Resort STR overlay boundary and a prohibition on using city parking garages to meet STR parking requirements. The commission expressed need for public input and planned to bring a recommendation to City Council within 90 days.
• ITA Master Plan Update: A conceptual draft for the ITA was presented, proposing sports tourism enhancements (baseball complex, multi-use stadium, cross-country course), light industrial/flex development, and municipal facilities. Total cost estimated at $57M. The commission requested a special meeting to continue discussion due to time constraints.

Regular Agenda Hearings

• Item 7 (BHC LLC): Subdivision variance to create five single-family lots at 313 Gatewood Avenue. Staff recommended denial citing self-created hardship, but the applicant argued community preference for single-family over duplexes. After hearing opposition, the commission voted 10-1 to approve.
• Item 8 (DS Investors Inc.): Subdivision variance for a 55-foot corner lot at 845 Kennedy Avenue in Shadow Lawn. Staff recommended approval citing consistency with prior council action. Despite 29 opposition letters and a speaker against, the commission voted 10-1 to approve.
• Item 12 (Virginia Electric and Power Co.): Modification of conditions to allow tree removal for substation expansion. Staff recommended approval. The commission added a condition for one-year landscaping maintenance and voted unanimously to approve (with one amendment).
• Item 13 (City of Virginia Beach): Rezoning of 1.7 acres from R7.5 to P1 preservation. Staff recommended approval, but several commissioners opposed, citing the need for housing and lack of clear justification. The commission voted unanimously to defer for 30 days.
• Item 16 (Debbie's Daycare LLC): CUP for a family daycare home at 757 Hilltop Road. Staff recommended approval. The applicant testified she had operated for decades and needed to increase capacity. The commission voted to approve (Commissioner Plumley abstained).
• Item 17 (First Colonial Development LLC): CUP for low-speed vehicle sales/rental at 601 Nevin Road. Applicant requested a 7-year permit term instead of 5 to align with financing. After debate, a substitute motion for 5 years with a possible 2-year administrative extension passed 10-1.

Key Outcomes

• Approved by Consent: Items 1–6, 9–11, 14–15, 18 (11-0 vote).
• Deferred: Item 13 (30-day deferral, unanimous).
• Approved as Presented or Modified:
  • Item 7: Approved (10-1).
  • Item 8: Approved (10-1).
  • Item 12: Approved with added condition (unanimous).
  • Item 16: Approved (with one abstention).
  • Item 17: Approved with modified term (10-1).
• Item 19 (STR CUP): Deferred 30 days at applicant's request.
• Next Steps: The commission will hold a special meeting on the ITA Master Plan; staff will bring forward STR overlay amendments for a vote in June or July; the city will update zoning ordinances to comply with state code changes.