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Home My WebLink AboutPending Planning ItemsPLANNING ITEMS DECEMBER 9th CITY COUNCIL MEETING NOVEMBER 25, 2025 1 SUMMARY – December 9th (Slide 1 of 3) 10 Planning Items Scheduled for City Council’s Consideration ITEM 1: Prosper Homes & Investments, LLC •Subdivision Variance (Section 4.4(b) of Subdivision Regulations) •Recommended for Approval by Planning Commission & Staff ITEM 2: Brian Patrick Mooney & Amber Marie Mooney •Change in Nonconformity •Recommended for Approval by Planning Commission & Staff ITEM 3: CESJB II, LLC •Modification of Conditions •Recommended for Approval by Planning Commission & Staff ITEM 4: Stephen Alexander Homes, LLC •Conditional Rezoning (AG-1 & AG-2 Agricultural to Conditional R-10 Residential District) •Recommended for Approval by Planning Commission & Staff 2 SUMMARY – December 9th (Slide 2 of 3) 10 Planning Items Scheduled for City Council’s Consideration ITEM 5: Lynnhaven Station Condominium Association by Global Cinematic Society, LLC & Harbour Investments, LLC •Conditional Rezoning (O-2 Office District to Conditional B-2 Community Business District) •Recommended for Approval by Planning Commission & Staff ITEM 6: Brianna Qureshi – Studio Citrine, LLC •Conditional Use Permit (Beauty Salon) •Recommended for Approval by Planning Commission & Staff ITEMS 7 & 8: Stephen Bruce •Conditional Use Permit (Indoor & Outdoor Recreational Facility) •Recommended for Approval by Planning Commission & Staff ITEM 9: Robert Mills •Conditional Use Permit (Short Term Rental) •Recommended for Approval by Planning Commission & Staff 3 SUMMARY – December 9th (Slide 3 of 3) 10 Planning Items Scheduled for City Council’s Consideration ITEM 10: City of Virginia Beach •Code Amendment •Recommended for Approval by Planning Commission & Staff 4 ITEM 1 – PROSPER HOMES & INVESTMENTS, LLC (Slide 1 of 3) City Council: District 9 (Schulman) Location: 2453 Beaufort Avenue Planning Commission Hearing Date – November 12, 2025 SUBDIVISION VARIANCE (Section 4.4(b) of Subdivision Regulations) Staff Recommends Approval Planning Commission voted 11 to 0 to recommend Approval 5 ITEM 1 – PROSPER HOMES & INVESTMENTS, LLC (Slide 2 of 3) PROSPER HOMES & INVESTMENTS, LLC | 6 •Applicant requesting to subdivide the parcel to create 2 single-family residential lots •Proposed lots meet all dimensional requirements of R-7.5 Residential Zoning except for the street line frontage of Conceptual Lot A1 •Frontage is determined by narrowest point from which legal access is available •Proposed frontage – 50 feet; measured on Chubb Lake Avenue (paper street) side •Required frontage in R-7.5 District – 60 feet •Access to both lots proposed from Bradpointe Lane ITEM 1 – PROSPER HOMES & INVESTMENTS, LLC (Slide 3 of 3) PROSPER HOMES & INVESTMENTS, LLC | 7 •Property is within the Shore Drive Corridor Overlay •Received support from the Bayfront Advisory Commission •No plans to improve or extend Chubb Lake Avenue in this area •Paper street adjacency is unusual and grounds for hardship •Condition recommended to require a 1-foot no ingress/egress easement along Chubb Lake Avenue •No known opposition ITEM 2 – BRIAN PATRICK MOONEY & AMBER MARIE MOONEY(Slide 1 of 5) City Council: District 9 (Schulman) Location: 2618 W Chubb Lake Avenue Planning Commission Hearing Date – November 12, 2025 CHANGE IN NONCONFORMITY Staff Recommends Approval Planning Commission voted 9 to 1 to recommend Approval 8 ITEM 2 – BRIAN PATRICK MOONEY & AMBER MARIE MOONEY(Slide 2 of 5) •Applicant intends to enclose the existing front porch, construct an elevated pool terrace, and relocate existing mechanical equipment •Parcel is 3,875 square feet, zoned R-7.5, and lies within the Shore Drive Corridor Overlay •Existing home was built in 1968 and is nonconforming to the city’s current front and side yard setbacks and parking requirements BRIAN PATRICK MOONEY & AMBER MARIE MOONEY | 9 ITEM 2 – BRIAN PATRICK MOONEY & AMBER MARIE MOONEY(Slide 3 of 5) •Current encroachments: •30+ feet into the front yard setback •0.37 feet into the eastern 5-foot side yard setback •0.93 feet into the western 10- foot side yard setback •Variance request to allow: •1.67-foot front yard setback •1.7-foot eastern side yard setback •8-foot western side yard setback BRIAN PATRICK MOONEY & AMBER MARIE MOONEY | 10 ITEM 2 – BRIAN PATRICK MOONEY & AMBER MARIE MOONEY(Slide 4 of 5) •Property has historically parked on the side of W Chubb Lake Avenue, partially within the right-of-way •No parking spaces currently provided or proposed on-site •Requesting approval for 0 on-site spaces with this application •Proposed improvements are not altering existing parking areas •Ability to provide on-site parking significantly restricted by small lot size, footprint of existing structure, and topography BRIAN PATRICK MOONEY & AMBER MARIE MOONEY | 11 ITEM 2 – BRIAN PATRICK MOONEY & AMBER MARIE MOONEY(Slide 5 of 5) •Total increase to front-yard nonconformity is approximately 35 square feet •All other improvements either reduce the degree of nonconformity or comply with the R-7.5 dimensional requirements •No known opposition BRIAN PATRICK MOONEY & AMBER MARIE MOONEY | 12 ITEM 3 – CESJB II, LLC (Slide 1 of 4) City Council: District 6 (Remick) Location: 409 24th ½ Street Planning Commission Hearing Date – November 12, 2025 MODIFICATION OF CONDITIONS Staff Recommends Approval Planning Commission voted 11 to 0 to recommend Approval 13 ITEM 3 – CESJB II, LLC(Slide 2 of 4) •Request for a Modification of Conditions for a Short Term Rental •City Council approved a Conditional Use Permit for a Short Term Rental on May 4, 2021 •Conditions of 2021 approval included the removal of an existing gravel area, installation of a stacked driveway, and installation of a hedgerow along 24th ½ St CESJB II, LLC | 14 ITEM 3 – CESJB II, LLC(Slide 3 of 4) •In 2022, the site was redeveloped with a new single-family dwelling •Gravel area was removed with the redevelopment •BMP and 18’ x 18’ driveway proposed in the location of the stacked driveway and hedgerow conditioned in the 2021 CUP approval •Three prior zoning complaints relating to parking issues CESJB II, LLC | 15 ITEM 3 – CESJB II, LLC(Slide 4 of 4) •No physical changes proposed to the site •Property has advertised as a 30+ day rental since September 2025 •4 parking spaces required •3 provided on-site •1 leased at the 25th Municipal Parking Garage •No known opposition CESJB II, LLC | 16 ITEM 4 – STEPHEN ALEXANDER HOMES, LLC (Slide 1 of 4) City Council: District 2 (Henley) Location: Parcel south of 1925 Fisher Arch Planning Commission Hearing Date – November 12, 2025 CONDITIONAL REZONING (AG-1 & AG-2 Agricultural District to Conditional R-10 Residential District) Staff Recommends Approval Planning Commission voted 11 to 0 to recommend Approval 17 ITEM 4 – STEPHEN ALEXANDER HOMES, LLC(Slide 2 of 4) •Request to conditionally rezone a 14.57- acre parcel to Conditional R-10 to develop a 14-lot subdivision; 0.96 units per acre •Parcel located in the Transition Area and within the 65-70 dB DNL, Sub Area 2 •54.5% of open space provided •8% open space required by the Subdivision Regulations •Minimum of 50% open space required by the Transition Area Design Guidelines •Proposed trail to connect to sidewalks in the public right-of-way, as well as existing trails within the adjoining Munden Farms and Heritage Park neighborhoods STEPHEN ALEXANDER HOMES, LLC | 18 ITEM 4 – STEPHEN ALEXANDER HOMES, LLC(Slide 3 of 4) •14 new homes proposed; minimum of 2,000 sf (one-story) and 2,200 sf (two-story) •Constructed on either crawlspace or raised slab foundations •Proposed elevations adhere to the architectural recommendations found in the Transition Area Design Guidelines STEPHEN ALEXANDER HOMES, LLC | 19 ITEM 4 – STEPHEN ALEXANDER HOMES, LLC(Slide 4 of 4) •Proposal presented to the Joint Review Process (JRP) Group; determined to conform with Article 18 •Proposal presented to TA/ITA CAC; found the proposal consistent with the Transition Area Design Guidelines and voted to support the request •No known opposition STEPHEN ALEXANDER HOMES, LLC | 20 ITEM 5 – LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC(SLIDE 1 of 4) City Council: District 3 (Berlucchi) Location: 101 N Lynnhaven Road & 105 N Lynnhaven Road, Unit 105 Planning Commission Hearing Date – November 12, 2025 CONDITIONAL REZONING (O-2 Office District to Conditional B-2 Community Business District) Staff Recommends Approval Planning Commission voted 10 to 0 to recommend Approval 21 ITEM 5 – LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC (Slide 2 of 4) •Request for a Conditional Rezoning to Conditional B-2 to permit additional uses, such as an eating and drinking establishment •Site lies within the Lynnhaven Strategic Growth Area adjacent to Phase 3 of the VB Trail •Existing uses will remain; applicant seeking to fill a vacant tenant space •No changes proposed to the site LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC | 22 ITEM 5 – LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC (Slide 3 of 4) •Applicant hosted a community meeting, one individual attended and noted concerns relating to existing dumpster •Three letters of opposition received noting concerns related to potential late hours of operation and sale of alcohol, lighting, and noise •One speaker signed up to speak in opposition at the Planning Commission hearing, but was not online when the application was heard LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC | 23 ITEM 5 – LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC (Slide 4 of 4)•Proffers added by applicant to address concerns: •Screening and relocation of existing dumpster away from adjacent residences •Hours of operation limited to 7:00 a.m. to 10:00 p.m. •Sale of alcoholic beverages prohibited •Lighting to be shielded and positioned to direct light down onto the premises LYNNHAVEN STATION CONDOMINIUM ASSOCIATION BY GLOBAL CINEMATIC SOCIETY, LLC & HARBOUR INVESTMENTS, LLC | 24 ITEM 6 – BRIANNA QURESHI - STUDIO CITRINE, LLC (Slide 1 of 3) City Council: District 3 (Berlucchi) Location: 4510 Holland Office Park, Suite 507 Planning Commission Hearing Date – November 12, 2025 CONDITIONAL USE PERMIT (Beauty Salon) Staff Recommends Approval Planning Commission voted 11 to 0 to recommend Approval 25 ITEM 6 – BRIANNA QURESHI - STUDIO CITRINE, LLC (Slide 2 of 3) •Request to continue operation of a beauty salon within an existing suite in the Holland Office Park •Maximum of 3 independently contracted employees •Proposed hours of operation: •Tuesday – Friday, 10:00 a.m. – 7:00 p.m., by appointment only BRIANNA QURESHI - STUDIO CITRINE, LLC | 26 ITEM 6 – BRIANNA QURESHI - STUDIO CITRINE, LLC (Slide 3 of 3) •No known opposition •21 items of support: •1 letter of support from property manager •20 signatures of support BRIANNA QURESHI - STUDIO CITRINE, LLC | 27 ITEMS 7 & 8– STEPHEN BRUCE (Slide 1 of 4) City Council: District 7 (Jackson-Green) Location: 1328, 1352, 1354, 1418, 1424, 1446 Regent University Drive Planning Commission Hearing Date – November 12, 2025 CONDITIONAL USE PERMITS (Indoor Recreational Facility & Outdoor Recreational Facility) Staff Recommends Approval Planning Commission voted 9 to 0 with 1 abstention to recommend Approval 28 ITEMS 7 & 8– STEPHEN BRUCE (Slide 2 of 4) •Request for Conditional Use Permits for Indoor and Outdoor Recreational Facilities to construct a sports complex at Regent University •Complex will include an indoor fitness and athletic facility, a main field with grandstand and track, a baseball field, softball field, and tennis, basketball, and pickleball courts STEPHEN BRUCE | 29 ITEMS 7 & 8– STEPHEN BRUCE (Slide 3 of 4) •187 parking spaces proposed; condition requiring parking study be approved by the Zoning Administrator before site plan approval •Deviation to the 35-foot height maximum requested: •Fitness and athletic center: 73 feet •Main stadium: 40 feet •Stadium light poles: 90 feet •Flag poles: 60 feet •Protective netting and poles for baseball & softball fields: 40 feet STEPHEN BRUCE | 30 ITEMS 7 & 8– STEPHEN BRUCE (Slide 4 of 4) •No known opposition •Planning Commission added a condition to require sidewalk connectivity to the existing sidepath along Centerville Turnpike, connectivity from the proposed facilities to the student housing at Jake Sears Drive, and connectivity along Regent University Drive STEPHEN BRUCE | 31 ITEM 9 – ROBERT MILLS (Slide 1 of 3) City Council: District 5 (Wilson) Location: 303 Atlantic Ave, Unit 1503 Planning Commission Hearing Date – November 12, 2025 CONDITIONAL USE PERMIT (Short Term Rental) Staff Recommends Approval Planning Commission voted 10 to 0 to recommend Approval 32 ITEM 9 – ROBERT MILLS (Slide 2 of 3) •Request for a Conditional Use Permit to operate a 3-bedroom Short Term Rental •11 previously approved Conditional Use Permits for Short Term Rentals within Dolphin Run Condominiums •1 parking space required; 2 provided on site ROBERT MILLS | 33 ITEM 9 – ROBERT MILLS (Slide 3 of 3) •No prior zoning complaints or documented stays •There was one speaker in opposition at Planning Commission citing concerns with impacts to condo residents and a desire for long- term rentals ROBERT MILLS | 34 ITEM 10 – CITY OF VIRGINIA BEACH (Slide 1 of 3) Planning Commission Hearing: November 12, 2025 AN ORDINANCE TO AMEND SECTION 105 OF THE CITY ZONING ORDINANCE PERTAINING TO NONCONFORMITIES 35 Staff Recommends Approval Planning Commission voted 9 to 1 to recommend Approval ITEM 10 – CITY OF VIRGINIA BEACH (Slide 2 of 3) Structural Nonconformity Nonconforming Use CITY OF VIRGINIA BEACH | 36 This text amendment allows variance requests relating to nonconforming structures to be heard by the Board of Zoning Appeals (BZA) and provides a path for legally nonconforming structures to become conforming. Structural nonconformities include: •Setbacks •Building height •Other dimensional requirements Requests relating to nonconforming uses, including nonconforming structures associated with a nonconforming use, will continue to be heard by the City Council. Nonconforming uses include: •Uses that no longer comply with current zoning regulations •Uses established prior to the Zoning Ordinance CITY OF VIRGINIA BEACH | 37 ITEM 10 – CITY OF VIRGINIA BEACH (Slide 3 of 3)