HomeMy WebLinkAboutPending Planning ItemsPLANNING ITEMS
JANUARY 20, 2026 CITY COUNCIL MEETING
January 6, 2026
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SUMMARY – January 20th (Slide 1 of 3)
11 Planning Items Scheduled for City Council’s Consideration
ITEM 1: Cohen Residential, LLC
•Conditional Rezoning (AG-1 & AG-2 Agricultural to Conditional
R-10 Residential District)
•Recommended for Approval by Planning Commission & Staff
ITEM 2: Brink Quality Construction, LLC
•Conditional Rezoning (B-1 Neighborhood Business District &
Conditional B-1 Neighborhood Business District to Conditional
A-18 Apartment District)
•Recommended for Approval by Planning Commission & Staff
ITEMS 3 & 4: Michael D. Sifen, Inc.
•Conditional Rezoning (O-2 Office District to Conditional B-2
Community Business District)
•Recommended for Denial by Staff & Approval by Planning
Commission
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SUMMARY – January 20th (Slide 2 of 3)
11 Planning Items Scheduled for City Council’s Consideration
ITEM 5: Matthew Firme
•Conditional Use Permit (Home Occupation)
•Recommended for Approval by Planning Commission & Staff
ITEM 6: Allyson Huff
•Conditional Use Permit (Open Air Market)
•Recommended for Approval by Planning Commission & Staff
ITEM 7: Legacy Land LLC
•Conditional Use Permit (Bulk Storage Yard)
•Recommended for Approval by Planning Commission & Staff
ITEM 8: iFLY Virginia Beach
•Alternative Compliance
•Recommended for Approval by Staff
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SUMMARY – January 20th (Slide 3 of 3)
11 Planning Items Scheduled for City Council’s Consideration
ITEM 9: Jesse Ryan
•Conditional Use Permit (Short Term Rental)
•Recommended for Approval by Planning Commission & Staff
ITEM 10: 215 4th Street LLC
•Conditional Use Permit (Short Term Rental)
•Recommended for Approval by Planning Commission & Staff
ITEM 11: City of Virginia Beach
•Code Amendment
•Recommended for Approval by Planning Commission & Staff
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ITEM 1 – COHEN RESIDENTIAL, LLC (Slide 1 of 4)
City Council: District 2 (Henley)
Location: 2597 Leroy Road
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL REZONING
(AG-1 & AG-2 Agricultural to Conditional R-10 Residential District)
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 5
ITEM 1 – COHEN RESIDENTIAL, LLC (Slide 2 of 4)
•Request to conditionally rezone
a 5.03-acre site to Conditional
R-10 to construct 4 single family
dwellings; overall density of 0.79
units per acre
•Site currently contains a vacant
single-family dwelling
•Site is within the Transition Area
COHEN RESIDENTIAL, LLC | 6
ITEM 1 – COHEN RESIDENTIAL, LLC (Slide 3 of 4)
•3.18 acres of preserved open
space proposed
•Minimum 50% open space
required; 63% provided
•2-car garage and minimum
2-car driveway provided with
each dwelling
•Curb, gutter & sidewalk to be
installed along Leroy Road with
the development of the first lot
COHEN RESIDENTIAL, LLC | 7
ITEM 1 – COHEN RESIDENTIAL, LLC (Slide 4 of 4)
•Exterior materials to include
architectural shingles, premium
vinyl siding, cementitious siding,
brick, and stone
•Presented to the Transition
Area/Interfacility Traffic Area
Citizens Advisory Committee in
October; Committee voted to
support the request
•No known opposition
COHEN RESIDENTIAL, LLC | 8
ITEM 2 – BRINK QUALITY CONSTRUCTION, LLC (Slide 1 of 4)
City Council: District 4 (Ross-Hammond)
Location: 722 Newtown Road
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL REZONING
(B-1 Neighborhood Business District & Conditional B-1 Neighborhood Business District to
Conditional A-18 Apartment District)
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 9
ITEM 2 – BRINK QUALITY CONSTRUCTION, LLC (Slide 2 of 4)
BRINK QUALITY CONSTRUCTION, LLC | 10
•Request to conditionally rezone
1.91-acre site to Conditional
A-18 to construct 18
multifamily dwellings; overall
density of 9.6 units per acre
•Parcel currently split-zoned and
developed with the Chinese
Community Center
ITEM 2 – BRINK QUALITY CONSTRUCTION, LLC (Slide 3 of 4)
•Proposal includes five, 2-story
buildings
•50% maximum lot coverage
allowed; 45% proposed
•Required parking spaces provided
for each unit (2-car garage and 2-
car driveway); 3 additional guest
spaces provided
BRINK QUALITY CONSTRUCTION, LLC | 11
ITEM 2 – BRINK QUALITY CONSTRUCTION, LLC (Slide 3 of 4)
•11-foot-wide side path
proposed along Newtown Road
•Category IV landscape buffer
required along southern and
eastern property lines
•Deviation requested along the
southern property line to only
include a privacy fence, rather
than the required landscaping
BRINK QUALITY CONSTRUCTION, LLC | 12
ITEM 2 – BRINK QUALITY CONSTRUCTION, LLC (Slide 4 of 4)
•Exterior materials include
vinyl siding, brick accents,
and asphalt shingles
•Maximum height of 29 feet
and 8 ½ inches proposed
•6-foot-tall monument-style
sign proposed at entrance
• 6-foot-tall, privacy vinyl
fence to screen site from the
nursing home to the south
•No known opposition
BRINK QUALITY CONSTRUCTION, LLC | 13
ITEMS 3 & 4 – MICHAEL D. SIFEN, INC. (Slide 1 of 4)
City Council: District 6 (Remick)
Location: 1120 First Colonial Road
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL REZONING
(O-2 Office District to Conditional B-2 Community Business District)
CONDITIONAL USE PERMIT (Mini-Warehouse)
Staff Recommends Denial
Planning Commission voted 9 to 1 to recommend Approval 14
ITEMS 3 & 4– MICHAEL D. SIFEN, INC. (Slide 2 of 4)
•Request to rezone a 2.19-acre site to Conditional B-2 & a Conditional Use Permit
for Mini-Warehouse (Self-Storage) facility
•Site is within the 70-75 dB noise zone & Suburban Focus Area (SFA) 5 - First
Colonial Road Medical Corridor
•Site currently developed with a 2-story medical office building, to be demolished
MICHAEL D. SIFEN, INC. | 15
ITEMS 3 & 4 – MICHAEL D. SIFEN, INC. (Slide 3 of 4)
•Proposed 150,000 square
foot, three-story storage
facility
•Parking met on site; exceeds
the maximum amount of
permitted parking by 12
spaces
•A fence and gate are
proposed to secure the
loading area located to the
side of the building
MICHAEL D. SIFEN, INC. | 16
ITEMS 3 & 4 – MICHAEL D. SIFEN, INC. (Slide 4 of 4)
•Primary finishing material is
brick with a combination of
storefront and faux windows to
resemble an office building
•Maximum building height of
35 feet
•No known opposition
MICHAEL D. SIFEN, INC. | 17
ITEMS 3 & 4 – MICHAEL D. SIFEN, INC. (Slide 3 of 4)
•Changes after Planning
Commission Hearing:
•Commercial entrance added
•Parking spaces reduced
•Green space added along First
Colonial Road
•Connections to the adjacent
parking lots to the north and
south
MICHAEL D. SIFEN, INC. | 18
ITEM 5 – MATTHEW FIRME (Slide 1 of 3)
City Council: District 2 (Henley)
Location: 1492 Back Bay Landing Road
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL USE PERMIT (Home Occupation)
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 19
ITEM 5 – MATTHEW FIRME (Slide 2 of 3)
•Request for a Conditional Use Permit for a Home Occupation to perform
small parts repair within a 200 square foot portion of an existing
detached garage
•No customers on site; parts to be shipped to/from the site MATTHEW FIRME | 20
ITEM 5 – MATTHEW FIRME (Slide 3 of 3)
•Less than 20% of the total floor
area dedicated to the Home
Occupation as required by the
Zoning Ordinance
•Applicant is the sole employee
and operator
•No known opposition
MATTHEW FIRME | 21
ITEM 6 – ALLYSON HUFF (Slide 1 of 3)
City Council: District 3 (Berlucchi)
Location: 1136 Lynnhaven Parkway
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL USE PERMIT (Open Air Market)
Staff Recommends Approval
Planning Commission voted 9 to 0 with 1 abstention to recommend Approval 22
ITEM 6 – ALLYSON HUFF (Slide 2 of 3)
•Request for a Conditional Use
Permit for an Open-Air Market
to allow the continued
operation of a standalone food
truck
•Proposed hours of operation:
•Tuesday – Saturday, 7:30 a.m. to
1:00 p.m.
•Site contains a commercial
kennel business
ALLYSON HUFF | 23
ITEM 6 – ALLYSON HUFF (Slide 3 of 3)
•Previous Zoning Complaint issued for
operation without a Peddler’s Permit
or CUP
•Adequate parking provided on site
to accommodate both uses
•Use complies with the AICUZ
Ordinance, as no portion of the food
truck will be located in the APZ-2
•No known opposition
ALLYSON HUFF | 24
ITEM 7 – LEGACY LAND LLC (Slide 1 of 3)
City Council: District 3 (Berlucchi)
Location: 525 Viking Drive, Unit B
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL USE PERMIT (Bulk Storage Yard)
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 25
ITEM 7 – LEGACY LAND LLC (Slide 2 of 3)
•Request for a Conditional
Use Permit for a Bulk
Storage Yard for a
landscaping business
•Proposed storage of
landscaping materials,
including pavers, plants,
bricks, stones, and
equipment
•Proposed use compatible
with the site's location in
the greater than 75 dB DNL
and APZ-2
LEGACY LAND LLC | 26
ITEM 7 – LEGACY LAND LLC (Slide 3 of 3)
•Category VI landscape screening
requirements met for Bulk Storage
yard
•40-foot-wide treed buffer to
remain along Lynnhaven Parkway
•Proposed gravel parking surface
proposed for Bulk Storage Yard
•Condition recommended requiring
edge treatment along the perimeter
of all gravel areas to prevent the
gravel from migrating onto paved
areas
•No known opposition
LEGACY LAND LLC | 27
ITEM 8 – IFLY VIRGINIA BEACH (Slide 1 of 3)
City Council: District 6 (Remick)
Location: 2402 Pacific Avenue, Unit B & 2400 Pacific Avenue
Planning Commission Hearing Date – January 14, 2026
ALTERNATIVE COMPLIANCE
(Temporary Commercial Parking Lot)
Staff Recommends Approval
Planning Commission hearing scheduled for January 14, 2026 28
ITEM 8 – IFLY VIRGINIA BEACH (Slide 2 of 3)
IFLY VIRGINIA BEACH| 29
•Request to redevelop the
property for use as a Temporary
Commercial Parking Lot
•Property is located in the
Oceanfront Resort (OR) District
•Temporary Commercial Parking
Lots are not permitted north of
22nd Street, west of Pacific
Avenue, and south of 28th Street
ITEM 8 – IFLY VIRGINIA BEACH (Slide 3 of 3)
•Proposed demolition of existing
convenience store to repave the
site and create 28 total spaces
•Bicycle parking provided
•Existing landscaping to remain and
additional street frontage
landscaping to be added
•5-foot Category I landscape buffer
along the western and northern
property lines
•Recommended condition to limit
approval for 3 years
IFLY VIRGINIA BEACH| 30
ITEM 9 – JESSE RYAN (Slide 1 of 3)
City Council: District 5 (Wilson)
Location: 919 Pacific Ave, Unit B
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL USE PERMIT (Short Term Rental)
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 31
ITEM 9 – JESSE RYAN (Slide 2 of 3)
•Request for a Conditional Use
Permit to operate a 1-
bedroom Short Term Rental
•33 previously approved
Conditional Use Permits for a
Short Term Rentals within the
Pacific Place Condominiums
•1 parking space required and
provided on site
JESSE RYAN | 32
ITEM 9 – JESSE RYAN (Slide 3 of 3)
•No prior zoning complaints or
documented stays
•No known opposition
JESSE RYAN | 33
ITEM 10 – 215 4TH STREET LLC (Slide 1 of 3)
City Council: District 5 (Wilson)
Location: 215 4th Street
Planning Commission Hearing Date – December 10, 2025
CONDITIONAL USE PERMIT (Short Term Rental)
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 34
ITEM 10 – 215 4TH STREET LLC (Slide 2 of 3)
•Request for a Conditional Use
Permit to operate a 3-bedroom
Short Term Rental
•3 parking spaces required
•2 spaces provided on site
•Intent to Lease Off-Site Parking
Agreement for 1 space at the 9th
Street Municipal Parking Garage
215 4TH STREET LLC | 35
ITEM 10 – 215 4TH STREET LLC(Slide 3 of 3)
•Prior Zoning complaint on the
site for the operation of a STR
without a CUP; the complaint
was unsubstantiated by staff
•The site is not currently
advertised, and the last known
documented stay was August
1, 2025
•No known opposition
215 4TH STREET LLC | 36
ITEM 11 – CITY OF VIRGINIA BEACH (Slide 1 of 2)
Planning Commission Hearing: October 8, 2025
An Ordinance to adopt and incorporate into the Virginia Beah
Comprehensive Plan 2016, the Park System Needs Assessment and
Development Strategy 2024
Staff Recommends Approval
Planning Commission voted 10 to 0 to recommend Approval 37
ITEM 11 – CITY OF VIRGINIA BEACH (Slide 2 of 2)
•Long-range planning tool for parks and open
space with a 15-year implementation
timeframe
•Briefed to City Council on December 2, 2025
•Prioritizes equitable service practices by
being fiscally responsible, environmentally
sound, and responsive to citizen needs
•Development strategy through an equity
lens—access equity, environmental equity,
design equity, and economic equity
•Includes recommendations, prioritizations,
costs, and funding options
CITY OF VIRGINIA BEACH | 38