CHESAPEAKE — Approval for a mixed use development with nearly 1,300 housing units planned for the Grassfield area of Chesapeake along Dominion Boulevard again has been deferred indefinitely as applicants mitigate impacts to overcrowded schools.
Since 2022, Dragas Associates Inc. has been working to rezone a large area of the Dominion Boulevard Corridor District for a suburban mixed use development. The request at Tuesday’s City Council meeting was to rezone about 173 acres from A1 agriculture and R15 residential to a PUD, or a planned unit development. But following a request to defer a vote from attorney J. Bryan Plumlee, who’s representing the applicant, City Council voted 6-1 to postpone the rezoning request indefinitely.
Council member Amanda Newins opposed, council member Robert Ike was excused and council member Debbie Ritter abstained due to a relationship with an individual associated with the project.
Plumlee told council members the applicants would work with city staff to amend the plan to mitigate school overcrowding concerns, which required an indefinite continuance. Council member Don Carey said he supported the continuance request to allow applicants that due diligence.
The project, called Springton at Grassfield, proposes a variety of housing options, including 528 multi-family units, 169 carriage homes, 120 three-story townhomes, 166 two-story townhomes, 192 luxury villas and 117 single-family detached units. About 6 acres will comprise commercial space that can accommodate a building measuring 75,000 to 250,000 square feet. Plans also include nearly 50 acres of open space with a trail network, community amenities and a public park dedication.
The property, owned by Dominion Boulevard Partners LLC, straddles the suburban and rural overlay districts, with about 1.5 miles of frontage along Dominion Boulevard and two large triangular areas connected by a 3-acre parcel owned by the Dome of Canaan Church. The church will be rezoned to PUD and continue operations.
The Planning Commission approved the project 4-2 in June, but city planning staff recommend denial.
“The proposed PUD fails to achieve the level of community quality expected of a planned unit development in the city of Chesapeake and promotes typical suburban development forms inconsistent with the vision of Dominion Boulevard Corridor study,” said Planning Director Jimmy McNamara. “The proposed PUD also allows certain uses in the commercial center to be permitted by-right when normally the land use has required a conditional use permit.”
McNamara said the proposed project would lead to more overcrowding at nearby schools, including Grassfield Elementary, which would be at 174% capacity, exceeding the 120% threshold. But a new elementary school at Culpepper Landing is scheduled to open for the 2027-28 school year to help relieve the overcrowding.
In a letter submitted to city staff this week, Plumlee said the applicant agreed to not request any permits for the residential units until after a building permit has been requested for the new school in Culpepper Landing. Additionally, applicants said they wouldn’t request a certificate of occupancy until January 2027 or the certificate of occupancy is issued to the new school, whichever occurs first.
Several speakers at Tuesday’s meeting, who were told to only speak to the deferral and not the merits of the project, opposed the continuance, noting that residents often bear the brunt of additional costs incurred from multiple deferrals. Plumlee said project applicants told supporters not to attend Tuesday’s meeting because of the deferral request.
The project was first submitted in June 2022 and subsequently withdrawn by the applicant in October 2022. The planning commission granted the project an indefinite continuance in July 2023 after it had been submitted to city staff again in February 2023.
Before approving the project, the planning commission considered 10 emails and six speakers in opposition, with the main concerns being the high density, impact to local schools, loss of rural lifestyle and agricultural land, potential environmental impacts, traffic and the burden on city services.
Natalie Anderson, 757-732-1133, [email protected]
