[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6014750,"mediaKeyId","5792938-700042ed16cab43f647dcdef3e180791","parentId",5792938,"title","Planning staff outlines upcoming Chesapeake Bay rule changes, resiliency assessments and tree protections","audioSeconds",38,"startMs",7336000,"endMs",7374000,"viewUrl","/Search/View?dp=1&key=5792938-700042ed16cab43f647dcdef3e180791&start=7336&end=7374","thumbnailUrl","https://assets.pipeline.soar.com/5792938-700042ed16cab43f647dcdef3e180791/thumbnail_7336000.jpg","articleUrl","/articles/6014750/Suffolk-City/Virginia/Planning-staff-outlines-upcoming-Chesapeake-Bay-rule-changes-resiliency-assessments-and-tree-protections","mediaUrl","https://secure.pipeline.soar.com/6014750-929495f9c192f080510e8552201cd045/orig.mp4?Expires=1771004267&Signature=CwK8G7dS6s5K4sZa7ELOJhttHmjcA8u3zD5Y0sXQQ421RRu4kKjMD614KEynZgD1AEkVY0zEKToxTdrCLx8Hll~qlFUfFN7cWKG-orj7MwbYomaAaLbPUOzSHA7-ncIkkvWfTKOf6ysfGMvqPbfxh2VlfC5m8ld5Zh~zTQXa8TGefmFpKwy6G3TgBvNMVP~pQFYcra8eW1FuCh9TYbPpr0FFMxi3omQPa85z4HQjEZ4M8sgICyQhpZYVzZmuumNv5O1ekzcDsiA57A5-LpiEdMVAwn5CVH3KIpVUhV9cNKRF6BzVnn3ZXXoaYwyAxcWMyIvnnrV9ZAMnxwcOwrT6nQ__&Key-Pair-Id=KUT5TJCACFTXG","author","CityofSuffolkVA","date","2025-08-20T12:48:45Z","article","Meg Pittenger, assistant director of planning, on Aug. 19 gave commissioners an overview of the Chesapeake Bay Preservation Area program and upcoming regulatory changes required by state law.

Pittenger summarized the program’s purpose—to prevent nonpoint-source pollution into the Bay and its tributaries—and reviewed core elements: the 100-foot resource protection area (RPA) buffer, the resource management area, and permitted uses inside RPAs (water-dependent uses and limited redevelopment that does not increase impervious cover). She reminded commissioners that in Suffolk the RPA also includes 100-foot buffers around drinking-water reservoirs such as Lake Cahoon.

Pittenger explained state code changes adopted beginning in 2020 require localities to incorporate resiliency assessments into RPA applications. Applicants must evaluate sea-level rise, storm surge and flooding over a project lifespan (the default lifespan in the forthcoming guidance is 30 years, though applicants may specify shorter periods) using state-provided models such as the Virginia Flood Risk Information System or AdaptVA. The assessment must identify adaptation measures or project alterations to address identified risks. Pittenger said adaptation measures should be nature-based where feasible and maximize preservation of existing vegetation, including mature trees.

The presentation also outlined new state-driven requirements to protect “mature trees” (defined by DEQ criteria as canopy trees at least 12 inches diameter at breast height and understory trees at least 4 inches DBH). Pittenger said the draft ordinance will require applicants to identify mature trees on plans, protect them with fencing during construction, remove them only when necessary and prefer pruning/trimming over removal. Replanting with native species and tracking tree-protection measures during construction will be emphasized.

Pittenger said the Planning Department will prepare ordinance amendments, an updated exception application with resiliency-assessment checklists, and guidance documents. She said staff will include the assessments and staff’s findings in future exception or development packages for planning commission review. Commissioners asked whether staff reports will include checklists and guidance; Pittenger said yes and said staff will provide a breakdown of how applications meet the new findings when the ordinance is adopted.

No action was required; the briefing was informational and intended to prepare commissioners for changes to UDO language and application requirements.","mediaType","Video","parentTitle","Suffolk Planning Commission Meeting (8-19-25)","oneSentenceSummary","Assistant Director Meg Pittenger briefed the commission on state-mandated changes to Chesapeake Bay preservation-area rules, including required resiliency assessments (default 30-year lifespan), emphasis on preserving mature trees, and nature-based adaptation measures; staff will prepare ordinance updates and application guidance.","taxTitle","Suffolk City, Virginia","taxId",4193,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6014754,"City staff previews Riverbend conditional rezoning for up to 497 residential units on North Main Street",357,5655000,6012000,"/Search/View?dp=1&key=5792938-700042ed16cab43f647dcdef3e180791&start=5655&end=6012","https://assets.pipeline.soar.com/5792938-700042ed16cab43f647dcdef3e180791/thumbnail_5655000.jpg","/articles/6014754/Suffolk-City/Virginia/City-staff-previews-Riverbend-conditional-rezoning-for-up-to-497-residential-units-on-North-Main-Street","https://secure.pipeline.soar.com/6014754-140e8ef5fe461d6227b76b0401ff1421/orig.mp4?Expires=1771004267&Signature=OeDFV64EUN7J00mIaa6Z02EURvyEk9OyoKz4bko~m-Y3dXMSSnZ5LBmpCrQFLWx7tiFB2zradMNLDXNe-shJIoILtoemPywl9FfkdSVN3F2~GZ2t3gLWpp-sh1YTXfh1T0vuNSUpn93d0AF6pwi2mUVmQxBgtOIppfTwv60ZpuLb9RVyHLqQPlFW~maYfPelL0ZwT9uhzIVokuXudkH8XqfjQozRuJCwKCz~aHjo5q1qW8iYg4m5RRMRQfBmykC6VZ913wZmwpiSzJo-yIbigjO9oOknwzfo1F3jqV1PlSkvLSrrYXA1pi4tVQjAHVkUub7yTtIznfplBKH2Fw0~uQ__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff on Aug. 19 presented an overview of a conditional rezoning application (RZN2025-004) for a large Riverbend development on North Main Street, noting the project will be subject to public hearings and substantial proffers addressing roads, school capacity and waterfront uses.

Kevin Wynne and staff said the 89-acre site—commonly known as the “V site”—would be rezoned for 72 acres from B-2 (business) to RU-18 under the proposal. The applicant seeks about 497 residential units, including 329 townhomes and 168 age-restricted multifamily units, and would preserve roughly 17 acres in B-2 to allow for commercial frontage on North Main Street and potential waterfront uses such as a clubhouse, restaurant and marina.

Staff highlighted proffers tied to road improvements, building elevations and a road-maintenance agreement for 6.6 acres of common open space, and said one proffer addresses school capacity: rather than providing a cash proffer of approximately $4.7 million to advance school capacity for the 329 non-age-restricted units, the applicant has offered to convey a 2.3-acre parcel that houses an existing office building (previously used by VDOT) valued in the application at roughly $6.3 million; staff said the conveyance could be used by Suffolk Public Schools for administration and could affect capital improvement projects that currently include $22 million for a school administration project in the CIP (6M in the next five years and 16M in the out years).

Staff said the planning commission will hold a public hearing on the application in September and that City Council will consider the item as a significant land-use item; the item’s schedule anticipates City Council public hearings and additional review in October if the commission takes formal action in September. Staff directed commissioners and the public to the Planning Department webpage for rezoning materials.

The briefing did not include a commission vote; it was an informational staff report to introduce the project and its proffers prior to formal public hearings.","Planning staff briefed the commission on RZN2025-004, a conditional rezoning proposal on North Main Street (the Riverbend project) that would rezone 72 of 89 acres for 497 residential units and proffer conveyance of a 2.3-acre parcel to help address school capacity needs.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6014759,"Planning commission grants exception to allow pool in RPA buffer after split vote and reconsideration",2572,3123000,5695000,"/Search/View?dp=1&key=5792938-700042ed16cab43f647dcdef3e180791&start=3123&end=5695","https://assets.pipeline.soar.com/5792938-700042ed16cab43f647dcdef3e180791/thumbnail_3123000.jpg","/articles/6014759/Suffolk-City/Virginia/Planning-commission-grants-exception-to-allow-pool-in-RPA-buffer-after-split-vote-and-reconsideration","https://secure.pipeline.soar.com/6014759-09764216b3a0e231ecef8f8418d71a0c/orig.mp4?Expires=1771004267&Signature=Xv6BLfx-Rv3qTE5rvXU5SZdMgI6gSrm5CapFgFI~b6YU9tzcAZdtdph9LhpK6S4Ra6ND3hsTtkvVZhGQi5Ce4wBXM~M8HjNM0UwqzU1Gr7pC047-fIJFEJiaec52P1nwgQ6qvR7rjLNoeNSfFlQaPMONi1LiQay6W92ehhE7Z~KtSJfpAl5O043DaH2nJBYsVu7wm4axfrMk8jSY2qH~TLrsvROrUcFi3RezcNC1gSIUVc~ObC77h5j2bYXXyX5CCm9dsrrrfhhJpq9bYVEbHBzUgDQAi1nbOD46CHpSd5rgqt4thE8aHXpRALzWzF4zFqVGGVVcsP5luzBnZ6nPMg__&Key-Pair-Id=KUT5TJCACFTXG","The Suffolk Planning Commission on Aug. 19 approved an exception to allow construction of a private swimming pool within the 100-foot resource protection area (RPA) buffer at 1120 Lake Mead Drive, after an initial denial motion tied 4-4 and a subsequent motion for approval carried 6-2.

Matthew Madariaga, staff planner, presented the application and staff’s recommendation for denial. He told commissioners the property borders Lake Cahoon Reservoir and that the applicant originally proposed both a pool and a detached garage within the RPA; the garage was removed after staff discussions. Madariaga said the applicant proposed mitigation in the form of buffer plantings consistent with the riparian buffer modification and mitigation manual and would remove an existing concrete fire pit in the 50-foot seaward portion of the buffer. Staff concluded the application did not meet UDO exception criteria—specifically that the request was not the minimum necessary because there is ","After an initial 4-4 tie on a staff-recommended denial, the Suffolk Planning Commission approved exception CEX2025-00006 to permit a pool within the Chesapeake Bay resource protection area buffer at 1120 Lake Mead Drive, voting in favor 6-2 and attaching staff conditions.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6014763,"Planning panel recommends approval for detached accessory dwelling at Rivercliff Crescent",599,2456000,3055000,"/Search/View?dp=1&key=5792938-700042ed16cab43f647dcdef3e180791&start=2456&end=3055","https://assets.pipeline.soar.com/5792938-700042ed16cab43f647dcdef3e180791/thumbnail_2456000.jpg","/articles/6014763/Suffolk-City/Virginia/Planning-panel-recommends-approval-for-detached-accessory-dwelling-at-Rivercliff-Crescent","https://secure.pipeline.soar.com/6014763-0fbebe4343951aeff0113f2ddb346992/orig.mp4?Expires=1771004267&Signature=FsmNJqsnUwr5nQYlPYD12Z1d0iAVjo~yDtMGJVG8usBnEHda-o1ilAtQf0JaCrr1Cyc3IjqAplCkOmuRcmWzOS9zM0I~hMp12thKlaku1RWnI6iBj0JNnnEUGFVlUZESNUWRuJX8CPMSz08~eSfW7f0wpyWeqljJv5VwoqhkXoJ9Je4jFIH1Y7uhgwsMIufWcJKbveq~CgEL3MshsQwVuWmoI0VdT81E~ZMC1bZkl~W788T~icEMsIWaYpykKoXtuqaQWHlD1IGfBOJqVZRAGrGeFEMYV0i0oGnQ9wq6N-fNoA3LkbRjTSj4xvVUo7dPyrtXcpn0402Yu7z4IpFY~A__&Key-Pair-Id=KUT5TJCACFTXG","The Suffolk Planning Commission voted 8-0 on Aug. 19 to recommend approval of a conditional use permit to establish a detached accessory dwelling unit (ADU) at 4236 Rivercliff Crescent East.

Isabella Reynolds, staff planner, told commissioners the subject property is 1.69 acres in the Residential Low (RL) district and lies inside the city’s Northern Growth Area. The applicant, Gerald Mason, proposed converting an existing shed into a roughly 643-square-foot ADU. Reynolds said the principal dwelling is about 2,777 square feet, so the ADU size meets the UDO limit that an ADU on a primary dwelling larger than 2,000 square feet must not exceed 1,000 square feet.

Reynolds said Virginia Beach’s Board of Zoning Appeals had previously approved a side-setback reduction for the structure from 15 feet to 2.9 feet (transcript: “the board of zoning appeals approved a reduction in the side setback from 15 feet to 2.9 feet”); she also reported that on July 15, 2025, planning staff approved a Chesapeake Bay Preservation Act exception for a small 3-by-9-foot addition because the shed is in the resource protection area and is an accessory structure. Public Utilities staff reviewed the application and determined the existing water meter is adequate; any changes to the septic will require Virginia Department of Health permitting, Reynolds said.

Applicant Gerald Mason addressed the commission and described the ADU’s intended use for visiting guests and family members; he said the narrative states only one person will occupy the ADU at a time. Mason and his family asked the commission to approve the application so the project could move forward.

Commissioner Thornton Manuel, citing discussions at an American Planning Association session on ADUs and affordable housing, said the commission should consider revisiting the UDO restriction that ADUs cannot be rented. Commissioner Edwards moved approval with staff conditions; the motion passed 8-0. Chairman Staylor announced the item will go to City Council on Wednesday, Sept. 17, with the planning commission’s recommendation for approval.

Staff recommended approval with a condition that the ADU not be used for rent, and the commission attached that condition in its motion. Public comment at the hearing was in favor and included the applicant’s statement about family use and adaptive reuse of the shed.","The commission recommended approval of a conditional use permit to convert a shed to a detached accessory dwelling unit at 4236 Rivercliff Crescent East, with conditions including a prohibition on renting the unit; the item will go to City Council with the planning commission's recommendation.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6014769,"Suffolk planners approve three family subdivision plats, allowing parcel splits for relatives",773,1352000,2125000,"/Search/View?dp=1&key=5792938-700042ed16cab43f647dcdef3e180791&start=1352&end=2125","https://assets.pipeline.soar.com/5792938-700042ed16cab43f647dcdef3e180791/thumbnail_1352000.jpg","/articles/6014769/Suffolk-City/Virginia/Suffolk-planners-approve-three-family-subdivision-plats-allowing-parcel-splits-for-relatives","https://secure.pipeline.soar.com/6014769-3214a59d74a5ff01a7923152e91dba28/orig.mp4?Expires=1771004267&Signature=mtb13bqoFGJ8ncpYHy7Zw7tqZzxp3wjkywmK2DlpU1KtrN5y~-ItA3-5eu5LZyc2zFXvmz~XU21UXC7QyFtcIjN6EqMiVPVopKtWnnxU6YTJJtcuX62aEl9CCiHjsLFv2KqqOhQoewUbcwozgbw3CbgE0c1xH1A4rGr0oPFTXrWqWqdrBFEt4CxWyavfuYqukkP66E4GOsalXQVQ1vmpi38E0p6qM~ULQTjp3pHEXUE1p9dlvUetf1pighoMXPLhcfGSRjsgJjhUSnucW~tFifwjo~tfIxYJmoFigCk2~q~Ser2P42lGVZfLIF67PvZF0sG92OhvFzr1fvpVIB30~A__&Key-Pair-Id=KUT5TJCACFTXG","The Suffolk Planning Commission on Aug. 19 approved three family subdivision applications that will create new parcels to be conveyed to immediate family members under the city’s Unified Development Ordinance.

Staff said each application met the ordinance’s criteria for family subdivisions, including ownership-holding requirements, minimum lot sizes in the agricultural zoning district and deed restrictions that limit resale for the required holding period.

The commission approved FTR2025-001 (5800 Indian Trail) by a vote of 8-0. Isabella Reynolds, staff planner, said the property owned by Frederick Copeland is 65.64 acres and that Copeland proposes to subdivide a 1-acre parcel for his grandson, Joshua Darden. Reynolds said Copeland has owned the property since 1962, meeting the minimum three-year individual holding requirement, and that the proposed lot fronts on a 50-foot ingress/egress easement. Jesse J. Johnson Jr., the applicant’s attorney, described delays caused by an old railroad right-of-way but asked the commission to approve the request so the grandson could remain on the family farm.

The commission later approved FTR2025-002 (4310 Vicksburg Road) 8-0. Reynolds reported that Melissa and Rodney Greeno propose a 2-acre parcel for their son, Austin Greeno, from a 38.735-acre tract. Reynolds said the Greenos have owned the property since April 2022 and that a deed of gift and affidavit were prepared to restrict transfer for 10 years and to confirm the family-subdivision purpose.

FTR2025-003 (6828 Quaker Drive), also approved 8-0, was presented by Matthew Madariaga, staff planner, who said the subject parcel is owned by the Edwards Family Revocable Living Trust. Madariaga stated the trust-owned property is 29.81 acres and that the trustees propose five parcels between 1 and 2 acres in size to family members. He said state-authorized trust-based family subdivisions require no minimum holding period for the trust itself but impose a 15-year deed restriction on parcels created from a trust. Attorney Jesse J. Johnson noted the family welcomed the ordinance change allowing trust-held property to be subdivided after the city adopted revisions that follow state code.

Each staff presentation cited Unified Development Ordinance section 31-5-14 as the authorizing provision for family subdivisions and described required deed restrictions, minimum lot sizes by zoning (1 acre in A and RR, 3 acres in RE) and the rules about road frontage and easements. Commissioners asked no substantive follow-up questions on the three items before voting.

The planning commission’s approvals are final administrative actions: family subdivisions are decided by the planning director or the commission under the UDO and do not require City Council public hearings, as staff explained.","The Suffolk Planning Commission approved three family subdivision plats—FTR2025-001, FTR2025-002 and FTR2025-003—after staff found each met rules in the Unified Development Ordinance governing family transfers, including holding periods, lot sizes and easements.","actionData","errors"]

Article not found

Planning staff outlines upcoming Chesapeake Bay rule changes, resiliency assessments and tree protections

City staff previews Riverbend conditional rezoning for up to 497 residential units on North Main Street

Planning commission grants exception to allow pool in RPA buffer after split vote and reconsideration

Planning panel recommends approval for detached accessory dwelling at Rivercliff Crescent

Suffolk planners approve three family subdivision plats, allowing parcel splits for relatives