Planning commission recommends rezoning for First Colonial Road storage facility with conditions to allow future office conversion

The Virginia Beach Planning Commission on Dec. 10 recommended approval, by a 9–1 vote, of a conditional rezoning and conditional use permit for a three-story mini-storage facility proposed for the 1120 First Colonial Road site, with two conditions intended to preserve future office-conversion potential and to improve connectivity.

Applicant attorney Eddie Berdan and developer Michael Siphon presented the proposal to demolish an aging medical-office building and replace it with a brick-clad, three-story self-storage building that the applicant said is intended for individual (not commercial warehouse) use. Berdan said the proposal includes an 11-foot multimodal trail along the frontage and that the developer expects a significant increase in taxable real-estate assessment compared with the existing use. Berdan summarized the application as: "It is a mini storage facility for individuals, it's not a commercial warehouse." (applicant remarks at the hearing.)

Planning staff and commissioners questioned the site's fit with the First Colonial Road medical corridor, existing noise contours, and prospects for future medical-office demand. Staff noted the property lies near the 70–75 DNL aircraft/noise contour that limits residential or overnight lodging. The developer said he had discussed space availability with Sentara and that Sentara had space available at its hospital building, countering arguments that medical tenants were readily available for the site.

Commissioner Plumlee moved to recommend approval with two conditions: that the applicant provide for vehicular cross-access through the site to help implement the comprehensive plan’s cross-access goals, and that the first floor be constructed to accommodate possible future conversion to office use if market conditions warrant. The applicant confirmed on the record that he is agreeable to providing cross-access and that the first floor could be built to accommodate future office conversion. The motion was seconded and passed by recorded vote 9–1.

Why it matters: The commission’s recommendation preserves the comprehensive plan’s intent to prioritize medical and supportive uses in the corridor while acknowledging market realities and the applicant’s proposal. The recorded conditions aim to maintain long-term flexibility for office or medical use while allowing near-term redevelopment.

What happens next: The Planning Commission’s recommendation will be forwarded to the Virginia Beach City Council for final action. Any proffer adjustments and technical changes will be worked out between staff, the applicant, and council before a final vote.

Reporting note: Direct quotes are taken from the public hearing transcript.