Greenbrier Area Plan

The Greenbrier Area Plan will be presented to the City Council for approval at their July 15 meeting.  

On May 14, the Planning Commission recommend Approval of the May draft of the Greenbrier Area Plan.  It will probably be presented to the City Council at a Work Session in June and go for approval in July.  

The May draft did an excellent job of defining human-scaled neighborhoods and commercial districts that are pedestrian and bicycle friendly and balancing the needs of people while accommodating vehicular traffic.  Practically all the comments from the Bicycle and Trails Advisory Committee were incorporated in the draft.  

But the Plan falls short on taking proactive steps on tree preservation, adopting healthy lighting standards, and protecting birds.   Business as usual will result in the loss of another 300 acres of tree canopy when vacant parcels are developed around Greenbrier.  The only tree preservation recommendations our group made that were incorporated were suggestions for tree planting at the highway interchanges and the edges of City Park.  They also added a mention of increasing tree canopy in Areas of Enhancement. 

Not included were recommendations to 

• Expand Oak Grove Lake Park to preserve 94 to 110 acres of City and State-owned forested wetlands adjacent to Oak Grove Lake Park.  Although owned by City and State, the land is currently zoned for residential development.
• Add new project: Implement a street tree planting program in medians along Battlefield Blvd, Knell's Ridge Blvd, Volvo Parkway, Greenbrier Parkway, Military Highway, and Kempsville Road.  Planting 500 trees creates about 5 acres of tree canopy which will help mitigate urban heat island effects, calm traffic, reduce runoff, improve air quality, and beautify the area.
• Identify incentives to encourage development projects in Areas of Transformation and Areas of Enhancement to a) preserve mature trees during development and b) voluntarily plant tree canopy at coverage percentages higher than the 10% to 20% required by ordinance. 
• Identify incentives to encourage retrofits of existing parking lots to plant new trees and implement stormwater management best practices.

Part of the rationale the Planning Department shared was that the vision was for Greenbrier to absorb more expected growth in the City and thereby reduce development pressure in the southern part of the City.   Regarding expanding Oak Grove Lake Park, they felt that required more intensive consultation with Parks, Recreation, and Tourism.  

For lighting standards, in the Design Guidelines they added that "Lighting fixtures associated with buildings should consider Dark Sky recommendations, surrounding land uses, and limit light pollution", but only as a "recommended", i.e. not required, guideline.    They did not include the level of detail found in the recently approved Virginia Commerce Park Design Guidelines.   Added to the Building Design section, it is not obvious that this applies to parking lot lighting and it wouldn't directly apply to street lighting, since there is a separate section of the document for the Public Realm and Streets.  It does not address the street lighting color temperature to recommend warmer (<3000K) lighting.  

For bird-safe window design, in the Design Guidelines they added a mention of "building materials and detailing that support the natural habitat and wildlife such as bird-friendly window designs" but with no further detail and only as a "recommended", i.e. not required, guideline.  

You can find the current draft of the documents at Greenbrier Area Plan | Chesapeake, VA