Newport News Planning Commission Sets Stage for Camp Morrison Rezoning Review at June 4th Meeting
Key development permit approved, housing strategy and infill concerns addressed at back in May by Commission.
The Newport News Planning Commission is scheduled to hold its next regular meeting on Wednesday, June 4, 2025, at 2:00 PM in the City Council Chambers. The upcoming agenda includes a significant public hearing for a Conditional Change of Zoning request, CZ-2025-0002, pertaining to properties located at 420, 501, 623, and 641 Export Circle.
This request, submitted by Camp Morrison Associates, LP and D.R. Horton, Inc., seeks to change the zoning for a total area of 108.909 acres from R9 Mixed Use and Neotraditional Overlay with proffers to R9 Mixed Use and Neotraditional Overlay with new proffers. The properties are currently designated for mixed use in the One City, One Future 2040 Comprehensive Plan. The outcome of this public hearing will result in a recommendation from the Planning Commission to the City Council, which is scheduled to hear the case on June 24, 2025.
May 21st Meeting Recap
The June 4th meeting follows the Planning Commission's session held on May 21, 2025. That meeting proceeded with standard opening procedures, including the Planning Commission's creed, approval of the agenda, invocation, pledge of allegiance, and approval of minutes from the May 7th meeting and work session.
A primary focus of the May 21st public hearing was Conditional Use Permit CU-2025-0003, requested by Ferguson Enterprises LLC and Costco Wholesale Corporation. This permit sought authorization for an automobile gasoline supply station to operate in conjunction with the existing Costco wholesale retail establishment on Jefferson Avenue properties totaling 20.23 acres.
The City Planner, Saul Gleiser, presented the application, noting the property's M1 Light Industrial zoning and the requirement for a conditional use permit for the fueling station. Although the 2040 Comprehensive Plan designates the property for office uses, the M1 zoning, consistent with the overall airport property zoning, permits the proposed retail use by right. Staff recommended approval, confirming that traffic concerns were mitigated and the Peninsula Airport Commission had no concerns. The Commission voted unanimously to recommend approval to City Council.
The May 21st meeting also included discussion related to a Board of Zoning Appeals case regarding a property on 29th Street. During the public hearing for this case, a citizen raised concerns that touched upon the development of homes on vacant lots, acknowledging interest in larger homes while appreciating new construction that fits the community's aesthetic.
In the Executive Secretary's report, Director of Planning Sheila McAllister informed the Commission of a recent Board of Zoning Appeals approval for a McDonald's special exception. She also explicitly mentioned that the upcoming June 4th agenda would include the Camp Morrison rezoning case, CZ-2025-0002, the primary public hearing item for that date.
McAllister further reported on the city's initiative to develop a strategic housing plan, which is proceeding after the completion of a housing study. She noted that concerns about development on smaller lots, or infill development, which were brought up during the meeting's public hearing, will be considered during the creation of this new plan. The housing study itself was conducted by Urban Partners LLC following an RFP issued in April 2023.
According to the documents, the study involved analyzing the city's housing inventory, availability, affordability, demographics, and estimating demand for new housing. It also provided recommendations and a strategy for both short-term and long-term housing needs. Discussions stemming from the study have included examining the potential for infill development on smaller lots as a way to address affordability, while also recognizing potential issues like parking.
Additionally, the Regulations Committee met on May 21st and had initial discussions regarding regulations for vape shops and necessary changes to the city code based on actions by the General Assembly. The meeting concluded with no other new business raised.
A Newport News Daily contributor produced this report with AI and these sources:
Newport News City Council Work Session 10-08-2024
