The Hampton City Council convened at 1:00 PM on September 23, 2026, for a work session. Mayor Jimmy Gray was absent on assignment but expected at the evening session; Vice Mayor Steven L. Brown presided. The sole agenda item was a briefing on the Short-Term Rental (STR) Program, followed by a closed session and an appointment. Staff presented data on ordinance implementation, enforcement, and capacity, and council discussed potential adjustments to density caps.
Good afternoon and welcome to the one PM workforce work session of the Hampton City Council. I'll ask Miss Glass to call the road. Councilman Bowman. Present. Vice Mayor Brown. Here. Councilwoman Campbell. Present. Councilwoman Fairby. Present. Councilwoman Harper. Present. Councilwoman Muggler. Present. Mayor Gray. The mayor's on assignment. It will not be joining us this afternoon, but we'll be at the evening session. We have one item uh this afternoon on our agenda, and I'll ask the manager to introduce that item. At the time when we were putting that into place, there was quite a bit of conversation about how to best go about this, and the council made a commitment that they would review how the program had gone after a two-year period of time. Again, my name is Chris Langaster, Deputy Zoning Administrator with the Community Development Department. Today's presentation will provide an update of Hampton's short-term rental ordinance, its implementation since the current regulations framework took effect. We will review how the ordinance operates, summarize the applications and enforcement activity, and discuss whether the density standards should be re-evaluated in the areas that have reached or have uh have reached or are approaching capacity. The purpose of today's presentation is to review the adopted uh regulatory framework and explain how short-term rental applications are administered. We will also present relevant data collected since implementation and provide information for council to evaluate ordinance effectiveness. Finally, we will discuss whether the current SDR density and separation standards should be re-evaluated. A short-term rental STR involves lodging provided for 30 days or less within a dwelling or a portion of the dwelling. Operating STRs require a business license and applicable zoning approval. Hotels and bed breakfast establishments are addressed separately under the ordinance and are not included in short-term rental program discussed today. So City I'm sorry, let me keep up with this. This established short-term rentals as a regulated use and required operators to obtain a use permit. In June of 2024, council adopted a substantial update that established the short-term rental overlay district and created current density and separation requirements. The amendment also authorized administrative approval through the zoning administrative permit or zap. In August of 14, 2024, council amended the separation requirements from 500 to 300 feet. The adopted ordinance became in effect in September 1st, 2024. The framework was developed to establish the defined approval process while addressing neighborhood concentration, compatibility, safety, and accountability. Under the current framework, a proposed SER must satisfy the applicable density and separation requirements. When an ordinance requirements are met, the applicant application may be approved administrative through the ZAP process. A use permit is required when the proposed proposal does not qualify for the administrative approval but remains eligible to pursue a use permit. A use permit is only available for applicants who do not meet the ZAP criteria. The use permit process requires review by Planning Commission and by approval by council. Hampton currently has 51 STR zones. The zone boundaries generally follow the adopted master plan areas, physical dividers, such as major roadways and waterways. The intent was to contain the potential impacts of STRs within each zone and limit their effect on surrounding areas. Each zone allows STRs equal to the maximum of one percent of the housing units located within the zones at the time of adoption. The STR application and review process begins with submissions of the ZAP application and the required supporting materials. Staff then conducts a compliance review to evaluate the zoning density, separation, and operation standards applicable to the property. The property must pass the initial inspection within 30 days. Staff then makes an administrative decision based on the applicant's compliance with the ordinance. If the requirements are met, staff issues a zap after the applicant completes all applicable approvals. If the requirements are not met, staff denies the application.