Hampton Planning Commission Meeting - September 21, 2023
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Hampton Planning Commission Meeting - September 21, 2023
The Hampton Planning Commission met on September 21, 2023, at 8:30 PM UTC. The meeting included the election of officers, a deferral of a short-term rental use permit, and deliberation on two use permits for residential conversions at Peninsula Town Center. The commission also adopted two comprehensive plan amendments for water resilience plans and received the youth planner report. Voting outcomes varied on key items.
Election of Officers
- New commissioner Kathy Rogers was introduced. She has been a Hampton resident since 1980.
- Steve Bond was elected Chair and Michael Harris Vice Chair by unanimous vote (6-0). Chair Kellum turned over the gavel.
Consent Calendar
- None separate; all items heard individually.
Public Comments & Testimony
- On use permit 23-0281 (townhome apartments), one public speaker, Rich Foster, expressed concern about the revocation condition language, stating that the word "any" could complicate financing. Staff clarified the revocation process includes a 30-day cure period and a public hearing before city council.
- On use permit 23-0283 (retail conversion), the applicant’s representative, Ava Green, argued that the vacant retail space is not viable due to lack of foot traffic, visibility, and demographic support. She stated that only 15% of retail (73,000 sq ft) had been converted, not 42%, and that the building would remain vacant unless converted. Leasing expert Joe Kennedy testified that the space’s highest and best use is not retail, and disallowing conversion would signal Hampton is not safe for investment. He noted that retail momentum has shifted to the front of the center near Target. He also stated that rent rates are low (triple net $10-12/sq ft) but still cannot attract tenants.
- No public comments were made on the short-term rental deferral or the comprehensive plan amendments.
Discussion Items
- Use Permit 23-0280 (Short-Term Rental): Deferred to the regular December meeting, consistent with previous actions, pending legal and policy recommendations from staff. The applicant wished to proceed but the motion to defer passed unanimously (6-0).
- Use Permit 23-0281 (Townhome Apartments at Cunningham/Hartford): Staff recommended approval for 21 units (7 two-bedroom, 14 one-bedroom) in two buildings, sharing amenities with the Chapman building. Commissioners expressed concerns about green space and retail viability. Staff confirmed minimum green space requirements are met and shared amenities will be secured via legal agreement. The permit was approved 4-2 (Rogers, Harris, Bond, Callum aye; Hopper, Coleman nay).
- Use Permit 23-0283 (Retail to Residential Conversion on Merchant Lane): Staff recommended denial, citing loss of retail core, safety/privacy concerns with ground-floor residential, and no overall plan for conversion. Applicant argued the space has been vacant for years and conversion would generate higher tax revenue (~$29,000 more per year). The motion to deny failed 3-3 (Rogers, Harris, Callum nay; Hopper, Coleman, Bond? likely 3 ayes for denial, but tie). A subsequent motion to approve with conditions passed 4-2 (Rogers, Harris, Bond, Callum aye; Harper, Coleman nay).
- Comprehensive Plan Amendments: Two amendments to adopt the New Market Creek Water Plan (2021) and the Downtown Hampton Phoebus and Buckroe Water Plan (2023) into the Hampton Community Plan. Staff explained they will inform zoning and capital improvement decisions. Both were approved unanimously.
- Youth Planner Report: Senior youth planner Ayana Hollis introduced new junior youth planner Helena Fulkers, an 11th grader at Hampton High. Upcoming events include a committee meeting on September 25, a teen town hall on October 2, and a commission meeting on October 16.
Key Outcomes
- Use Permit 23-0280: Deferred to December 2023 meeting.
- Use Permit 23-0281: Approved (4-2) with 8 conditions, including shared amenities and architectural consistency.
- Use Permit 23-0283: Approved (4-2) with 9 conditions, capping units at nine, requiring shared amenities, and compliance with applicable laws.
- CPA 23-0279 (New Market Creek Water Plan): Approved unanimously.
- CPA 23-0286 (Downtown/Phoebus/Buckroe Water Plan): Approved unanimously.
- No public comments were taken on general items.
Meeting Transcript
Good afternoon. I'd like to call to order the meeting of the planning commission for Thursday, September twenty first, twenty twenty-three. And please, would you call the role? Miss Rogers. Present. Present. Mr. Bond. Chair Callum. Here. And before we proceed any further, I would like to make an introduction. We have with us today an appointee who is joining the planning commission for the first time. Not I you notice I didn't use the word new because she's been very active in the community and been on lots of community events and done lots of things and grew up here. But um Kathy Rogers with us. And if you'd like to say anything, you're welcome to do that. Thank you, Chair Callum. I appreciate the opportunity to serve on this commission. Actually, didn't grow up in Hampton, but I've been in Hampton since nineteen eighty. So we'll move on to the next item. And today is an election of officers. We are organized to have a chair and a vice chair. The chair and vice chair can serve for two years consecutively. And because of that, I have had the opportunity for two years. Um I appreciate colleagues so long those years of having me be in this position. Um the staff and the organization is outstanding. So we have open nominations at this time. Or Bonnie would like to, so I turn that over to you so you can follow through on that process. Okay, as the chair mentioned, we are uh we need to elect both a chair and a vice chair. So at this time, I will ask for nominations for the chair and vice chair positions. I nominate Steve Bond as chair and Michael Harris as vice chair. Are there any other nominations? Do we have to go by the three rule of saying it three times? You don't, no. Okay. Uh seeing no other nominations. I will close the nominations at this time and call for the motion that has been moved and seconded, correct? Or you should be doing this. Correct. We'll call so we have a nomination on the floor as a slate for Steve Bond to be chair and Michael Harris to be vice chair. And it does not require a second, so we can call for a vote. Okay. So would you please call for the vote for the nomination of Steve Bond as chair and Michael Harris's vice chair. Miss Rogers. Aye. Mr. Mr. Harris. Yes. Ms. Harper.
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