Hampton Planning Commission Meeting – July 18, 2024: STR Rules, Zoning Amendments, and Trilogy 2 Rezoning
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Hampton Planning Commission Meeting – July 18, 2024
The July 18, 2024 meeting of the City of Hampton Planning Commission addressed several zoning ordinance amendments, a major rezoning, and a use permit. Key actions included approving a new "homestay rental" use, reducing the minimum separation distance for short-term rentals (STRs) from 500 to 300 feet, and rezoning 12.45 acres for the Trilogy 2 development. The commission also heard public comments expressing concerns about STR regulations and neighborhood impacts.
Consent Calendar
- Approval of Minutes – June 2024: Unanimously approved (7-0-1, Chair Harris abstained).
Public Comments & Testimony
- Susan Rolfe (818 N First Street, Buckrow Beach): Requested differentiated treatment for STRs in Buckrow Zone 1 due to beach access and congestion; noted her own application was complete but now faces strict rules.
- Chris Hobbs (1913 N Mallory, Buckrow): Opposed the separation rule, arguing existing density caps already crush 70% of STRs in Buckrow zones; requested suspension of separation rules until impacts of other changes are assessed and an appeals process.
- Emily Gantner (12 McDonald Road): Opposed the Trilogy 2 rezoning directly behind her property, citing loss of privacy, wildlife, and potential property value decline.
Discussion Items
Withdrawal of STR Zoning Amendment (24-0336)
Staff requested withdrawal of a previously advertised amendment to update short-term rental regulations, citing a new enforcement plan. The commission unanimously approved the withdrawal.
Establishment of Homestay Rental Use (Items 24-0276 & 24-0277)
Staff introduced a new "homestay rental" use, distinct from STRs, limited to owner- or long-term-tenant-occupied dwellings renting a single bedroom. It would be permitted by zoning administrator permit in most residential and mixed-use districts, with additional standards (e.g., operator must reside on site during stays, parking requirements, quiet hours 10 p.m.–7 a.m.). Both amendments passed:
- 24-0276 (definition): Approved 8-0 (Chair Harris aye).
- 24-0277 (table of uses and standards): Approved 7-1 (Chair Harris nay).
Reduction of Short-Term Rental Separation (Item 24-0313)
Staff proposed reducing the required separation between STRs from 500 feet to 300 feet, consistent with existing block-average calculations used in the zoning ordinance. Approved 7-1 (Commissioner Brooks nay).
Flood Zone Overlay Clarification (Item 24-0314)
Amended Chapter 9 to explicitly require that development in the Coastal A flood zone meet the same standards as the Coastal High Hazard (VE) zone, aligning zoning and building codes. Approved unanimously (8-0).
Rezoning for Trilogy 2 (Item 24-0329)
Trilogy Developers LLC requested rezoning of 12.45 acres at 1232 West Queen Street from single-family (R-11) to multifamily (MD-4) and neighborhood commercial (C-1) with 13 proffered conditions. The site would host 90–114 fee-simple townhomes (7.5–9.5 units/acre) and a 0.7-acre commercial parcel limited to uses like daycare, restaurant, or retail. Staff recommended approval, citing appropriate transition density and continued investment in the Lincoln Park redevelopment area. The applicant noted extensive outreach to civic leagues and HOAs. Approved 4-2 (Commissioners Rogers, Brooks, Harper, and DeProfio aye; Commissioners Coleman and Harris nay).
Daycare Use Permit (Item 24-0325)
Amazing Child Care and Learning Academy LLC requested a use permit to operate a daycare for up to 51 children (ages 16 months–12 years) at 1416 Todd’s Lane, a previously permitted daycare site. Hours: 6 a.m.–6 p.m., Monday–Friday. The use permit includes 11 conditions addressing operations, traffic, outdoor play area screening, and licensing. Approved unanimously (8-0).
Key Outcomes
- Withdrawal approved for item 24-0336.
- Homestay rental amendments (24-0276, 24-0277) passed; effective upon City Council adoption.
- STR separation reduction (24-0313) passed; reduces buffer from 500 ft to 300 ft.
- Flood zone clarification (24-0314) passed.
- Trilogy 2 rezoning (24-0329) approved with 13 proffered conditions; recommendation to City Council.
- Daycare use permit (24-0325) approved with 11 conditions.
- Director’s Report: Community Development Director Bonnie N. Brown announced her resignation after 12 years to join the Alexandria City Attorney’s Office; the commission presented a resolution of appreciation.
Note: All planning commission actions are recommendations to Hampton City Council, which holds final approval authority.
Meeting Transcript
The July meeting of the City of Hampton's Planning Commission will now come to order. Madam Clerk, can you please call the roll? Commissioner Rogers. Present. Commissioner Brooks. Present. Commissioner Coleman. Present. Vice Chair Kellum. Present. Commissioner Harper. Commissioner DiPio. Here. And Chair Harris. Present. Do I hear a motion for approval of minutes from the June 2024 Planning Commission meeting? I move to approve the minutes from June 2024. I second. We have a motion on the floor for approval of the June 2024 planning commission minutes. Any comments or discussion? Or any modifications. That being said, Madam Clerk, can you please call the roll? Commissioner Rogers. Aye. Commissioner Brooks. Aye. Commissioner Coleman. Aye. Vice Chair Kellum. Aye. Commissioner Harper. Commissioner De Profio. Aye. Chair Harris. Abstain. Now we have the public hearing items. Okay, we have several public hearing items today, but the first one I think before I read the public hearing protocol, I'll ask the planning commission to approve the withdrawal of what was an advertised zoning amendment. So that's item 24-0336. It's an or was an ordinance to amend and reenact zoning ordinance of the city of Hampton, Virginia by amending chapter 3, section 3-3 entitled Additional Standards on Uses to Update the Qualifying Requirements for Operating a Short-Term Rental. As mentioned, we're requesting that the Commission would approve our withdrawal of this amendment. Over the last couple of weeks, the staff has been exploring some enforcement questions related to short-term rentals, and we wanted to reserve the opportunity to bring an amendment if we determined we had to change the language. But having talked with our enforcement staff and other other team members, we think that we have a plan to streamline enforcement of STRs and we do not need an amendment. So with that, we're requesting that you approve withdrawal of this amendment. Thank you, Director Brown. Do we have a motion on the floor? Mr. Chairman, I move that we approve the withdrawal of the amendment to four-three zero three three-six. Second. We have a motion on the floor for uh to approve the withdrawal of ordinance um 24-0336. Um Madam Clerk, can you please call the roll?
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