Portsmouth City Council and Planning Commission Joint Public Work Session – September 21, 2026

On September 21, 2026, the Portsmouth City Council and Planning Commission held a joint public work session at 5:30 p.m. to review the Planning Commission's 20-month body of work and upcoming land-use priorities. Planning Director Rhonda Russell presented on housing approvals, nonresidential uses, design review, stakeholder engagement, entertainment-use enforcement, and the commission's future work plan. No formal votes were taken; the council and commission reached consensus on follow-up items.

Housing and Development Activity

• Approximately 341 housing units were approved for development since January 2025. Of those, 299 are in Newport Phase 2, 39 multifamily units were approved in the West Croft/ANZO Gardens community, and three townhouse units each were approved as infill in Princess Place and Oakden.
• Staff reported that nonresidential activity since August 2025 included entertainment-use cases, one on Hodges Ferry Road that was ultimately denied and two event centers that did not materialize, plus an outdoor kennel expansion on Towery Neck Road, a shipping container chassis storage use on Military Road, and a treatment facility in the Link District on Enterprise Parkway.
• Staff observed that residential development has predominated over commercial permitting and that new housing is trending toward multifamily for-sale and rental units rather than detached single-family homes.

Policy and Process Updates

• Staff expects the short-term rental policy to come to a final City Council vote this fall, followed by development of the 2040 comprehensive plan and review of uses and design standards in the Link District.
• Planned work includes a two-year 2040 comprehensive plan effort, Link District ordinance phase two design standards, and targeted zoning amendments for narrow lots and accessory dwelling units.
• Staff will change the public notice sign process, modeled on Hampton and Newport News: the city will provide corrugated, weatherproof, UV-protected signs; applicants will post them and send photo verification.
• For the Link District, staff is assembling a stakeholder task force of about 10 to 15 community members to help draft design standards by the end of the year.

Design Quality and 'Character of the Neighborhood'

• Dr. Russell said planning staff has responded to neighborhood complaints about narrow-lot infill by asking applicants to assess nearby single-family characteristics and incorporate design elements into their elevations. Staff described the required number of elements at times as up to three and later as three to five.
• Councilman Hugo expressed concern that the 'character of the neighborhood' standard feels subjective; when a three-story house is proposed in a one-story neighborhood, he said he cannot explain to constituents how it was found compatible. He asked for a clearer rubric and staff report showing how staff's negotiations with the developer produced the final recommendation.
• Vice Mayor Moody and others questioned whether the design-element approach will resolve resident opposition, and Commissioner Glover raised side-yard setback issues, including contractors working over neighbor property; City Attorney Derrick Challenger said trespass law already covers that issue and adding redundant language may not be advisable.
• Council members and commissioners generally agreed that proactive, neighborhood-based design standards and going to residents rather than expecting them to come to city meetings improves engagement and reduces conflict later.

Entertainment and Event Center Regulation

• Staff reported that since the city adopted its entertainment/event space ordinance in August 2025, only one event center has been approved; a second application was considered at the prior council meeting and deferred. Staff identified five event space users and eight entertainment establishments, noting that many historically permitted venues are now non-operational.
• Dr. Russell recognized confusion between entertainment uses and event center uses, including how DJs are treated, and noted problems with restaurant operators who serve alcohol with entertainment after midnight without obtaining the required use permit. She said the ordinance likely needs fine-tuning.
• She also said planning staff's own provider outreach drew very low attendance, while a police chief's meeting with the same providers was fully attended, so staff intends to partner with the police department for education and enforcement outreach.

Group Homes and Independent Living

• Councilman Hugo raised constituent complaints about learning about group homes only when large vans arrive, with no advance notice. Zoning Administrator Mr. Boone confirmed that group homes must obtain a zoning clearance but that nothing in the current ordinance requires notification to neighboring property owners.
• Councilman Hugo asked whether the ordinance could be amended to require notice during the zoning clearance process; City Attorney Challenger said that question needs research. Mayor Clever cautioned that informing neighbors that a group home is moving in could create legal challenges and that state code limits local authority.
• Councilwoman Bryant urged the city not to target group homes because of Virginia Fair Housing Law concerns, saying enforcement should focus on property maintenance rather than the type of occupants.
• Commissioner Curry suggested the recent influx may actually be independent living homes that are not licensed by DMAS or regulated like traditional group homes, driven by the regional housing crisis and the need to house people with disabilities or fixed incomes. Vice Mayor Moody called for more data on group homes' effects on property values.

Board and Commission Training

• Staff highlighted the VCU Planning Commissioners Institute, a hybrid certificate program; two commissioners have signed up, and the city covers tuition, commuting, and overnight costs. City Council consensus was to direct staff to return with cost and logistics information for making training mandatory for both the Planning Commission and the Board of Zoning Appeals.
• Councilwoman Thomas asked that any required training be accessible to volunteers, including virtual options, so it does not create additional work or travel burdens.

Key Outcomes

• No formal motions or votes were taken during the joint work session.
• Council consensus was reached to explore required training for Planning Commission and Board of Zoning Appeals members, with staff to bring back cost and access options.
• Staff will research whether the zoning ordinance can be amended to provide public notice for group homes or independent living uses.
• The narrow-lot ordinance effort will continue with stakeholder engagement and return to the Planning Commission in October.
• Staff will develop fine-tuning amendments for the entertainment/event center ordinance and work with the police department on provider education.
• Staff will proceed with the 2040 comprehensive plan, Link District design standards, public notice sign changes, and the fall short-term rental vote.