Newport News planning commission defers Morrison Station rezoning after public pushback, schedules Aug. 6 review

The Newport News Planning Commission on June 4 voted 5–2 to defer action on a conditional change of zoning for the 109-acre Camp Morrison site, a proposed 638-unit residential development called Morrison Station, and set the matter for rehearing on Aug. 6, 2025.

Saul Gleiser, planner for the City of Newport News, opened the public hearing by describing the application (CZ2025Tech0002) as a request to change zoning on approximately 108.9 acres from the existing R‑9 mixed‑use/neo‑traditional overlay with proffers to a new R‑9 mixed‑use/neo‑traditional overlay with new proffers and a substantially different master plan. Gleiser told commissioners the applicant proffered transportation and stormwater improvements and that the Newport News Public Schools had “expressed no concerns with meeting capacity.”

The application was presented by Brian Rowe, vice president of D.R. Horton Southern Virginia, who described the proposal as a redesigned version of a 2013 plan and said the revision responds to current stormwater and fire‑safety standards. “We pulled it. We shrunk it to 2.5 acres and pulled it to the edge … to allow for better public access,” Rowe said of the proposed city park location. He reiterated the developer’s commitment to the project’s design guidelines and said the homes would be “for sale” units.

Why it matters: the project would replace long‑vacant industrial buildings with a master‑planned, mixed‑housing neighborhood and public open space in the Greater Hilton area, affecting adjacent neighborhoods, nearby retail centers and traffic patterns along Warwick Boulevard and Harpersville Road. Dozens of residents, business owners and neighborhood representatives spoke during the hearing, expressing both support and concerns about design standards, proposed lot sizes, traffic and railroad crossings.

Key debate and details: the applicant’s conceptual master plan would include about 638 residential units across multiple product types (201 single‑family detached, townhomes, duplexes and senior‑oriented quadplexes). The developers proffered a master plan dated 05/07/2025 and design guidelines; a design review committee would be established that the applicant proposed to consist of a project architect, a D.R. Horton representative and a Morrison Station Homeowners Association representative. Planner Gleiser explained that Section 45 34 0 5 of the zoning ordinance permits proffers at rezoning and that accepted proffers become binding conditions if the city council approves the rezoning.

Supporters said new housing and amenities would revitalize the corridor and help retain the shipyard workforce. Wendy Drucker, a nearby resident and long‑time local developer, told commissioners, “Morrison Station will energize this corridor in Newport News.” Several business owners and residents said the site’s current condition is blighted and that new housing and parks would be beneficial.

Opponents urged higher architectural standards and voiced specific concerns. Beth Smallridge, a member of the recent citizens advisory committee, said she “strongly oppose[d] this proposed rezoning,” asserting the 2013 proffers were negotiated to protect surrounding neighborhoods and that the new proffers weaken that prior agreement. Other speakers raised worries about lot sizes (noting the removal of a small number of 7,000‑square‑foot lots from the earlier plan), the durability of permitted exterior materials (concern about EIFS and vinyl being listed as options), and traffic safety at Harpersville Road and the nearby railroad crossing.

Applicant representatives and their technical team addressed technical issues during the hearing. Grady Palmer, an applicant representative, confirmed to the commission that “the full recommendations in the traffic impact analysis are proffered,” and that proffers include binding language intended to run with the land. Melissa Venable, a land planner, compared the 2013 and 2025 lot mixes and noted that while some lots are smaller, the “bulk of our single‑family lots are 4,000 square feet plus or minus.” City staff told commissioners a private sanitary pump station would be required and must be operational before any occupancy.

Outcome and next steps: Commissioner motioned to defer action on CZ2025Tech0002 for 60 days; the motion was seconded and, after discussion, passed on a 5–2 roll call (Commissioners Woodard, Michel, Black, Bowditch and Shook voted in favor; Commissioners Williams and Dyas voted against). The commission directed that the rezoning be reheard on Aug. 6, 2025. The deferral was framed by commissioners as an opportunity to let staff, the applicant and community members resolve outstanding questions about proffers, the design review committee composition, exterior material standards and traffic improvements.

What was not decided: the Planning Commission did not vote to recommend approval or denial to City Council; it deferred the decision. No binding final approvals were adopted at the June 4 meeting. City planning staff emphasized that, if approved by council, the proffers accepted at rezoning would become enforceable conditions of development.

Votes at a glance: CZ2025Tech0002 — motion to defer 60 days to the Aug. 6, 2025 Planning Commission meeting; roll call: Woodard — for; Michel — for; Williams — against; Dyas — against; Black — for; Bowditch — for; Shook — for. Tally: 5 in favor, 2 opposed.

Public record items noted at hearing: the department accepted a Traffic Impact Analysis prepared by BHB Inc., dated 01/21/2025; the application materials included a Morrison Station conceptual master plan dated 05/07/2025 and a set of ten proposed proffers limiting residential units to no more than 638.

The commission’s next scheduled public hearing on the matter is Aug. 6, 2025; City Council action would be required to effect any rezoning change.