Planning commission recommends approval of special exception to shrink buffers for Whittier Avenue parking lot

The Newport News Planning Commission on the motion of a commissioner voted unanimously to forward a recommendation of approval for special exception SE2025Tax0016, a request by CG Investment Properties LLC to reduce transitional buffer requirements at 12 Whittier Avenue so the parcel can be used for employee parking.

Planning staff presented the application and said the owner seeks to reduce the required 30-foot transitional buffer to 10 feet along the eastern property line and to 15 feet along the northern property line to provide space for a parking area on the 0.16-acre lot. Staff noted the proposed layout meets internal circulation standards — a 24-foot aisle and 18-foot stall depth — and includes mitigation measures: a six-foot privacy fence between the parking area and nearby residences, landscaping and retention of the required tree counts in remaining buffer areas. "The requested transitional buffer area reductions are not expected to adversely impact the surrounding neighborhood," staff said.

Commissioners asked for clarifications before the vote. Staff confirmed that no new buildings are allowed under the requested exceptions and that any future building would require a new application; that the fence would be sited between residences and the parking area while landscaping would be placed along Whittier Avenue; and that vehicular access to the employee lot would be limited to Pennington Avenue with curbing to discourage exiting to Whittier. Planning staff recommended forwarding approval to the Board of Zoning Appeals with eight conditions, including submission and approval of a Class 2 site plan, a landscape plan, and a property-line vacation/plat that consolidates adjacent parcels owned by CG Investment Properties.

After the public hearing (no public speakers), the commission moved, seconded and voted 8–0 to recommend approval and forward the case to the Board of Zoning Appeals. Chairperson Taylor stated the matter will be heard by the Board of Zoning Appeals on 01/20/2026.

Commissioner Black commented on site stewardship, saying the way GC Commercial performs site work "is exemplary" and that other small businesses should follow the same approach. The commission record shows no identified opposition at the local-notification stage. The commission’s recommendation is advisory; final approval for the buffer reductions rests with the Board of Zoning Appeals at the upcoming hearing.

The planning commission’s actions and staff report list eight conditions that will be part of any Board of Zoning Appeals approval; those conditions include no structures on the property under this exception, site and landscape plan approval, and a property-line plat combining the applicant’s adjacent parcels. The BZA hearing is scheduled for Jan. 20, 2026.