Planning commission unanimously recommends rezoning 143‑acre Carlton site for advanced manufacturing

The Newport News Planning Commission on April 1 recommended that city council approve CZ20260001, a rezoning request by the Economic Development Authority to convert about 143.4 acres at 165 and 185 Yorktown Road from R‑9 mixed‑use and P‑1 Park to M‑1 Light Industrial with proffers.

Staff planner Saul Gleiser told the commission the rezoning is intended "to support advanced manufacturing and industrial development," noting the site is in opportunity and enterprise zones and has rail access and Interstate‑64 visibility. He said wetlands and a Chesapeake Bay protection buffer bisect the property and that proffers would govern transportation improvements and Lee Hall design‑review requirements to protect historic resources.

The EDA and supporters argued the change would make the parcel build‑ready for large industrial users. Derek Perry, assistant director in the Department of Development speaking for the EDA, said the city has "lost prospects because of the zoning on the property" and that rezoning would improve the site's readiness to attract investment. Kathy Williams, EDA board chair, said the proposal aligns with the City 1 Future 2040 comprehensive plan and Lee Hall area plan and would help diversify the local economy.

Neighbors and commissioners pressed staff on potential impacts to the Lee Hall Mansion view shed and the battlefield landscape. Commissioner questions focused on buffers, truck ingress/egress, and building height; zoning administrator Nyoka Hall noted that the M‑1 district allows "a maximum height of 40 feet," with additional height possible as buildings retreat from property lines but subject to fire‑department constraints and site‑plan review.

Saul Gleiser emphasized that detailed design, environmental permitting and traffic updates would occur at site plan and development review when a specific user is identified. Commissioners repeatedly noted that the rezoning itself does not approve a specific project and that future development must comply with the proffers and design guidelines.

Following discussion, Commissioner Williams moved that the commission recommend approval of CZ20260001; the motion was seconded and carried unanimously, 9–0. The recommendation will be forwarded to city council for consideration.

The commission noted that wetlands, CBPA buffer requirements and Lee Hall design‑review responsibilities will be part of future permitting and that specific uses will be reviewed against proffers and other ordinance requirements at the time of site development.