Planning commission backs rezoning of 143‑acre Carlton site to encourage light industrial development

The Newport News Planning Commission on April 1 recommended that City Council approve a zoning change for roughly 143 acres at 165 and 185 Yorktown Road, repositioning the Carlton site to M‑1 light industrial to support advanced manufacturing and job creation.

Staff planner Saul Gleiser told the commission the rezoning aligns with the City’s One City, One Future 2040 land‑use map and the Lehigh area plan. “The intent of the rezoning is to support advanced manufacturing and industrial development,” he said, adding that the site sits with strong access to Interstate 64 and the CSX rail corridor and is part of enterprise and economic development incentive zones.

The staff report and applicant materials detail environmental and transportation constraints: the property is bisected by non‑title wetlands and a Chesapeake Bay preservation buffer that will require review for any land disturbance over 2,500 square feet, and the transportation division has accepted a traffic impact analysis that may need updating once a specific user is identified. Staff noted the owner—the Newport News Economic Development Authority—has proffered seven conditions that would restrict certain uses and require compliance with the Lee Hall design standards.

EDA assistant director Derek Perry, speaking for the applicant, said large contiguous sites are rare and that rezoning is a necessary step to make the property “site ready” for prospects in advanced manufacturing. Cathy Williams, EDA board chair, said proximity to Fort Eustis, Oakland Industrial Park and Yorktown Naval Station makes the Carlton site attractive to manufacturers and would create employment opportunities.

Several residents pressed the commission about preserving the Lee Hall Mansion view shed and the battlefield character of the area. Commissioners and staff said those concerns factor into the proffers and site‑plan review process; staff said a berm and landscape buffering were intended to screen views from the mansion and retain a pastoral element along Yorktown Road. Commissioners also emphasized that detailed design, stormwater and traffic impacts would be examined at later site‑plan and permitting stages.

After discussion of tradeoffs between protecting historic character and positioning the city to attract employers, the commission moved and seconded the staff recommendation and voted unanimously, 9–0, to recommend approval of CZ20260001. The commission recorded that the item will be forwarded to City Council for consideration in April 2026.