Title
Community Plan Amendment No. 25-0102 by the City of Hampton to Consider an Amendment to the Hampton Community Plan (2006, as amended) to Update the Future Land Use Map for Certain Parcels Known as 183 E Mercury Blvd, 183A E Mercury Blvd, 261 Woodland Rd, 265 Woodland Rd, 303 Woodland Rd, and 305 Woodland Road [LSRNs: 12003432 12003433 12003435 12003434 12003429 and 12003430]. The Proposed Amendment Would Change the Land Use Designation for the Specified Parcels Referenced Above from Low Density Residential to High Density Residential Land Use
Purpose
Background Statement:
The proposed Community Plan amendment is to update the future land use map designation for the above-mentioned properties from Low-Density Residential to High-Density Residential. Staff has been working to analyze the proposed amendment against relevant City policies, current development trends, and community feedback. To ensure that thorough analysis is achieved, staff is requesting deferral to the May Planning Commission meeting.
Updated Background Statement for May 22, 2025 Planning Commission:
Staff is continuing analysis of the proposed amendment as it relates to City policies, current development trends, and community feedback. Therefore, staff is requesting deferral to a future Planning Commission date as determined by the Director of Community Development.
Updated Background Statement for June 26, 2025 Planning Commission:
In 2024, when Woods Orchard closed its doors for the final time, an evaluation was conducted to determine the property's best long-term use. The assessment concluded that high-density residential development would be the most beneficial use of the land.
Historically serving agricultural and commercial purposes, the property is currently zoned as General Commercial (C-3) along the Mercury Boulevard corridor, with the majority zoned as One-Family Residential (R-11). The R-11 District, classified as low-density residential under the Hampton Community Plan, prescribes 3.5 to 9 residential units per acre. Furthermore, the current Community Plan designates the site for future low-density residential use. However, with the closure of Woods Orchard, the City is proposing an amendment to the Community Plan to recommend high-density residential development, which supports 15 or more residential units per acre. This amendment aligns with Hampton’s geography, growth patterns, environmental conditions, and the need for efficient land use, supporting the City’s long-term growth strategies and housing demands.
The demand for diverse and affordable housing options in Hampton, as well as the region, has grown in recent years. High-density residential development will introduce multi-family units, townhomes, or mixed-use structures to accommodate a growing population. With most of Hampton already developed and limited available land for new construction, transitioning this site to high-density residential use will maximize its housing potential. This approach promotes vertical and compact residential developments, conserving land while meeting the City’s and the region’s housing needs.
Situated along Mercury Boulevard, one of Hampton’s primary commercial corridors, the site offers a strategic opportunity for mixed-use or high-density residential development. Its proximity to major roads like Mercury Boulevard and Pembroke Avenue provides direct access to Phoebus, Downtown, Buckroe, and Coliseum Central. A larger residential population in this area will bolster local businesses and enhance the economic vitality of the Mercury Boulevard/Pembroke Avenue corridor. Additionally, the site is adjacent to four of Hampton’s Master Plan areas: Phoebus, Downtown Hampton, Buckroe Beach, and the North King Street Corridor.
The proposed amendment aims to balance land use compatibility by integrating higher-density residential development with the existing commercial hubs along Mercury Boulevard and Pembroke Avenue. Should development and rezoning follow, City staff will ensure comprehensive site planning and design, incorporating green buffers, traffic management strategies, and pedestrian-friendly streetscapes to facilitate a seamless transition between the commercial corridor and nearby residential neighborhoods.
Amending the Hampton Community Plan to designate the Woods Orchard site for high-density residential use represents the most appropriate land use category. This designation will align with existing and anticipated development, providing consistency and transitional uses essential for the City’s continued growth and development.
Recommendations:
Rec
Staff Recommendation:
Approve Community Plan Amendment
Planning Commission Recommendation:
Approve Community Plan Amendment