Hampton considers relaxing some zoning requirements for developments in Coliseum Central

The Coliseum Central area of Hampton might soon see taller buildings, greater housing density, and relaxed parking requirements as the city is considering zoning changes that would give developers more freedom in how they build out the area.

Hampton City Council will vote Wednesday on two ordinances that would loosen building height restrictions and do away with parking minimums in the Coliseum Central Overlay District — a roughly 1,900-acre overlay zoning district in the central part of the city. City staff say the proposed changes aim to further promote the Coliseum Central area as one of the city’s major urban development areas and encourage more dense development.

According to the city, developers have pitched several new proposals for multifamily and mixed-use developments in the district in recent years that exceed various zoning ordinance restrictions pertaining to height and density.

One of the proposed ordinance amendments would significantly increase the maximum permitted height for new development to 150 feet. Currently, the maximum height for buildings in the Coliseum Central district ranges from 35 feet to 68 feet, depending on the base zoning. This amendment would also eliminate maximum density requirements and eliminate minimum dwelling area requirements for multifamily and townhome units. In no case, however, shall the total number of dwelling units under 500 square feet exceed 50% of the entire development.

Developers’ property designs must meet various criteria to take advantage of the relaxed standards provided by the ordinance. Their development proposal must undergo administrative alternative design approval, a process that entails collaboration between city staff and the applicant to secure approval based on the proposal’s alignment with the city’s overarching goals for the district as outlined in Hampton’s zoning ordinance .

Director of Community Development Bonnie Brown said applications for multifamily dwellings would still have to obtain a use permit — which is approved by City Council, not administratively. In a use permit process, the council may impose certain conditions to ensure that a development doesn’t negatively impact the area.

Another ordinance the council will consider on Wednesday will do away with parking minimums in the Coliseum Central district. Zoning Administrator Allison Jackura told the city’s planning commission in April that the change would leave it “up to the developer to decide how much they really need to serve their use.”

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She noted some caveats, such as developers still needing to provide handicap-accessible parking spaces. Developers would also need to provide a minimum of 10 bicycle parking spaces plus one additional bicycle parking space for every 50 automobile parking spaces provided. The parking plan must also meet the city’s green area requirements. Furthermore, the proposal would not eliminate parking maximums.

Planning and Zoning Administration Manager Michael Hayes said parking minimums in the city currently vary based on the specific property use . For example, one-bedroom multifamily units require at least one parking space, and three or more-bedroom units require two spaces. For restaurants, the minimum is one space per 75 square feet of floor area exclusive of kitchen and freezer areas.

The city’s Planning Commission recommended that the council approve both ordinance amendments during its April meeting. Hayes said concerns about the city being mostly built out played a part in the discussions to allow for more dense development. He also said there has been a market shift, with more interest in more “compact development.”

“Generally speaking, we’re throwing the door wide open to the potential for development, as long as you can make the site work, and you can design in a way that meets the character and intent of the direction of the Coliseum Central District,” Hayes said.

City Council will take up the ordinances at its regular meeting at 6:30 p.m. Wednesday at City Hall. The council is also expected to vote on the proposed fiscal year 2025 budget .

Josh Janney, joshua.janney@virginiamedia.com .