During the Newport News Planning Commission meeting on June 4, 2025, a significant discussion centered around a conditional change of zoning application (CZ2025Tech0002) proposed by Kent Morrison Associates LP and Doctor Horton Incorporated. The application seeks to rezone approximately 108.9 acres located at 42501623 and 641 Export Circle from a mixed-use and neo-traditional overlay to a similar designation, but with updated proffers.

The properties in question are currently vacant and are situated near established residential areas, including the Work Village apartments and single-family homes. The proposed zoning change aligns with the city’s comprehensive plan, which designates the area for mixed-use development, and is recognized as a planning opportunity site within the Greater Hilton area plan.

The application aims to support the city’s goals for redevelopment, particularly in light of a previous conditional rezoning that allowed for a substantial residential development of 639 units. The new proposal includes a master plan that emphasizes pedestrian-oriented development, allowing for flexibility in lot sizes and densities, which could foster unique community designs.

Key to the proposal is the requirement for a pattern book or design guidelines to ensure that future developments adhere to the intended character of the area. The Department of Engineering has reviewed the traffic impact and accepted the proposed improvements, while also noting that the development will require a sanitary pump station to be operational before occupancy.

Notably, Newport News Public Schools has indicated that the proposal will not adversely affect school capacity, and various city departments, including fire, public works, and police, have expressed no objections to the request.

The site has historical significance, previously serving as an air service depot for the U.S. Army, with structures dating back to the 1930s and 1940s. The community has shown support for the rezoning, despite some concerns about maintaining development quality in future proposals.

As the Planning Commission moves forward, the next steps will involve further review and potential approval by the city council, which will determine the future of this redevelopment opportunity in Newport News.