The Newport News Planning Commission on July 16 voted 7-1 to recommend city council approve a change of zoning (CZ2025-0003) to rezone the Regal Cinemas property at 101 and 115 Regal Way from C-1 retail commercial to R-8 high-density multifamily with proffers, clearing the way for a proposed 327-unit apartment community.

Planning staff said the proposal is consistent with the city’s 1 City, 1 Future 2040 comprehensive plan and that the conceptual site plan meets dimensional and open-space requirements. Planner Saul Gleiser told commissioners the applicant has proffered a master plan that preserves a 40-foot landscape buffer along the rear property line, limits the number and height of buildings and includes four small internal parks and varied building materials and facades.

The proposed development would occupy the movie-theater parcel and its front parking area, Gleiser said, and deliver a mix of unit sizes in seven buildings: five four-story buildings, one three-story building and one two-story, four-unit townhouse building. The applicant proffered a maximum of 327 units. A traffic analysis prepared by Timmons Group (dated 11/19/2024) was accepted by the Department of Engineering; staff said the study showed the project would generate less peak traffic than the cinema’s previous operation.

Applicant representatives said the buyer is Platinum Management (represented by attorney Tim Trant) and that the developer, Brad Waitzer of Platinum/Signature Management, typically builds Class A multifamily and intends to own and operate the property long-term. Trant and Waitzer presented drone photos and cross-section renderings showing existing mature tree canopy along the rear property line with Ivystone subdivision and explained a proffered 20-foot increase to the buffer will be planted with dense evergreen shrubs to provide year-round screening.

Public comment was split. Business owner Mason Norsworthy (owner/representative of an adjacent Hallmark storefront) said he supports the redevelopment and called it a better fit than single-family homes next to commercial uses. Dozens of residents from Ivystone and nearby Millers Pond voiced opposition at the podium and in a petition. Speakers including Karen Clark and Sharon Hart said the proposed density is too high for the neighborhood, cited traffic and safety concerns along Commonwealth Drive and Victory Boulevard, and said past promises tied to nearby developments had not been fulfilled. Resident Steven Roderick and Elizabeth Boykin said they were not opposed to redevelopment but said the project’s density and potential impacts on utilities, traffic and property values worried neighbors. Clark said the petition gathered about 170 signatures; Hart said she and residents submitted approximately 177 signatures and a copy of the petition was provided to the commission.

Commissioners asked for clarifications on proffer detail, fencing and view sheds. Trant said the proffers and master plan commit to the design shown in the packet and that minor modifications during site plan engineering could be approved administratively by the planning director. Commissioners noted the developer had proffered elevations and materials in the packet; in response to requests the applicant said it would work with staff if the commission or council wanted tighter language tying the final materials to the proffered elevations.

After discussion the commission moved to recommend approval. Roll call was taken: Commissioner Bowdidge — yes; Commissioner Woodard — yes; Commissioner Williams — no; Commissioner Shook — yes; Commissioner Stodghill — yes; Commissioner Dias — yes; Commissioner Black — yes; Commissioner Taylor — yes. Motion carried 7-1. The matter will be heard by city council on Aug. 12, 2025.

Votes at a glance: Change of zoning CZ2025-0003 — motion to recommend approval to city council: carried 7–1 (Williams opposed).