Planning commission recommends approval to rezone Regal Cinemas site for up to 327 apartments

The Newport News Planning Commission voted 7–1 on July 16 to recommend that City Council approve a change of zoning for the Regal Cinemas property at 10115 Regal Way, allowing redevelopment of the 13.02‑acre site for up to 327 multi‑family units.

The rezoning application (CZ2025-0003) would change the property from C-1 retail commercial to R-8 high‑density multi‑family dwelling with proffers. The planner’s staff report said the proposal is consistent with the city’s 1 City, 1 Future 2040 comprehensive plan designation for higher‑density residential development and that the conceptual plan meets R‑8 lot and open‑space requirements.

Applicant representatives described the project as luxury, class‑A apartments to be developed and long‑term‑owned by Platinum Management (signature projects in the area were cited). “They placed this property on the market. It's been on the market for quite some time. They have indicated that they are, going to ultimately close the theater regardless of whether our project goes forward or not,” said Tim Trant, attorney for the applicant. Developer Brad Waitzer said his company owns and operates a nearby apartment complex; “I own the Commonwealth down the street,” he added, saying the developer seeks a similar long‑term asset.

The application proffers a conceptual master plan that the planner said shows retention of a 40‑foot‑wide landscape buffer between the new development and the Ivystone subdivision, preservation of mature trees, four small internal parks, articulated building facades, and a mix of building heights. Staff reported the conceptual program shows a maximum of 327 units distributed across seven buildings (five four‑story buildings, one three‑story building and one two‑story, four‑unit townhouse building). The applicant later provided a unit mix of 114 one‑bedroom units (8 with a small additional office), 177 two‑bedroom units (8 with an office), and 36 three‑bedroom units.

Traffic and buffering were the primary concerns raised during the public hearing. The applicant said a traffic analysis submitted by Timmons Group found the proposed residential use would generate less peak traffic than the site’s former theater use and that multiple ingress/egress points and an additional entrance off Commonwealth Drive are intended to disperse vehicle trips. The applicant also presented drone photos of the existing tree canopy and a cross‑section showing the proposed buffer and building placement.

Several residents from Ivystone and nearby neighborhoods opposed the rezoning at the hearing, citing traffic congestion, public‑safety concerns, existing local infrastructure strains, and potential property‑value impacts. Karen Clark of 901 Ivystone Way read a petition she said contained roughly 170 signatures opposing the proposed development; she said residents favored single‑family or lower‑density options. Sharon Hart and other speakers described past unfulfilled infrastructure promises for adjacent developments and cited local traffic enforcement jurisdictional confusion along Commonwealth Drive.

Supporters included the owner of the adjacent Hallmark building, who said the site would better transition between the commercial frontage and neighborhood than single‑family immediately adjacent to the shopping center.

After discussion, Commissioner [Taylor] moved to recommend approval to City Council; the roll call recorded seven votes in favor and one against (Commissioner Williams opposed). The motion carried 7–1. The planning commission record shows the matter will be heard by City Council on Aug. 12, 2025.

The commission’s action is a recommendation; final approval (or denial) will be decided by City Council. The project will next move to the council hearing where public comment and council deliberation will occur.