Board asks for alternatives on Eastern State Parcel C land-use change; public access and traffic concerns raised

James City County planning staff presented a proposed change to the comprehensive plan land-use designation for Eastern State Parcel C, from “federal, state or county land” to a mixed-use designation, and the board asked staff to present alternatives that prioritize nonresidential uses and address traffic concerns.

Morgan Reisinger, who presented the item, said the application (LU-20-0002) was submitted as part of the 2045 comprehensive plan update and that staff prepared description language and maps for the board’s review. “Staff welcomes the board's discussion regarding the proposed land use designation change and description language,” Reisinger said.

Supervisors voiced concern the “mixed use” label could result in predominantly residential development with limited commercial or employment-generating uses. Supervisor Hippel asked for multiple options, and Supervisor Larson asked specifically that staff examine “economic opportunity” designations and ways to encourage smaller-footprint commercial uses — doctors’ offices, small professional offices or neighborhood commercial — so the area could be walkable and less housing-dominated. She also urged attention to environmental sensitivities on portions of the parcel.

Traffic and connectivity were salient concerns. Several supervisors recalled prior public comments from the Newtown residents group opposing through-connections to Olive Drive and feared increased traffic on Discovery Park Boulevard. Reisinger noted prior public feedback removed a proposed secondary connection at Olive Drive from the current description language; staff will return with refinements.

Staff said it will incorporate board feedback and bring the item back at the board’s December meeting for additional review and potential action. No land-use designation change was adopted at this meeting.