The Newport News Planning Commission on Nov. 5 recommended approval of a conditional change of zoning for two parcels at 628 and 634 Old Fort Eustis Boulevard, moving the properties from R‑4 single‑family dwelling to R‑7 medium‑density multiple‑family dwelling with proffers.

Planning staff said the matter was remanded by City Council and that the applicant, Fort Eustis Investment Partners LLC, revised its proposal to address concerns raised earlier in the year. The revisions include a revised site plan that shifts buildings approximately 20 feet west to create a 40‑foot separation between the proposed apartment buildings and the eastern property line, a 20‑foot landscape buffer along the southern and eastern property edges, commitments to preserve healthy existing trees and supplement with new plantings, and proffered traffic work based on a traffic impact analysis (TIA). Staff said the city Department of Engineering accepted the TIA recommendations and that proffers include a dedicated right‑turn lane on Fort Eustis Boulevard, widening Old Fort Eustis Boulevard, and full‑movement entrances to the proposed development; the applicant also proffered a warrant analysis and payment for a traffic signal if one is required after development.

Attorney Tyler Rose, representing the applicant, told the commission the team held multiple community meetings and worked with staff on revisions. “We have had an opportunity to get a lot of community input,” Rose said, and asked the commission for a recommendation of approval. Developer Alvin Keels apologized for shortcomings in the project’s prior outreach and said the updated plan reflected community feedback: “As the developer, I want to take full accountability… the process could have been handled better,” he said.

More than a dozen nearby residents spoke during the public hearing, expressing continued concerns about drainage, the adequacy of the proposed buffer and tree plantings, and vehicle access and safety on Old Fort Eustis and adjacent neighborhood streets. Sean Fowler of 11732 Longleaf Lane and several others emphasized what they described as a constrained access pattern and the risk of congestion during peak travel times; Eileen Fennell and other residents described existing morning traffic, emergency response delays and tight turning radii in the area. One speaker reported more than 300 petitions opposing the rezoning.

Commission discussion noted the record of community opposition but also acknowledged the applicant’s revisions and staff’s finding that the proposal is consistent with the comprehensive plan and the city’s housing goals. After discussion, the commission voted to recommend approval by voice and roll‑call; the motion carried 5–1. The commission record lists a roll‑call tally but does not record individual member votes in the transcript. The matter is scheduled for City Council consideration on Dec. 9, 2025.

Clarifying details recorded in the staff presentation and by the applicant include that the combined parcel is approximately 6.29 acres; the revised site shows a 40‑foot building setback on the eastern line and a 20‑foot transitional landscape buffer adjacent to R‑5 zoned properties; the TIA was prepared by a professional traffic engineer and accepted by the city Department of Engineering; and proffers address roadway improvements including a dedicated right‑turn lane and road widening. Specific timing for landscaping was stated by the applicant to occur near completion: landscaping would be installed near final construction/CO stages.

The commission’s recommendation does not itself approve site plans or building permits; those technical reviews and construction permits remain subject to subsequent plan reviews and approvals, and City Council will make the final zoning decision.