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Newport News planning panel backs rezoning of Regal Cinemas site to allow 327 apartments
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Summary
The Planning Commission voted 7–1 to recommend City Council approve a rezoning that would allow up to 327 high-end apartment units at the former Regal Cinemas site in the Kiln Creek/Victory Crossing area; neighbors raised traffic, density and quality‑of‑life objections during a lengthy public hearing.
Chairperson Taylor recommended the Planning Commission forward a rezoning request for the Regal Cinemas property to City Council after a lengthy presentation and public hearing on July 16.
Saul Galicia, a city planner, described application CZ2025Tax0003: the proposal would rezone about 13.02 acres at 101 and 115 Regal Way from C-1 retail commercial to R-8 high-density multifamily dwelling with proffers. Galicia told the commission the proposal is consistent with the 1 City 1 Future 2040 comprehensive plan and recommended the commission recommend approval to City Council.
Tim Trant, an attorney with Kaufman & Canoles representing the applicant, said the property was placed on the market by Regal Cinemas and that the contract purchaser proposes a seven-building apartment community with a total proffered maximum of 327 units. "They are going to ultimately close the theater regardless of whether our project goes forward or not," Trant said, explaining the applicant’s redevelopment timeline. Trant and developer Brad Waitser showed drone photos and cross sections and said the plan includes a 40-foot landscape buffer and additional plantings to preserve mature trees along the Ivystone neighborhood edge.
Commissioners questioned details in the proffers and whether elements could be modified administratively. Commissioner Williams asked about specificity in the proffers and whether minor modifications could alter key commitments; staff and the applicant said minor engineering adjustments could be handled by the planning director, while any substantial changes would return to the commission.
Multiple nearby residents testified against the rezoning at public comment. Karen Clark, who presented a petition she said contained about 170 signatures, said the proposed development "is too large" and warned of increased traffic, school overcrowding and declining property values. Sherred Hart said prior nearby development left residents with traffic and utility concerns—"we do not want to be sandwiched between two luxury apartments," Hart said—and urged lower-density or 55+ housing instead. Resident Elizabeth Boykin asked the commission to reduce building heights near backyards to avoid wintertime overlooking, and Steven Roderick questioned whether apartments were required by market pressures rather than community need.
Supporters also spoke. Mason Norsworthy, who represents the Hallmark building adjacent to the site, said multifamily use would be a preferable transition from commercial uses and likely benefit the shopping center.
Commissioners debated block placement, balconies and sightlines, and noted several design features proffered by the applicant — enclosed stairwells, added evergreen plantings intended to reach 40–60 feet high, and the additional 20-foot buffer noted in materials — as mitigations. After deliberation, the commission voted to recommend the rezoning to City Council; Chairperson Taylor announced the matter will be heard by City Council on Aug. 12, 2025. The motion carried 7–1; Commissioner Williams recorded the dissenting vote.
What happens next: the rezoning recommendation will go to the Newport News City Council on Aug. 12, 2025, where councilors will review the staff report, the proffers and public input before taking a final vote.
