New Kent Farms not in trouble, developers insist

New Kent Farms developers insist their massive housing and commercial project under construction in the center of New Kent County is not threatened with serious problems brought on by the ongoing recession.

Nevertheless, they are seeking revisions in the Farms of New Kent Planned Unit Development (PUD) ordinance that governs the development. The changes, they say, are necessary so that New Kent Farms can remain competitive in a troubled housing market. Build-out for the development, pegged at 15 years when the ordinance was approved in 2005, has now been pushed back to 2022.

The list of revisions comes before the county’s Board of Supervisors next Monday (Jan. 11) for final action following a 7 p.m. public hearing.

Already, the revisions have won the blessing of the county’s Planning Commission. Commission members voted 8-1 with one abstention on Dec. 21 to forward the matter to supervisors with a favorable recommendation.

Topping the list is lower minimum square footage requirements for a fraction of the houses planned for two of the project’s five land bays. The two land bays targeted rank first and second in terms of number of proposed housing units.

Developers are seeking a 1,100 minimum square-foot requirement for up to 34 percent of the 1,450 age-restricted units planned for what is dubbed Land Bay V. Minimum for the other 66 percent remains at 1,550 square feet.

In Land Bay IV, a minimum of 1,500 square feet is being sought for up to 25 percent of the 450 houses allowed under the PUD agreement. The bulk of the houses, 75 percent, remain at a 2,000 square-foot minimum.

Commission members recommended applying square-footage reductions in Land Bay IV only to housing labeled multi-family or slated for commercial areas. The group’s action came in response to residents who already own and occupy houses in Land Bay IV. Some of those residents voiced concerns during the commission’s Dec. 21 public hearing on the revisions.

During the hearing, one county resident, who lives near the development and fervently opposed Farms of New Kent back in 2005, took developers to task with an I-told-you-so approach.

“I predicted this five years ago where the economy changed and they would come back and want to put cheaper houses in,” Doug Houston told commission members.

“It seems they should offer bigger houses to keep up with the tax revenue they promised,” he said. “I remember one Board of Supervisors member saying he would hold their feet to the fire and make sure we got what they promised, and I don’t think we’re getting it.”

County economic development director Rodney Hathaway told the commission the proposed PUD revisions are needed for New Kent Farms to compete in the housing market.

“What Farms of New Kent is selling today is not what’s consistent with the market today,” he said. “Housing is still lagging far behind and may do so for the next four or five years. If [the revisions] are not approved, Farms of New Kent may not be competitive for the next four or five years.”

Afterward, Pete Johns, a partner in New Kent Farms, agreed with Hathaway’s assessment and labeled the proposed revisions as “not significant.”

“It’s just that the market has changed since 2005, and this will give us flexibility to meet the market,” he said. “We’re determined to build the largest houses the market can support and this gives us the flexibility. We don’t have a crystal ball, and we don’t know what the future holds.”

Johns said he and his partners are out to aggressively promote and sell the New Kent Farms concept to potential buyers.

“We plan to make a push this spring,” he said. “We have a strong marketing budget and a strong marketing plan. I don’t think anyone realized how severe the economic downturn would be.”

Also on the revision list for supervisors’ consideration is:

–Allowing “affordable housing” in land bays now under development. For now, houses labeled affordable are limited to Land Bay III.

–Limited flexibility for shifting up to 15 percent of housing between land bays.

–A measure to avoid duplicating recreational facilities in Land Bay I where New Kent Winery and a golf course are in operation and up to 100 estate houses and a Mirbeau inn and spa are slated.

–Allowing recreational facilities in Land Bay V to be constructed in phases.

–Permitting the Farmer’s Market planned for Land Bay III to be built in phases in IV and/or V and ultimately moved back to III.

Commission members, meanwhile, approved an “Area Plan” allowing two additional recreational areas in Land Bay V. The area plan does not require action by supervisors.