Opponents voice Liberty Landing concerns to New Kent Planning Commission; commercial phase doubled to 200,000 square feet

Before developers had a chance to present revisions to their controversial Liberty Landing residential/commercial project, opponents were lining up Monday night to voice concerns before New Kent’s Planning Commission. But at least one commission member is urging county residents to evaluate all potential aspects before taking sides.

Virginia Beach-based Boyd Homes (Bridgewater Crossing Inc.) is seeking to rezone a section of a 113-acre site on the south side of Route 60 near Bottoms Bridge to pave the way for multi-family apartments and townhouses. The remaining land would retain its current zoning for commercial/business use.

Opponents took advantage of the commission meeting’s public comment session to resurrect complaints of excessively high housing density, overcrowding in county schools, and increased traffic on county roads that surfaced when the project was under consideration more than a year ago.

Paul Pezza and Mark Tutrani, who reside with their families in Patriots Landing located across Route 60 from the Liberty Landing site, said that before moving to New Kent they had lived in regions where an over-abundance of multi-family housing had ruined the local economy. They expressed fear that a similar fate could befall the county.

Both questioned the ability of Boyd Homes to market the company’s residential phase, saying the existing multi-family housing section at Patriots Landing has a large number of unsold units.

“I have great concern about the element that’s going to move in across the street,” Tutrani told the commission, citing a potential rise in crime.

Most speakers urged county officials to steer developers away from housing and toward more stores and shops.

“If it’s something like you see at Newtown in Williamsburg, then I’m all for it,” said James Doolittle.

And they could get their wish. Boyd Hopes is proposing revisions that company representatives claim should lessen opponents’ fears.

The total number of apartments and townhouses has been reduced to 450, down from the 608 proposed over a year ago. The developer, however, is withholding a breakdown of apartments/townhouses until a building plan is formulated.

The commercial side, meanwhile, has doubled in size to 200,000 square feet. A year ago, only 100,000 square feet appeared on the table.

Company president David S. Rudiger said placing businesses and residences on opposite sides of the main access street inside the development should give the project a Newtown-like appearance.

Apartment buildings, he said, would be three-story structures, each surrounding a central courtyard and swimming pool. Separate clubhouse and gym facilities are planned, he added. Two-story townhouses would feature individual driveways and attached garages.

Apartment rent would fall in the $700-$1,200 range, Rudiger said, adding that townhouse prices would hover between $150,000 and $210,000. Studio and one-bedroom apartments would meet state standards for workforce housing, he said. Townhouses can have up to three bedrooms while apartments are limited to no more than two.

The developer is offering cash proffers of $4,500 per housing unit ($4,000 designated for schools, $500 for emergency services). Also, a portion of the site is being set aside for a fire station.

Rudiger claimed Liberty Landing should not have a major impact on county schools. Townhouses and apartments, he said, usually produce smaller student numbers compared to houses since most people in the market are looking to downsize.

“More bedrooms generate more students. We’re having few bedrooms and fewer students,” he said.

“New Kent is already to the point of having to build more schools, so it doesn’t make a difference if we build or not,” he said. “Having revenue from our project will help pay for schools.

“[The project] will also supply needed workforce housing,” he added. “It will provide a high quality place for those who are teaching our kids and fighting our fires.”

Rudiger said the company’s financial analysis indicates over $30 million in net revenue for the county over the next 20 years. The project, he said, would generate $5.6 million in water/sewer fees, over $2.7 million in proffers, and $1.5 million per year in net revenue “after stabilization.”

Following Boyd Homes’ presentation, commission member Michael Lane urged county residents not to pass judgment too quickly on Liberty Landing.

“I hear your negatives, and it’s valid concerns, but look at all the potential aspects,” he told the crowd.

“They want to build something that’s nice, and I want everyone to look at the whole package,” he said, adding that he has not made a decision on the proposal.

Afterward, county planning manager Kelli LeDuc said Boyd Homes has yet to file an application to rezone a section of the site from business to R-3 multi-family residential. Also, the company has not requested a public hearing, she said. If a public hearing is scheduled, the earliest date would be the commission’s April meeting, she added.

Commission members would then be charged with making a recommendation to New Kent’s Board of Supervisors. (Just over a year ago, the commission voted 9-0 with one abstention to recommend denial.) The last step would be for the board to host a public hearing followed by final action on the application.

Monday night, commission members reelected Jack Chalmers as the group’s chairman after a motion to elect Lane failed by a 6-3 vote. Subsequently, Lane was elected as vice-chairman.