| C O N T E X T
At left is a Stafford County Zoning-Tax Map, with annotations.
CONTEXT
can summarize the relationships that define
LOCATION. Linkages to
services, transportation resources, population centers, infrastructure -
these Linkages are the defining elements of Location.
V I S I O N
Stafford County is actively pursuing a
pro-active approach to quality planning and development.
The following is an excerpt:
Source:
http://gostaffordva.com/download/Courthouse%20Rendering.pdf;
retrieved 7.28.2007
double click to view
Opportunity
The Courthouse area encompasses the Stafford
Courthouse and County buildings. Currently, few other entities
mark this area as the geographic heart of Stafford County.
However, the Courthouse area has three development projects
planned: a new state of the art hospital, Stafford Medical
Center, a new interchange and lanes at I-95 exit 140, and a new
public safety building. The Stafford Medical Center will bring
additional employees and visitors to the area. The proposed new
interchange and lanes will make it easier to reach this future
concentration of activity.
Potential
The Courthouse area includes the intersection
of US Rt. 1 and Courthouse Road. Free-standing retail and
office buildings generally supporting government activities have
evolved along US-1. Courthouse Road, aside from providing
primary access to the Administration Building, has traditionally
simply connected US-1 and the Administration Center to I-95. The
upcoming projects in the area; Public Safety Building and
Hospital bring the potential for reinvestment in the area.
Vision
The rendering shows a potential vision for the
Courthouse area that marks the intersection through a "town
square" approach. Each corner of the intersection of Courthouse
Road and US-1 provides space for a different community use. The
green-space in front of the historic courthouse provides
community open space, while across Courthouse Road space may be
set aside for an open air market. Mixed-use developments could
be designed and implemented to include multiple accesses by a
variety of methods.
C
H A N G E
Above, is a rendering of a Possible design for the new interchange.
Monies ($--- ) have been appropriated for
design, engineering and rights of way acquisition for the new
interchange. There is presently NO actual design or concept available.
There IS the opportunity to interface with VDOT on these issues.
This rendition appears to intrude somewhat on the 24 acres, but also to
create visibility to a loop road. It is project a "Concept" sketch might
be available by December, 09.
Use Microsoft PowerPoint to open the files, below:
Click
HERE
for VDOT, Part 1
Click
HERE
for VDOT,
Part 2
AN
O P P O R T U N I T Y
Where
will the interchange go exactly? What will be the
cumulative impact of the $185M for the new
interchange, the $168M for the new hospital and then
associated operating costs, the 20 year plan for over
200,000 sq. ft. of new public buildings? There
will be over half a billion dollars invested in the
Stafford Courthouse area when private developments are
factored into the equation with the other projects.
The Subject tract is
zoned B-3, OFFICE. Stafford County actively pursues quality
development, especially that which contributes to the tax base and job
creation.
Below, web site for Stafford County Department of Economic
Development:
http://www.gostaffordva.com/stafford-economicdevelopment.cfm
Above, Topography at five foot contours; boundary is approximate.
Below, cover letter and schematics for Stafford County public
utilities.
Please note the phone number and contact information on the
cover letter. Further details should be sought directly from
Stafford County.
Land
Use and Future Land Use
Recently,
the Stafford County Planning Department, acting at the direction
of the Board of Supervisors, has initiated a process to engage a
comprehensive re-zoning of tracts in the Courthouse Area from
Industrial to Urban Commercial (B-2). Purpose is to remove
heavy truck traffic and plan the Courthouse Area to a more urban
and intense use.
Comment:
An opinion, which might or
might not be accurate, is:
The Courthouse Area is
a geography in transition in terms of land use and function.
The new regional
hospital; a new interchange at I-95 near Courthouse Road; the
vast sums of money to be invested in public infrastructure for a
new courthouse complex, new fire station, museum, public meeting
spaces; and a new interchange. All are being brought together by
a cohesive vision as expressed in a new component to the
Stafford County Comprehensive Plan. Stafford County government
actively is seeking an intense development of the area to create
a "Town Center", moreover, a development of character and
identity.
(graphic
from Stafford County: http://gostaffordva.com/download/Courthouse%20Rendering.pdf)
However, it is probably at
least a decade out before the new interchange becomes a reality. Other
components, as cited above, will be integrated into the Area over time.
Therefore, the highest and best use of the property is probably to
invest in a grading operation, and then CONVERT the dirt to a cash flow.
What use would be in demand,
realistically, now, to create a cash flow from building product that the
public would lease? Your marketing studies would have to reach
that conclusion. However, "Office Flex" space might be a strong
use to investigate.
The product should be focused
upon price point and therefore, as cheap but as attractive as possible.
Good planning is always a market advantage.
After about a decade to a
decade and a half, that product [built now] would be razed and a more intensive use
or set of differing uses would be applied to the site, reflecting the
changed context of the new interchange and other improvements.
Significant of all would not be any one improvement, but the synergy
derived from the various components working in harmony and creating a
greater value.
(graphic
from Stafford County: http://gostaffordva.com/download/Courthouse%20Rendering.pdf)
ZONING
B-3
Office.
The purpose of the B-3
district is to provide areas
in the County for the
location of professional
offices and office parks.
Such areas should be located
as transitional areas
between commercial and
residential uses.
(a) Uses permitted
by right:
Bank and lending
institution.
Flex office.
General office use.
Low intensity commercial
retail.
Medical/dental office.
Professional office.
Public facilities/utilities.
*
Public Works excluding
wastewater treatment
facilities.
Restaurant without drive
through facility.
School.
School,vocational.
(b) Conditional use
permit:
Child care center.
Commercial Apartment.
Hospital.
Hotel/motel.
Laboratory research and
testing facility.
Printing, publishing,
engraving.
Public Facility/Utility.**
(c) Requirements:
(1) Intensity:
Ratio
Maximum floor area
ratio..........0.45
Open space
ratio......................0.30
(2) Minimum yards: Feet
Front***..........40
Side..........10
Back..........25
(3) Maximum building height
(in feet) ..........65
*- but not including
generating facilities,
substations, switching
stations and wastewater
treatment facilities which
are permitted as a
conditional use permit.
**- for generating
facilities, substations,
switching stations and
wastewater treatment
facilities (except for
the expansion or
modification to
wastewater treatment
facilities existing
prior to October 17,
2006)
***Front setback may be
reduced. Specified in
section 28-59(f)(10).
(Ord. No. 094-29,
8-9-94; Ord. No. 095-10,
3-7-95; Ord. No. 000-35,
6-6-00; Ord. No. 002-18,
4-2-02)
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SOURCE: http://www.co.stafford.va.us/Departments/Planning_&_Zoning/Zoning/B3_Office.shtml
Below, a definition of Flex Space
Office, flex.
A room or group of rooms that provides combined office, low
intensity commercial retail, light manufacturing and warehouse
facilities made up of one or more small establishments.
SOURCE:
http://www.municode.com/Resources/gateway.asp?pid=11500&sid=46
Retrieved November 29, 2007.
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