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FYI. It should be noted that the proposed development is not within the NPS boundaries of the Wilderness Battlefield. It is, however, less than a mile from NPS lands. For those familiar with the battlefield, this proposal of 850,000 sq. ft. of retail, and 500,0000 sq. ft. of office space, is located north of the intersection of Virginia Route 3 (Germanna Plank Road) and Virginia Route 20 (Orange Turnpike) -- behind the existing 7-11 store. This could result in tremendous traffic pressure on Route 20, as well as hasten the pace of sprawl in that part of Orange County. All of which could greatly affect the preserved portions of the Wilderness Battlefield.
Huge retail center planned
Orange supervisors support proposal for major business park off State Route 3
BY ROBIN KNEPPER
The Free Lance-Star [Fredericksburg, Va.]
April 24, 2008
Orange County supervisors got their first public look this week at a proposed 900-acre business park on State Route 3 that promises to bring major retailers and well-paying jobs.
Most liked what they saw.
Wilderness Crossing is proposed by Charles "Chip" King and his family, who own land on the north side of State Route 3 bordered by Wilderness Run, the dividing line between the northern tip of Orange and Spotsylvania counties.
The concept plan calls for large retailers at the outer edge of the development; restaurants and small retailers in a modern, landscaped, village-center configuration; convenience retailers such as banks and gas stations; recreational amenities such as lakes, a YMCA and an amphitheater; and hundreds of thousands of square feet of private and government office space.
The development would be built in phases over as many as 30 years. A hotel is envisioned as an early part of the project, as are a major retailer like Wal-Mart and a home-improvement store like Lowe's.
Those behind the plan say no part of the project will be visible from Route 3. It would include a 200-foot green buffer and a limited-access road system that would keep traffic inside the complex.
The project was presented to the supervisors by Orange County businessman Kenny Dotson and Zac Lette, a Williamsburg land planner hired by King to lay out the concept plan.
The undeveloped property was purchased more than 40 years ago by the King family to be used for hunting. Over the years, King has unsuccessfully attempted to interest supervisors in a joint venture on the land.
It now appears that the tide has turned, though.
Supervisor Teri Pace, in whose district the land lies, was the only adamant opponent of the project. But if Tuesday night's meeting is any indication, her fellow supervisors are not interested in her idea that the land instead be used for a tourist hotel like the Homestead.
"Nothing about this project is synonymous with rural," Pace said, who regularly opposes growth in the county. "This is what counties do when they want to urbanize."
"That area was urbanized when Lake of the Woods and Wilderness Shores were built," countered board Chairman Mark Johnson. "There are 6,000 to 8,000 lots there. The people are already there. This project is just bringing services to them."
Because the area along Route 3 has the highest population density in the county, supporters of the project think it will be a natural draw for businesses.
"People will come from Culpeper and Spotsylvania to shop," said Johnson, "and the businesses will employ Orange County people and people who now travel out of the area for work."
Supervisors Zack Burkett and Teel Goodwin were equally supportive of the concept.
"The concept is a wonderful design," said Goodwin. "It's very green and well-contained off the highway."
"Orange County needs a place for high-paid people to work," said Burkett. "I like the presentation and the concept."
Assistant County Administrator Julie Jordan, who handles economic development for the county, also emphasized the jobs the project would bring.
"Orange County citizens commute out of Orange County for work," she told the supervisors. "This is inconspicuous development that will reduce the out-migration for jobs."
King sees the project as an answer to the longstanding but increasing problem of raising business-tax revenue to ease the dependence on real-estate and personal-property taxes.
"The importance of this development is that it's the first major attempt to rectify the imbalance in the tax base in Orange County," he said. "This will allow the rest of the county to remain rural."
"This is a project that will support our rural economy," Dotson, a local general contractor who lives in Locust Grove, told supervisors. "This is a long-range plan so we don't create a hodgepodge along Route 3."
Most of the land is designated in the county's comprehensive plan for economic development. But it is zoned agricultural, so a rezoning would be required.
The outer rim that borders Wilderness Run is designated agricultural conservation and is shown in the concept plan as a site for passive recreation.
Dotson said rezonings would be sought as the phases are developed. He said he expects the first application for rezoning to come before the supervisors in the next six months.
Eric
Huge retail center planned
Orange supervisors support proposal for major business park off State Route 3
BY ROBIN KNEPPER
The Free Lance-Star [Fredericksburg, Va.]
April 24, 2008
Orange County supervisors got their first public look this week at a proposed 900-acre business park on State Route 3 that promises to bring major retailers and well-paying jobs.
Most liked what they saw.
Wilderness Crossing is proposed by Charles "Chip" King and his family, who own land on the north side of State Route 3 bordered by Wilderness Run, the dividing line between the northern tip of Orange and Spotsylvania counties.
The concept plan calls for large retailers at the outer edge of the development; restaurants and small retailers in a modern, landscaped, village-center configuration; convenience retailers such as banks and gas stations; recreational amenities such as lakes, a YMCA and an amphitheater; and hundreds of thousands of square feet of private and government office space.
The development would be built in phases over as many as 30 years. A hotel is envisioned as an early part of the project, as are a major retailer like Wal-Mart and a home-improvement store like Lowe's.
Those behind the plan say no part of the project will be visible from Route 3. It would include a 200-foot green buffer and a limited-access road system that would keep traffic inside the complex.
The project was presented to the supervisors by Orange County businessman Kenny Dotson and Zac Lette, a Williamsburg land planner hired by King to lay out the concept plan.
The undeveloped property was purchased more than 40 years ago by the King family to be used for hunting. Over the years, King has unsuccessfully attempted to interest supervisors in a joint venture on the land.
It now appears that the tide has turned, though.
Supervisor Teri Pace, in whose district the land lies, was the only adamant opponent of the project. But if Tuesday night's meeting is any indication, her fellow supervisors are not interested in her idea that the land instead be used for a tourist hotel like the Homestead.
"Nothing about this project is synonymous with rural," Pace said, who regularly opposes growth in the county. "This is what counties do when they want to urbanize."
"That area was urbanized when Lake of the Woods and Wilderness Shores were built," countered board Chairman Mark Johnson. "There are 6,000 to 8,000 lots there. The people are already there. This project is just bringing services to them."
Because the area along Route 3 has the highest population density in the county, supporters of the project think it will be a natural draw for businesses.
"People will come from Culpeper and Spotsylvania to shop," said Johnson, "and the businesses will employ Orange County people and people who now travel out of the area for work."
Supervisors Zack Burkett and Teel Goodwin were equally supportive of the concept.
"The concept is a wonderful design," said Goodwin. "It's very green and well-contained off the highway."
"Orange County needs a place for high-paid people to work," said Burkett. "I like the presentation and the concept."
Assistant County Administrator Julie Jordan, who handles economic development for the county, also emphasized the jobs the project would bring.
"Orange County citizens commute out of Orange County for work," she told the supervisors. "This is inconspicuous development that will reduce the out-migration for jobs."
King sees the project as an answer to the longstanding but increasing problem of raising business-tax revenue to ease the dependence on real-estate and personal-property taxes.
"The importance of this development is that it's the first major attempt to rectify the imbalance in the tax base in Orange County," he said. "This will allow the rest of the county to remain rural."
"This is a project that will support our rural economy," Dotson, a local general contractor who lives in Locust Grove, told supervisors. "This is a long-range plan so we don't create a hodgepodge along Route 3."
Most of the land is designated in the county's comprehensive plan for economic development. But it is zoned agricultural, so a rezoning would be required.
The outer rim that borders Wilderness Run is designated agricultural conservation and is shown in the concept plan as a site for passive recreation.
Dotson said rezonings would be sought as the phases are developed. He said he expects the first application for rezoning to come before the supervisors in the next six months.
Eric
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