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Commercial, not industrial uses?

March 16, 2008 12:16 am

BY KAFIA HOSH

Stafford County's plans to redevelop the Courthouse Road area into a thriving commercial sector is drawing fire from the industrial businesses located there.

The county wants to reclassify 489 acres now zoned for industrial and agricultural use to an urban commercial zone. The Board of Supervisors will hold a public hearing on the request Tuesday.

The reclassification would have a major impact on existing industrial businesses along Wyche Road and Venture Drive. The businesses would be considered "nonconforming," mean-ing they could never expand or rebuild if they suffered a loss of more than 50 percent in value from an accident such as a fire.

EXPANSION PLANS

Estes Express Lines has been at its Venture Drive location since 1989. The company has no immediate plans to expand but owns several acres of undeveloped land in the area.

A potential expansion has "always been in our master plan. You don't have that extra land and property, then you stagnate," said Angela Maidment, director of real estate and economic development for Estes.

However, Aquia District Supervisor Paul Milde said preventing expansion is the point.

"I don't want any more industrial uses in that area," said Milde, whose district includes the Courthouse Road area. "I appreciate the contribution they've made to our society. We're not asking them to leave; we're asking them not to expand."

If the rezoning is approved, Estes could apply for a conditional-use permit--a process that is not guaranteed and could take up to a year. The county also could impose limitations on the permit.

"It's open for complete review," Maidment said.

TOWN SQUARE CONCEPT

The new zoning would redevelop the courthouse area into a town-square, pedestrian-friendly community with shops and tree-lined sidewalks. The rezoning would be more conducive to three planned projects: a new Interstate 95 interchange at Exit 140, the new public safety building, and the Stafford Hospital Center currently under construction.

"We think we can finally begin to live our long vision of a pedestrian-friendly center," said Tim Baroody, Stafford's economic development director. "We've always lacked a strong identity. We believe we can build a sense of place and really make it a destination."

OTHER OPTIONS

Estes officials and other businesses owners proposed that the county create variations of its B-2 urban commercial zone. That would help in transitioning the area, allowing similar commercial entities such as warehouses and auto repair shops to sit alongside the industrial businesses.

"There's a way to redefine this B-2 zoning to make it blend with possible modifications," Maidment said. "You establish uses that can work together and be good neighbors."

Maidment argued that a commercial zone would attract mostly retailers that offer lower-paying jobs. Estes employs about 52 people, some of whom earn an annual salary as high as $75,000 and full benefits.

"You cannot replicate that in your commercial zone," she said. "You're going to get minimum-wage jobs."

However, the commercial zone would allow for mixed-use developments that blend premier office space with restaurants and shops, according to Baroody. He would not disclose what developers are interested in the area, but said at least three major builders plan to develop 200 acres of mixed-use projects in the courthouse area. (Their area of interest does not include Wyche Road or Venture Drive, where most industrial businesses are located.)

Medical offices, defense contractors, law firms and insurance companies would most likely fill the new office space.

"The real focus, as far as I'm concerned, is bringing professionals to the courthouse area," Baroody said. "They're all looking for viable new space."

MORE STUDY NEEDED

Still, Estes and other businesses would like the county to conduct a thorough analysis including feasibility and traffic impact studies of the area before a rezoning is considered.

"The proper planning is not in place to make reasonable decisions that are going to affect so many people," said Ronald Cooper, vice president of G.D.C Contractors Inc., an excavation and grading company that plans to move to Venture Drive.

Milde dismissed the idea of waiting.

"I don't need a study to know that I don't want more dump trucks and 18-wheelers driving to the courthouse area," he said.

So far, county staff has conducted some basic analysis comparing traffic typically generated by commercial property with traffic generated by industrial businesses, according to Planning Director Jeff Harvey.

However, any traffic study depends on the design of the new I-95 interchange. The Virginia Department of Transportation is slated to complete the design sometime this year.

PLANNERS OPPOSED

The Planning Commission recently voted to recommend denial of the rezoning. The commission was against a blanket rezoning until the Comprehensive Plan is fully updated.

"We feel that a county-initiated zoning of that scope doesn't allow the community to help decide how each of those properties are to be best used," said Planning Commission Chairman Pete Fields. "I think rezoning all of that way in advance of its actual uses is not a good thing."

In the meantime, county officials said they're willing to help the existing industrial businesses.

"I would gratefully work with any of those business that believe they need to expand, if this rezoning does occur, at a different location in Stafford County," Baroody said. "Stafford County is not looking for these folks to leave our community."

But the potential rezoning leaves an uncertain future for many.

Estes has no plans to relocate its business for now.

"We believe in the growth in Stafford, and that's the reason we'd like to say here," Maidment said. But if the rezoning request is approved, "We're going to have to re-evaluate our future."

Kafia Hosh: 540/735-1977
Email: khosh@freelancestar.com