Situated along Warrenton Road (US-17), on the east side of Interstate 95, the Falmouth Gateway TDA consists of approximately 866 acres. The area extends to Washington Drive and the historic Falmouth Village area. This aging commercial corridor has the potential for redevelopment.

In total, the Falmouth Gateway TDA is recommended to include 1,650 residential dwelling units, including 750 multi-family, 400 townhouse, and 500 single-family units, and 1,000,000 square feet of business development.

Land Use Concept

Figure 3.15 provides a generalized land use concept plan to guide the future development of the Falmouth Gateway TDA.

The area is traversed by Warrenton Road, a major East-West connector for vehicular traffic, and acts as an important link for residents and other visitors to South Stafford and the City of Fredericksburg. Currently, the area is developed with a mix of aging highway oriented commercial uses. A mix of older and newly developing residential neighborhoods are located on the south side of Warrenton Road.

The position of this TGA on Interstate 95 (I-95) makes it attractive for hotels. The availability of road access and ample services and employment may also make this an attractive residential location. Additionally, historic Falmouth Village is a relatively easy to reach, creating an added attraction.

Design

Architectural standards (i.e., building height, mass, materials, amenities, and signage), minimum and maximum setback requirements, environmentally friendly materials, and other design features should be incorporated into any development, consistent with the Neighborhood Design Standards Plan. A mix of uses following the concepts of a traditional neighborhood design is recommended.

Public Facilities

Getting the residents to and from work and other destinations without creating an undue hardship on them and other residents of Stafford County and the Commonwealth of Virginia will require the provision of adequate transportation facilities (beyond the internal community road network).

The roadway network should be designed and developed to provide a hierarchical system of interconnected streets and recognize the dual purpose and functionality of Warrenton Road (Route 17). A comprehensive access management plan should be developed to mitigate the impact of new development. Furthermore, upgrades to the existing transit facility on Warrenton Road may be necessary to offset increased vehicle volumes on I-95 during peak commute periods, including adding parking spaces to the existing park and ride facility.

It is recommended that this TDA include passive and active recreational uses, plazas and congregational spaces, as well as cultural activity. Dedication of open space to support these activities will be required.

The development of so many new dwelling units will by their nature increase the demand on Stafford County schools. To offset the capital cost of that demand, new schools will need to be constructed within this TDA.

The public facility needs are not limited to the items previously listed. The proposed residential development in the Falmouth Gateway TDA would have an estimated 5,115 residents, creating the need for the following public facilities. These facilities should be provided for within the TDA or in areas outside the TDA within close proximity and within the Urban Services Area.

Parks and Recreation  : 61 acres

Fire and Rescue:  0.27 stations

Public Schools Elementary Schools :0.42 schools

Middle Schools: 0.17 schools

High Schools : 0.12 schools

Libraries :  0.20  librarie

The data tables that serve as a basis for these public facility needs are provided in Appendix B of this document.

As previously mentioned in the TDA summary section entitled “Public Infrastructure and Services,” these new infrastructure requirements are the result of the new development, its density and location, and therefore will be the responsibility of the developer or developers of properties in the area.

Consistent with this goal, a proposed zoning change should offset the impacts of the new development. Impacts may be offset by voluntary proffers of such things as cash contributions, land dedication for a public facility, or construction of a public facility, as appropriate. Proffers may also include restrictions on the intensity and type of development. In the case of uses requiring a conditional use permit or special exception, the approving body may impose conditions to offset the impacts of the new development.

Phasing of Development

Near-term:

Falmouth Gateway (Undeveloped Land). Seen as an area where growth should be focused to support the businesses along the corridor. The potential for near-term development on vacant parcels is high. The development that has recently occurred in this corridor has followed the highway commercial development pattern.

Mid-term and Long-term:

Falmouth Gateway (Redevelopment). The area consists of a mix of highway commercial and industrial uses that do not fit in with the long-term vision of the Redevelopment Area plans. Widespread redevelopment of the area will take significant time and effort to achieve. It is suggested that the development phase will extend through the mid- and long-term time horizons.

Summary

Projected New Dwelling Units: 1,650

Projected New Commercial Sq. Footage: 1,000,000

Minimum Facility needs within the limits of the TDA (accounting for a portion of the total facility needs identified to serve the TDA):

Upgrades to Warrenton Road (Route 17) and other roads as shown in Figure 4.2 of the Transportation Plan

Passive and active recreational uses, plazas, and civic spaces

FULL COMP PLAN

https://staffordcountyva.gov/government/departments_p-z/planning_and_zoning/long_range/comprehensive_plan/comprehensive_plan_2016-2036.php

Targeted Development Areas (TDAs), previously called “Targeted Growth Areas (TGAs)”, highlight the locations where a significant amount of new development and redevelopment (both commercial and residential) is expected to occur. This is where much of the County’s infrastructure and other public facility planning will be focused.

By its name, TDAs emphasize where development will be targeted. Each TDA, by its very location, has a different mix of targeted development that may be residential, mixed-use, commercial (retail), and “industrial”. In general, at least 50 percent of the County’s future residential and business development is recommended in these areas.

TDAs are areas of the County where a potential concentrated urban or higher density suburban development pattern is most appropriate. These areas will support a more intense, pedestrian and transit-oriented form of development, located in close proximity to primary road networks and transportation hubs. The land use recommendations in the TDAs are consistent with Section 15.2-2223.1 of the Code of Virginia pertaining to Urban Development Areas.

Areas with a more urban form of development will allow residents to work, live, shop and play within a relatively small area without fully relying on the automobile. Focus should be on the form of development, incorporating principles of traditional neighborhood design, including, but not limited to, (i) pedestrian-friendly road design, (ii) interconnection of new local streets with existing local streets and roads, (iii) connectivity of road and pedestrian networks, (iv) preservation of natural areas, (v) and mixed-use neighborhoods. Various types of dwellings, community uses and business activities may locate within the same block or within a single building. Town centers may include a mix of retail commercial enterprises on the first floor with residential or office condominium units located on the second and higher-level floors as a preferred development pattern to ensure that residents have the ability to shop and work within walking distance of where they live.

The suburban form of development should provide the same benefits as an urban development, but will have an appearance and form similar to the established suburban communities.

Residential – Commercial Land Use Mix and Phasing

It is expected that residential development within TDAs utilizing urban level densities will include a mix of housing types and a mix of uses (residential and commercial). Such mix of housing types and uses will generally occur on the subject parcel(s). Where such parcel(s) are not of sufficient size, the mix of housing types and/or commercial uses may be sited on adjacent or nearby parcel(s). Unless directly connected to a previously approved multi-use project, the mix of housing types and commercial uses shall be in addition to what is already in place or otherwise already approved but not yet completed. Applicants may work in partnership with other developers to satisfying this expectation. In such cases, the partnership to achieve the mix of housing types and uses shall be identified in a consolidated concept and/or master plan. Additionally, development of the residential uses in a TDA utilizing urban level densities shall be phased contingent/consistent with new commercial development to help offset the impacts.

Residential Density Requirements

A goal of the TDAs, as originally adopted in 2016, has been to accommodate 50 percent of the projected population growth over the 20 year period between 2016 and 2036. This requires the Stafford County Comprehensive Plan creation of one or more TDAs within the Comprehensive Plan that provide for the construction of approximately 10,570 new residential units. This should support over half of the projected 56,900 -person population growth and 18,355 dwelling units over the 20-year planning horizon. This estimate is derived by Weldon Cooper Center estimates of future growth trends. The total dwelling unit growth projected between 2016 and 2036 is derived by dividing the 20-year population growth (56,900) by the average persons per household of 3.1 (from the 2020 Census).

The Plan recommends that 10,570 dwelling units be distributed across the five (5) designated TDAs. Each TDA describes the desired number and types of dwelling units. The Plan recommends a maximum dwelling unit figure by unit-type or the maximum commercial square footage for an individual TDA.

Target densities for development within the TDAs include 12.0 condominiums or apartments, 6.0 townhouses, or 4.0 single-family homes per acre where residential development occurs and a minimum density of 0.4 floor area ratio (FAR) where commercial development occurs. To provide flexibility and allow for variations in individual projects, zoning district standards created for TDAs should incorporate the following density ranges:

• 3 to 6 dwelling units per acre for single-family detached homes,
• 5 to 8 dwelling units per acre for townhomes,
• 11 to 14 dwelling units per acre for condominiums or apartments, and
• 0.4 to 1.0 floor area ratio for commercial development

However, in the Downtown Stafford area of the Courthouse TDA, higher density development is permitted as outlined in the Courthouse TDA section of this chapter.

A variety of single-family detached units are supported in these areas. To achieve these higher densities, smaller lot sizes than typically found are anticipated, particularly when located in mixed-use areas and in close proximity to multi-modal transportation.

TDA Development Promotion and Incentives

In the past five years, development of the TDAs has lagged behind other areas of the County. It has been noted by the development community that the zoning entitlement process in these locations can be more costly, time consuming and has higher risk. To promote the appropriate amount of development in TDAs as recommended in this Plan, without sacrificing the necessary evaluation, efforts should be explored by staff to identify and recommend to the Board of Supervisors and Planning Commission appropriate modifications to the review and approval process. Some of the process improvements may include:

• Pursue the development of Small Area Plans in each of the TDAs to clarify desired development patterns.
• Consider a phased approach to zoning reclassification requests that would minimize risk and provide greater comfort level to potential developers.
• Simplify application requirements – impact assessments and development concept details.
• Establish criteria that may allow for an expedited review process.
• Consider modifying application fees.
• Establish standard development guidelines and impact mitigation criteria. Stafford County Comprehensive Plan Chapter 3: The Land Use Plan 3-23

Locations

To encourage smart growth and reduce the impact of unintended and negative impacts upon I-95 and commute times for Stafford residents, Stafford County has included five (5) TDAs within the comprehensive plan. TDAs provide for concentrated areas of development rather than distributing future development across the USA and Agricultural/Rural areas. The TDAs have been located to minimize encroachment concerns with Marine Corps Base Quantico and the Stafford Regional Airport.

Transfer of Development Rights (TDR)

Furthermore, up to an estimated 1,490 dwelling units could be made possible by the transfer of development rights from properties outside the TDAs as part of the TDR Program. For residential purposes, 1 residential development right in the sending area is equivalent to 1 by-right residential development right in the receiving area. For non-residential purposes, 1 residential development right in the sending area is equivalent to by-right construction of 3,000 square feet of commercial space in the receiving area.

Public Infrastructure and Services The TDAs should include transportation, recreational, public safety, and educational amenities. For example, smaller yards and open spaces within the required dense developments makes the provision of parks and other recreational facilities essential for a healthy lifestyle for the residents. Therefore, the Comprehensive Plan provides for the creation of 575 acres of new public park space in or around the TDAs. It also provides for the creation of an additional large recreational facility similar in size and amenities to Embrey Mill Park.

The types of Parks developed will provide different uses, they may be active or passive in nature. It is not the intent of this Plan to require all of the 575 acres within the limits of the TDAs designated on the Land Use Map. At the same time, the recommended Park land should be within reasonable proximity of the population within each TDA. The following is a list of criteria for the suitable location of parks in relation to each TDA. The types of parks are further described in the Development Control Policy Guidelines for Parks and Recreation Land Requirements.

• Neighborhood Parks/Civic Uses – should be located within the limits of the TDA, be within a 5 to 10 minute walk, or ¼ to ½ mile of the residents within the TDA, and include safe pedestrian and bicycle access.
• Community Parks should be located within 2 miles of the TDA they are intended to serve.
• District Parks shall be located within 15 to 20 minutes driving time of the TDA they are intended to serve.

The requirement for educational facilities will also be driven by such dense development. Traditionally, such facilities are located within the residential areas of the communities. The Comprehensive Plan identifies future need for the construction of three (3) new elementary schools, two (2) new middle schools, and one (1) new High School, which may include a Center for Technical Education. It also provides for the upgrade to one (1) existing fire and rescue facility and construction of four (4) new fire and rescue facilities to meet the increased public safety demands of the planned TDAs as well as a new Stafford Parkway, the extension of Mine Road, and other road upgrades to mitigate the local transportation impacts. These facilities should be sited within or in close proximity to the TDAs.

The above infrastructure improvements are essential components of the more concentrated suburban and traditional neighborhood design recommended in the TDAs and would be required components for approval of rezoning changes within the planned TDAs. Without the upgrades, approval should not be given for rezoning changes because the impact of the development would not be sufficiently mitigated. The infrastructure needs of the TDAs, Suburban and Rural areas relate to Chapter 5 with the Public Facilities Plan and corresponding methodology to calculate anticipated infrastructure needs in Appendix B.

Small Area Plans

To establish the desired land use pattern in each TDA, Small Area Land Use Plans should be developed and adopted as part of the Comprehensive Plan. A Small Area Plan was created for a portion of the Courthouse Area. That Plan provides a finer level of detail, identifying how the recommended land uses and density should be distributed throughout the Courthouse Area in an urban, traditional neighborhood design. The Plan includes a recommended street network.

Site Design

Use of buffering, screening and extensive building setbacks should be limited except when bordering the edge of a TDA. Buildings should not exceed six stories in height. Development in these areas should accommodate the need for affordable housing. Both on-street and off-street parking will be anticipated. In the most densely developed areas, structured parking should be encouraged. Parking structures should be sited and include architectural features to complement surrounding buildings. Development around primary transportation hubs should accommodate commuter parking while respecting the more urban form of development. Future developments should include open common areas or public spaces for residents and/or employees to enjoy leisure time activities. Streets and buildings should be designed to encourage physical and visual interaction at the street level. Street lighting and sidewalks are essential elements to ensure vibrant communities. These areas could also be designated as receiving areas in the County’s transfer of development rights program.

Form-Based Codes

Should an urban, traditional neighborhood design be desired in a given area, the use of Formbased Code may be desired as Stafford County continues its evolution. For the purposes of this 20-year view, Form Based Code will be defined by the following:

 Form-based codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. The regulations and standards in Form-based codes, presented in both diagrams and words, are keyed to a regulating plan that designates the appropriate form and scale (and therefore, character) of development rather than only distinctions in land-use types. This is in contrast to conventional zoning’s focus on the micromanagement and segregation of land uses, and the control of development intensity through abstract and uncoordinated parameters [e.g., FAR, dwellings per acre, setbacks, parking ratios, traffic levels of service (LOS] to the neglect of an integrated built form. Not to be confused with design guidelines or general statements of policy, Form-based codes are regulatory, not advisory.

Form-based codes are drafted to achieve a community vision based on time-tested forms of urbanism. Ultimately, a Form-based code is a tool; the quality of development outcomes is dependent on the quality and objectives of the community plan that a code implements. The County should make every effort to use Form Based Codes to achieve the desired outcomes for RDAs and the TDAs that are proposed and or contained within this Comprehensive Plan.

Fiscal Balance

The TDAs recommend a fiscally balanced amount of commercial and residential development, as discussed in the prior section of this chapter titled: “Residential – Commercial Land Use Mix and Phasing”. To mitigate any increased tax burdens on current residents, it is recommended that each TDA develop over time in a balanced and phased manner, with adequate commercial development to offset the demands on community facilities and infrastructure that residential development brings. This can be accomplished by ensuring appropriate phasing of larger mixeduse projects and tracking the amount and type of growth in each TDA on a regular basis.

 Airport Impacts

Two of the TDAs (Courthouse and Central Stafford Business Area) are in the vicinity of the flight patterns for to the Stafford Regional Airport and its aircraft operations. An Airport Compatible Land Use Plan has been developed which recommends appropriate land uses and development standards in relation to different air traffic pattern areas. To ensure the safety of people and property on the ground and aircraft flying overhead, and the long-term viability of the Airport, any development proposals in these TDAs should be in conformance with the recommendations of the Airport Compatible Land Use Plan.

Specific TDA Locations

The following pages describe the five (5) designated TDAs.

Urban Services Area Urban Services Areas (USAs) are areas designated within the County where more compact development patterns are recommended. Provision of government and community services and facilities will be focused in these areas. Such services will include public sewer and water utilities, location of schools and other public and community buildings as well as provision of transit services. Improvements to the utility system, road networks, pedestrian accommodations, street lights and community facilities may be required to support the land development in these areas.

The area will be comprised of the following land use designations:

• Targeted Development Areas (TDAs),

• Suburban Areas, and

• Business and Industry Areas.

The Development Summary calls for $1,650 Residential Units and 1,000,000 square feet of commercial space.