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Volume IV Falmouth Village STAFFORD COUNT Y MASTER REDEVELOPMENT PLAN VOLUME IV: FALMOUTH VILLAGE OCTOBER 2009 | ADOPTED MAY 17, 2011 TABLE OF CONTENTS RESEARCH & PROGRAM DEVELOPMENT CULTURAL & HISTORIC RESOURCES ANALYSIS . .20 APPENDICES History of the Falmouth Village Redevelopment Area . 20 FALMOUTH VILLAGE CULTURAL & HERITAGE TOURISM AREA . .3 Architectural Design Guidelines . 21 APPENDIX I Archaeology . 21 Rugby, Tennessee: Heritage Tourism Case Study . 43 ECONOMIC & MARKET ANALYSIS OVERVIEW . 5 Belmont-Ferry Farm Trail . 21 Cultural & Heritage Tourism . 6 The Counting House . 21 APPENDIX II Heritage Tourist Characteristics . 6 Other Projects . 21 Additional Cultural & Historic Resources: History, Growth, & Historic Challenges of Heritage Tourism . 6 Preservation of the Redevelopment Area . 43 FALMOUTH VILLAGE REDEVELOPMENT AREA: Analysis of Falmouth Village as a Cultural Heritage Tourism Destination . 6 SUMMARY & CONCLUSIONS . 23 Strengths . 6 APPENDIX III Weaknesses . 6 Economic & Market Analysis . 23 Frequently Used Acronyms . 44 Opportunities . 7 Infrastructure & Storm Water Management (SWM) Analysis . 23 APPENDIX IV Threats . 7 Transportation & Traffic Analysis . 24 Research & Program Development Bibliography . 45 Falmouth Village Cultural, Heritage and Recreation Resource Concept . 7 Cultural & Historic Resources Analysis . 24 APPENDIX V REAL ESTATE MARKET & DEMAND . 8 MOVING FORWARD . 25 Public Workshop #1 Results . 46 Office Demand . 8 Retail Demand . 8 CONCEPT MASTER REDEVELOPMENT APPENDIX VI Public Workshop #2 Results . 57 INFRASTRUCTURE & STORM WATER MANAGEMENT (SWM) ANALYSIS . .9 PLAN & RECOMMENDATIONS Storm Water Management (SWM) Analysis . 9 APPENDIX VII PUBLIC PROCESS & COMMUNITY INPUT . .29 Existing Impervious Analysis . 10 Financial Feasibility: Assumptions & Methodology . 62 Regional SWM Opportunities . 11 Public Workshop # 1 Conclusions . 29 Water/Sewer Analysis . 12 Public Input: Dot Maps . 30 APPENDIX VIII Existing Water Service . 12 Visual Preference Survey . 31 Concept Master Redevelopment Plan Acknowledgments . 70 Existing Sewer Service . 12 Vision & Goals . 31 Comprehensive Plan Elements . 13 Vision Statement . 31 Chesapeake Bay Preservation Area (CBPA) Plan . 13 Public Workshop # 2 Conclusions . 32 Capital Improvement Program (CIP) . 13 Public Input Map . 32 Falmouth Plan . 14 PROPOSED MASTER PLAN . .33 Groundwater . 14 Master Plan Highlights . 33 Shoreline . 14 Open Space & Circulation . 34 Stormwater . 14 Street Sections . 35 Water Supply Plan . 14 Specific Recommendations to the TRANSPORTATION & TRAFFIC ANALYSIS . 15 Elements of the Comprehensive Plan: Infrastructure . 37 Existing Roadway Network . 15 Specific Recommendations to the Existing Transit Services . 16 Elements of the Comprehensive Plan: Transportation . 38 Current Planned Network . 16 CORE DEVELOPMENT AREA IMPLEMENTATION . .39 FAMPO Constrained Long Range Plan (CLRP) . 16 Rationale for Defining This Area as the Core Development Area . 39 VDOT State Highway Plan . 16 Action Plan . 39 Belmont-Ferry Farm Trail Project . 16 Other Key Elements & Recommendations . 39 Existing Traffic Volumes . 16 Core Development Area Financial Feasibility . 40 Capacity of Roadway Network . 17 Levels of Service . 17 Volume to Capacity (V/C) Ratios . 17 Traffic Control Systems . 18 Accidents & Safety . 18 STAFFORD COUNT Y MASTER REDEVELOPMENT PLAN | OCTOBER 2009 TABLE OF CONTENTS LIST OF MAPS LIST OF TABLES LIST OF FIGURES Map 1: Falmouth Village Redevelopment Boundaries . 3 Table 1: Falmouth Village Demographics, 2006–2028 . 5 Figure 1: Falmouth Village, Aerial . 4 Map 2: Falmouth Village Critical Resource Protection Areas (CRPAs) . 9 Table 2: Stafford Venue-Specific Visitation, 2007 . 6 Figure 2: Falmouth Village Population & Households, 2007 . 5 Map 3: Falmouth Village FEMA 100-Year Floodplain Limit . 10 Table 3: Falmouth Village Supportable Office Space, 2007–2020 . 8 Figure 3: Falmouth Village TAZ-Based Employment Data, 2006 . 5 Map 4: Falmouth Village Potential SWM/BMP Facilities . 11 Table 4: Falmouth Village Supportable Retail Space, 2007–2012 . 8 Figure 4: Stafford County Monthly Venue-Specific Visitors, 2007 . 7 Map 5: Falmouth Village Existing Water Facilities . 12 Table 5: Falmouth Village Existing Impervious Analysis . 10 Figure 5: Falmouth Village Section & Plan – Map 6: Falmouth Village Existing Sewer Facilities . 13 Table 6: Falmouth Village Typical Warrenton Road (US-17) . 35 Map 7: Falmouth Village Existing Road Network . 15 Link Level of Service Threshold Values . 18 Figure 6: Falmouth Village Street View looking east – Map 8: Falmouth Village Existing Average Daily Traffic Volumes . 16 Table 7: Falmouth Village Existing Capacity Analysis Summary . 18 Warrenton Road (US-17): Before . 35 Map 9: Falmouth Village Peak Hour Traffic Turning Volumes . 17 Table 8: Falmouth Village Accident Analysis: Expected Values . 19 Figure 7: Falmouth Village Street View looking east – Map 10: Architectural Resources Within Falmouth Village – Priorities . 22 Table 9: Falmouth Village Estimated Demand . 33 Warrenton Road (US-17): After . 35 Map 11: Areas with Potential Cultural Resources Table 10: Falmouth Village Core Development Area Figure 8: Falmouth Village Section & Plan – Within Falmouth Village . 22 Program Assumptions . 40 Cambridge Street/Jefferson Davis Highway (US-1) . 36 Map 12: Falmouth Village Existing Conditions – Challenges . 30 Table 11: Falmouth Village Core Development Area Figure 9: Falmouth Village Street View looking south – Map 13: Falmouth Village Existing Conditions – Strengths . 30 Residual Land Value Overview . 40 Cambridge Street/Jefferson Davis Highway (US-1): Before . 36 Map 14: Falmouth Village Existing Conditions – Opportunities . 30 Table 12: Summary of Core Development Area Annual & Construction Figure 10: Falmouth Village Street View looking south – Map 15: Falmouth Village Preliminary Master Plan – Public Input . 32 Period Fiscal Benefits . 40 Cambridge Street/Jefferson Davis Highway (US-1): After . 36 Map 16: Falmouth Village Open Space & Circulation Plan . 34 Table 13: Summary of Property Tax Benefits by Redevelopment Area . 40 Table 14: Summary of Core Development Area Annual and Construction Period Fiscal Benefits . 63 Table 15: Summary of Property Tax Benefits by Redevelopment Area . 63 Table 16: On-Site Sales and Use Tax Revenue . 64 Table 17: Resident, Office Worker, & Hotel Guest Sales Tax Revenue from Off-Site Spending . 65 Table 18: Core Development Area Construction Costs for Materials and Labor . 66 Table 19: Sales and Use Tax Revenues from Construction Period . 66 STAFFORD COUNT Y MASTER REDEVELOPMENT PLAN | OCTOBER 2009 STAFFORD COUNTY MASTER REDEVELOPMENT PLAN Following groundwork from the 2006 Stafford County Economic Development Strategic Plan, and using the The efforts of the Phase I: Research & Program Development and Phase II: Concept Master Revelopment Cunningham + Quill Architects Vision plans as a springboard, the Planning Team proposed redevelopment Plan have been combined into five separate volumes. In addition, three additional volumes contain the detailed plans for the four areas that include: a comprehensive redevelopment plan with urban street grids, open space Cultural Resources Report on each of the four redevelopment areas, as well as examples of Cultural Resources and parks, pedestrian friendly environments and streetscape improvements, preparing the strategic areas for Legislation. Each volume, on each of the four redevelopment areas, stand alone along with the overall Stafford increased quality commercial investment. County General Research & Planning section. Each of the four redevelopment area’s respective volume inte- grates the specific Phase I research and Phase II planning efforts. The volumes do not refer separately to Phase I This Master Redevelopment Plan has been designed from the beginning as a possible addition to the Stafford or II efforts, since they are now combined into a book specific to the corresponding redevelopment area. County Comprehensive Plan. As such, the study and analysis needed to address a large cross section of issues including: land use patterns, regional economical support, transportation, architecture, archaeology and historic The volumes have been separated as follows: resources, civil infrastructure and flood hazards. Since each of these subjects is also included in the Comprehensive Plan, this study included assessments of all 18 elements of the Comprehensive Plan. Of these elements, two were VOLUME I found to be of particular significance to redevelopment: the Land Use Plan and the Transportation Plan. Stafford County: General Background Research & Planning Concepts The land uses presented herein are not meant to supercede land uses identified in the Stafford County Land Use Plan. The land uses and layouts depicted herein are notational and are offered as one possible layout for VOLUME II Comprehensive Plan uses. Residential densities are offered as potential targets for the creation of more urban Boswell’s Corner environments conducive to pedestrian friendly, community based and appropriately scaled, commercial development. In no way do the residential densities referenced constitute endorsement of those densitites, or VOLUME III endorsement at the exact locations depicted, by the governing body. Courthouse Area INTERIM IMPLEMENTATION STRATEGY AND REVIEW STANDARDS VOLUME IV Stafford County’s historic development pattern has been of a low-rise suburban scale. In the recent past, individual Falmouth Village development projects have approached mid-rise scale and form.
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