The Warren Sentinel

Article Date: December 16, 2004

EDA seeks consensus on Avtex development plans

 By: Roger Bianchini

Reaching a consensus for redevelopment at the Avtex Superfund site was the purpose of the first part of a Front Royal Town Council Work Session attended by the Warren County Board of Supervisors and other local officials and Avtex retirees Monday night.

The county government took advantage of the occasion to officially dedicate a three-paneled historical record of the site located in the hall of the Warren County Government Center (see related story and photos).

Front Royal-Warren County Economic Development Authority Executive Director Paul Carroll made a power-point presentation of the Avtex Redevelopment Concept Plan approved by the EDA in October.

The Concept Plan

That plan envisions development of the 162-acre business park as a multi-user site focusing on five specified areas that will have sweeping impacts on the economic and cultural future of Front Royal and Warren County.

The business models targeted by the plan include innovative technologies in the energy, environment, medical and security fields; showcase centers for firms, including foreign companies targeting North American markets, that provide state-of-the -art technology and business support services; a culinary and wine institute designed to take advantage of the county’s location in the midst of Virginia’s growing wine industry; an artisan center to promote Virginia artists, and a hotel and conference center.

The entire project is designed to take advantage of the community’s scenic and historic location just 70 miles west of Washington D.C. and even closer to Dulles International airport.

Carroll told local officials that the EDA has already taken the first step toward realizing this vision by contracting North American Realty Services to develop a two-phased, marketing plan over the next 18 to 24 months.

The plan being developed by the New York-based company is designed to facilitate the sale of the entire property to an investment/development company that would then take the lead in development and leasing of portions of the site to a wide range of businesses envisioned as eventual tenants.

Discussion

Following Carroll’s presentation, discussion focused on the type of buyer being sought, costs, the amount of control the community will maintain throughout the process and what the EDA and Avtex cleanup partner FMC Corporation believe is an achievable time frame.

Carroll noted that 31 acres off Kendrick Lane is already approved for use by the U.S. Environmental Protection Agency, which is overseeing the $22 million federally-funded environmental cleanup.  FMC’s timetable calls for clearing and cleaning the remaining two sections of the Business Park site in 2006 and 2007.

As Carroll addressed the $250,000 projected cost of the marketing project, he explained the EDA is not asking for money because it is paying for the marketing project out of two of its existing business development CD’s.

Carroll surprised some present when he said that the EPA was suggesting ways to speed the redevelopment process up.

“This must be a different EPA you’re working with than the one I’m used to working with,”longtime Avtex redevelopment activist and Councilman Fred Foster said.

“To this point the EPA had no reason to move faster,” FMC Site Manager Doug Bement observed.

“We’ll see how it goes, so far so good with the EPA,” Carroll added.

Piecemeal development?

Foster questioned whether offering parcels up as they become available, as the EPA suggests, will create a “piecemeal” approach that will deter from the attempt to create a common vision for the entire site.

“What we don’t want is a piecemeal approach– sell one parcel to a hotel then when another comes available sell it to a manufacturer.” Carroll answered.  “We are seeking a buyout by one group who will then lease the property out in stages– not piecemeal– and to users who fit into the plan.”

North River District Supervisor Ron Llewellyn asked if the EDA is creating problems that could lead to the community losing control of the project by not designing a detailed development plan to present to a buyer.

“No, we initially approached that issue but we realized that when it comes to much of the infrastructure– like the road should come in this way not that– we are not going to be able to retain control on specifics,” Carroll responded.  “I think [the users] are going to need [to have] a much bigger say.  That is why we are looking for an investor group that will accept the concept we have come up with and develop the property along those lines.” 

What’s needed now?

 Board of Supervisors Chairman Tony Carter asked what the EDA needs now from the town and county to proceed with the marketing plan.

Rather than direct action at this time, Carroll said, “We want to assure that we are moving in a direction that the elected bodies agree with.”  He added that more direct governmental action will eventually be required on issues surrounding the adjacent 240-acre Conservancy Park, which could be included as an asset in marketing and developing the Business Park portion of the property.

“We want an ongoing forum for the EDA to communicate with the town and county governments,” EDA Board Chairman John LaBarca added.

The EDA has suggested the establishment of a subcommittee to its Avtex Redevelopment Committee to succeed the work of the Avtex Redevelopment Advisory Committee (ARAC).  ARAC, which includes town and county staff, is scheduled to complete its mission in the spring of next year.  The suggested sub-committee will focus on Conservancy Park issues.

The Town Council and Board of Supervisors will now independently discuss the plans they were presented with Monday.

Mayor James Eastham said the Town-County Liaison Committee has preciously seen portions of what Carroll presented Monday.  Both Eastham and Carter said they heard nothing Monday night that raised any red flags that would prevent the EDA from being told by the local elected bodies to proceed along the path described at Monday’s work session.