Willow Run inching ahead

Liz Mitchell / Culpeper Star Exponent
Published: May 10, 2007

It's unusual for the selling landowner to present a new developer's project to the Planning Commission, but Chuck Gyory did just that Wednesday night in regard to Willow Run.

Gyory initiated and directed USA Development Services Inc.'s presentation regarding it's proposed 3.4 million-square-foot project in Elkwood.

It would locate just east of Culpeper Regional Airport on U.S. 15/29.

The Fairfax-based company plans to purchase 513 acres from the Gyory and Stillwell families, contingent upon rezoning approval from Culpeper County. The project is designed to be a "destination place with a resort feel" that would include outdoor retail, a water park, equestrian center, offices, restaurants, hotels, banks, gas stations, multiplex theater and more. It is a 20-year project planned for construction in four phases.

The Planning Commission tabled the rezoning at the request of the applicant but listened to the presentation and progress that's been made since August when the company first presented its project.

USA Development Services still needs to iron out traffic issues with the Virginia Department of Transportation. Also, if it didn't ask for a tabling the county would be cutting it close on its responsibility to act within one year of the application filing.
Gyory, whose family has owned the land since 1960 and established the Willow Run nursery, said he's been included in every phase of the planning.

"It's something that has been in our family for quite a while now and I want to see it go through," he said. "They needed somebody local (to help) and it's been very interesting for me."

Who is USADS-
President and COO Robert Lee said he chose Culpeper partly because he's lived in Virginia for 35 years, since his parents emigrated from Korea.

"I think Culpeper or Virginia needs a planned development," he said. "One thing this site has is the Civil War battle site and with the equestrian situation we thought let's utilize that."
Lee also selected the land for its unique location and layout.

The property consists of 1.25 miles of road frontage on a limited accessed highway and is adjacent to the airport. With the availability of Amtrak services, Lee also hopes northern Virginia residents would come to Culpeper for a weekend to enjoy Willow Run, Civil War history and downtown.

He plans to provide a shuttle from Willow Run to the Depot to encourage synergy between both destinations.

"We're trying to plan out for 20 years," he said. "It would be suicide to build before 12 years. You won't see 3.4 million square feet within five years or probably even 10 years."

Lee said his company consists of many investors from overseas, which makes Willow Run an important project because it could be noted in the international community.

Lee's company has primarily done projects overseas, such as an airport in Ethiopia, an ethanol plant in the Philippines and a housing project in Mongolia. His northern Virginia projects have primarily been residential developments.

Benefit to Culpeper
Gyory continuously reiterated that the current zoning at Willow Run would allow USADS to develop 1.3 million square feet now if it wanted to, which is about 40 percent of the proposal.

"The Elkwood area is going to change," Gyory said. "And it's going to change dramatically but it's going to change anyway because of the existing zoning."

Gyory presented the economic impact to the commission.
At full build-out the development would create about 6,182 jobs and net the county about $6.9 million per year in taxes.

It would also generate about $34 million in annual spending from Willow Run employees, residents and people staying in the hotels.

"At the edge of the county, they're would be a lot of reverse commuting," Gyory said. "That's important because workers spend money where they work. It's a serious economic benefit."
During the public hearing, only a few concerns were brought to the commission.

George Bryson is concerned about a monument in the area and asked the commission to protect it.

The United Daughters of the Confederacy has a monument dedicated to Confederate Lt. Col. John Pelham at the corner of the airport, at the intersection of U.S. 29 and Beverly Ford Road.

USA Development Services plans to incorporate the land's history into the development as part of its "destination appeal."
Lee said he has even spoken with the Brandy Station Foundation and plans to work with the nonprofit historical group to build a visitor's center in the area.

Liz Mitchell can be reached at 825-0771 ext. 110 or .

Willow Run project outline
Phase 1: Village Center, core of the Willow Run community
Includes: A mix of retail, residential and office uses: 300 condominiums with either one or two bedrooms, averaging 1,600 square feet and costing about $300,000, a 2,500-seat movie theater, four restaurants and offices.
Phase 2: Retail shopping and entertainment center connected with a pedestrian bridge.
Includes: Indoor/outdoor water park and fun center complete with mini-golf and an arcade, lake, trails, two hotels, 440,000-square-feet of retail, six restaurants, two gas stations, two banks
Phase 3: Not to occur until 2018
Includes: Private boarding school with dormitories and sports complex, alternate use area for retail, offices, and equestrian center with an indoor/outdoor showroom
Phase 4: Includes light industrial development, loft apartments above airport hangars and 23 acres reserved for airport use
Source: USA Development Services Inc.