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vipper
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Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: MachBuster]
      #1253314 - 02/17/08 03:19 PM (66.174.79.228)

you have posted no facts other than (the same statement over and over)I give you the facts and he's lying and I'm right.
as to your posts and history you only have posted 23 times.
As to the comments on here they are mainly conversations of thoughts or past exspirance's. If you have the know all then
share it or back it up with your title in the county government. Or are you just like me and is just a resident with a common interest.


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vipper
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Re: King George Gateway Retail Shopping Center [Re: MachBuster]
      #1253315 - 02/17/08 03:34 PM (66.174.79.235)

say what you want, but I'm not hiding who I am. as we may not agree, a majority of the people on here do agree with me on a lot of issues. I'm not going beat around the bush and give a lot of BS about the fats about this county. Yes there is a lot of great thing about KG, but theres problems that need to be addressed to. So if you have a idea on how to address some of the ones posted on here, I would love to here them.

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MachBuster
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Reged: 01/04/08
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Re: King George Gateway Retail Shopping Center [Re: vipper]
      #1253361 - 02/17/08 05:17 PM (71.161.57.91)

Well, I have no title or position in KG government, to answer that question. As for facts, I'll share a few about the landfill to counter your assertion that it is "10 years behind schedule", and I'll leave it be at that.

I think this board is a positive thing, but it shouldn't be a place where people who make accusations and unfounded sweeping assertions be allowed to do so without expecting a challenge, especially if they impugn the motives or honesty of others, no matter where they may sit.

Anyway, here's a semi-short history of the landfill: The County signed the original contract to build the new landfill in August 1993 with a small company named Garnet of Virginia. The contract was to run for a term of 40 years, or whatever date it reached capacity and met all post-closure requirements. Therefore, using the 40-year number, the contract is set to expire in 2032, but the actual date may vary depending upon when the thing actually finishes filing up.

After the original contract was closed, Garnet of Virginia was bought out during a wave of mergers in the waste disposal industry which is how Waste Management, Inc., came into the picture. Waste Management manages and operates the landfill, but the County owns the land.

The new landfill took about 18 months to build. It got its DEQ operating permit in August 1995 and accepted its first waste in November 1996.

At first, the landfill was allowed to accept up to a maximum of 2,900 tons per day, but that was increased to 4,000 TPD, and then reduced to the current 3,500 TPD by a 1998 contract amendment. Over the years the timing of certain tonnage variances has been tinkered with, but not by material amounts.

The original contract granted the County a $5 per ton host fee, which has remained unchanged. For those of you new to KG, you may not know that we had a large unlined landfill where the current Route 205 transfer station is. That big empty space you see down below was the location of the old landfill. The contract for the new landfill obligated the new landfill operator to fully fund the excavation and removal of the old landfill's contents to the new one. That was finally completed at a cost of roughly $11 million or so (going by memory on that one). In the early 1990's, KG was facing being forced to get rid of the old landfill on its own by state and federal authorities, a cost which at the time would have bankrupted the County.

The new landfill contract also obligated the operator to remove the infamous tire pile in Sealston, which the county could have never afforded to do on its own. That too, was done.

Since accepting its first waste in 1996 (half comes in by rail, and half by truck), the landfill has pretty much been operating at full capacity ever since. At $5 per ton, with a max of 3,500 TPD allowed, the County gets $6.4 million each year with no strings attached. Just for reference, current property taxes would have to be increased from the current 44 cents to 71 cents to make up the difference. Landfill revenues are not used to support current operating expenses, but are rather used to pay long-term debt service and to pay for capital improvements. The County made a policy decison to NOT use landfill funds for current operating expenses in 1998 or so.

Accumulated landfill funds allowed the County to make major "down payments" on both Sealston Elementary and the new high school, and have allowed the county to reduce the amount of debt it would have otherwise been required to issue were they not available.

Also, the KG landfill provided a service to our nation as it happens to be the final resting place for the rubble from the Pentagon after it was attacked on September 11th.

The landfill and its revenue stream are obviously a finite resource, and last May, the County was told that it had 22 years of expected operational life at that point. In other words, barring no problems, it should not reach capacity until 2029, just within 3 years of its original expected capacity date, and given improvements in technology, could reasonably be expected to add a year or two of capacity to that figure.

As I posted earlier, annual landfill revenues are on target this year, and have for the most part, been within 5% of target each year it has operated (9/11 caused a disruption and a bridge problem in DC 2 years ago caused a small hit in tonnage).

Almost 90% of the total tonnage comes from Waste Management's transfer station in Annapolis Junction, Maryland and is derived from the Baltimore area. The rest is "spot market" tonnage, and trash from KG residents. It is a triple lined landfill, whereas the old landfill it replaced had no liners at all.

When the landfill was first proposed and debated in the late 1980's and early 1990's, it sparked a huge, huge controversy. It was a very divisive issue, and set friends against friends. While I'm not going to go into the policy issues, it has performed pretty much as contracted, although given the size of the thing, it still needs plenty of fine-tuning from time to time.



Edited by MachBuster (02/17/08 07:43 PM)


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vipper
Super FUG


Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: MachBuster]
      #1253398 - 02/17/08 06:48 PM (172.132.213.2)

so let me see, 3 off buy your account Steve. How about the fact that they have all ready started using the second hafe of the landfill. we have not reached the hafe way point yet. by 5 years. so that makes up to eight years. The reason by your own
words,they will allow extra trash to be delivered to fund extra exspences or short falls. so that's my take on it.
We will see what happens.


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MachBuster
FUG Senior


Reged: 01/04/08
Posts: 131
Re: King George Gateway Retail Shopping Center [Re: vipper]
      #1253414 - 02/17/08 07:18 PM (71.161.57.91)

Hmmmm, so what part of "last May, the County was told that it had 22 years of expected operational life at that point" or, "whatever date it reached operational capacity" did you not understand?

Oh well, I'm sure it all makes sense to you somehow, someway... And BTW, please enjoy speculating about who I am. These dark winter days find us all needing something to do!



Edited by MachBuster (02/17/08 07:40 PM)


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vipper
Super FUG


Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: MachBuster]
      #1253427 - 02/17/08 08:05 PM (66.174.79.231)

ya your right I'm board to death. so thanks for the imfoe.
you what to argue some more points or what.


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CbtEngr
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Reged: 10/13/05
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Re: King George Gateway Retail Shopping Center [Re: vipper]
      #1253930 - 02/19/08 08:35 AM (138.163.0.43)

So the last 18 posts had nothing to do with any kind of information about the topic.

Has anyone heard any new stuff that's actually on topic?


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vipper
Super FUG


Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: CbtEngr]
      #1254138 - 02/19/08 02:13 PM (66.174.79.239)

nope, does seem that way. we some times go off in tanjets .
It's away to vent on some topics surrounding the general consept . Do you have any comments on the topic?


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Burqajoint
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Re: King George Gateway Retail Shopping Center [Re: oisin]
      #1254242 - 02/19/08 06:44 PM (63.172.83.18)

Quote:

As I said............ rt 301 will come to life soon.





It will, and when it becomes the living hell that Rte 3 is in Spotsy, people will wish they had done something about it...

--------------------
Has Hannity been waterboarded yet?


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DreamCatcher
FUG Graduate


Reged: 10/31/07
Posts: 365
Re: King George Gateway Retail Shopping Center [Re: Burqajoint]
      #1254301 - 02/19/08 08:09 PM (72.82.120.228)

I don't think anything is fully done yet with the Walmart coming to near Routes 301 and 206. I've heard several big name developers are very interested in KG.
There is a home and craft show being held March 1st and 2nd, that may be a good opportunity to talk to local realtors and builders.
As I understand Walmart, you have to have the numbers, the population, for them to build. I'm sure that's something to watch closely. If the schools have lower enrollment than expected, maybe the population hasn't grown as was projected.

--------------------
We all shine on, like the moon and the stars and the sun.


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vipper
Super FUG


Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: DreamCatcher]
      #1254780 - 02/20/08 05:03 PM (66.174.79.236)

you have the right idea. Nothings set in stone yet.
with the latest decline in the market, I'm sure, they will delay any thing that might have started. I have, heard of nothing, being turned into the county for review.


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Fade2Black
FUG Senior


Reged: 06/08/06
Posts: 170
Loc: K.G. VA
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1254906 - 02/20/08 07:54 PM (69.19.14.23)

Quote:

Looks like King George is moving closer to the 21st century.












JUST SAW THIS "NEW" SIGN THIS MORNING.

If you notice the "New" sign only advertises 300,000 sq. ft. now. Which probably means that WALMART has secured the first 200,000.

The new company that is managing the lease now looks to be more professional then the last.

From their website

"Retail Leasing and Sales – KLNB Retail

Professionals in KLNB Retail assist clients with the leasing and sale of freestanding properties, strip shopping centers, power centers, and other retail properties. Tenant representation specialists handle site selection needs for some of the nation’s top retailers, including Wal-Mart, Best Buy, Barnes & Noble, Harris Teeter, TJX Companies, Chick-fil-A, FedEx Kinkos, and Wachovia."

KLNB Retail Commerical Real Estate Services



Also I would PLEASE ask that if you want to go off on a topic that has nothing to do with this to please start a new post. I started this thread so that everyone could see what is happening with bringing retail to King George which is not being reported elsewhere like the Journal. Thanks


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vipper
Super FUG


Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1254922 - 02/20/08 08:08 PM (172.169.184.32)

ok,

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oisin
FUGmaster Flash


Reged: 07/24/02
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Loc: Fredericksburg
Re: King George Gateway Retail Shopping Center [Re: vipper]
      #1255808 - 02/21/08 10:26 PM (72.73.34.209)

I would say..... spring of 2010

--------------------
Just how intelligent can someone be if they quote Sarah Palin and pretend it is their own?


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chalk
FUG Freshman


Reged: 08/16/04
Posts: 7
Loc: Kinge George, VA
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1260003 - 02/27/08 05:42 PM (74.214.39.189)

FINALLY, some specific proposals are emerging... When they first put up those new signs announcing the new retail manager (KLNB), the KLNB Retail web site didn't even list any King George projects. I just happened to check again today. Not only is the King George Site listed, but there's a 2-page brochure for a proposed "Gateway Shops at Dahlgren". This evidently is not the proposed 500,000 sq. ft. retail development to the south of Sheetz, but instead is a smaller (but still substantial) retail center just across Owens drive on the North side of Sheetz. It includes a proposed site plan with a 55,100 sq. ft grocery store, a CVS (can Dahlgren really support a CVS AND a RITE AID?), a Bank, a 6,400 sq. ft. restaurant and another large building. Here are the links:

KLNB Retail: http://www.klnb.com/retail.aspx

King George property: http://www.klnb.com/search/detail.aspx?i...ounty&BrokerID=

Brochure: http://www.klnb.com/PropDocs/2786.aspx

Here's the interesting part that will add fuel to the Wal-Mart rumors. The PDF brochure includes an aerial photograph of the area, overlaid with graphics of the proposed and adjacent properties. The large 500,000 sq ft property next door (to the south of Sheetz) is included on the diagram. It shows two large, unnamed anchor stores along with numerous large outbuildings. The largest anchor store is just a blue rectangle. But if you zoom in on the PDF and look closely, you may see the Wal-Mart logo appear for a split second before it gets hidden by a blue rectangle. Apparently they tried to simply cover up the Wal-Mart logo for whatever reason. But since PDF is a layered format, the browser (Firefox in my case) renders the graphics by drawing the lower layers (background image), middle layers (logo) and top layers (obscuring rectangle) in order. It sounds odd, but try it for yourself. Just quickly zoom in and out a little on page 2, and you should a Wal-Mart logo flash briefly before appearing as a blank blue rectangle.


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KGrider
FUG Freshman


Reged: 10/19/07
Posts: 2
Re: King George Gateway Retail Shopping Center [Re: chalk]
      #1260437 - 02/28/08 10:40 AM (140.185.26.10)

Yeah I tried what you said and it works. They tried to cover it up. Thats funny!!! Well it's about time!!!

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VAMommy
FUG Freshman


Reged: 02/15/08
Posts: 18
Re: King George Gateway Retail Shopping Center [Re: KGrider]
      #1260901 - 02/28/08 08:52 PM (98.204.20.144)

I saw it too. I wish I could figure out the other stores but couldn't...even after squinting!

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CbtEngr
FUG Sophomore


Reged: 10/13/05
Posts: 46
Re: King George Gateway Retail Shopping Center [Re: VAMommy]
      #1261328 - 02/29/08 03:05 PM (138.162.0.43)

NOW that is some good info...thanks for sharing!

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vipper
Super FUG


Reged: 01/22/08
Posts: 3142
Re: King George Gateway Retail Shopping Center [Re: CbtEngr]
      #1261431 - 02/29/08 07:04 PM (70.208.26.89)

Huray,huray,huray, No more long trips to fredyburg. save that gas.

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Fade2Black
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Reged: 06/08/06
Posts: 170
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Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1262132 - 03/02/08 01:32 AM (66.82.9.108)

Here are screen captures of the site plans.







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Fade2Black
FUG Senior


Reged: 06/08/06
Posts: 170
Loc: K.G. VA
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1262133 - 03/02/08 01:50 AM (66.82.9.108)

Reading in the JOURNAL 19th Annual King George Home & Craft insert had an article written by Stan Palivoda which is a Real Estate broker that has been in the business for 35 years.


"Land is under contract for several large shopping centers which have plenty of out space for large boxes such as Wal-Mart and Lowes. Recent contact and correspondence with company representatives has indicated that a potential Lowe's would be in the range of 90,00 and 120,000 square feet and the proposed Wal-Mart is estimated to be between 180,000 and 190,000 square feet."

"In addition, land is being considered to accommodate a high tech Mary Washington University Campus. Most Recently a new 100 room motel has closed on land in Dahlgren (next to Comfort Inn) and construction will start in 2008. Negotiations are underway for a Waffle House, a new bank, a small strip shopping center, and a new office building. Last year new construction has been underway for over 70,00 sq ft of new office space."

"Rite Aid Pharmacy has filed a plans for a drive-through totaling 14,564 , located diagonally across from the Century 21 Battlefield building."

"Going on down at the RT 3 and US 301 area, Silver Companies has land under contract to build two large box shopping complexes. Continuing down RT. 3 several miles to the Oak Grove, area I have plans for an eight thousand sq ft shopping center that will set directly behind the Century 21 Battlefield/Peoples Community Bank building... breaking ground in this year (2008)."


As I stated before in this post... once the genie is release you can NOT put in back in the bottle.


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Fade2Black
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Re: King George Gateway Retail Shopping Center [Re: chalk]
      #1262135 - 03/02/08 02:03 AM (66.82.9.108)

Quote:

It includes a proposed site plan with a 55,100 sq. ft grocery store, a CVS (can Dahlgren really support a CVS AND a RITE AID?), a Bank, a 6,400 sq. ft. restaurant and another large building.




King George currently has two Pharmacies... one in Dahlgren and one at RT 3 & US 301 near the Furniture store. However they are private single owner stores. My guess is that they will not make it. Also don't forget that Wal-Mart has a Pharmacy as well...

"ANCHOR STORE 2" looks to be a the Lowes location.


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MachBuster
FUG Senior


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Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1262189 - 03/02/08 09:39 AM (71.161.62.174)

The Dahlgren pharmacy came within a hair of closing last August, and still doesn't give the appearance of being fully stocked as far as sundries go. Also, just a nitpick, but on the map above that's not the main entrance to Dahlgren, but is rather "B" gate.

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Fade2Black
FUG Senior


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Re: King George Gateway Retail Shopping Center [Re: MachBuster]
      #1262309 - 03/02/08 05:08 PM (66.82.9.56)

Quote:

Also, just a nitpick, but on the map above that's not the main entrance to Dahlgren, but is rather "B" gate.




Yeah you are correct in pointing that out, the only mark that I made on the "map" was putting the text WALMART on the building. All other annotations were done by KLBN.


I hate to sound harsh, but the the pharmacy at Dahlgren should close... mark my words... once WALMART is built, and it closes... someone will either say it here or in the newspapers that the closing of the Dahlgren Pharmacy is an example of how WALMART kills off the mom and pop stores. WHEN in reality they are already killing themselves off.

You can not have half empty shelves and one person running the cash register and taking/giving the filled prescriptions.


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kgmome3
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Reged: 07/20/06
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Loc: King George, VA
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1262372 - 03/02/08 08:43 PM (74.214.40.211)

I thought that pharmacy already closed a few months back.

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vipper
Super FUG


Reged: 01/22/08
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Re: King George Gateway Retail Shopping Center [Re: kgmome3]
      #1262841 - 03/03/08 09:15 PM (75.199.46.187)

No, they are still open. Just got drugs they'er.
Well I'm glad to see the companies coming. I could use the work. Thats if they use local contractors. Probably not.


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Fade2Black
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Re: King George Gateway Retail Shopping Center [Re: vipper]
      #1265306 - 03/08/08 02:52 AM (69.19.14.20)

New information states that "Estimated delivery of first quarter 2010"... most likely just the first phase only. Walmart is part of the first phase... the square footage on the Walmart building is only 150,000, but have found it to be higher else where.



Also it states that it is "Home to the new Mary Washington Satellite Graduate Studies Campus".


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Fade2Black
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Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1265307 - 03/08/08 03:00 AM (69.19.14.20)

This is another overhead shot with a detailed overlay showing the first and second phases of construction. You can also see an rectangle area behind the Walmart section that is labeled play/recreational. The large area to the left behind Walmart is labeled HOME/OFFICE/HOTEL/MEDICAL. There is also a lot in the far back left corner, but I can not make out what it says.



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Fade2Black
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Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1265309 - 03/08/08 03:08 AM (69.19.14.20)

This a detailed architect site plan for the first phase of the Gateway Shopping Center. WALMART site (150,000 sq ft) and General Retail 1 (30,000 sq ft) are leased out. This is the first time that the University of Mary Washington's location has been pointed out. Pads A - E show proposed business types.



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chalk
FUG Freshman


Reged: 08/16/04
Posts: 7
Loc: Kinge George, VA
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1268261 - 03/13/08 10:28 PM (74.214.39.189)

The Free Lance-Star published an informative article today summarizing all the proposed and planned commercial projects for King George:
http://www.fredericksburg.com/News/FLS/2008/032008/03132008/362721


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Fade2Black
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Re: King George Gateway Retail Shopping Center [Re: chalk]
      #1268286 - 03/14/08 01:49 AM (69.19.14.33)

Great post Chalk... it is almost like that read this forum or something.

Yeah the retail groups never like to speak in the open. They like to sneak in and just pop up before the community knows whats happening. Don't get me wrong... I am looking forward to it, but I hate how they are trying to be so hush hush.


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vipper
Super FUG


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Re: King George Gateway Retail Shopping Center [Re: chalk]
      #1268362 - 03/14/08 10:47 AM (70.208.98.136)

the (rd marked ownes DR) is the old rail road. I grew up along that creak. My fathers house looks right at that lot. I'm a little worried about that water (run off) the creak has gotten smaller sense I grew up there.

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Fade2Black
FUG Senior


Reged: 06/08/06
Posts: 170
Loc: K.G. VA
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1380817 - 09/14/08 12:59 AM (66.82.9.55)

Here is a recent update of the site plan for the KGGRSC. As you can see L3 has leased an area for an office. Also this is a guess, but it appears that only those in orange are not leased yet and the others are.




CLOSE UP DETAIL OF THE RETAIL AREA



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Minx
stranger


Reged: 02/21/07
Posts: 16297
Loc: Stafford
Re: King George Gateway Retail Shopping Center [Re: Fade2Black]
      #1381087 - 09/14/08 03:14 PM (98.172.22.221)

So who is the 150,000sf retailer?

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Fade2Black
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Re: King George Gateway Retail Shopping Center [Re: Minx]
      #1381329 - 09/15/08 01:32 AM (66.82.9.61)

Quote:

So who is the 150,000sf retailer?




MINX... based on my previous research it looks like Wal-Mart. I have not heard anything different. That is about 30,000 sqft less then the average Superstore.

The store off State Route 3 east in Washington Square Plaza is about 100,000 sq.ft.


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