Like most Rotary clubs, the Sterling Rotary Club is made up mostly of business owners and principals. So when Bob Farren, managing partner of VIP Baseball, recently spoke about the benefits a minor league stadium would bring to Loudoun County, his audience listened with great interest.
Farren began by describing the proposed 5,500-seat stadium, which would be built near the intersection of Route 7 and Route 28 as part of the Kincora mixed-use development. He noted that in addition to the seating, there would be 22 luxury suites, 19 of which may have already been spoken for–even though the pricing hasn’t been established.
The special exception permit for the stadium has been approved by the Board of Supervisors; the rest of the Kincora mixed-use project will go before the planning commission in October, and to the Board of Supervisors in November or December. The team is moving forward with design and expects to begin permitting this Fall. If all goes well for the developer, work on the $30 million stadium would begin in Spring 2010, with completion by May 2011, as required by their agreement with Atlantic League Baseball for providing a home for the new team.
A Versatile Asset
While the focus would be on bringing professional baseball to Loudoun, Farren - a 15-year resident of the county - stressed that the stadium would be operated in the interest of county families and business. In addition to the pro ball team games at night, the stadium would be available as a venue for musical performances and sports clinics and camps for youngsters, and possibly host the championship games for the 2012 Babe Ruth World Series.
The stadium would also be available for large-scale gatherings, like high school graduation ceremonies, some of which are being held outside of the county due to the number of attendees.
Atlantic League ballparks in Waldorf, Md., York, Pa. and in Lancaster, Pa. are full of children-friendly amenities, as the ballpark in Kincora will be. The final design will be unveiled to the public later this fall.
In order to make the experience available to most families, Farren stated that ticket costs would be kept reasonable–most at about $10, with other seats going for as little as $4 to $5. He characterized the Loudoun County market as equivalent to the 30th largest city in the U.S., and would be the most affluent franchise in the Atlantic League.
Questions, Answers
In addressing the recent controversy surrounding the stadium, Farren noted that most concerns centered on three issues: county funding, traffic, and Kincora’s residential component.
Public money: Farren asserted that “The stadium is a 100 percent private investment…there is no public money or liability involved.” The park will be financed by the Kincora owners and team rents.
Transportation: He also believes that potential traffic and transportation problems have been addressed. Farren first noted that a 5,500-seat stadium, at the average of 2.5 persons per vehicle, would require 2,100 parking spaces. In order to make a comparison, he added that the number of spaces needed at the stadium is “less than the number of spaces at Dulles Town Center just between Nordstrom’s and Sears.”
Pressed on access problems, Farren contended that a recent VDOT study had determined that there would be a reduction of congestion in the area, with the plans to finish sections of Russell Branch Parkway to Nokes Boulevard, and Nokes to Gloucester Parkway–all built at the expense of the Kincora developer. This would permit Sycolin Road in Leesburg to be used all the way to the Dulles Town Center without getting onto Route 28 or Route 7.
In addition, Farren stated that Kincora had committed to creating a linear park connecting the W&OD Trail to the Potomac Heritage Trail along Broad Run.
Residential component: When pressed on the residential component, Farren explained that he did not officially represent Kincora, and that VIP Baseball would just be a tenant on the property. He added that the original request for a permit for 1,100 housing units had been increased to 1,400 in order to provide additional revenue to build the stadium.
Even then, Farren contended that the overall impact of the housing would be minimal. All residential units will be built-out over a planned 15-18 period. He added that 16 percent of the 1,100-square foot apartments would be offered to county employees, in cooperation with the Windy Hill Foundation of Middleburg, to help them live where they work. No new school construction would be required by the increased development since the units would not be of a size that attracts families with school-aged children.
What about light pollution? According to Farren, this issue–brought up by a preservation group–has been addressed with the planned use of technology that will focus light into the ballpark in a concentrated manner so as to minimize the impact on the surrounding areas outside of Kincora. The stadium will use focused light on the field and will be surrounded by office buildings that will also block a good deal of any light,” he said, adding that the bowl-shaped stadium will sit several feet below the Route 28 grade, which will further restrict the spreading of light from the ballpark.
Farren closed by saying that the stadium project was “Good people trying to do a good thing for Loudoun County,” and asked everyone present who supported the project to speak at the upcoming public hearings.
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