"My goal is to provide clients with real results and leave them in a better position than when they retained me. I develop meaningful relationships with my clients and stay invested in their goals, concerns and initiatives."
A native of the Fredericksburg area, Charlie prides himself on the business development services he provides to the region. His practice areas include corporate and general business law, zoning and land use, commercial real estate, and federal and state government relations. He routinely represents businesses of all sizes, commercial real estate developers, contractors, not-for-profit foundations, cooperatives, medical practitioners and economic development authorities.
Charlie is also the former general counsel for the U.S. Small Business Administration (SBA) and adjunct Professor at the Thomas M. Cooley Law School.
Named to "Legal Elite" (Real Estate/Land Use), Virginia Business, 2009-2018
Named "Up and Coming Lawyer," Real Estate, Southern Virginia, Chambers USA: America's Leading Lawyers for Business, 2013
Former General Counsel and Senior Policy Advisor for the United States Small Business Administration
Assisted SPower with zoning approval to construct and operate a 500 megawatt solar facility on 6,500 acres in Spotsylvania County. This solar facility will be the largest solar project east of the Mississippi River and 5th largest in the United States. Spower, which describes itself as the largest private owner of solar facilities, hopes to complete the entire facility by June of 2021.
Assisted Fredericksburg Baseball, LLC, with obtaining all zoning approvals within the City of Fredericksburg to construct a 5,000 seat minor league baseball and entertainment stadium which will host the Washington National’s Single A ball club. Construction for the stadium should be completed by April of 2021.
Assisted Hylton Ventures, LLC, with a commercial rezoning in the city of Fredericksburg to attract the soon to be largest Veterans Administration outpatient clinic in the country. The rezoning would allow creation of a new medical campus with at least a 400,000-square-foot VA clinic, plus 730,000 square feet of related medical offices, 730,000 square feet of commercial and retail uses that could include a hotel, and 100,000 square feet of restaurant space.
Advised Airlee Development land a significant rezoning win in Ladysmith, Virginia. Despite some resident opposition, successfully convinced Caroline County Board of Supervisors to support the rezoning, which will be the first step in the development of a 2.5 million square foot industrial and office park.
Assisted HHHunt with expanding a current assisted living facility in Spotsylvania County and rezoning an adjacent parcel commercial.
Assisted client in obtaining the first approval of Stafford County’s Transfer Development Rights (TDR) certification. The transfer of development rights program is designed to move development from rural areas to more urban areas suited for growth. Property owners would exchange their development rights under the voluntary program and transfer by-right development from so-called sending areas to receiving areas. By-right development doesn’t require a rezoning.
Represented a developer before the Spotsylvania County Board of Supervisors in rezoning approximately 200 acres from rural to planned residential rural with proffers for a single family detached residential neighborhood of 39 lots. This was the first residential rezoning project to pass in the county under the new proffer legislation.
Secured significant rezoning win in the City of Fredericksburg on behalf of Norfolk-based real estate developer S.L. Nusbaum. S.L. Nusbaum proposed a rezoning for a 120-unit apartment complex, 78 townhouse units and a 30,000 sqft high-end vehicle sales dealership in an area that many believed should remain zoned for commercial use only. Partner Charlie Payne enlisted support for the project from grocery giant Wegmans and Hubor Motors, Inc, and ultimately convinced the City to rezone the land to mixed. Several members of the City Council supported the project feeling that it covered several city priorities: bringing in workforce affordable housing, new jobs, entry level housing and extensive new tax revenues.
Helped facilitate deal between King George’s Board of Supervisors and Economic Development Authority, who are partnering to provide a $20,000 incentive to bring a new business to the county. The Board approved the purchase of 5.28 acres in the King George Industrial Park by client Finish Line Environmental, who is paying $175,000 for the land and will invest up to $1.4 million in a new building with about 15,000 square feet.
Teamed with developers and investors to facilitate special use permit approval process for Ziff Properties. Advised Ziff Properties during the special use permit (SUP) approval process for one of its newest properties, Five Mile Self Storage. Ziff Properties, an entrepreneurial commercial real estate investment firm with a focus on the southeastern United States, is engaged in the acquisition, ownership and operation of shopping centers and other select multi-tenant commercial real estate opportunities. The special use permit will allow the group to build 130,000 square feet mini storage facility in Spotsylvania County.
Represented NVR, Inc. t/a Ryan Homes, on a mixed-use rezoning project in Stafford County, VA, named George Washington Village. The project included 1,881 mix of residential units and 758,000 SF of commercial town center space.
Advocated on behalf of Walton Virginia, LLC before the Spotsylvania County Board of Supervisors to approve Walton’s rezoning request for a mixed use project known as Alexander’s Crossing. The rezoning, the largest in the county’s history, gave Walton the green light to develop 1.558 million square feet of commercial office, industrial and retail uses, and 2,607 mix of residential units.
Represented Walton Virginia, LLC on a rezoning project in Stafford County, Virginia named Sherwood. The project included approximately 2,400 mix of residential units and approximately 500,000 SF of commercial space. The project also included a joint venture with the University of Mary Washington Foundation to preserve the Sherwood Manor Plantation site and create a cultural resource and educational center on the site.
Assisted Chancellorsville Crossing, LLC, with obtaining a proffer amendment approval in Spotsylvania County, Virginia, that provided an immediate county public safety improvement and saved the client close to $500,000 in required cash proffers.
Helped secure a special use permit to assist The Thos. J. Wack Companies with the $2.82 million purchase of a block of William Street in downtown Fredericksburg. The site became home to Liberty Place, a mixed-use development with residential and office condos, underground parking, retail and restaurants.
Hirschler Fleischer assisted client Aggregate Industries with a special exception zoning permit to operate a sand and gravel facility in Caroline County.
Obtained special-use permit from Spotsylvania County for client Dominion Raceway Holdings for the development of a 160-acre motor sports and entertainment complex along Interstate 95 near Thornburg, Virginia.
- Fredericksburg, VA, 02.19.2019
- Fredericksburg, VA, 04.23.2015
- Charlie Payne Discusses sPower’s Partnership with The Community Foundation before Spotsylvania County BoardFree Lance Star , 08.20.2019
- Virginia Supreme Court Rules in Favor of Caroline County Board of Supervisors, Clarifies Application of “Aggrieved Party” Standard06.12.2013
Beyond the Law
Beyond the Law
Charlie’s family has lived in the Fredericksburg area since the 1700s. He enjoys being a part of the community and giving back to those in need. He is the lucky father of three wonderful girls and spends much of his free time at swim meets, field hockey games and tennis matches.
An avid Yankee fan, Charlie enjoys taking the train to watch a game at the Stadium. He’s also a big fan of music and is rumored to frequent local blue grass events and favor Johnny Cash cover bands.
Outside General Counsel
Outside General Counsel
Charlie currently serves as general counsel for Rappahannock Electric Cooperative, the largest Virginia electric utility cooperative and one of the largest utility cooperatives in the country and Southern States Cooperative, Inc., the largest agricultural cooperative in Virginia and one of the largest in the country.
The Thomas M. Cooley Law School, J.D.
Hampden-Sydney College, B.A.