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Home My WebLink About12-05 Impact AnalysisIMPACT ASSESSMENT EXECUTIVE SUMMARY VILLAGES AT ARTRIP Introduction' The Winchester Artrip Limited Liability Company, a Virginia LLC, has submitted its application for consideration by the Frederick County Planning Commission and Board of Supervisors to rezone the Winchester Artrip LLC Property "the Property" hereinafter) located in Frederick County, Virginia from Rural Areas (RA) to Residential Planned Community District (R4). The Property is ?identified in detailed submissions that have been filed with the Planning Department. The Property is currently vacant and was formerly used for farming activities for at least the past 40 years. It is within the County's 2003 Comprehensive Policy Plan (CPP) South Frederick Planning Area. In addition, the entire Property lies within the County's designated Urban Development Area (UDA) and the Sewer Water Service Area (SWSA) and is adjacent to several prominent developments either under construction or approved, including Crosspointe Center to the west, Canter Estates V to the east, and Lakewood Manor and Wakeland Manor to the south. The applicant believes this request is timely and will assure the County significant tax revenue, transportation improvements, anchmore importantly, will provide an orderly development of this Property that provides a diverse mix of uses and products in accordance with the spirit, intent and goals of the CPP. Development Proposal The proposed project is aptly named for theLyarious small villages contemplated for this mixed -use residential and commercial development. These villages include six land bays that include single family and multi- familyresidential uses, a neighborhood commercial center, a central "Core Area" integrating the commercial center, interior and perimeter "greens" or "commons" as depicted on thetMDP, and a comprehensive road, bike path and sidewalk network to connect the villages and reflect master planned roads designated on the CPP. A significant portion of the project is laid out on a grid pattern and is oriented with "true" north, similar to traditional development planning, both of which are characteristics of neo- traditional design. The proposed gross residential density is 5.40 dwelling units per acre (DU /AC), with densities within the various land bays ranging from 2.59. to 21.08 DU /AC. The residential land uses will include a mix of single family and multifamily products that are specified on the MDP and in the associated proffers. 1 This Executive Summary expands upon and describes certain details of the proposed project that have developed in detail during the Applicant's discussions with the various review agencies. We note that three proposed residential products will be new to the Frederick County market, as well as product types not specifically listed within the Zoning Ordinance. These are the "stacked- flats" units, apartments over retail, and back -to -back town homes. These multifamily product types have been successful in other areas within the region, and meet the need for variety and various price points of housing, which we believe is a key element to a successful mixed -use development. With the inclusion of the variety of housing types, the applicant has requested modifications to the bulk and dimensional standards to achieve the mixed -use and neotraditional design concepts that are important to achieving the correct land use balance. Moreover, the Applicant has committed to a residential phasing plan that is linked to the phasing of construction of proffered road improvements, including the extension of Warrior Drive referenced herein. The Applicant also requests a modification of the requirements of 165 -71 of the R4 District which provides that no more than 40% of the area of those portions of the planned community designated for residential uses shall be used, among other housing types, for townhouses or garden apartments or any combination of those types. The current layout of the Core Area and those elements of the associated Land Bays that provide higher density for single family attached units and multifamily units, are critical to the creation of that Core Area, and to the development of an integrated and "walkable" community. It permits the integration of the several linked communities in a far more attractive and functional manner than larger lot development would permit. Limitation of the area that may be devoted to such homes would actually produce more suburban sprawl than the County likely either anticipates or desires for this portion of the County. Given the residential densities approved in Wakeland Manor, and the densities to be developed in Crosspointe, most particularly the large amount of commercial space, a higher density development for this project is in keeping with the Warrior Drive /Crosspointe Boulevard corridor. The approval of this rezoning, as it has developed during consultation with the staff, will produce a unified and coherent series of communities that are unlike any other in Frederick County, both in the mix of uses, the innovative and attractive design of the Core Area and its supporting Land Bays, and the provision of much needed public lands and roads as further detailed herein. These design elements, together with the Applicant's commitment to the provision of land for a school site, and construction of major elements of the County's road network, justify the additional density that is proposed. This project will include commercial /retail uses, though on a materially smaller scale than Crosspointe. Initially, the Applicant can only commit to construction of 10,000 square feet of commercial development before Warrior Drive is completed from Interstate 81 through to Route 340/522 creating a through road that will alleviate traffic on Tasker Road, and provide a well designed and completed connection from one major County transportation corridor to another. Once that connection is made, however, the Applicant anticipates that the project will readily sustain the total commitment of 118,550 2 r square feet of retail, office and restaurant space. Because of the integration of walking paths from adjoining residential areas to the retail, restaurant and office uses, as well as different time periods of the uses within these elements, and because the applicant is very sensitive to the appearance of providing a "sea of parking" for this area of the project, and strives to reduce total impervious areas for environmentally friendly design principles, shared parking for the retail, office and restaurant uses may be justified. In order to assure the County that the Core Area will develop consistently with the MDP, and in a timely manner, the Applicant has committed to certain aspects of the development of that Area. This includes specific commitment to commercial, residential and community uses within the Core Area, which is to conform to a grid lot layout, and to the street layout and unit types shown. The Applicant shall commence development of the Core Area at the outset and not fewer than 30 residential units shall be built there as part of Phase I of the development. Not fewer than two housing types will be provided in that Core Area overall. Development within the Landbays on the Property outside the Core Area will also confomm to the street layouts, points of connection to Warrior Drive and Parkins Mill Road, and to the limits of development as are depicted on the MDP subject to reasonable adjustment on final engineering. In addition to the MDP, the Applicant has proffered a Concept Development Plan as a separate attachment to the MDP, which gives specific guidance on the layout of the residential and other elements of the Core Area. Development of other Land Bays outside of the Core Area will occur within a defined road layout and limits of development subject to reasonable adjustment on final engineering, and the housing styles that are permitted within each Land Bay have been identified on the MDP. There are also specific project proposals that materially advance the County's planning needs, beyond the development of, and commitment to, an innovative and detailed land development plan. Warrior Drive The 2003 CPP's Eastern Road Plan area designates this road as a "New Major Collector Additional research in the CPP implies this road to be closed section/urban in character. The adjacent development plans of record for Crosspointe Center and Wakeland Manor show this road in various functional classifications. The Applicant has committed to the phased construction of all of Warrior Drive on its Property, from its future connection with Crosspointe Boulevard through to Wakeland Manor. This will include the costly construction of a bridge crossing of a tributary of the Opequon, in the South and construction of full four lane sections of Warrior throughout. The Applicant has estimated the cost to construct Warrior Drive to a four -lane section through the project (approximately 3,700 feet), including the bridge crossing at approximately $5,000,000. Parkins Mill Road Extended Fiscal Impact Summary The 2003 CPP's Eastern Road Plan area designates this road as a "New Minor Collector Additional research in the CPP implies this road to be open section/rural in character. The adjacent development plans of record for Canter Estates V show this road as an 80' wide reservation, with no listed functional classification. The Applicant has committed to the construction of Parkins Mill Extended to the edge of its property boundary, permitting an ultimate connection to Canter Estates. The proffered road section is indicated on the MDP. Dedication of Land for an Elementary School Site and Other Purposes As an integral part of its revised application, the Applicant will dedicate 11 acres of property to be used in conjunction with adjacent properties for the location of an elementary school site. The Applicant also proposes to offer to the County additional useable land adjacent to the school site, for public use. Such dedication is conditional upon the preservation of a superb tree area on a knoll on that property. The Applicant has also proffered to contribute funds to the County consistently with fiscal impact modeling provided by the Planning Department, and the proffers that are associated with this rezoning application. Because of the unique nature of this proposal, and its inclusion of design elements that have not heretofore been accomplished in Frederick County, but which are desired elements of the County's CPP and which employ the County's amended R4 zoning classification to maximum benefit, the applicant also herewith requests an increase in the permitted density cap of 4 DU /AC per County Code, Article IV, 165 -72.C, an increase in the maximum permitted land use area of 40% of the total residential area for multifamily products, and modification of the previously- mentioned dimensional standards to accomplish the Frederick County's outlined objectives. The justification for the modifications sought is essentially that a neotraditional development cannot be accomplished using the traditional Euclidian patterns of development, and standard public and private road and lot designs. Jurisdictions in which such developments have been approved have recognized the need for such modifications, and the County is aware that the recent revisions to the VDOT Secondary Road Standards now contains provisions for neotraditional street designs that accommodate the evolving development of such street patterns. The justification for the increased density beyond the 4 units to the acre contemplated for the R4 district can be found in the need for such increased density to finance the private construction of one of the County's principal arterial routes and the advancement of its Moreover, the use of neotraditional designs advances J: \00 \00419 Tower\ 00LhApplication Submittals \lAS Narrative 061905.doc transportation plans for this area of the County, and the dedication of a school site to service the already approved population in the area. The intent of the 2003 Comprehensive Policy Plan; and Unification of architectural styles; and A truly walkable community; and Integration of residential villages and neighborhood commercial uses within one "community"; and A balanced design of preserving environmental features, while meeting the intent of a mixed -use community for a variety of land uses, efficient layout of the transportation system and Land Bays, and providing a community that will not create a burden on the tax payers; and Provision for multiple housing types to attract the largest variety of residential housing consumers; and Completion of major CPP road links The Applicant respectfully requests approval of this Rezoning Application. Exhibits: Exhibit I Vicinity Map Exhibit 2 Aerial Photograph Exhibit 3 Boundary Verification Exhibit 4 Topographic Survey Exhibit 5 Zoning Map Exhibit 6 2003 Comprehensive Plan Exhibit 7 Urban Development Areas and Sewer and Water Service Area Exhibit 8 Illustrative Plan Housing Types THE VILLAGES AT ARTRIP k4A,42:747 ?,q .".."-.1/-4-J-1‘;;-1- C 11 1/4 Sj .4- I -R tri 10:ot 430.2: 'ftr' fb Dewberry Davis LLC 611 WEST JUBAL EARLY DRIVE BLDG B. SUITE C WINCHESTER. VA 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com ewberry 44;Q, TASKER t "(/,,d 4 11 j, VICINITY MAP THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA =be- 76030007 PROJ. NO. CHECKED MTW SCALE 1"=4,000' EXHIBIT 1 r'_a II'Il_ DRAFTED KLT CHECKED MTW u 0 0 a D wberry f¶ewberry Davis LLC 611 WEST JUBAL EARLY DRIVE WINCHECHESTEIR, VA 22601 PHONE: 540.678.2700 FAX:540.678.2703 www.dewberry.com AERIAL PHOTOGRAPH THE VILLAGES AT ARTRIP WINCHESTER ARTRIP LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE JUNE 2004 PROJ. NO. 76030007 SCALE 1"=1,000' EXHIBIT 2 1 1 1 1 1 LG ut vtL. INC. DB 896/1819 TM 75- ((A)) N/F GLAIZE DEVEL. INC. DB 896/1819 TM 75- ((A)) -97 INSTR. 01- 00 -11165 je Dewberry Dewberry Davis LLC 611 West Juba' Early Drive Winchester, Virginia 22601 PHONE 540.678.2700 Checked By FAX 540.678.2703 www .dewberry.com KN IV t' Hrc I NIP DB 281/221 "E Sa2'6 02�/° 408.69' 1011.53' 3a� N "W 106.83' 63'14'08 W Scale TRACT 2 0.915 ACRES 360'21'07 "E LEGEND O IRON PIPE /REBAR FND. TREE FND. (SIZE SPECIES NOTED) o WOODEN FENCE POST FND. 35 8'22'54 "E 1 005.22' 1 FND. DBL. 22" CHESTNUT OAK TM 75 ((A)) -99A AR TRIP DB 713/417 TRACT 1 169.009 ACRES 169.924 ACS TOT 101 N "W 176 0.52' 99 S62'55' 38"E__ 829.34' w FND. S71 1E 16" ELM 1118. BOUNDARY VERIFICATION PROPERTY OF THE VILLAGES AT ARTRIP 3 4 7 f o r v CO tit N "W 18.27' 3 s S19'48'14 "W 77.43' -y1 FND. 12 WHITE OAK FND. 10" WHITE OAK S3619'46 "W 174.84' TM 76- ((A)) RIDGE PROPERTIES, L.C. DB 935/1533 ADJOINING PROPERTY OWNER INFO TM 75G- ((11))_116 SANTORO HAGNON INSTR. 00- 02/789 TM 75G- ((71))_117 N/F SWIGER 1TELA INSTR. A 00- 02/6178 TM 75G- ((11))_118 N FOSTER DB 950/671 11 75G ((11))_120 N/F MILLER File Number TM 75G- 8 -5 -85 N ADAMS D.8.752, PG. 322 TM 75GN B)) -80 DAMS DB 673 /402 TM 75GN((4B)) -62 CLARK DB 879/1310 TM 75G- ((4B)) DB 707/861 BEARDSLEE TM 75G- ((11)) -121 INSTR. y 00- 02/1481 N/F TM 750_ B))_64 WWNC. /ARTRIP LP, DB 718/868 V TM 750 W1)) -122 DB 960/812 N/F ELLIOTT TM 75- DB 981/266 Nom)) -101 WAKELAND MANOR TM 75 0 V11D -123 LAND TRUST N DB 776/685 N INSTR. FE00 1187 TM 75- ((A)) -99 N/F FREDERICK SANITATION AUTHORITY DB 583/320 N "W 145.60' TM 75 -((A)) -101 WAKELAND MANOR LAND TRUST DB 776/685 2 ij j 1 N 7 J(/;' -::i 't.ND;- rt- 7 J/)'JA'4' 1 i_ r 2 ,r 1 7 I 7/ ':'S4jv' 1 \\NN 1 W"4X' y «ii\ 2 t>': 1 1) 1 zo aat- :r 1 /F9LTJ6*\ <:N t'/\T \N\\\ 1' 2$27 7 flt _i i i&7 C j VEY WAKELAND MANOR Project Number 7 6030007 JUNE 2004 Drawn By RJS Designed By RJS Dewberry Dewberry Davis LLD 611 West Juba! Early Drive Winchester, Virginia 22601 PHONE 540.678.2700 FAY` Checked By MTW Scale CURRENT ZONING MAP THE VILLAGES AT ARTRIPI WINCHESTER ARTRIP, LLCI }Y ar RA RURAL AREA DISTRICT RP RESIDEN1AL PERFORMANCE DISTRICT R-4 RESIDENTIAL, PLANNED COMMUNITY R -5 RESIDENTIAL, RECREATIONAL COMMUNITY MH -1 MOBILE HOME COMMUNITY DISTRICT B-1 BUSINESS, NEIGHBORHOOD DISTRICT B -2 BUSINESS, GENERAL DISTRICT B-3 INDUSTRIAL TRANSITION DISTRICT M -1 INDUSTRIAL, LIGHT DISTRICT M -2 INDUSTRIAL, GENERAL DISTRICT EM EX1RAC1IVE MANUFACTURING DISTRICT HE HIGHER EDUCATION DISTRICT arr LIMITS URBAN DEVELOPMENT AREA PRIMARY STATE HIGHWAYS SECONDARY STATE HIGHWAYS PRIVATE ROADS ZONING MAP LEGEND File Number Drawn By KLT Plan Number 7 6030007 JUNE 2004 Study Area CI 2 050 acres; 1 SWSA Boundary Arterial and Collector Raod Projects r te 2! WATS Road Improvements 4 /Additional Collector Roads Proposed Traffic Sipiai "honing RA (Rural Arca District) t,_ RP (Residential Performance District) R5 (Residential, Recreations Community) MI-11 (Mobile Hume Community) BI (Business, Neighborhood District) B2 (Business, General District) 83 (Industrial, Transition District) M1 (Industrial, Light District) M2 (Industrial, General District) E (Extractive Manufacturing District) MI HE (Higher Education District) CPPS Staff Recommendations es Proposed Land Use A Agricultural t 3 Residantial D Business: 'y�.' Industrial ij Institutional w Recrueatim Historic CD Mixed -Use PUD r a Public Trail System Emtiromental Constraints r d '1441 ewberry Dewberry Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE 540.678.2700 FAX: 540.678.2703 Checked By RATA, Scale 2003 C OMPREHENSIVE POLICY PLAN SOUTH FREDERICK COUNTY LAND USE PLAN EXCERPT THE VILLAGES AT ARTRIP File Number r Urban Development Area Sewer and Water Service Area Frederick County, Virginia THE VYLAAGES -AT ARTRIP Mr lpr Rnnrt Cjntinty a nnen.y Pa/00S nig p RI (m New/IMP m,meN EU IQ (Row r,l ni.ukq p xl (mk mmmind mnull /O n EM (Ewtm ,e Mernuf g NVIlllel n; Mown; I= HE pllglaer£.ituml If M! I :cl/ Lieb Q MI @ulwlnul e (th VZ, lr(M General Ui MH IMedi le e Supped (:a mIn e l )Y Ili +inefl Eaa RE MS (MroiW R e rl oRop d if HS IRwn Row ONt lan r,un�nv rulU Ililrrcl/ j NA (Re nue ON M f p NP(Hnnierid l'eyur,nrrie to low) Q Urban lleZNOymenl PPP/ O .�'w�rr nnrl Wrner.Vnrf r 9rcr, trip, Dewberry Dewberry Davis LLC 611 WEST JUBAL EARLY DRIVE BLDG 8, SUITE C WINCHESTER, VA 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberrv.com Urban Development Area Sewer and Water Service Area THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DRAFTED KLT DATE JUNE 2004 PROJ. NO. 1276014 CHECKED MTW SCALE As Shown EXHIBIT 7 all D TREE LINED BOULEVARD (RIGHT) TREE LINED BOULEVARD eerry Dewberry Davis LLC 611 West Juba! Early Drive Winchester, Virginia 22601 OLIfII.IC• CAI C7O .1711/1 COMMERCIAL SPACE ON GROUND FLOOR, APARTMENTS/ OFFICE SPACE ABOVE Checked By PEDESTRIAN CIRCULATION ROUTES Scale ALLEY- SERVED VILLAGE HOME ROADWAYS, LANDSCAPING, UNIT TYPES, ELEVATIONS AND MATERIALS MAY VARY AT TIME OF CONSTRUCTION. ALLEY- SERVED VILLAGE HOME STACKED FLATS STACKED FLATS BACK TO BACK UNIT CLUSTER HOMES ALLEY SERVED UNITS STACKED FLATS INTERIOR UNIT ENTRY D.B.713, PG. 417 OII OVIKIC kW 1 O0=0.1.ITI1.Ir't STREET FRONT TOWNHOME STACKED FLATS END UNIT ENTRY FRONT LOADED DETACHED CLUSTER (ABOVE) VILLAGE HOME, ALLEY SERVED Drawn By RJS Designed By RJS Plan Number 76030007 Date JUNE 2004 ILLUSTRATIVE PLAN HOUSING TYPES CONCEPTUAL BUILDING ELEVATIONS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP. LLC File Number EXHIBIT