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HomeMy WebLinkAbout12-05 Impact Analysis (2)IMPACT ASSESSMENT EXECUTIVE SUMMARY VILLAGES AT ARTRIP September 9, 2005 so Introduction' The Winchester Artrip Limited Liability Company, a Virginia corporation, has submitted its application for consideration of the Frederick County Planning Commission and Board of Supervisors to rezone the Winchester Artrip Limited Partnership Property "the Property" hereinafter) located in Frederick County, Virginia from Rural Areas (RA) to Residential Planned Community District (R4). The Property is identified in detail 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, and more 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 the various small villages contemplated for this mixed -use residential and commercial development. These villages include five (5) land bays that include single family and multi family residential uses, a neighborhood commercial center, a central "Core Area" integrating the commercial center, interior and perimeter "greens" or "commons" as depicted on the MDP, and a comprehensive road 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. 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. This revised Executive Summary is substituted for previous versions, and the Exhibits heretofore filed are incorporated herein by reference. 100013264.D0C 2 IAS Narrative 090905.doc 000419 000004 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. We note that two 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, and apartments over retail. 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 of development serves not only this project, but 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 20,000 square feet of commercial development before Warrior Drive is completed from (00013264.DOC 2 IAS Narrative 090905.doc 000419 000004)2 Interstate 81 through to Route 340/522 creating a through road that will alleviate traffic on Tasker, 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 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. Because of concern that the Property could develop almost entirely residentially without a northern connection to the Crosspointe property having yet been effected (thus limiting the amount of commercial development that can reasonably be expected to occur prior to the through- connection of Warrior all the way to Interstate 81 and properties to the south) the Applicant proposes to cap development at the end of Phase 2 until such connection is made. At the same time it would double the amount of commercial space to which commitment is made by the end of that Phase. 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. Not fewer than two housing types will be provided in that Core Area. 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 1 of the development. Development within the Landbays on the Property outside the Core Area will also conform 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. 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, 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 (00013264.DOC 2 lAS Narrative 090905.doc 000419 000004)3 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 conservatively 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 $6,000,000. Parkins Mill Road Extended 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 and connecting to Canter Estates. 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 addition to the elementary school site. Such dedication would be subject only to the preservation of a lovely tree area on a knoll on that property. Fiscal Impact 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. Summary 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 {00013264.1)0C 2 IAS Narrative 090905.doc 000419 00000414 multifamily products, and modification of the previously- mentioned dimensional standards to accomplish the Frederick County's outlined objectives. so 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 transportation plans for this area of the County, and the dedication of a school site to service the already approved population in the area. Moreover, the use of neotraditional designs advances 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 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Vicinity Map Aerial Photograph Boundary Verification Topographic Survey Zoning Map 2003 Comprehensive Plan Urban Development Areas and Sewer and Water Service Area Illustrative Plan Housing Types 00013264.DOC 2 IAS Narrative 090905.doc 000419 00000415 IMPACT 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, and more 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 the various small villages contemplated for this mixed -use residential and commercial development. These villages include six land bays that include single family and multi family residential uses, a neighborhood commercial center, a central "Core Area" integrating the commercial center, interior and perimeter "greens" or "commons" as depicted on the MDP, 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 pattem and is oriented with "true" north, similar to traditional development planning, both of which are characteristics ofneo 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. o tt ty tede �ck a e pt aje s. to aft otit s$'' a, be tc`N the ac te�to cis vitfftea p» bVfith`n the eVe is a a beh deotta fi e t a o eC lc e, °sea tes ho t s4 eats o es teo is boa st e teste too t typ a4 o sacc etas of has CeA a nd dote that eas 4t fl ti ba o 4 tt. e a44 �e t't w t �e tea as 'NON ',coca typ aeVe1 °p es, ai cbte e cO� tat tba t „tack ate the i {y 4t Vyt e a_t se t� types, to a aY' its p tt ftij lea ttf tt ea sc esstaf caPt o{ ho S a c bt� a14 sc.(' tcftd Y atie o f d Oct od easio a stce the tad diateasiotsod;:atale:::::10 a to hie -YeVem k y elect e tact °,o lie b o t c p� t as c f tOa fC etc �tth tcatio„s taest�t' c e Pop ca'O ajOdtft tioaal V ct' aft O aeo tsaa' st'g tef f f t bafattc „>ke eXae T of a° "0t e bi{that the it tt,an bottle of des at° cc eatitott e CYi'tts toet o stcb cipates �efat'a atttot °t ��ita`1. 3 f�caef e diet roved it �e fatge ikee h e a C oyay i sttte 4 hisas1y pco t eee wf that t siacataf �te, a' t {ot pia t he to C,oss4 toes idola dada' w et e t vef d e °d 1o4e �'dey fop ty a{e as d oat fit N65 -�,t ovs e j`ne a° dbet teq e lea e d, a te° hose a t ta V1 be of o y e cd tn° ses f cOase ncc t tb as t d B �caf d'tO �fot�''Ve sts a sb�o�bt�atsocta� t,ittsaa tst °t teQte at to te11116:16:60::::::: a of tf ult tfatY' te d a s a f tail also Vi:c tb d efetnettits aid mdt i aae t �,,te s j atUt� Yje P4pf��tcb pto dent coed tat t\ett o{ d cotttat et mtt. Ooze, isa e oatt"o see 01 d e se eta {o ,oe ctti �pCO o �plat t t s ay p t to t l o t deVof a a c tits co the ty fay dea Cote te {atge s `j ices f °t C a 4 t OV e t o tb a n s d t ae Va c e ye at a e deis te B° itf' of it' o 6acesa Iy this t ee° a neat se a of co b o of e 2v0' Co led bot to the t at'd$ &I toe CO a�i s sa44 a e taif a 4toai eta Cote as as aas` cocas-fish-neat to s sis and toads cats �o of the A44 e lect O ats \et” tta)O osea' adc cop- pto4 ect si t h 'alg e c d Ccosspoiate'eo,ntaely, t 3 eft that feet o f of 4 Vid ca p e tbt to t t° if1 n tetsak t goa 0 :fl c e 4 tO ect Co ttaact tetpate that A4p o f th W tfte pttcttet o{ those c otb eso .fbe 2 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 conform 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 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 Mi 11 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. Fiscal Impact 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. Summary 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 pattems 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 transportation plans for this area of the County, and the dedication of a school site to service the already approved population in the area. Moreover, the use of neotraditional designs advances 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 1 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 1: \00 \00419 Tower\ 0041Application Submittals \IAS Narrative 061905.doc