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Home My WebLink About04-21 Impact StatementORRICK COMMONS RESIDENTIAL Proffer Amendment – Impact Statement – 8/6/21 Background and Summary of Proposed Revisions On June 24, 2006, the Frederick County Board of Supervisors (the “BOS”) approved Rezoning Application 04‐06 for Orrick Commons (the “2006 Rezoning”). The Orrick Commons property is located in the NE quadrant of the intersection of Senseny Road and Greenwood Road and the 2006 Rezoning provided for 22.06 Acres of commercial and 33.61 acres of age‐restricted residential. The residential portions of the project, identified by Frederick County as tax map parcel 55‐A‐201B (the “Property”), provides for the final connection of Farmington Boulevard between the existing Lynnehaven and Steeplechase Subdivisions. This proposed proffer amendment applies only to the 33.61 acre residential area of the project, as identified on the location map attached as Exhibit A, and proposes the following primary changes to the existing approval: A. Housing Types The 2006 Rezoning permits a mixture of single family (attached and detached) as well as multifamily housing types. The 2006 Rezoning does not limit the maximum number of dwelling units permitted on the Property, so the maximum permitted currently by the RP zoning district regulations would be 201 dwelling units. The proposed proffer amendment would limit the maximum number of residential units to 170. In addition, the proposed proffer amendment provides additional detail on housing types, limiting multi‐family housing on the project to a maximum of 48 units. The proposed proffer amendment maintains the age‐restricted requirement for all dwelling units. B. Project Layout The proposed proffer amendment includes a revised Generalized Development Plan (GDP) providing additional detail for the layout of the project. As shown on the GDP, the multi‐family area of the project remains consistent with the 2006 Rezoning. Housing types for the perimeter of the site are now limited to single family detached dwellings, providing for a better transition with the existing, adjoining subdivisions. Age‐restricted townhomes would then be located internal to the site. A proffered interparcel connection between the residential area and the adjoining commercial area is also maintained. A side‐by‐side comparison of the existing and proposed GDP is provided as Exhibit B. C. Community Park/Open Space Area As shown on the existing GDP for the 2006 Rezoning, the development planned previously included a 3.5 acre open space/community park area along the eastern limits of the site. This Location Map: Orrick Commons Residential Frederick County Information Technologies107 N Kent St Winchester, VA 22601540-665-5614Frederick County does not give any expressed or implied warrenties,conditions, representations, indemnities of any kind, statutory, or otherwise, concerning any or all of the Frederick County GIS data. .0 820 1,640410 Feet 1:9,600 Date: May 12, 2021 Project Site Sense n y R o a dGreenwood RoadFar m i n g t o n B l v d Far m i n g t o n B l v d Channing DrGreenwood RoadExhibit A Exhibit B – Existing and Proposed GDP GDP – Existing: GDP – Proposed: area included an existing, shallow farm pond. A wetland delineation of the site identified an existing ephemeral stream channel on the western portions of the Property. The proposed development plan, as shown on the proposed GDP, would locate a larger open space area on the western portions of the Property with the proposed proffer statement prohibiting disturbance of the stream channel. The proffer statement associated with the 2006 Rezoning provided the option, if agreed to by both Frederick County and the owner of the Property, for the open space/community park area to be dedicated to the County. With the project being age restricted, the current owner of the Property would not desire to dedicate land within the project to the County for a public park. Accordingly, that proffer has been removed. Age‐appropriate recreation amenities would be provided within the project consistent with current Zoning Ordinance requirements. With the configuration provided by the proposed GDP, the new development plan utilizes land more efficiently, allowing for additional open space with protection of the existing ephemeral stream channel and, ultimately, less impervious area and its associated impacts to stormwater management. D. Multi‐family Residential The area planned for multi‐family residential units mirrors that from the 2006 Rezoning Application, with those units located as a transition between the commercial and single family areas. In 2006, the intended development plan included a single, large building for the multi‐ family units. The master development plan previously approved for the project provided for up to 87 multi‐family units. The 2006 Rezoning included a building materials palette for multi‐family units as well as elevations to depict additional requirements, such as “non‐symmetrical massing”. The 87‐unit building planned for as part of the 2006 rezoning included an “L” shape to its layout, thus the proffer for “non‐symmetrical massing”. As the proposed development plan reduces the total number of age‐restricted multi‐family units to 48, the proposed proffer statement removes the elevation exhibits and proffered “non‐symmetrical massing”, but maintains the design materials palette for the units as well as other proffered requirements associated with the 2006 Rezoning, including the requirement for bays and columned porches. Adjoining Properties Adjoining properties include single family detached dwellings within the Steeplechase, Briarwood Estates, and Lynnhaven subdivisions as well as single family detached dwellings fronting Senseny Road and the Orrick Commons commercial development to the west. By locating family detached and open space areas along the common boundaries with the adjoining subdivisions, the project provides for a transition from the existing adjoining subdivisions. The age‐restricted multifamily housing is located immediately adjoining the existing Orrick Commons commercial land bay serving as a transition from the commercial uses to the single family detached and attached product proposed within the Property. Impacts to Community facilities The proposed proffer amendment results in a net decrease of units from those permitted by the 2006 Rezoning, so impacts to community facilities associated with this application will be unaffected or less than those approved as part of the 2006 Rezoning. The existing monetary proffers for community facilities as well as transportation improvements remain unchanged from the 2006 Rezoning. A. Public Schools The application proposes no changes to the age restricted designation for all dwelling units within the project, resulting in no impacts to public school facilities. B. Trash Service The project will utilize private refuse collection services administered by the HOA, which will result in limited impacts to the Greenwood convenience center. C. Sewer and Water Facilities The project will serve to connect the existing water mains within the Steeplechase, Briarwood Estates, and Lynnhaven subdivisions. This will provide for additional loops/redundancy within the system. For 170 dwelling units, using an average of 200 gallons per day, the expected water and sewer demands for the subdivision are 34,000 gallons per day. Sewer will be provided by connection to the existing main within the Lynnhaven subdivision, immediately adjoining the project area, which will convey sewage flows to the Opequon Wastewater Reclamation Facility. D. Traffic The project provides for the construction of Farmington Boulevard, which will finalize the connection of this planned minor collector road from Channing Drive to Greenwood Road. In addition, the proffer statement includes a monetary contribution of $2,854.00 per dwelling unit for transportation improvements within the vicinity of the site. E. Emergency Services Emergency services for the site will be provided by Greenwood Fire and Rescue. The construction of Farmington Boulevard through the site will provide for additional connectivity for emergency response vehicles serving the area. F. Stormwater The site generally flows from West to East. Stormwater design for the site will fall under the latest regulations, providing for both quantity and quality controls.