HomeMy WebLinkAbout10-24 Community Benefits Exhibit 02.24.25RTE. 37 CONTINUATIONPROP. 57'ROW FROM CL(± 11,949 SFDEDICATION)OPEQUON CREEK± 2,228 linear feet of road. Not a part oforiginal application. Added by Developer incoordination with Staff and District Supervisor.±829 LINEAR FEET OF ROAD ONFLAT GROUND. WILL BECONSTRUCTED BY D.R. HORTON ORPOSSIBLY WITH COUNTY FUNDS.$500K - $1 MM ESTIMATED COSTALREADY BUILT$51.5 MM ESTIMATED COST TO CONSTRUCT PER EASTERNFREDERICK COUNTY TRANSPORTATION STUDY (EFCTS)±1,413 LINEAR FEET OF ROADINCLUDING CULVERT OVER RAVINE.NEW ADDITION TO APPLICATION TOBE BUILT BY DEVELOPER.SENSENYGLENSUBDIVISIONTM # 65-A-194BTM # 65-A-195TWINLAKESSUBDIVISIONOPEQUON CROSSINGSUBDIVISION104' DEDICATED ROW(FUTURE ROUTE 37)(± 7.8 ACRES)FUTUREEXPANSION TOROUTE 37ROUTE 37 ROWAPPROXIMATE LOCATION OF 250'PROFFERED RIGHT-OF-WAY$51.5 MM SEGMENT OF ROUTE 37 REDUCED TOTOTAL TAXPAYER COST BETWEEN $0 - $1 MMDUE TO DEVELOPER CONTRIBUTIONS.±2,228 LINEAR FEET OF ROAD.NOT A PART OF ORIGINALAPPLICATION. ADDED BYDEVELOPER IN COORDINATIONWITH STAFF AND DISTRICTSUPERVISOR.REASONS FOR BOARD MEMBER SUPPORT OF THIS APPLICATION1.UNPRECEDENTED DEVELOPER COMMITMENT - CULVERT CONSTRUCTIONoThe developer is voluntarily committing to construct the culvert/bridge into the neighboring property to the north at its sole expense, a significant infrastructureimprovement that far exceeds standard rezoning expectations. o The Virginia Department of Transportation (VDOT) has confirmed the feasibility of this improvement. o This is a game-changing traffic relief measure for the County--delivering a benefit that would otherwise require public funding.2.FULL COMPLIANCE WITH THE COMPREHENSIVE PLAN o This application fully conforms to the Comprehensive Plan with no waivers, variances, or special conditions requested. o The developer has addressed 100% of Planning Staff's comments and has proffered commitments well beyond what the County could otherwise require. o A denial would lack a legal basis, as the project aligns precisely with the County's long-term land use vision.3.KEEPING DEVELOPMENT WHERE IT BELONGS - URBAN DEVELOPMENT AREA (UDA)oThis property was designated in the Comprehensive Plan and UDA for residentialdevelopment--an intentional decision to focus growth in serviced areas while preservingfarmland and rural landscapes elsewhere. o Denying this rezoning will not prevent growth--it will push development into by-right rural areas with limited infrastructure, leading to sprawl.4.ADVANCING COUNTY OBJECTIVES WHILE LIMITING DENSITYoThe proposed development remains below the maximum density permitted under theComprehensive Plan, ensuring responsible growth. o The County benefits from all associated infrastructure investments without needing to increase density allowances to make the project financially feasible. o A supply-constrained housing market leads to unaffordability--a reality seen in many counties where conforming rezonings are denied.5.SETTING A NEW STANDARD FOR RESPONSIBLE DEVELOPMENToThis application establishes a high benchmark for future rezonings, particularly along theRoute 37 corridor. o The commitment to constructing the road and culvert sets a precedent for significant developer contributions in rezonings moving forward.6.A FISCALLY CONSERVATIVE DECISIONoThis is a responsible-growth, fiscally responsible project with full proffers plus tens ofmillions in additional infrastructure funded entirely by the developer. o The County reaps infrastructure, tax revenue, and economic benefits without financial burden to taxpayers.7.PLANNING STAFF FULLY SUPPORTS THIS APPLICATIONoThe project has addressed all staff comments and includes:§Construction of a major roadway and public trail§ Dedication of land along Senseny Road§ Full proffer payments with no credits§ A binding escalation clause for all monetary contributionsADDRESSING COMMUNITY CONCERNSThis project delivers substantial benefits to the County and its residents throughproffered commitments. The silent majority--those who recognize the value ofdeveloper-funded improvements--often do not attend public hearings, leaving oppositionvoices disproportionately represented.1.INTER-PARCEL CONNECTIVITY - SOUND PLANNING PRINCIPLESoOpposition largely stems from a desire to block new development rather thangenuine planning concerns. o Inter-parcel connectivity is a long-established best practice in urban planning, reducing congestion and improving local traffic circulation. o Properly implemented, these connections enhance community mobility and reduce strain on major roadways.2.WATER AVAILABILITY - NO LEGITIMATE CONCERNoThere is no evidence of a water capacity issue in Frederick County. o The Water Authority has confirmed service availability, which is precisely why this site was designated within the Urban Development Area (UDA).3.SCHOOLS - SUFFICIENT TIME FOR CAPACITY PLANNINGoNew schools are scheduled for construction well before these residentialunits come online (4+ years from now).4.ENFORCEMENT OF DEVELOPER COMMITMENTSoThe proffers are legally binding, requiring the developer to:§Construct road segments and the full culvert section prior to specificCertificate of Occupancy milestones.5.LACK OF SIDEWALKS IN EXISTING NEIGHBORHOODSoUnlike adjacent developments, this project will include sidewalks, trails, andsubstantial greenspace, providing safer pedestrian options for the broadercommunity.CONCLUSION: WINCHESTER EAST AT OPEQUON CREEK IS A LEGALLY SOUND,FISCALLY RESPONSIBLE, AND COMMUNITY-BENEFITING REZONING.ROUTE 37 SEGMENT EXHIBIT
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA
WINCHESTER EAST AT OPEQUON CREEK
151 Windy Hill Lane
Winchester, Virginia 22602
Telephone: (540) 662-4185
Fax: (540) 722-9528
www.greenwayeng.com
FND 1971
E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA
OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV1" = 600'102/24/2025KS/MD18698