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Home My WebLink About22-06 Comments/Road Infor.0 William H. Gordon Associates • Southern Dills 1.0 Executive Summary Southern Hills The Southern Hills project is located on Town Run Lane immediately South of Stephens City and is zoned Residential Performance (RP). The subject property erty is currently part of a multi - phased single family detached subdivision in which the first) phase of single family lots has been recorded. The Owner /Applicant for the project is requesting a rezoning of 15.5 + 1- acres from RP to B2 with revised proffers and the approval of a Master Development Plan (MDP) for a mixed residential development containing 88 single family detached homes and 232 townhouses. As part of the proposed rezoning the Warrior Drive extension is shown on the subject property and will tie into the proposed interchange south of Stephens City. This new interchange and the land dedication for the construction of Warrior Drive will result in a significant improvement to the vehicular flow in this area of Frederick County. The benefits of the proposed changes are as follows: • Dedication of a 100' right -of -way for the extension of Warrior Drive. • Significant improvements to the vehicular circulation in Frederick County through the • implementation of the Road Improvement Plan. • Creation of approximately 15.5 acres of commercial land on a major collector road in Frederick County. This ideal location can lead to the expansion of the commercial and employment base of Frederick County. • Development of a mixed residential community, accommodating a broader demographic range through the construction of both townhouses and single family detached units. Development Summary Zoning Area Single Family Detached Townhouses Commercial Residential 90.0 AC 88 units 232 units n/a Performance B2 15.5 AC n/a n/a I I8,OOOsf* *approximate square footage based upon a net area of 9.0 acres, utilizing a Floor Area Ratio of 0.3. Final square footage may vary. • William H. Gordon Associates • Southern Hills • 2.0 Project Review 2.1 Warrior Drive Extension The extension of Warrior Drive is a component of the long -range transportation goals for Frederick County and can substantially improve vehicular circulation in this area. Initial phases of this road have been completed in the vicinity of Sherando High School and to the north. The construction of the southern leg of this road, along with the completion of the proposed interchange on Interstate 81 is important in this effort to improve the County's transportation system. Specific details on Warrior Drive, as it pertains to the Southern Hills rezoning application, are: • 100' right of way dedication for Warrior Drive • total right -of -way area - 2.9 acres + /- • proposed road type - Major Collector • proposed road will include 4 lanes divided by a landscaped median. As applicable turning lanes will be incorporated into the Warrior Drive extension to provide access to the B2 parcel. • the proffer package has been revised to include specific details on the proposed dedication. • g I a 3 0 ZONING - B2 i SIZE - 15.5 AC-�l � COMMERCIAL FUTURE \� - - -� NTERSTATE RI CONNECTION O ENTRY .f —" -- - � LANDSCAPED MEDIAN IAN BREAK WARRIOR DRIVE EXTENSION 100' RIGHT-OF-WAY 0 0 0 William H. Gordon Associates Southern Hills is 2.2 B2 Commercial Land • The designation of land along major transportation corridors in Frederick County is sound planning policy. The use of these roads to provide both infrastructure and access to commercial properties can reduce the impact of proposed business uses on adjacent residential lands. The distribution of commercial areas throughout the County decreases reliance on vehicles and can reduce the need to travel long distances for either employment or retail services. This reduction in the total miles driven by Frederick County residents has many positive aspects, not the least of which is a positive impact on the environment and air quality found in the Shenandoah Valley. While no specific uses have been identified the broad range of uses allowed under the B2 district can allow for the creation of a vibrant commercial area that is needed in this area of the County. Many small or local uses can be accommodated within this site, reducing the need to travel to Stephens City or other points for basic services. For the purposes of this application it is assumed that approximately 9.0 of the 15.5 acres may be suitable for commercial development. The balance of the property is in areas of steeper slopes that may be difficult to develop. Utilizing a floor area ratio of 0.3 approximately 118,000sf of commercial uses could be constructed on the property. Mass grading on the property, or the construction of multi- story buildings could result in substantial additional commercial space becoming developed. INTERIOR INTERCONNECTION POTENTIAL r __ ' LAND - OPEN SPACE I - -- - -- - -� I BAY A LAND BAY B ROAD °� ACCESS LAND BAY C ORDRlVE — r.__ COMMERCIAL LAND BAY EXHIBIT 0 0 William H. Gordon Associates 0 Southern Hills 2.3 Residential The proposed development represents a moderate density development when reviewed against the permitted density within the RP district. This district permits a gross residential density of 4.0 units per acre or 422 units (105.5 acres x 4) for the subject property. The proposed gross residential density is 3.03 units per acre or 320 total units. For review purposes, net density for each of the sections has been provided below. Net density is calculated by taking the gross area of each individual section and dividing it by the number of units. 0 El Phase 1 — Single Family Detached The landbay for the single family detached portion of Southern Hills will be revised in the proposed rezoning. This revision will result in a seven lot reduction in total yield for this phase and result in a net density of 2.2 units per acre. These lots have had final plat approval and are recorded. The existing seven platted lots will be merged into the residue parcel. Phase 11— Single Family Attached (townhouses) The proposed townhouse development is a medium density residential development. The proposed net density is 4.62 units per acre. This density is low for a townhouse development and represents an effort by the Applicant to include additional open space within the community and to enhance the living environment for the future residents. The proposed layout reduces the number of townhouses stacked back to back by orienting many of the units to common open space areas. The use of a central traffic circle within the community provides a focal point that will establish an identity for the development. RESIDENTIAL %• LAND BAY EXHIBIT SINGLE FAMILY--- SECTION • Cj TOWNHOUSE ----- SECTION • G Q d I -Q1 Elj :.�9� � � I ❑aaaO o � o � F[�� ❑I�fl❑[�� S 62 ZONE l� ��I �-� I1 ❑a�aal�lnp TOwN UN WJE 0 William H. Gordon Associates Southern Hills 2.4 Proffer Revision As part of the proposed rezoning, the proffer package for the Southern Hills will be revised. The previous proffer package consisted of eight separate conditions. These conditions will remain the same with the following exceptions; • Proffer #1 will be revised to permit; a) Townhouse units. b) An increase in the number of residential units from 250 single family detached urban residence units to 88 single family detached urban residence units and no more than 232 townhouse units. c) 15.5 acres of B2 commercial zoning district land. The previous package, as a stipulation of the rezoning, limited the proposed housing types to single family detached units. In exchange for the Warrior Drive extension this is being modified to allow for townhouses and the B2 commercial area. Proffer #7 is modified to provide for public access to the Ewing family cemetery via an access easement as opposed to a public road. The cemetery was previously adjacent to detached single family homes on a public road, thus access was accordingly defined in the proffers. The cemetery is now located within the townhouse section which, due to parking restrictions, is required to be accessed via private roads. An access easement will be placed on the private roads to ensure public access. e Proffer #9 is a new proffer that specifies the conditions of the dedication of the Warrior Drive right -of -way. It specifically notes that the Developer will dedicate a 100' right -of -way for the construction of this road and allows for 1) the Developer to acquire easements for utilities within the dedicated area 2) for two entries into the proposed B2 lands from this right -of -way 3) the right to grade within the right -of -way. 0 William H. Gordon Associates 0 Southern Hills 1.0 Executive Summary • Southern Hills The Southern Hills project is located on Town Run Lane immediately South of Stephens City and is zoned Residential Performance (RP). The subject property is currently part of a multi - phased single family detached subdivision in which the first phase of single family lots has been recorded. The Owner /Applicant for the project is requesting a rezoning of 15.5 + 1- acres from RP to B2 with revised proffers and the approval of a Master Development Plan (MDP) for a mixed residential development containing 88 single family detached homes and 232 townhouses. As part of the proposed rezoning the Warrior Drive extension is shown on the subject property and will tie into the proposed interchange south of Stephens City. This new interchange and the land dedication for the construction of Warrior Drive will result in a significant improvement to the vehicular flow in this area of Frederick County. The benefits of the proposed changes are as follows: • Dedication of a 100' right -of -way for the extension of Warrior Drive. • Significant improvements to the vehicular circulation in Frederick County through the • implementation of the Road Improvement Plan. • Creation of approximately 15.5 acres of commercial land on a major collector road in Frederick County. This ideal location can lead to the expansion of the commercial and employment base of Frederick County. • Development of a mixed residential community, accommodating a broader demographic range through the construction of both townhouses and single family detached units. Development Summary • Zoning Area Single Family Detached Townhouses Commercial Residential 90.0 AC 88 units 232 units n/a Performance B2 15.5 AC n/a n/a 118,OOOsf* *approximate square footage based upon a net area of 9.0 acres, utilizing a Floor Area Ratio of 0.3. Final square footage may vary. 1 William H. Gordon Assotes • Southern Hills 0 2.0 Project Review 2.1 Warrior Drive Extension The extension of Warrior Drive is a component of the long -range transportation goals for Frederick County and can substantially improve vehicular circulation in this area. Initial phases of this road have been completed in the vicinity of Sherando High School and to the north. The construction of the southern leg of this road, along with the completion of the proposed interchange on Interstate 81 is important in this effort to improve the County's transportation system. Specific details on Warrior Drive, as it pertains to the Southern Hills rezoning application, are: Y 100' right of way dedication for Warrior Drive • total right -of -way area - 2.9 acres + /- • proposed road type - Major Collector • proposed road will include 4 lanes divided by a landscaped median. As applicable turning lanes will be incorporated into the Warrior Drive extension to provide access to the B2 parcel. • the proffer package has been revised to include specific details on the proposed dedication. U Z 5 3 0 INTERSTATE RS iIVRSTATE 81 CONNECTION ZONING -B2 i SIZE - 15.5 AC COMMERCIAL ENTRY - -- -- - LANDSCAPED MEDIAN MEDIAN BREAK WARRIOR DRIVE EXTENSION I 100' RIGHT-OF-WAY 0 0 0 William H. Gordon Associates Southern Hills • 2.2 132 Commercial Land • The designation of land along major transportation corridors in Frederick County is sound planning policy. The use of these roads to provide both infrastructure and access to commercial properties can reduce the impact of proposed business uses on adjacent residential lands. The distribution of commercial areas throughout the County decreases reliance on vehicles and can reduce the need to travel long distances for either employment or retail services. This reduction in the total miles driven by Frederick County residents has many positive aspects, not the least of which is a positive impact on the environment and air quality found in the Shenandoah Valley. While no specific uses have been identified the broad range of uses allowed under the B2 district can allow for the creation of a vibrant commercial area that is needed in this area of the County. Many small or local uses can be accommodated within this site, reducing the need to travel to Stephens City or other points for basic services. For the purposes of this application it is assumed that approximately 9.0 of the 15.5 acres may be suitable for commercial development. The balance of the property is in areas of steeper slopes that may be difficult to develop. Utilizing a floor area ratio of 0.3 approximately 118,000sf of commercial uses could be constructed on the property. Mass grading on the property, or the construction of multi- story buildings could result in substantial additional commercial space becoming developed. INTERIOR INTERCONNECTION POTENTIAL _ OPEN SPACE -- LAND - -- - -� BAY A LAND BAY B ROAD ° ACCESS LAND BAY C COMMERCIAL LAND BAY EXHIBIT 0 0 William H. Gordon Associates 0 Southern Hills • 2.3 Residential The proposed development represents a moderate density development when reviewed against the permitted density within the RP district. This district permits a gross residential density of 4.0 units per acre or 422 units (105.5 acres x 4) for the subject property. The proposed gross residential density is 3.03 units per acre or 320 total units. For review purposes, net density for each of the sections has been provided below. Net density is calculated by taking the gross area of each individual section and dividing it by the number of units. u • Phase I — Single Family Detached The landbay for the single family detached portion of Southern Hills will be revised in the proposed rezoning. This revision will result in a seven lot reduction in total yield for this phase and result in a net density of 2.2 units per acre. These lots have had final plat approval and are recorded. The existing seven platted lots will be merged into the residue parcel. Phase H — Single Family Attached (townhouses) The proposed townhouse development is a medium density residential development. The proposed net density is 4.62 units per acre. This density is low for a townhouse development and represents an effort by the Applicant to include additional open space within the community and to enhance the living environment for the future residents. The proposed layout reduces the number of townhouses stacked back to back by orienting many of the units to common open space areas. The use of a central traffic circle within the community provides a focal point that will establish an identity for the development. RESIDENTIAL !, LAND BAY EXHIBIT SINGLE FAMILY SECTION TOWNHOUSE� SECTION \ • lio 11t� S Q pi B2ZONE ❑O flOflr�C� r ❑aaaTl��o 0 rown� auN iaNE William H. Gordon Associates Southern Hills • 2.4 Proffer Revision As part of the proposed rezoning, the proffer package for the Southern Hills will be revised. The previous proffer package consisted of eight separate conditions. These conditions will remain the same with the following exceptions; Proffer #1 will be revised to permit; a) Townhouse units. b) An increase in the number of residential units from 250 single family detached urban residence units to 88 single family detached urban residence units and no more than 232 townhouse units. c) 15.5 acres of B2 commercial zoning district land. The previous package, as a stipulation of the rezoning, limited the proposed housing types to single family detached units. In exchange for the Warrior Drive extension this is being modified to allow for townhouses and the B2 commercial area. Proffer #7 is modified to provide for public access to the Ewing family cemetery via an access easement as opposed to a public road. The cemetery was previously adjacent to detached single family homes on a public road, thus access was accordingly defined in the proffers. The cemetery is now located within the townhouse section which, due to parking restrictions, is required to be accessed via private roads. An access easement will be placed on the private roads to ensure public access. Y Proffer #9 is a new proffer that specifies the conditions of the dedication of the Warrior Drive right -of -way. It specifically notes that the Developer will dedicate a 100' right -of -way for the construction of this road and allows for 1) the Developer to acquire easements for utilities within the dedicated area 2) for two entries into the proposed B2 lands from this right -of -way 3) the right to grade within the right -of -way. •