www.frontroyalplan.com frlp proposed town/county happy creek project 1 joe duggan...
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www.FrontRoyalPlan.com
FRLP PROPOSED TOWN/COUNTY HAPPY
CREEK PROJECT
Bill [email protected]
David [email protected]
April 17th, 2013
Confluence: [kon-floo-uhns] noun4. a coming together of people or
things; concourse
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Proposed Land Use -Summary:
Community’s 1, 2, and 3 would be rezoned after the boundary adjustment and would consist of no more than 818 total dwelling units:
• Each residential Community will consist of several neighborhoods, with each neighborhood consisting of between 50-75 homes.
• No more than 715 single-family detached dwelling units, and no more than 144 single-family attached and/or multi-family dwelling units within these three Community’s.
Community 4, the future mixed-use portion of the project, will remain in the Agricultural (A-1) zoning district – subject to a future rezoning at the discretion of Council and based on market conditions.
Community Design: 4 Communities – situated around the sites natural features and
drainage systems to minimize future impacts on the watershed and to utilize these areas as future recreation and open space
amenities…
Community Design:Respect and Care for our Natural Environment and for
Existing and Future Residents• 56 acre school/park site
dedication area
• 20 acre regional park site area dedication
• Community Historical Resource: Preserve the historic Marshall family cemetery and surrounding lands.
• A minimum of 4 miles of Walking/ Hiking/ Biking Trail network along E-W and throughout the Community connecting new residents with existing residents and downtown business’.
• Absolute fastest allowable build-out = 13.6 years starting from approval of first final record plat.
Community 4, the future neighborhood retail and office, mixed use, and 55+ housing portion of the project (181 Acres), will be reserved for future net fiscal positive development – approximately 1/3 of the developable acreage.
Proposed Land Use – Community:
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Community Life:
Respect and Care for our Natural
Environment and for Existing and Future
Residents
If this land (604 acres) is brought into the Front Royal boundaries, and the East-West Connector is built, connecting the planned Leaches Run Parkway with Commerce Ave., this will be the greatest transportation improvement in Warren County since I-66. It will open up for business the Happy Creek Technology Park, relieve school bus riders of dangerous roads and intersections, and allow Front Royal to once again accommodate new housing as an alternative to breaking the rest of Warren County up into 5, 10, and 20 acre lots. 181 acres future tax positvi
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Community Life:
Transportation:
The need for improvements to the local transportation
network in the future is indisputable…
The EDA will have a very good story to tell prospective companies bringing much needed jobs and investment. Ideally located between the Tech. Park and Bing Crosby, with our planned bike and walking paths connecting to existing and planned community paths, workers will be able go to work, to the Bing, or � �downtown to dinner and a movie without getting in a car. We have planned this community to be an extension of downtown, not an island.
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Community Transportation
Needs Summary:
“It has been hereby acknowledged that there is a preexisting need for transportation improvements in this area and that other properties will reap benefits from the proffers potentially offered by this application. “
“It should be recognized that this single application cannot shoulder the burden for all of these improvements, and that future development of the land bay may also contribute through future land development proposals.”
“With agreement that significant transportation improvements are required even under the by-right scenario, the Town must commit to achieving methods to pay for these multi-million dollar improvements (costs which include preliminary and final engineering, land acquisition, and construction).”
- Andy Conlon, Town Director of Planning,
Memo to P.C., August 25th, 2009
THE BOTTOM LINE: The Town will receive a cash contribution of 3 million as a part of FRLP’s Town property proffers (4.3
million minus the tap fee ‘credit’ = 3 million) – AND up to an additional $700,000 cash (proffer #7.3 and 7.9) from this
application toward the construction of Leach Run Parkway. Monies that could be doubled using VDOT matching funds for the construction of a fly-over at H.C. Road and Shenandoah
Shores Road.
Community Life:Respect and Care for our Natural Environment and for
Existing and Future Residents
for our next work session…
FRLP PROPOSED TOWN/COUNTY HAPPY
CREEK PROJECT
Section 2: Appendix
FRLP Proposed
Community Contributions
:
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Proposed Residential Land Use Summary: Community’s 1, 2, and 3 would consist of no more than 818 Total dwelling units:
• No more than 715 SFD dwelling units
• No more than 144 SFA and MF dwelling units
• 56 acre school/park site dedication area
• 20 acre regional park site area dedication
181 acres reserved for future net fiscal positive development
① Growth pays its fair share… Approved Town property rezoning had $30,178 per unit impact fees/
ALL cash outlays. The proposed County property impact fees are in excess of $40,000 per unit (plus any future W&S tap fee increases)
The national average total impact fees are $11,000 per unit (including water and sewer)
Community Contributions
COMMUNITY CONTRIBUTIONSRESPECT AND CARE FOR EXISTING AND FUTURE RESIDENTS
② Infrastructure improvements at the beginning of the project…
Improvements to the intersection of 606 and H.C. Road that were a part of the Town property rezoning will be made prior to the first building permit on the County property (7.1),
A traffic light at 606 and H.C. Road by the 50th building permit (OR $225,000 cash contribution),
Additional southbound turn lanes on Rte. 606/H.C. Road by the 125th building permit (OR $475,000 cash contribution),
The East/West Connector by the 150th building permit, and,
Additional improvements to the intersection of the East/West Connector and Commerce Avenue if recommended by future traffic studies at the 150th and 400th building permit (light and turn lane).
COMMUNITY CONTRIBUTIONSRESPECT AND CARE FOR EXISTING AND FUTURE RESIDENTS
③ For the Community - this is a transportation plan that gets the East/West Connector built as soon as possible and at no cost to existing residents (besides right-of-way costs which could be covered using FRLP’s significant cash contributions)…
Proffer 7.4-7.8 ensures that FRLP will construct the entire East/West Connector Road as a part of the County property proffers prior to the 150th building permit – relieving the Town of any obligation to construct any portion of this long planned community improvement.
④ For the Community – this is an economic development plan too (fly-over?)…
The Town will collect 3 million for LR as a part of FRLP’s Town property development (4.3 million minus ‘credit’ = 3 million), which, combined with up to an additional $700,000 in cash from FRLP’s proposed County property proffers (#7.3 & 7.9), and using VDOT revenue sharing funds, these amounts could be doubled and used to complete the long planned LR flyover.
COMMUNITY CONTRIBUTIONSRESPECT AND CARE FOR EXISTING AND FUTURE RESIDENTS
What about the County? The proposed County Cash Contributions have increased from FRLP’s last discussions
with the Board and Council by 50% - from $6,000 to $9,000 per unit. In addition, we have added a minimum of 103 and a maximum of 144 SFD and MF units (without increasing the total number of units) – and kept the per unit contributions the same for these units.
The highest proffers ever collected by the County are $8,000 per unit at Blue Ridge Shadows – and those are significantly larger homes on a golf course. Including FRLP estimated value of the 76 acre land dedication – the contributions to the County are in excess of $15,000 per unit for this project.
County residents will benefit tremendously from the proposed transportation improvements – as evidenced by the County’s willingness to fund 2/3 of Leach Run Parkway, a Town road serving the H.C. Technology Park – similar to the East/West Connector.
COMMUNITY CONTRIBUTIONSRESPECT AND CARE FOR EXISTING AND FUTURE RESIDENTS
Summary: For the Community – this is a transportation and an economic development plan…
Proposed total project impact fees/ Community Contributions of $32,867,600, or $40,180 per unit (plus any W&S tap fee increases)
$20,141 per unit cash outlay proffers
$26,180 per unit including FRLP estimated land value contribution for 76 acre dedication
$11,452,000 toward W&S capital improvements (relieving existing Town ratepayers of this amount)
ALL the infrastructure is front end loaded – Entire East/West (half-section) by the 150th building permit – this road is 2.5 miles long. Leach Run is 1.4 miles long and it has taken 30 years to move forward.
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www.FrontRoyalPlan.com
FRLP PROPOSED TOWN/COUNTY HAPPY
CREEK PROJECT
Confluence: [kon-floo-uhns] noun4. a coming together of people or things;
concourse
Bill [email protected]
David [email protected]
April 17th, 2013
What life have you if you have not life together?
There is no life that is not in community.- T.S. Eliot