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SUMMARY:
“ I t has been hereby acknowledged that there i s a p reex is t ing need fo r t ranspor ta t ion improvements in th is a rea and that o ther p roper t ies w i l l reap benefi ts f rom the proff ers potent ia l ly off ered by th is app l ica t ion .”
“ I t shou ld be recogn ized that any fu r ther deve lopment o f the Happy Creek land bay i s dependent on the t ranspor ta t ion improvements we a re contempla t ing .”
“ I t shou ld be recogn ized that th is s ing le app l ica t ion cannot shou lder the burden fo r a l l o f these improvements , and that fu tu re deve lopment o f the land bay may a lso cont r ibute th rough fu ture land deve lopment p roposa ls . ”
“With agreement tha t s ign ifi cant t ranspor ta t ion improvements a re requ i red even under the by- r ight scenar io , the Town must commit to ach iev ing methods to pay fo r these mu l t i -m i l l ion do l la r improvements (cos ts wh ich inc lude pre l im inary and fi na l eng ineer ing , land acqu is i t ion , and const ruc t ion ) . ”
- Andy Con lon , Town Di rec to r o f P lann ing , August 25 t h , 2009 Memo to P.C .
FRLP PROPOSED TOWN/COUNTY HAPPY
CREEK PROJECT: CONCERN: TRAFFIC
FRLP shares your
concern…
① 2004 H.C. Charrette Study
② 2005 H.C. Regional Study
③ 2007 Town Traffi c Study
④ 2010 FRLP Town Study
⑤ 2011 HEPTAD Town Study
⑥ VDOT 2030 SUATS
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Community Life:
Respect and Care for Existing and Future
Residents
The County has projected that its population would grow to 65,000
persons in 2025.
(County space facilities needs analysis, 2006)
The question is not if the
Community will continue to grow
- but how, and just as importantly -
where?
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Transportation Needs
Transportation network capacity improvements serving the Happy Creek Technology Park in the Town’s North East and H.C. Road area, including construction of the entire E-W Connector in the projects first phase – at no cost to existing residents (A 15 million dollar road).
The East-West Connector Road is a long planned and vital link in the local transportation network, and will help facilitate Economic Development in the adjacent H.C. Technology Park.
The East-West Connector will also provide a long needed second means of ingress/egress to the folks living in Shenandoah River Estates and Shenandoah Shores.
Community Life: Respect and Care for Existing and
Future Residents
The need for improvements to the local transportation
network in the future is indisputable…
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WHY WILL IMPROVEMENTS TO THE LOCAL TRANSPORTATION
NETWORK EVEN BE NECESSARY?
Above, 1997 Town Comprehensive Plan. Lower right corner, the minivan is stopped on the tracks while the car in front attempts to make a left at H.C. Road from Shenandoah Shores Road.
①A significant portion of the residential growth that will occur in the county over the next 20 years will use 606 and Happy Creek Road to get into town. There are approximately 650 recorded lots on 606 north of I-66 and another 3650 recorded lots on Blue Mountain and Shenandoah Farms. Approximately 2100 dwelling units could be built on these lots by-right.
③“Additional east-west connectors are needed to effectively manage the transportation needs of the Happy Creek Corridor Study Area. Ideally, one should be located north of Happy Creek Road and the railroad and one should be located south of Happy Creek Road, both connecting to the proposed Leach Run Parkway” (Town Sudy, ‘Development Constraints Analysis’, February, 2007 pg. 21)
②Over 300 acres of industrially zoned land exists in the North East planning area. Over 4 million square feet of office/industrial development could occur by-right on this property, adding tens of thousands of additional trips per day onto the local transportation network.
④“An immediate need for the economic viability of the Park and its firms, as well as the safety of the residents of Shenandoah Shores and students of Christendom College, is the construction of a railroad fly-over at the intersection of Rte. 606 and Happy Creek Road... such a fly-over needs to be needs to be a top infrastructure project for the Town with a completion date of no later than January 2010. In addition... The EDA suggests that the town considers the completion of the widening of the Leach Run Parkway and the construction of an East-West Parkway by the end of 2015.” (Mike South, Chairman Front Royal-Warren County EDA, letter to Town Staff/ P.C. - Sept. 27th, 2007).
Community Life: Respect and
care for existing and future residents
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Community Life: Respect and Care for Existing and
Future Residents
- Andy Conlon, Town Director of
Planning, Memo to P.C., August 25th,
2009
Community Need: Transportation
Network improvements.
“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. “
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THE SAFETY OF THE LOCAL TRANSPORTATION NETWORK WILL CONTINUE TO DETERIORATE
UNTIL ITS CAPACITY IS INCREASED.
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“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).”
Community Life: Respect and Care for Existing and
Future Residents
- Andy Conlon, Town Director of
Planning, Memo to P.C., August 25th,
2009
The need for improvements to the local transportation network in the future is
indisputable…
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 #7x and 7x) 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.
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www.FrontRoyalPlan.com
FRLP PROPOSED BOUNDARY LINE
ADJUSTMENT
What life have you if you have not life together?
There is no life that is not in community.- T.S. Eliot
Confluence: [kon-floo-uhns] noun
4. a coming together of people or things; concourse. Joe Duggan
Bill [email protected]
David [email protected]
April 17th, 2013
