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055-10Action: BOARD OF SUPERVISORS: February 24, 2010 ❑ APPROVED ❑DENIED RESOLUTION Directing the Planning Commission to Hold a Public Hearing regarding the Comprehensive Policy Plan Amendment of Rock Harbor to the Round Hill Land Use Plan — WHEREAS, The Comprehensive Plans and Programs Committee (CPPC) Executive Committee on September 14, 2009, discussed and endorsed a Draft Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment; and WHEREAS, the Frederick County Planning Commission on October 21, 2009 discussed and endorsed the Draft Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment; and WHEREAS, the Frederick County Board of Supervisors discussed and endorsed the Draft Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment on November 18, 2009 and again on February 10, 2010, and finds that it is in the public necessity, convenience, general welfare, and good planning practice, to direct the Frederick County Planning Commission hold a public hearing regarding the Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment; and NOW, THEREFORE, BE IT REQUESTED by the Frederick County Board of Supervisors that the Frederick County Planning Commission shall hold a public hearing to consider adopting an Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment as a component of the Comprehensive Policy Plan, and forward a recommendation to the Board of Supervisors. February 24, 2010 Board Meeting -This Item was Postponed for 60 Days at the Applicant's Request. Passed this 24th day of February, 2010 by the following recorded vote: This resolution was approved by the following recorded vote: Richard C. Shickle, Chairman Gary A. Lofton Gary W. Dove Gene E. Fisher Christopher E. Collins BOS Res. X6055 -10 Bill M. Ewing Charles S. DeHaven, Jr. A COPY ATTEST John R. Riley, Jr. Frederick County Administrator COUNTY of FREDERICK Department of Planning and Development 54U/665 -5651 FAX: 54Q/ 665 -6395 TO: Frederick County Board of Supervisors FROM: Michael T. Ruddy, AICP; Deputy Director �; yam_ DATE: February 4, 2010 RE: Discussion: Rock Harbor Amendment to the Round Hill Land Use Plan Board of Supervisors Update Enclosed is an updated version of the proposed Rock Harbor Amendment to the Round Hill Land Use Plan. This is presented to the Board as a discussion item for the second �` time, and following additional discussion during the recent Planning Commission Retreat. This updated version contains the more flexible language regarding the proposed balance of land uses while maintaining the importance of ensuring the water and sewer needs of this project and the Round Hill Community are addressed. As before, this is a discussion item. A resolution directing the Planning Commission to proceed with a Public Hearing on this Comprehensive Plan Amendment is attached for the Board's approval should the Board endorse the Draft Amendment. Back rg ound. Through the 2009 Comprehensive Policy Plan Amendment (CPPA) process, the Frederick County Board of Supervisors endorsed the evaluation of an amendment to the Comprehensive Plan to include the property that is home to the Rock Harbor Golf Course (CPPA #03 -09). The following land use policy, along with the updated land use map, is the resulting amendment. Overview The amendment to the Round Hill Land Use Plan has two primary goals - first, to establish a new area of land use that would specifically promote the recreational attributes of this area in conjunction v��th the open spaces associated with the existing Rock Harbor Golf Course, and second, to create swell- designed Conference Facility and Commercial Center with an orientation to the Golf Course and future Route 37 interchange. The goals of the amendment to the Plan seek to enable the development of 107 North Kent Street, Suite 202 •Winchester, Virginia 22601 -5000 Page 2 Board of Supervisors Discussion: Rock Harbor Amendment to the Round Hill LUP February 4, 2010 land uses which will provide economic development, tourism, and entertainment benefits __ to the community and to Frederick County, and further promote the Rock Harbor Golf Course. The result of this proposed amendment would be the addition of approximately 260 acres (265.5 acres with Robinson) into the Sewer and Water Service Area (SWSA) and the addition of a new land use designation, a Recreation and Conference Commercial Community, which promotes a balance of land uses with the recreational component as the primary land use, supported by conference facilities, lodging, commercial activities, and a limited amount of accessory membership residential opportunities. Committee and Commission Review. On October 21, 2009, the Planning Commission discussed and endorsed a Draft Amendment to the Round Hill Land Use Plan known as the Rock Harbor Amendment to the Round Hill Land Use Plan following a discussion on the proposed amendment. Previously, on September 14, 2009, the Comprehensive Plans and Programs Subcommittee (CPPS) Executive Committee endorsed the enclosed Draft Amendment to the Round Hill Land Use Plan. The Board discussed this item at your November 18, 2009 meeting. As you will recall, prior to the Planning Commission's discussion of this item, Staff received correspondence from an adjacent property owner, Mr. Kelly Robinson, in `" support of including his property into the Sewer and Water Service Area in conjunction with this amendment. The Planning Commission recommended including this property within the plan update which would increase the amount of land included in the SWSA by approximately 5.5 acres to a total expansion of the SWSA of 265.5 acres. Should the Board recommend the same, the proposed land use designation that would cover the Rock Harbor project would be extended to this property with the expectation that it would develop in a manner consistent with the development of the Rock Harbor project and following the development of the Rock Harbor project. During the Planning Commission's discussion of this item, Planning Commissioners who were members of the CPPS Executive Committee encouraged additional flexibility with regards to the Balance of Land Uses, not so much with the overall breakdown, but in tying the uses together. They encouraged flexibility in tying the conference facility and its minimum size to the initiation of some of the residential membership opportunities; the residential memberships may have some value, perhaps in advance of the conference facility, but not to the exclusion of the conference facility and the commercial, to support the recreational element, the golf course. It was noted the Committee had talked about the 500 - person capacity being a threshold, but this may be an area to proceed cautiously with the Comprehensive Policy Plan so there is flexibility in developing the ordinance to implement this. Another aspect was the recommended path in adopting this amendment and moving forward with the creation of an ordinance that would be specific to this type of use and axea; however, it was suggested that it may be preferable to get into the Page 3 Board of Supervisors Discussion: Rock Harbor Amendment to the Round Hill LUP February 4, 2010 mechanics of the minimums and maximums at a later point. In addition, regarding the trail, the connectivity was felt to be most important, but with flexibility on how that is accomplished. The Frederick County Sanitation Authority's Engineer- Director, Uwe E. Weindel, P.E., was available at the meeting at the request of the CPPC. Mr. Weindel spoke with the Planning Commission about this SWSA expansion opportunity and the long term planning necessary to provide water and waste water resources within the UDA and SWSA. The FCSA continues to move forward with their effort to provide these resources. The Planning Commission believed that, ultimately, this proposed land use plan and request was a positive one that fit well in this area. Regarding the Kelly Robinson request, Commissioners believed that if the request stayed within the intent stated, it should also be included with this amendment. Next steps. This amendment is being presented to the Board of Supervisors as a discussion item. Following the Board's discussion, should the Board endorse the Draft Amendment, this item will be presented to the Planning Commission as a public hearing. Please contact the Planning Department should you have any questions regarding this information. MTR/bad Attachments Round Hill Community Land Use Plan 2007 (Adopted by the Board of Supervisors on November 14, 2007) Recreation and Conference Commercial Community (Rock Harbor) Amendment Draft 11/09/09 — Revised 02f04/10 Through the 2009 Comprehensive Policy Plan Amendment process, the Frederick County Board of Supervisors endorsed the evaluation of an amendment to the Comprehensive Plan to include the property that is home to the Rock Harbor Golf Course. The following land use policy, along with the updated land use map, is the resulting amendment and is known as the Rock Harbor Amendment to the Round Hill Land Use Plan. Guiding Principles The amendment to the plan has two primary goals - first, to establish a new area of land use that would specifically promote the recreational attributes of this area in conjunction with the open spaces associated with the existing Rock Harbor Golf Course, and second, to create awell- designed Conference Facility integrated with limited commercial land uses with an orientation to -- the Golf Course and future Route 37 interchange, and limited accessory membership residential land use to sustain the viability of the Rock Harbor Golf Course. The goals of the Plan seek to enable the development of land uses which will provide economic development, tourism, and entertainment benefits to the Community and to Frederick County, and further promote the Rock Harbor Golf Course. The addition of Rock Harbor area to the Round Hill Land Use Plan creates a third distinct area of land use for the Round Hill Community which will join with the Community's other two distinct areas; the long established Round Hill Rural Community Center focused around Round Hill Road (Route 803) and the developing commercial and medical support area along Route 50 (Northwestern Pike). The Rock Harbor area of the Round Hill Land Use Plan is west of, and adjacent to, the West Jubal Early Land Use Plan. The addition of this area will promote a connectivity of land uses and access between the two important land use plans with a focus on the future West Jubal Early Interchange. This plan also encompasses the area of existing quarry operation, providing recognition to this very important area of Extractive Manufacturing and guidance with regards to future development adjacent to the quarry. Additional protections in the form of distance and buffering should be provided for any new land uses on the Rock Harbor Golf Course, particularly for any accessory membership residential land uses. �e Like the other two areas, this plan seeks to link to the community by providing access to efficient roads, multi - purpose trails and sidewalks, and public water and sewer for the benefit of both the residents of this Community and those adjacent citizens who may work or recreate in the area. As with previous versions of the Round Hill Community Land Use Plan, a key goal of this plan is to provide public sewer and water access for the existing residents of the Round Hill community. Land Use Round Hill Commercial Recreation Land Use The intent of the Commercial Recreation land use designation shall be to provide for carefully planned commercially driven recreational land uses which take advantage of existing recreational amenities (36 -hole golf course) and enhances the economic development opportunities of the area through conference facilities, lodging, commercial activities, and a limited amount of accessory membership residential opportunities. Growth and development of this area should be carefully planned to take advantage of the existing commercial recreation land uses, Rock Harbor Golf Course, the close proximity of the Winchester Medical Center, and the adjacent areas of planned land use. The Commercial Recreation land use designation is envisioned to have a balance of land uses that promote the recreational component as the primary land use. The recreational component should be located in close proximity (within one mile) of an existing Route 37 Interchange and contain a major open space component. Compatible commercial ventures such as conference facilities, lodging opportunities, restaurants, and limited accessory retail would also be appropriate in this setting. The Robinson Property shall contain only the compatible commercial ventures component of the land use designation as identified above. Development of the Robinson Property should only occur at the same time as, or in conjunction with the Rock Harbor project. Balance oiland uses Recreational - 36 hole golf course (minimum # of holes) Open Space — 60 percent of land area (minimum area including golf course) Commercial — 30 percent of land area (maximum area) This area of commercial shall include a conference facility which shall be in place prior to the commencement of accessory residential land uses. Accessory membership residential —10 percent of land area (maximum area) It is recommended that the regulations guiding the development of the commercial recreation area promote the balance of land uses identified above that are owned and operated by the Rock Harbor Golf Course without further subdivision of the property. -2- Community Facilities In order to promote high quality low impact design, the commercial recreation land use designation should promote energy efficient design and development, including achieving LEED certification, or certification from a similaz program, as a project. Areas of impervious surface in conjunction with the development should be minimized and alternative irrigation techniques should be promoted. Innovative water and sewer design to this project is necessary due to the limited resources available to the County. Alternative approaches with regards to water resources and reuse of water and wastewater should be provided with this project. This project should provide additional resources to the community and facilitate the provision of water and sewer resources to the Round Hill Community, in particular to the existing residents, rather than detract from the FCSA's ability to provide these resources. It is essential to ensure that the infrastructure and the necessary community facilities are provided in a timely and coordinated manner in order to enable the successful implementation of the land use plan. Therefore, it is expected that the commercial recreation land use application is developed with public water and sewer infrastructure and this application participates in the regional planning and infrastructure development. needs of the Round Hill Community. This participation may include infrastructure improvements that exceed those generated solely by this project but aze designed to advance the needs of the Round Hill Community. Design High quality building designs and materials are expected. An objective of this plan is to create an attractive, functional commercial area and to prevent the creation of a typical commercial strip, from the perspective of a new interchange on Route 37. Unattractive development along Route 37 frontage should be avoided. From this perspective, the golf course and future conference and lodging facilities should be preserved and be the prominent features. Additional commercial and residential land uses should be avoided directly adjacent to Route 37. The recreational viewshed should be promoted with the golf course and future conference facilities highly visible. This may include a linear area of open space adjacent to Route 37 (500 feet distance). This area of open space should not be extended to the area surrounding the proposed interchange which is an area where appropriately designed development is anticipated. TransAOrtation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan calls for Route 37 Jubal Eazly Interchange improvement. This project has been endorsed through recent rezoning approvals. This land use plan will ultimately provide direct access to the Route 37 interchange at this location. Access to the Round Hill Community to the North is also encouraged and may be established prior to the completion of the Jubal Early Interchange if supported by an approved TIA (Transportation Impact Analysis). -3- Notwithstanding this, the development of this property should participate in the implementation of the Route 37 interchange to the extent that it is warranted as a primary transportation focus. A new multi - purpose trail system is planned through the Round Hill Community to serve the area and provide access and connectivity with the West Jubal Early Community. The location shown on the plan is general, with the precise location of the trail connection remaining flexible. However, access should provide a connection generally from west of Route 37 to east of Route 37 as depicted on the map. It would be preferable to have the trail connectivity located on the proposed sewer infrastructure parallel to the north of the railroad tracks. This should occur in conjunction with the construction of the interchange if possible and under the existing Abrams Creek and Rail Bridge. At a minimum, bicycle and pedestrian awareness should be incorporated into the design and signage of the interchange. Trail connectivity to West Jubal Early Land Use Plan and the City of Winchester Green Circle is very important. Implementation SWSA Boundary Preferred Alternative: The SWSA boundary shall be modified around the boundaries of the Rock Harbor property (and the Robinson property) as identified in this map. This assumes an expectation of development with public water and sewer, as well as regional planning and participation in community facilities development will be addressed during the rezoning process. In addition, this ultimately assumes the ability of community to obtain future water and sewer resources. The SWSA boundary expansion would be the preferred alternative. This is the approach preferred and endorsed by both the PC and the CPPC. Outcome: The addition of approximately 260 acres (265.5 acres with Robinson) into the Sewer and Water Service Area (SWSA). Zoning Designation The existing commercial designations of the County could be used in the implementation of the proposed land use designation. Alternately, a new zoning district or overlay district could be created to accommodate such a balance of land uses and could address housing types and dimensional standards. Such a special district would be the preferred alternative Preferred Alternative: Recreation and Conference Commercial District or Overlay District — Zoning Designation specifically designed to implement this balance of land uses and associated performance standards. This is the approach preferred and endorsed by both the PC and the CPPC. -4- �►� l� �i ��� �..•.,r' r[ "�ii� ��'=-:.��A!►y!®_�r�►� _ � �� viii . � ��`� � �� ��� � � `fir �a ©� � e� �O .1 .�• ��� w � ,� O� ` s \`� \� �_ �. � �� ���� v i •p ��� -��V¢ • 9 5 i � �_ � / /�� I�"d �- r/ � °,!�cfiv �: _= • °y�) 1 /r� =�� �°�'�°�� ©.�� °� d0�. ►. 6q�o `�` v��� D� e^ D�a 3� li 3 ° °� -� J \�� , \� \-►+ ,, �� �' - ...: Rouna Com � _ La��;� U' elan �� �� �:: , - ,i�pted �` NoV�mber 14, 2007 /��(/N,�.��� WG l5 I I Feet 0 750 1,500 ��� Proposed Collector Roads ® Proposed Traffic Signal ® Proposed Interchange Streets ,/�/ Primary Rds /�/ Secondary Rds Tertiary Rds Winchester Rds %�� Railroads lakes �- sVeams #) Urban Development Area SYYSa Community Center Business Q Conmercial Reaeatbn ® Extractive Mining i Park '�".,r TrailConnectivity + :,� VYinchaster Grasn Circle Frederick County Dept of Planning &Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US Amended 2009 ./y��N 0 300 600 1,200 Feet w �d� e Case Planner: MRuddy Phi Future Rt37 Bypass Loning M2 pndustrial, General DistricQ ;;� Application Bl (Business, Neighborhood District) MRl (Mobile Home Community DistricQ Iii � M / Urban Detelupment Area B3 (Business, General DistrisQ - MS (Medical Support DistricQ SWSA B3 (Business, Industrial Transition DistricQ ::, � RA (Residential Planned Community DistricQ - EAI (Extractive Manufacturing DistricQ RS (Residential Recreational Community District) - HE (Higher Education District) i� RA (Rural Area District) • Ml (Industrial, Light District) RP (Residential Pei {urmance District) (aa(� Do�.uiitant (F: \_1_LOCalor it'q.e1'C091f:PP�0309 F�.,i.f ir,�ia� Gulf. 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