Loading...
039-09Action: BOARD OF SUPERVISORS: November 18, 2009 ❑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 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. Passed this 18th day of November, 2009 by the following recorded vote: Denied This resolution was a� by the following recorded vote: Richard C. Shickle, Chairman Nam Gary A. Lofton A e _�' Gary W. Dove Aye Bill M. Ewing Nay Gene E. Fisher gay Charles S. DeHaven, Jr. Nay Philip A. Lemieux Aye A C(� Y ATTE T �� Jo�tin 'le `y�, r. Fr Brick County Administrator BOS Res . ��039 -09 COUI'�IT�' of F'R�Dtlil�ICl£ Bepa�-trnent al' Planning and Develog��raent S�d/665 -5651 �'AX: 540/ 665 -635 'TO: Frederick County Board of Supervisors FROM: Michael T. Ruddy, AICP; Deputy Director �,,i� BATE: November 9, 2009 RE: Disca�ssion: Rock Harbor Amendment to the Round Hill Land Use Plan 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. 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. n V An71 Pw 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 with the open spaces associated with the existing Rock Harbor Golf Course, and second, to create awell- 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 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. I07 1� ®rth Kent Street, Suite 202 ��Vinchester, Virginia 22601 -5000 Page 2 Board of Supervisors Discussion: Rock Harbor Amendment to the Raund Hill LUP November 9, 2009 Committee and Commission Review. On October 21, 2009, the Planning Commission discussed and endorsed a Draft Amendment to the Round HiII 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. Please note that prior to the Planning Comnussion's discussion of this item, Staff received correspondence from an adjacent properly 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 S.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 breakdovvn, but in tying the uses together. They encouraged flexibility in tying the conference facility and its minimum size to the vitiation 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 area; however, it was suggested that it may be preferable to get into the mechanics of the minimums and maximums at a Later point. In addition, regazdu7g 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- Duector, 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. Mr. Weindel also provided an overview of some of the short term infrastructure issues that needed to be addressed by development in this azea of the County in support of future development projects. Mr. Weindel said the key component Page 3 Board of Supervisors Discussion: Rock Harbor Amendment to the Round Hill LUP November 9, 2009 `� to development of this area is Willow Run; he said without it, access to water and sewer for the ultimate development of the Round Hill area, including Silver Lake, the Rock Harbor project, and the existing community would be problematic. In. addition, he said that the infrastructure in this area should be appropriately sized to handle the future growth. Mr. Weindel said the treatment capacity is available, but the conveyance of wastewater from the projects to the plant is an issue that will need to be addressed. Willow Run will need to be enlarged or sized correctly. Mr. Weindel advised all parties of interest to meet together to determine the goals and what provisions will need to be made in order to serve what is necessary to continue development of the area for additional future growth. The Planning Commission believed that, ultimately, this proposed land use plan and request was a positive one that fit well m thls area. Regazding 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. 1\�TR/rsa Attaclunents ' �m��� ��� ������ - ���� �J�� ���� ��4� (Adapted by the Board of Supervisors on November 14, 200 %} I?raft I1 /fIg /D9 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 Rack Harbor Golf Course. The following Land use policy, along with the updated land use map, is the resulting amendment and is kno��n 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 assOCFated with the existing Rock Harbor Golf Course, and second, to create awell- designed Conference Facility and Commercial Center with an orientation to the Golf Course and fixture Route 37 interchange. 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 arow.id Round Hill Road (Route 803) and the developing commercial 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 property, particularly for any accessory membership residential land uses. Like the other two areas, this plan seeks to Link to the community by providing access to efficient roads and multi- purpose trails and sidewalks for the benefit of bosh 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. -i- Land �Tse L Pound mill Pecr•eatiorz and Coraferenee C`orazrnercicrl Corrcrazurzity (Corazrnercial Becre¢tion �arzd Fuse) The intent of the Recreation and Conference Commercial Community 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. community shall have a balance of land uses that provides that the recreational component shall be the primary land use. The recreational component shall be located in close proximity (within one mile) of an existing Route 37 Interchange. There shall be a major open space component. Compatible commercial ventures such as conference facilities, lodging opportunities, restaurants, and limited accessory retail shall be incorporated into a Master Development Plan which shall be submitted and approved as a component of a future rezoning. Balance of land uses Recreational - 36 hole golf course (.mirzirzzarraa # of holes) Qpen Space – 60 percent of land area (�rzinirnum area including golf course) Commercial – 30 percent of land area (maximum area) This area of commercial shall include a Conference facility with a rrzininzum .�00 person capacity* – Conference Facility in place prior to commencement of accessory membership residential land uses. Accessory membership residential – 10 percent of land area (maximurrz of 200 uniis wlzicli rrzay be irz individual buildings) Note to BOS – lilembers of the PC commented that the balance of land uses was appropriate but that less specificity with the minimum and maxirrzum standards (highlighted above) would be preferred at this time, thus allowing more flexibility in drafting any subsequent zoning ordinance standards. The project shall be one project encompassing the entire area with no splitting up of property into individual commercial or residential lots. In addition, the accessory membership residential shall be of a limited scale and owned and operated by the recreational uses owner for use of the organization and membership. Community )N acuities In order to promote high quality low impact design, this project should promote energy efficient design and development, including achieving LEED certification, or certification from a similar -2- program, as a project. Areas of impervious surface in conjunction with the development shall be inin.inized. Alternative irrigation techniques should be promoted. Innovation with providing water and sewer 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 anal the necessary community facilities are provided in a timely and coordinated manner in order to enable the successful implementation of the land use plan. Rezoning to the new district should not be allowed prier to the availability of public water and sewer, or alternately, future rezoning should provide far water and sewer with a clear expectation that the infrastructure, or agreements to develop the infrastructure, is in place to ensure the appropriate infi-astl-ucture is provided commensurate with the development of projects. 13esi�n 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. Transportation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan calls for Route 37 Juba1 Early 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). 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 connection is planned through the Rock Harbor project to serve the area and provide access and connectivity between the Round Hill community and 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 -3- the trail coru�ectivity located on the proposed sewer infrastructure parallel to the north of the railroad tracks. Multipurpose access should be provided from west of the interchange to the east of the interchange. This should occur in conjunction with the const�€-uction of the interchange if possible and under the existing Abrams Creek and Rail Bridge. At a m;nsT„um, 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 Wil�chester Green Circle is -- - - -- - vezy important. Irnplernentation �'�SA Boundary Alt. I. The SWSA boundary shall be modified around the boundaries of the Rock Harbor property (and the Robinson property) as identified in this map_ Assumes an expectation is in place that community facilities will be provided to serve this site prior to rezorvng. In addition, this ultimately assumes the abilifiy of community to obtain future water and sewer resources. This is the at�proacli ureferred and endorsed by both the P� and the CPPC The result f tliis proposed amendment wo�1.d be the addition of approximately 264 acres (265.5 acres with Robinson) into the Sewer and Water Service Area (Si�'SA) Alt Z. Tlie SWSA boundary shall not be modified at the time of the approval of this laud use plan. In the future, the SWSA boundary may be modified coiLSistent with the land use designations of the Study, and ultimately up to the potential locations of the SWSA -- identified by the study, only with the approval of the Board of Supervisors, and only when it has been demonstrated that the necessary sewer and water infrastructure is available. 2'onirzg �esib nation 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 Alt I, Recreation and Conference Comtnereial District or Overlay District — Zoning Designation specifically designed to implement this balance of land uses and associated performance standards. This is the apzrroach preferred and endorsed by both the PC and the CPPC Alt 2, B2 (Business General) — Zoning Designation (7041 Residence Clubs operated by organizations for members only could be used to accommodate accessory membership residential land uses). Golf Courses could be incorporated into the district. -4- �/ ® ♦ o � v ,� � � ���® � �� � ��� � ®� � s,� ` ..� ,� ®�� �,� , w o® �� r �� � � '��0� � , �Q < ����® \ a � A ' ��� • � �, !� �� y�a1��O��p��.�� � r ���nf?a -- o �i� � - � ,,� � �' - . ,. ����` —•,!ems .�'�'� ��A � �— �_ � �'� �� � owe �. � /s'i /� =� ° ° °'w � : �/ � .. : ar ` ,� 00 .1 ?J, OBI . � �w�.. os ... ,�. � op �® O �r � • •� ' v lAa� Q��I o� ' �� p � � o °n, �1 .'�' �' � ��� o oD�'pao� Q r n v p�� �����!' � �, �� �® � i , �'' �♦� t� ` � ,, � � • e � - ®® v a � �. ���� ���-`-' r. Rounu Com L Ian � ��`�� � •, A 'pted �y.�„ v tuber 14, 2007 S „b-y„ N H'E t I Feet 0 750 1,500 ��� Proposed Collector Roads ® Proposed Traffic Signal ® Proposed Interchange Streets /�/ Primary Rds /�/ Secondary Rds /�/ Terciary Rds ;' Winchester Rds %`� Railroads lakes ^M^- streams �� Urban Development Area swsa Community Center Business Q Commercial Recreation ® Extractive Mining Park � . � TrailConnectivity ' e,e Winchester Green Circle Frederick County Dept of Planning &Development 107 N Kent St Winchester, VA 22601 vvww.CO.FREDERICK.VA.US Amended 2009 Ro u n u 1 ���,�: Com L ��- Ian :. Adopted - �ov�mber 14, 2007 N WE t- 5 I I Feet 0 750 1,500 ��� Proposed Collector Roads • Proposed Traffic Signal ® Proposed Interchange Streets /�/ Primary Rds /�/ Secondary Rds ,� `�/ Tertiary Rds Winchester Rds %`�X Railroads lakes ^'u^ -� streams �) Urban Development Area swsa Community Center ''= Business ® Commercial Recreation Extractive Mining Park Frederick County Dept of Planning &Development 107 N Kent St Winchester, VA 22601 www. CO. FREDERICK.VA. US Amended 2009 ei � � ., ,, z � �> � :r a ■ ■ r, ` c rt Q ♦♦♦ ♦ ♦ ♦ ♦♦♦�♦ ♦� ,. ' {: ■' • � � T ♦a� r <� � ^• �,^, °asp ♦i °"'" • t ♦'� � #.+ q4g I ■ . . 4 4 S �P f @♦ � I .' ■■ ■ ~r■ rt �s ` t� I i ■ 7r v, _ ■ ~■ i . '� {� spec ♦4c ♦s ,t ■ i �i �� � ■ � "� � f l t ♦ ♦e ♦ ♦a� ♦ *:1 � � p r . �ti4�"r "�j��'iai i•'L■ r i .:vs■ 3r. �' _� �, ■3 } ■■ ■ �;'� `: y �. s• � e:S � .+ � s �.,�"� t si; • .!� } • ? �y yr! ■ si `x,18; . ar■■: �l' f�� T �#.� - l '§w..r4��ibit. i i 9.1. ■ /// 1�1{'• ��. ' � Wit. �J �-� �.i �, £� � s + r '{ � �r // P!! T,� p.tj Wincheslcr,VA ,� ; � � F � � vim.- �..,» � a1 `� � '� / //i � �,,;,� pm�_,� '� . ,y .'• R� , ,tea , '■ y. ■.,\ ■. a . Y a,.. ��. '■ i •- i � " • , �. /�. ■ �` .: . ' j ll ■ ��c r � 0 ` h YvP � ��� Future Rt378ypass LongRangeLandUse ry y,� ».�r ��y °. ' ♦ ♦ ♦ ♦i ♦i♦ ♦r♦ + +�♦♦ ♦ ♦♦ ♦ ♦ ♦♦ ♦ �y ♦ ♦♦ ♦ ♦♦ �. '�.: y� Industrial .v, FLT ..r - i Residential �� Mixed Use Industrial \Office + ♦ ♦♦�O ♦♦ ♦ �♦ • ♦ ♦i♦ a � SWSA �, �� Mixed Use Age Restrictetl IST� Urban Center `1CY ♦Oi ♦ ♦ .1 ��, Neighborhood Village ♦ µ ;> Business planned Unit Development f ■ lno•. �+♦ .n 4♦♦ ♦� ♦ ♦i ♦s Oi a I' ♦.♦♦♦♦♦• ' ■ ■ ■ � \11'3 � ° Il . ��; '' ■ ■ 'i ' ■ r. I/ .ref � � e' ■s'..k n ♦i _ ■ ��� p u p • � • l;r� n d` 11 }' r, ���� ri �.' t ; ;s'- -�' d ri:- ,• 0 300 600 I 1,200 Feet r 'dock Harbor Golf Course -SWSA Ex� �• CPPA # 03 - 09 CURRENT LAND USE �! PIN: 52 - A - 313; 52 - A - 88 t♦��� � �k ' +�♦♦♦ ♦�� ♦�.�♦��♦ � ♦� ��� Future Rt378ypass LongRangeLandUse y Highway Commercial ♦ ♦ ♦ ♦i ♦i♦ ♦r♦ + +�♦♦ ♦ ♦♦ ♦ ♦ ♦♦ ♦ �y ♦ ♦♦ ♦ ♦♦ �Applicalion Rural Communit Center - y y� Industrial ♦ ♦ ♦♦♦ ♦ ♦ j�q ♦ ♦ ♦♦♦��♦♦* ♦� ♦e♦ • � } M I Urbas DetrolopmentArea - i Residential �� Mixed Use Industrial \Office + ♦ ♦♦�O ♦♦ ♦ �♦ • ♦ ♦i♦ a � SWSA �, �� Mixed Use Age Restrictetl IST� Urban Center `1CY ♦Oi ♦ ♦ ,�i `3525' Mixed -Use ��, Neighborhood Village ;> Business planned Unit Development ■�� �' �fj Mixed Use Commercial \ ORce Case Planner: MRuddy Recreation i\ �� Natural Resources &Recreation Open Space InstRulional $� Historic \ DSA b1ap Qrrfri171Qr1i: (F.1 1_. L ueator_ „Mps�"(iub \GF'i'..U309 FockHertur Golf Course_SwsaExp, 060409_LandUse mxd} G /N2009 - 3:54:53 PM dock Harbor Golf Course - SWSA Ex�' CPPA # 03 - 09 CURRENT ZONING 52 -A -313; f�f Future Rt37 Bypass oAPPlication � w`I Urban DerclupmcntArca Zoning Mz pndustrial, General District) Bl (Business, Neighborhood DistricQ • MHI (Mobile Hume Community DislricQ B2 (Business, General DislrisQ MS (Medical Support District) • B3 (Business, Industrial Transition District) �w, *�� RI ( Residental Planned Community District) EM (Estractis�e Manufacturing District) RS (Residential Recreational Communiry� Districq HE (Higher Education District) i � � RA (Rural Area District) • Ml (Industrial, Light Districq RP (Residential Performance District) 0 300 600 1,200 Feet wF t � t � t � t � - -rte -1 ttap bocumeni: (F:1_1 _l ucator _ro1(s \20091CFPA0309 R�ci.f iarbor_Golf Course Sws�Exp_.OG0409 Lend(lsen:xd) 5/4!2005 �� 354:53 PM i /� 560 North I,ou_doun. Sheet, i�inchester, t�t1 22601 ® 540- 667 -Q468 ® Fex: 5�0 -66% -0469 ® F- rrtail: office C�rnarsha�zdlegge.com September 23, 2009 Mr. Michael T. P.uddy, AICP, Deputy Director Frederick County Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 � - -•• -- Re: Request for Including Property into the Water and Sewer Service Area (SWSA Expansion) Tax Parcels 52 -1B -5 and 53 -3 -B Frederick County, Virginia Dear Mike: � f L � �liQ� I am writing this letter on behalf of R � T Packing Corporation as a request to include two of the R & T Packing Corporation's properties into the Frederick County Water and Sewer Service Area (5D1SA) expansion. We present this request to your office in support of the Comprehensive Plan Committee Review Application CPPA No_ 03 -09, Rock Harbor Golf Course, SWSA Expansion 259.43 Acres. The subject R & T Packing Corporation properties are designated as Tax Parcel 52 -1B -5 containing 4.57 acres, and Tax Parcel 53 -3 -B containing one acre, being situated on the southeast side of Merriman's Lane and the west side of Route 37. This location is at the intersection of these two roadways, and currently the properties are remnant parcels of land having a composite area of approximately five and one -half acres. We have enclosed several vicinity maps that identify the subject properties and their geographic location to existing adjacent facilities such as the Route 37 highway, Rock Harbor Golf Course, Roscommon Residential Subdivision, and lands that are proposed for development on the east side of Route 37. We also have provided a copy of a proposed right of way dedication exhibit of the future West Jubal Early Drive project, which will provide for Route 37 access adjacent to the subject properties. The subject properties are currently zoned RA (Rural Area) and are generally non - conforming and not well suited for agricultural or residential use. It is the intent of R � T Packing Corporation to plan for future uses of this property in a manner that is compatible with the Rock Harbor Golf Course, a recreational commercial use. Mr: Michael T. Ruddy September 2a, 2009 Page Two R � T Packing Corporation has worked in cooperation with Rock Harbor Golf Course and is the develo er of P the existing Roscommon Subdivision. A portion of the Roscommon Residential Subdivision Preservation Lot has provided lands for the expansion of the existing Rock Harbor Golf Course. R a T Packing Corporation is committed to providing for future commercial uses on thi s property that will enhance both the recreational and residential uses along the proposed West Jabal Early Drive -Route 37 interchange. We look forward to working with your office to obtain a favorable review of this request. Sincerely, �" r Scot W. Marsh, L.S. SWM /clh Enclosures Copy to: Mr. J. Kelly Robinson R & T�.:��'ing Corporation � ���� ( � _ �¢� _ _ `�60 �30� 0 � �,} 120 \\ ,` `�\ `� \`' �\ ` ' \� �\ �� END L/A do FENCE V■ G � f \SCALE: 1 " = 60' �� � � ` `..'" � \� � ~ � `� \ �\ \ � �:J � 1 \ �, it � \ \\ �\�r� \ _ \ � / e``�� ~���� \\ \\ �■ � __ `v � � � I" " I'� � � gg� m \` _ i ,' �'� f` r � -�F ('X.1�('tl:'Tf�1';TI(`tl llt %IT,`- � �\\ \ \ �� \; e � �'h � � �� d� . I � ' `�� \\''_� _ i / r/ - -__ ,. EN`D L/A & L/A FENCE ' `� \� s \\\\ �� \� �t a �� �`�\ �i 7"�4X�fRCEL,,,,�IGHT -OF -WAY ADDITIONAL \ \ \� \\ \�\ \\ - �L -�8 5 0.1 AGES � � ��. J PE � ©yY utD. PLATS RIGHT -OF -WAY REQUIRED PROP L/A FENCE � \�` , \� � � '" -- � ` ti ��78 ACRES�\(TOTAL,� � 1:327 ACRES (TOTAL) \` � •�� � � �, `- --' _ _ — 0.}0� EXCESS � � � ,- - -- ' �`\ I �� �� \ o �. W \ \ _ r \ \ \�\ � � ; \_ � J � o \ _ }} .. � \ \ � \\ W �Z J F /� \ r� \\ � o Qo ¢? _� _ - ""`Y•, �'�`� �'r�,, ` gl ice— �'� _ � _ -- � �- � -�. 1 -- � � -� � „� ` ^- y� ` ` I �t�__'�`7�wc-.,,ti� � ` `� ” _ d `�-- _�.._� -__ � -- .' - l _ _ —_'t` — _' --., � � D®IGNSD HY: Gl® _ _ — -. �f 1 OF l Round .Hill Community Land Use Plan Adopted November 14, 2007 u��: Feet o Aso �,soo t *�� Proposed Cotiector Roads +� Proposed TraT(ic Signal Proposed Interchange Streets /�/ Primary Rds /�/ Secondary Rds Tertiary Rds W,nehester Rds %�!r Railroads �> lakes �-�- streams � 1 Urban Devetopment Area s4'`. swsa Community Center Business Commercial Recreation ® Exhactive Mining Park B �,..� TrailConnectivity A Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US Amended November 2008