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083-10Action: BOARD OF SUPERVISORS: April 28, 20I0 � APPRC)VED � DEIrTIED S ®LIJT�01�7 Dire�tin� the PIa�t�in� Ca�nnissiou �© FI�Id a Public �cari�� �-e�ardln� the Coalprehem�ive P'e�Iicy Plan A�end�c�t a+�f ��ck Harb�sr to the R�nnd IIiI1 Laud Use PIa� WIiEREAS, The Comprehensive Plans anal Programs Committee (CPPC) Executive Committee on SepteFnber 14, 2009, discussed and endorsed a Draft Amerldrnent to the Round Hill Land Use PIan known as the Rock Harbor Amendrrment; and W�IERE.�S, the Frederick County Planning Commission on October 21, 2009 discussed and endorsed the Draft Amendment to the Round HiII Land Use Plan known as the Rack Harbor Amendment; and WHEREAS, the Frederick County Board of Supervisors discussed and endorsed the Draft Aanendxnezit to the Round Hill Land Use Plan known as the Rock Harbor Amendment on Naven7ber 18, 2009 and again on April 28, 2010, and finds that it is in the public necessity, convenience, general welfare, and good planning practice, to direct the Frederick Count�T Planning Commission hold a public hearing regarding the Amendrnerlt to the Round Hill Land Use Plan known as the Rack Harbor Amendment; and NOW, THEREFORE, BE IT REQUESTED by the Frederick County Board of Supervisors that the Frederick Coaniy Planarirag CoIInmission shall hold a public hearing to consider adopting an Amendaraent to the Round Hill Land Use Plan known as the Rack Harbor Amendment as a component of the Coaa�prehensive Policy Play, and forward a recommendation. to the Board of Supervisors. Massed finis 28�'' day Qf Apxil, 20I0 ley the follawir�g recorded vote: This resolution was approved by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A.. Lofton Ave Gary W. Dove Nay Bill M. Ewh�,g Nay Gene E. Fisher Aye Charles S. DeHaven, fir. Aye Christapher E. Collins Aye C`QPY AT 'I' 30 . Riiey,lr. Fre rick County Adxninisirator B05 Res. ��0$3 —J.0 C��.J1�I'li`�' �� F11DE�l� C� �epart�ent of Pta�ning a�� Develapent 584/565 -56.51 �`�x: 54a /�6f5 -6395 Tom: Frederick County Board of Supervisors >E1 R ®M: Michael T. Ruddy, AICP; Deputy Director '� DATE: April 21, X010 RE: DiscussBOn: Rock Harbor Amendment to the Round Hill Land Use Plan �3oard of Saa�pervisors 1iT�adate Originally scheduled for the Board's February I0, 2010 meeting, this item was tabled by the Board to allow Greenway Engineering, the original applicant, additional time to research this project and the SWSA expansion request.. The primary question for the Board was, and continues to be, whether or not to expand the SWSA as requested at this time; or rather, to approve only the proposed land use plan at this time, with the SWSA boundary to be modif ed at some point in the fixture when a clearer understanding of those water and sewer infrastructure improvements necessary to support the request has been provided. Previously, the Board expressed a clear expectation. that several of the Iarge landownersldevelopers within this area of the County be afforded an opportunity to meet to discuss the water and sewer needs of this area of the County. Further, it was the desire of the Board to ensure that ultimately any expansion of the SWSA would not negatively impact the ability of the FCSA to serve the existing Round Hill Community Center, or negatively impact the ability of previously approved projects to complete their projects. The ongoing discussions with the Frederick County Sanitation Authority continue to recognize chat there is generally adequate water supply and sewer capacity to support the Rack Harbor SWSA Amendment. However, it has been made clear that there are significant limitations within the existing and proposed infrastructure. Further, that the existing and planned infrastructure could potentially be impacted to a greater degree by the addition of land into the SWSA which would also utilize the infrastructure system. 107 I`dmrt� dent Street, Sugte 202 i�Virac� ester, �irglr�la 2260175000 Page 2 Board of Supervisors Discussion. Rock i�arbor Amendment to the Round Hill LUt' April 21, 2010 Ultiaxa�ately, additional regional improvements would be necessary to support the inclusion of the Rock Harbor Amendment into the Water and Sever infrastructure serving this area. An effort was made to encourage collaboration between the various- large landowners /developers within this area of the County_ Several meetings held over the past couple of weeks have highlighted both. the concerns with serving this area and the opportunities. In addition, several potential improvements to the regional water and sewer infrastructure have been discussed. At this tinge however, no resolution to the regional needs of the landowners/ developers in this area has been agreed upon.. Previously approved development projects are proceeding with infrastructure installation that may not accommodate the land area covered by the proposed Rock Harbor amendment to the Round Hill Land Use Plan. It would be the respansibiliiy of the Rock Harbor property to commit to participate in improvements to the regional infrastructure in the future should the SWSA be extended to cover the property. Attachments. 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 lime, acrd 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 ar�d 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. Background. Through the 20[}9 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 specif tally 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 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 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. , Page 3 Board of Supervisors Discussion: Rack Harbor Amendment to the Round Hill LUP Apri121, 2010 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, iadgirig, commercial activities, and a limited amount of accessory membership residential opportunities. Committee and Commission Review. On October 21, 2009, the Plarming 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 an the proposed amendment. Previously, on September 14, 2009, the Comprehensive Plans and Programs Subcommittee (CPPS) Executive Conunittee endorsed the enclosed Draft Amendment to the Round Hill Land Use Plan. The Board discussed this item at your T�Iovember 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 Rack 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 CPPC 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 area; however, it was suggested that it may be preferable to get into the mechanics of the minimums and maximums at a Iater point. In addition, regarding the trail, the connectivity was felt to be most important, but with flexibility an how that is accomplished. Page 4 $oard of Supervisors Discussion: Rock Harbor Amendment to the Round Hilt LUP Apnil 2I, 210 The Frederick County Sanitation Authority's Engineer- Director, Uwe E. Weindel, P.E., was available at the rrzeeting at the request of the CPPC. Mr. Weindel spoke with the Planning Commission about this SWSA expansion opportunity and the long terra planning necessary to provide water and waste water resources within me UDA and SWSA. The FCSA continues to move forward with their effort to provide these resources. The Flanning 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, Cozrrnaissioners 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 rtern 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 ��� = a ; 151 Windy Hill Lane. WinchPSter, Virginia 22502 FebrLlary 22, 2010 Frederick Cody Administration Attu: John R. Riley, 3r, County Administrator 107 North Kent Street �+Tinchester, VA 22601 RE: Rack Harbor Comprehensive Policy Plan Amendment Dear John: { ` ` - -_ � � -� �-�� � � zo�� � a As you know, the Frederick County Board of Supervisors is scheduled to consider the Rock Harbor Alnetldruerzt to the Round Hill Land Use Plan as a tliscussiotl item during the February 24, 2010 meeting. The purpose of this discussion is to consider the draft language and mapping that will incorporate this property into the County's Sewer and Water Service Area (S�JSA} and provide guidance far future land use development at Rock Harbor. Greerway Engineering received information from the Frederick Courrty PlarJr;!irLg Department regarding this proposal resulting from the February 17, 2010 Eoard of Supervisors and Planning Commission meeting. Based on this inforrrration, it is the desire of the Rock Harbor property owners to request a tabling of the proposed discussion item far 60 days to allow Greenway Engineering to conduct research for #his project to ensure the success of the SWSA expansion request. Thank you for your consideration of this matter and do not hesitate to contact me if you need any additional information at this tithe. Sincerely, • -- Evan yatt, AI Greenway Engineering Cc: Stuart M. Perry, Inc. - �EriC Lawrence Engineers Surveyors Telephone 540 - 662 -41$5 F14X 540 - 722 -9528 www.greenwayer:g_cvm Job #4745/EA1� R.c�und mill 4C�rn�nun�ty Land Ilse ���� 2407 (Adopted by the Board of Supervisors on November 14, 2007) ����eai��n and ����'erence Ce�m�nn��°eial � ®mxn�rn�t� (la ®ck Harb ©rj Agnendpnent .Draft 11/09/09 — Devised 02/04/1 U Through the 2009 Comprehensive Policy Plan Amendment process, the Frederick County Board of Supervisors endorsed the evaluation of an amendment to the Caxnprehensive 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 HiII Land Use Plan. Guiding Principles The amendment to the plan. has iwo primary goals -first, to establish a new area of land use that would specif tally 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 benefts to the Community and to Frederick County, and farther 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 far 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 803j and the developing cornm.ercial and medical support area along Route 50 (Northwestern Pike). The Rock Harbor area of the Round Hill Land Use PIan is west of, and adjacent to, the West �ubal 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 rubal Early Interchange. This plan also encompasses the area of existing quarry operation, providing recognition to this very important area of Extractive Manufacturing and guidauce 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. -i- 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 sevjer 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 Carnmercial Recreation Land Use The intent of the Commercial Recreation land use designation shall be to provide for carefially planned commercially driven recreational land uses which take advantage of existing recreatianal amenities (36 -hole golf course) and enhances the economic development opportenities 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 opportura%ties, 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 of land uses Reereatinnal - 36 hole golf course (mini�nurn # of holes) Open Space — 60 percent of land area (ininin�um a� °ea including golf cou��se) Commercial — 30 percent of land area (rnaxirnum 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 — IO percent of land area (rraaxin�um 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 f-orther subdivision of the property. � -z- Co�nnaoirnii� l�`acilities In order to promote high quality low impact design, the coxra�ercial recreation. land use designation should. promote energy efficient design and development, including achieving LEED certification, ar certif cation from a similar 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 cammuni:ty and facilitate the provision of water and sewer resources to the Round Hill Cam�nunity, 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, rt 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 chose generated solely by this project but are designed to advance the needs of the Round Hill Carxununity. ]l�esi� High quality building designs and materials are expected. An objective of this plan is to create an attractive, functional camxnercial 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 far Route 37 Jubal 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 Hi1I 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 ibis, the development of this prope�°ty 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 Corrnnunity to serve the area and provide access and connectivity with the West Jubal Early Conm�urrity. The location shown on the plan is general, with the precise location of the trail connection remaining flexible. However, access should provide a connection generaIly 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. I�piemex�tation SWSA Boundary Preferred Alternative: The SWSA boundary shall 6e modif ed 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, en_darsed by both the PC and t1�e 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 Distric# or Overlay District — Zoning Designation specifically designed to implement this balance of land uses and associated performance standards. 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