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092-10AMENDMENT Aetion: PLANNING COIWIMISSION: June ?, 2010 - Recommended Approval BOARD OF SUPERVISORS: June 23, 2010 � APPROVED � DENTED AN AMENDMENT TO TI-IE FREDERICK COUNTY 200"1 COMPREHENSIVE POLICY PLAN CHAPTER 6, LAND USE WHEREAS, An amendment to The Frederick County 2007 Comprehensive Policy Plan, Chapter 6, Land Use, to update the Round Hill Land Use Plan by an expansion of the Sewer and Water Service Area (SWSA) by approximately 265 acres, was considered. Also considered was the establishment of a new land use designation to be known as Recreation and Conference Commercial Community. This amendment was reviewed by the Comprehensive Plans and Programs Subcommittee (CPPS), and the Planning Commission during their regularly scheduled meetings; and WHEREAS, The Comprehensive Plans and Programs Subcommittee (CPPS� recommended approval of this amendment on September ld-, 2009; and WHEREAS, the Planning Commission held a public hearing on this Comprehensive Policy Plan amendment on June 2, 2014; and WHEREAS, the Board of Supervisors held a public hearing on this Comprehensive Policy Plan amendment on June 23, 2010; and WHEREAS, the Frederick County Board of Supervisors finds the adoption of this Corr�prehensive Policy Plan amendment to be in the best interest of the public health, safety, welfare, and in good planning practice; NOW, THEREFORE, PE IT ORDAINED by the Frederick County Board of Supervisors that the Frederick County 2007 Comprehensive Policy Plan, Chapter 6, Land Use, is amended to update the Round Hill Land Use Plan by an expansion of the Sewer and Water Service Area (S WSAj by approximately 265 acres and to establish a new Iaa�d use designation to be known as Recreation and Conference Commercial Community (maps attached). �oR�s. �zs -ia This ordinance shall be in effect on the day of adoption. Passed this 23rd day of June, 2{}10 by the following recorded vote; Richard C. Shickle, Chairman Gary �J. Dove Gene E. Fisher Christopher E. Collins PDRes. #28 -10 SOS Resaiutian ��092 -10 Aye Gary A. Lofton Aye Bill M. Ewing eye Charles S. DeHaven, Jr. Aye A COPY ATTEST Ave Absent rr�.y John �". ' ey, ' r. Frede� ck County Administrator COUIVT�' ®f �REDERfC� f3cgartrt�ent of Plannizag and Developme�xt 540665 -5651 FAX : 540/ 665 -6395 T`O: Frederick County Board of Supervisors FROM: Michael T. Ruddy, AICP; Deputy Director � 1?ATE: June 14, 2010 1�E: Public Hearing: Rock Harbor Amendment to the Round Hill Land Use Plan Enclosed for the Board o£ Supervisors' public hearing is the draft Rock Harbor Amendment to the Round Bill Lend Use Plan, text and snap. This is an amendment to the 2007 Comprehensive Policy Plan Chapter 6, Land Use, to update the Round Hill Land Use Plan that includes an expansion of the Sewer and Water Service Area (SWSA) of approximately 255 acres. The area is generally located west of Route �7, and south of the Winchester and Western Railroad in Back Creek Magisterial District. 1� ollowing the public hearing, action from tlae Board of Supervisors on this stem is requested. Overview The proposed annendzxaent 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 Rack 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 aznendrr�ent would be the addition of approximately 265.5 acres into the Sewer and Water Service Area (SWSA} and the addition of a new land use designation, a Recreation and Conference Commercial Conununity, which prornotes 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. 1.07 North Rent Street, Suite 2�2 � '4�ierclDester, �7brginia 2264I -S4a(1 Page 2 Board of Supervisors Public Hearing: Rock Harbor Azx� endment to the Round Hill LUP Tune 23, 2010 Back round and Attachments. The draft version of the proposed Rock Harbor Amendment to the Round Hill Land Use Plan has been included for your consideration. This final draft version maintains 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. In addition, the draft language also contains the more flexible language recommended by the Planning Commission regarding the inclusion of the accessory residential land uses earlier in the development process and potentially prior #o, ar commensurate with, the commercial developmen# and Conference Facility. It should be recognized that presently, the type and timing of the accessory residential land uses is undefined, as is the defnition of Conference Facility. By being more open and flexible in the language of the land use plan, this provides a greater amount of openness in the construction of the language of the future zoning district created to implement this land use. If this is a concern, more specificity about the balance and definition of land uses should be provided in the land use plan. The following is a potential def nition for a conference facility that could be utilized in the future when the new zoning classification is drafted. A specialized hotel (usually in a less busy but easily accessible location) designed and built almost exclusively to host conferences, exhibitions, large meetings, seminars, training sessions, etc. A conference center often also provides office facilities, and a range of leisure activities (Businessdictionary . com). With regards to the accessory residential, it is proposed that the residential land uses are located on the Rock Harbor Property and are connected to the Rock Harbor Galf facility through membership and ownership. As with the other land uses, it is envisioned that the residential land uses are owned and operated by Rack Harbor golf course with no further subdivision of the property. Enclosed are two versions of the associated amended Round Hill Community Land Use Map; one with the SWSA boundary modified around the Rock Harbor and Robinson properties in support of the proposed land uses, and one without the modified SWSA boundaries. The Board of Supervisors directed staff to move the SWSA boundary modification to Public Hearing. Discussion_ 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 attached land use plan, the Rock Harbor Amendment to the Round Hill Land Use Plan, is the resulting amendment. Page 3 Board of Supervisors Public Hearing: Rock Harbor Amendment to tl�e Round Hill )1LTP June 23, 2010 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 HiII Land Use Plan following a discussion on the proposed amendment. Previously, on September 14, 2009, the Comprehensive Plans and Program Committee {CPPC) Executive Committee endorsed the enclosed Draft Amendment to the Round Hill Land Use Plan. The Board of Supervisors discussed this item on several occasions, most recently at their April � $, 2010 meeting. Following additional discussion regarding the timing of the SWSA boundary modification, the Board endorsed moving the Rock Harbor Amendment to the Round Hill Land Use Plan forward to public hearing. On June 2, 2010, the Plaruung Commission held their public hearing on the Rock Harbor amendment to the Round Hill Land Use Plan. There were no citizen continents. The Planning Commission recommended approval with the inclusion of alternative language that would provide greater flexibility regarding the tinning of construction of the conference center, and therefore, the timing and inclusion of the accessory residential land uses. The recommendation of the Planning Commission included the expansion of the SWSA. During the discussion, Coznrnissioners commented that the intent was to have a well - done conference center, not simply a hotel with conference rooms, which would attract clientele from a broad geographical area in order to make the facility economically viable. It was recognized that the developer should be given the flexibility to initially construct Borne commercial and residential, in order to make the project economically viable and to generate revenue to build the desired facility and to sustain the golf course. The Commission believed the work on the details of the language, such as the percentages of commercial and residential allowed to be constructed before the conference facility, should be worked out while writing the new land use designation for inclusion into the zoning ordinance. (I�Tote: Commissioner Oates voted against the motion to recommend approval; Commissioner Triplett was absent from the meeting.) MTR/rsa Attachments Round Hill Community Land Use Plan 2007 (Adapted by the Board of Supervisors on November 14, 200 ?) Recreation and Conference Commercial Community (Rock Harbor) Amendment Draft ll /09f09 — Revised (16 /23/10 Through the 2009 Comprehensive Policy Flan Arnendment 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 accessary membership residential land use to sustain the viability of the Rack 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 Flan 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 Rack Harbor area of the Round Hill Land Use Plan is west of, and adjacent to, the West Jabal 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 Jabal 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. -t- 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 far the bepefit 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 accessary 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 compopept as the primary land use. The recreational component should be located in close proximity {within one mile} of an existing Route 37 Interchange and captain a major open space component. Compatible commercial ventures such as conference facilities, ladgipg 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 of land uses Recreational - 36 hole golf course (minimum # of holes} Open Space - 60 percent of land area (minimum area including golf course} Cornrnercial - 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. Alternative recommended by the PC: This area of commercial shall include a conference facility. Accessory membership residential - IO percent of land area (maximum area) Alternative recommended b_y the PC: The introduction of the accessory residential land uses may occur prior to the development of the commercial land uses and the Conference Facility. -2- It is recommended that the regulations guiding the development of the commercial recreatian 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. Communit 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 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 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 FGSA'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 Iand 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 are 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 Flan and the Win -Fred Metropolitan Planning Organization (MP4) 2030 Transportation Plan calls for Route 37 Jubal Early Interchange improvement. This project -s- 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 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 locatian 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 develapment 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 a roach re erred and endorsed b both the PC and the CFTC. Outcome: The addition of approximately 26a acres (265.5 acres with Rubinson) 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 -4- 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 a roach re erred and endorsed b both the PC and the CPPC. -5- Round Hill Comrr�unity Land �Jse �la� Adapted fVo� ember 1 �4, 2007 [, u ��e s Feet 0 756 1,50€! ��� Proposed Collecior Roads /� Proposed Traffic Signal �}) Proposed Interchange $trr?�tS /�� Primary Rds /�/ secondary Rds Tertiary Rds Winchoster Rds %"ti,� Railr ©ads lakes -n.» -- streams � � Urban gevelopment Area swsa Community Center -"� Bus €Hess (� Cemmercial Recreation Exiractive Mining Park � ", � TrailCannactivfty '.�,Q �nehesfes Grgeie CI[eEe `'��SWSA_Roc&Har4os Propasa! Frederick County Dept of Planning & De�eiopment 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.l1S Amended 2410 (Rock Harbor SWSA Expansion) .. - ,_ � _ w .x , a .� ' t a./ F''.__ 9 % _� j� / � `�- �` � _} � r �` a � r �,e`i ' r r- 481 acres ` N `± t• % � r '+ . '� � .,`:. ( �" - � f p D® d >.� - 4 r � >� 260 acres�'� 'a ' � ! 4 / �A �' "r. 425 `acres a > r �(apP�1'� ;;,., � `� * .� a' � � � � a. � �,r . . ' � t r ^yh d ? °' � 4 4 C'yfJ?.�i� §� i F@iey9;. � ap fji��?)s.�... ! � saw pd��: �t }j ' d ,�y�.�`S a ' a .� �, a c � " art. � ?�. /: .� j `fir �r. .. �c?�9 �' fy ( � d i, ff � >' . ' v' ! �- �,- '\ �� } � � z;��- � i s q � i i� A R ®U1��4 �il�� �o�,mU��ty ��nd ���� P��t� Adopted November 14, 2DD7 W� �s I E F°8et 0 750 'i,500 ��,* Proposed Collector Roads Proposed Traffic Signal Proposed In #erchange Sfreets /\/ Primary Rds �V SeCOrSdafy Rds �i Tertiary Rds VUnchester Rds %`�,X Railroads Sakes -��— streams �� Urban f?evefopmentArea ��� su+sa Community Center Bus'sness Q commercial Recreatien ® Extractive Mining Park Frederick County Dept of Planning & Deveiopment 1 D7 N Kent St Winchester, VA 226D1 wwvr. CQ. FR�DE= RIGK.VA. US Amended 2DD9