CPPC 08-10-09 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 5401665-6395
TO: Comprehensive Plans and Programs Executive Committee (CPPC)
FROM: Michael T. Ruddy, AICD, Deputy Director
RE: August Meeting
DATE: August 5, 2009
The Frederick County Comprehensive Plans and Programs Executive Committee (CPPC) will be
meeting on Monday, August 10, 2009 at 7:00 p.m. in the first floor conference room [purple
room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia.
The CPPS will discuss the following agenda items:
AGENDA
1) CPPA 403-09, Rock Harbor Golf Course (SWSA Expansion — 259.43 acres)
Staff will provide an overview of this request and the discussion that occurred during the
Board of Supervisors Work Session held on July 27, 2009. The Board of Supervisors felt
this request warranted further study and has directed the CPPC to initiate the study of the
request. Please find an attached copy of the request (#03-09) for your information (digital
only).
2) CPPC Standing Committee Briefs
a) Community Area Plans Subcommittee
b) CommunLty Facilijy Subcommittee
c) Comprehensive Plan Subcommittee
3) Other
.Access to this building is limited during the evening hours. Therefore, it will be necessrny to enter
the building through the rear door of the four-story wing. Committee members and interested
citizens are encourager) to park in the County parking lot located hell ind the new addition or in
the joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story
wing.
Attachments
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Future i Bypass Zoning W (Industrial, General District}
4 Application Bl (Business. Neighhnrhuud District} • MFI I (Muhilc dome Community District}
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SWSA - B3 (Fi Industrial Transition District) Bl (R-idcntiad Planned Community munity D str ctl
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' ,.` M1 (Industrial, Light Dd.JficQ RP (Residential Performance DistrieQ
CPPA #03-09 of ROCK HARBOR GOLF COURSE — SWSA EXPANSION (259.43 ACRES
Summary and Recommendation of the CPPC
The applicant's representative, Mr. Evan A. Wyatt with Greenway Engineering, said the applicant, Stuart
M. Perry, Inc., has proceeded with the development and creation of the Rock Harbor Golf Course with a
restaurant and retail sales facility and is currently expanding the golf course to a 36 -hole facility. Mr.
Wyatt said the applicant's long-range plan for the property includes the development of extended -stay
lodging, age -restricted golf course -owned housing, and expansion of the restaurant and retail sales
facilities. The applicant has also been approached about the possibility of locating a convention center on
the property, because there was a need for this type of facility in Frederick County. Mr. Wyatt said the
ability to develop this long-range plan is dependent upon public water and sewer facilities on the subject
property; therefore, the first step in this process is for inclusion in the County's SWSA. Mr. Wyatt said
the applicant is not interested in an RP -type zoning, although he is interested in a creative approach and
opportunities to figure out how to build this into the regulatory process, similar to the creation of the
Medical Support District to acconunodate the National Luthern Hoarse.
Mr. Dennis Perry, President of Stuart M. Perry, Inc., explained that golf courses cannot succeed with
greens fees alone today; he said there's got to be income generated to sustain the golf course all year. He
said other venues are needed to attract golfers to come in and stay, such as tournaments, and the extended
stay and residential community are needed to attract traveling golfers. Mr. Ferry said traveling golfers
look for places to stay with their group and places with the ability to cat oil site.
Mr. Ruddy stated that the SWSA expansion would truly support the convention center and the extended
living accommodations; however, the issue would be the residential component. He said the public water
and sewer for residential would be more of a UDA (Urban Development Area) discussion. He recalled
that the County supported the hospital and university growth by creating the Medical Support (MS)
District, which introduced residential components and supported a land use that was appropriate and
desirable in an area outside of the UDA.
Members of the CPPC supported the idea of a convention center from a tourism viewpoint, pointing out
that Frederick County was in need of this type of facility. Members said they did not have a problem with
expanding the SWSA for commercial uses; however, the residential housing needed the proper zoning.
Some members felt a residential golf community needed to be within the UDA (Urban Development
Area); others considered the proposal as an R5 (Residential -Recreational) Community. Some members
believed the project had merits to moving forward; however, they could only support it as a UDA/SWSA
expansion request.
The consensus of the CPPC was in favor of moving this proposal forward with the SWSA and some
type of residential zoning or UDA expansion.
SEWER & WATER SERVICE AREA
EXPANSION
Coniprehensive Poficy Plan Amendment
June 1, 2009
Cmitact Person: EVaD \\ Vy att, AYCP
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GREENWAY ENGINEERING
151 Windy Hill Lane
Founded in 1871
WirichesLer, Virginia 22602
Telephone 540-662-4185
F:ngincers
rAX 540- 722-9528
Surveyors
www.greenwayeng.corn
Comprehensive Policy Plaii Amendinent
Rock Harbor Golf Course
Sewer & Water Service Area Expansioail
Owner(s) Information
Name: Stuart M. Perry, Inc., c/o Dennis W. Perry, President & Maurice
W. Pent', II, Vice President
Project Name: Rock Harbor Golf Course Sewer & Water Service Area Expansion
Mailing Aciclress: 117 Limestone Lane
Winchester, VA 22602
Telephone Number: (540) 662-3431 (ext. 103)
Authorized Agent Information
Name: Greenway Engineering, c/o Evan Wyatt, AICP
Project Nance: Rock Harbor Golf Course Sewer & Water Service Area Expansion
Mailing Aciclress 151 Windy Hill Lane
Winchester, VA 22602
Telephone Number: (540) 662-4185
Legg] Interest in the Property Affected or Reason for the Request
Stuart M. Perry, hic., acquired legal interest in tax parcels 52-((A))-313 and 53-((A))-88
containing 259.43± acres on April 13, 1999. These parcels are located immediately west
of Route 37, north of Merriman's Lane (Route 621) and south of Round Hill Road (Route
803). The Applicant has proceeded with the development of these tax parcels to create
the Rock Harbor Golf Course with a restaurant and retail sales facility, and is currently
expanding the golf course to a 36 -hole facility. Long range planning for the 36 -hole golf
course includes the development of extended stay lodging, age -restricted golf course
owned housing, expansion of the restaurant and retail sales facilities, and a 500 person
capacity convention center. The development of these land uses is intended to provide
economic development, tourism and recreational benefits to the community, while
providing revenue opportunities to sustain the Rock Harbor Golf Course facility. The
ability to develop this long-range plan is dependent upon public water and sewer facilities
Rock Harbor Golf Course
SWSA Expansion CPPA #47451EAW
on the subject properties; therefore, the first step in this process is for inclusion in the
County's defined Sewer and Water Service Area (SWSA).
For A Maw Amendment
PIN(s): 52-((A))-313 & 53-((A))-88
Magisterial District: Back Creek District
Parcel Size (approxiniate acres): 259.43± acres
Plat cif area proposed for CPPA amendment, including metes and bounds description:
Please refer to the Rock Harbor Golf Course SWSA Expansion Exhibit Plat
within the Application.
Existing Comprehensive Plan land use classification:
NIA — The subject properties that comprise the Rock Harbor Golf Course are not
within the boundaries of a defined future land use plan study area.
Proposed Comprehensive Plan land use classification:
Rural Area District — Golf Course Community with Extended Stay Lodging, Age -
Restricted Golf Course Owned Housing, Restaurant, Retail Sales & Convention
Center.
Existing Zoning and Land Use of the Subject Parcel:
Rural Area District — Golf Course with Restaurant and Retail Sales
What Use/Zoning will be Requested if Amendment is Approved?:
It is anticipated that the zoning of the subject properties will remain RA, Rural
Areas District. Maintaining the current zoning district will afford greater
protection to Frederick County and the adjoining property owners as the project
develops. The Applicant will work with staff to determine the appropriate
amendments required to the Rural Areas District ordinance to ensure that
appropriate standards and procedures are in place prior to proceeding with any
Rock Harbor Golf Course
SWSA Expansion CPPA #4745/EAW 2
proposed development activities on the subject properties. These standards and
procedures will account for projected impacts to the adjoining property owners, as
well as impacts to the transportation network and community facilities and
services.
Describe the Existing Zoning, Corrrprehensive Policy Plan Designations andlor Proposed
Comprehensive Plan Designations, andlorApproved Uses and Densities along with other -
Characteristics of Properties that are vvithin ,'12 mile:
The size of the subject properties proposed for inclusion in the SWSA is 259.43±
acres; therefore, thematic mapping has been prepared that provides for zoning and
land use designations within a I -mile radius. The zoning designations
immediately adjacent to the subject properties are predominately RA, Rural Areas
District, including the Roscommon Subdivision to the south and the Candy Hill
Campground to the north. Additionally, there is B3, Industrial Transition District
and EM, Extractive Manufacturing District zoning to the north and west
respectively. These land uses include the VDOT Winchester Office facility and
the Stuart M. Perry Quarry operation, which is also owned and operated by the
Applicant. Other zoning designations within the 1 -mile radius include RA, Rural
Areas District that includes small residential and vacant parcels in the Round Hill
Community; RP, Residential Performance District that includes two residential
subdivisions on the east side of Route 37; R4, Planned Community District that
comprises the Willow Run project; the western portion of the Meadow Branch
PUD located within the City of Winchester; and B2, General Business District
that includes the Winchester Medical Center, the Wal-Mart Center, the WWW
project and the Silver Lake/National Lutheran Home Community. Please refer to
the Rock Harbor Golf Course SWSA Expansion One Mile Radius With Existing
Zoning Map Exhibit within the Application.
The current land uses within a 1 -mile radius of the subject properties are
predominately identified as single-family residential suburban, commercial,
religious, state government, and agricultural by the Frederick County
Commissioner of Revenue database. The single-family residential suburban land
uses range in density from r/4 acre to 5 -acre lots, while the largest commercial
parcel is identified as the Stuart M. Perry Quant' operation. The proposal for
expansion of the SWSA to allow for the future development of a golf course
community and convention center is compatible with the existing land uses that
are within close proximity of the subject properties. Please refer to the Rock
Harbor Golf Course SWSA Expansion One Mile Radius With Existing Land Use
Map Exhibit within the Application.
The subject properties that comprise the Rock Harbor Golf Course are not within
the boundaries of a defined future land use plan study area. However, the subject
properties proposed for inclusion in the SWSA are adjacent to the current SWSA
boundary along the northern boundary of the properties and the eastern property
Rock Harbor Golf Course
SWSA Expansion CPPA #4745/EAW 3
boundary is directly across Route 37 from the current SWSA boundary. The
properties immediately north of the Rock Harbor Golf Course are part of the
Round Hill Community Land Use Plan, while the properties immediately east of
the Rock Harbor Golf Course are part of the Western Jubal Early Land Use Plan.
The Comprehensive Policy Plan identifies these adjoining areas as future
commercial development, future mixed-use high-density development and rural
community center development. The proposal for expansion of the SWSA to
allow for the future development of a golf course community and convention
center is compatible with the future land uses that are planned adjacent to the
subject properties.
The Name, Mailing Address and Parcel Number of all Properties within 200 feet of the
Subject Parcel(s), with Adjacent Property Owners Affidavit:
Please refer to the Rock Harbor Golf Course SWSA Expansion Neighboring
Properties Within 200 Peet Map Exhibit, the Adjoining Property Ownership Table
within and the signed Adjacent Property Owners Affidavit.
For A Text Amendment
The subject properties that comprise the Rock Harbor Golf Course are not within
the boundaries of a defined future land use plan study area; therefore, this
Application does not propose a text amendment to the Comprehensive Policy
Plan.
For All Amendments
Justification of Proposed Cornprehensh e Policy Plaut Arn.endrnent (provide attachments if
necessary). Describe why the change to the Coinprehensive Policy Plan is being
proposed:
The Rock Harbor Golf Course is currently under expansion to create a 36 -hole
facility. The Applicant is interested in developing compatible land uses that will
enhance economic development, tourism, and recreational benefits to the
community, while providing revenue opportunities to sustain the Rock Harbor
Golf Course facility. This vision includes the development of a 500 -person
capacity convention center that will provide opportunities for a variety of
community and private events in an appropriate setting. Additionally, the
Applicant proposes to develop extended stay lodging that will allow Rock Harbor
to market golf course packages to attract out of town guest and promote tourism
Rock Harbor Golf Course
SWSA Expansion CPPA #4745/EAW 4
in the community; as well as age -restricted golf course owned housing that will
provide gated living in a secluded setting that will assist in sustaining the golf
course and restaurant operations. A Conceptual Land Plan Map Exhibit for Rock
Harbor has been provided to depict potential locations for these future land uses.
It is envisioned that these land uses will be developed to be compatible with the
scale and form of the residential products in the adjoining Roscommon
Subdivision. Additionally, the potential locations for the future land uses has
been planned to create an adequate separation from the Stuart M. Perry Quarry
operation to the west of the subject properties.
The ability to develop this long-range plan is dependent upon public water and
sewer facilities on the subject properties; therefore, the Applicant is requesting an
amendment to the Comprehensive Policy Plan for inclusion in the County's
defined Sewer and Water Service Area (SWSA). The SWSA boundary currently
adjoins the subject properties to the north and the east, which provides for a
contiguous expansion of this policy area. The proposed long-range development
plan is consistent with land uses within golf course communities and is
compatible with adjoining properties and the general area. The proposed long-
range development plan will provide the community with economic, tourism,
recreational, and entertainment benefits in a compatible setting; therefore, the
Comprehensive Policy Plan amendment request is justified.
Hoar would the resultctnt changes iml3act or bengfit Freclerick County? Consider, for
example, transportation, economic development and public facilities:
Transportatio
The Applicants have dedicated land to VDOT necessary to accommodate the
southbound off -ramp associated with the future Route 37 interchange serving the
Tubal Early Drive extension. This project provides for a significant transportation
enhancement identified by the Winchester -Frederick Metropolitan Planning
Organization.
Public Facilities:
Inclusion of the 259.43± acre properties into the SWSA would create an
additional impact to public water and sewer facilities. Public water and sewer
service is provided by the Frederick County Sanitation Authority's (FCSA) James
Diehl Water Treatment Plant and the Parkins Mill Wastewater Treatment facility.
The FCSA can accommodate this project through the planned water and sewer
regional infrastructure serving the Willow Run development and the current
expansion of the Parkins Mill Wastewater Treatment facility, which will have a
treatment capacity of 5 MGD in the winter of 2009.
Rock Harbor Golf Course
SWSA Expansion CPPA #4745IEAW 5
Economic Dvelopanent:
The Applicants proposal to implement the proposed land uses will provide
economic development and tax revenue benefit to Frederick County. The County
and the community will receive economic benefits during the planning and
construction process for the various land uses. In addition, Frederick County will
receive continuous tax revenues associated with the following activities on the
subject properties:
➢ Convention Center Activities
9 Tourism and Lodging
➢ Meals Tax
➢ Retail Sales Tax
➢ Increased Property Value Real Estate Tax
Recreational Amenities:
The Applicants expansion of the Rock Harbor Golf Course to a 36 -hole facility
will benefit the community by extending the opportunity for additional
tournament play and membership play. The proposed addition of a 500 person
capacity convention center will provide an additional benefit to the community by
providing a venue that can accommodate multiple community events, as well as
private events that are not currently available in the County.
The impacts associated with the Rock Harbor Golf Course SWSA Expansion can
be sufficiently mitigated by the Applicant. Long range planning for the 36 -hole
golf course includes the development of extended stay lodging, age -restricted golf
course owned housing, expansion of the restaurant and retail sales facilities, and a
500 person capacity convention center. The development of these land uses will
provide economic development, tourism, and entertainment benefits to Frederick
County, while providing revenue opportunities to sustain the Rock Harbor Golf
Course facility. This project will benefit Frederick County through the
development of land uses that will generate positive tax revenues to the
community and through the realization of expanded economic development and
the promotion of tourism that will result in additional revenue to the community.
The land uses and benefits associated with this project will serve as an example of
positive development within this area of the community.
Rock Harbor Golf Course
SWSA Expansion CPPA #4745/EAW 6
Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action
strategies which are applicable to individual Comprehensive Policy Plan amendment requests.
Signatures:
I (we), the undersigned, do hereby respectfully make application to and petition the Frederick
County Board of Supcii isors to amend the Comprehensive Plan. I (we) authorize Frederick
County officials to enter the property for site inspection purposes.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the hest of my (our) knowledge.
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DATE: JUNE 1, 2009
SCALE. 1" = 500'
DESIGNED BY: EAN/JNT
JOB NO. 4745
SHEET 1 DF 1
NORTHWESTERN, PI
SWSA
GREENWAY ENGINEERING
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Map Data source: Frederick County, Va. GIS Department, May 2009 Data
Rock Harbor Golf Course
SWSA Expansion
rr Rip Existing SWSA & UDA Boundaries
TM 52-A-88
239.92 Acres
0
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0
TM 52-A-3'13 r,�
19.51 Acres,
Feet
1,000 0 1,000 2,000
AMHERST,ST
Legend
Proposed SWSA Expansion Parcels
Q Parcel Boundary
SWSA Boundary
UDA Boundary
City of Winchester
E
�ORTHWI=STEFltli01KE
Winchester &'Neste -1 FIR
GREENWAY ENGINEERING
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Map Data Source: Frederick County, Va. GIS Department, May 2009 Data
Dock Harbor Golf Course
SWSA Expansion
One Mile Radius With Existing Zoning
Feet
1,500 0 1,500 3,000
�'Ef�f11: PiKF
TM
TM 52-A-88
239.92 Acres
TM 52-A-313
19.51 Acres'
ERST
19–
Legend
1 Mile Radius From Approximate Center of Golf Course
Proposed SWSA Expansion Parcels
Parcel Boundary
�4 City of Winchester
Frederick County Zoning
131 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
F—j RA (Rural Area District)
RP (Residential Performance District)
NORTHWESTERN IPIKE
7 i qI H+ IL!RD [�
Winchester &West / 1 16
Map Data Source: Frederick County, Va. GIS Department, May 2009 Data
Rock Harbor Golf Course
SWSA Expansion
One Mile Radius With Existing Land Use
Feet
1,500 0 1,500 3,000
NOR7"HWEST I 1
I ERN"
TM 52-A-88
239.92 Acres
TM 52-A-313
19.51 Acres'
s
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o g
U0 J
Legend
L..J 1 Mile Radius From Approximate Center of Golf Course
Proposed SWSA Expansion Parcels
Parcel Boundary
City of Winchester
Land Use Codes
1, Single Family Residential (Urban)
C 2, Single Family Residential (Suburban)
3, Multi -Family Residential
4, Commercial & Industrial
5, Agricultural/Undeveloped 20-100 Acres
6, Agricultural/Undeveloped 100 + Acres
7, Tax Exempt
71, Federal Government
72, State Government
73, Regional/Local Government
74, Religious
75, Benevolent/Charitable
76, Educational
77, Other
City of Winchester
GREENWAY ENGINEERING
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Map Data Source: Frederick County, Va. GIS Department, May 2009 Data
Rock Harbor Golf Course
SWSA Expansion
One Mile Radius With Existing Land Use
Feet
1,500 0 1,500 3,000
NOR7"HWEST I 1
I ERN"
TM 52-A-88
239.92 Acres
TM 52-A-313
19.51 Acres'
s
zt,
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U0 J
Legend
L..J 1 Mile Radius From Approximate Center of Golf Course
Proposed SWSA Expansion Parcels
Parcel Boundary
City of Winchester
Land Use Codes
1, Single Family Residential (Urban)
C 2, Single Family Residential (Suburban)
3, Multi -Family Residential
4, Commercial & Industrial
5, Agricultural/Undeveloped 20-100 Acres
6, Agricultural/Undeveloped 100 + Acres
7, Tax Exempt
71, Federal Government
72, State Government
73, Regional/Local Government
74, Religious
75, Benevolent/Charitable
76, Educational
77, Other
City of Winchester
NORTHWESTERN'PIK
I
Map data Source: Frederick county, Va. GIS Department, May 2009 Data
ESr"'V . kE
23
Rock Harbor Golf Course
SWSA Expansion
Neighboring properties Within 200 Feet
o
TM 52-A-88
239.92 Acres
22 21
/ 20
17 C -Fig
17
17
LO
16 /
15 TM 52-A-313
14 19.51 Acres
13
12 9
11 10 �
Feet
1,000 0 1,000 2,000
0
AMHERST,ST
G
C
� SerpOj�•Dt.
Legend
= Parcel Boundary
Proposed SWSA Expansion Parcels
Parcels Within 200 Feet
City of Winchester
GREENWAY ENGINEERING
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Map data Source: Frederick county, Va. GIS Department, May 2009 Data
ESr"'V . kE
23
Rock Harbor Golf Course
SWSA Expansion
Neighboring properties Within 200 Feet
o
TM 52-A-88
239.92 Acres
22 21
/ 20
17 C -Fig
17
17
LO
16 /
15 TM 52-A-313
14 19.51 Acres
13
12 9
11 10 �
Feet
1,000 0 1,000 2,000
0
AMHERST,ST
G
C
� SerpOj�•Dt.
Legend
= Parcel Boundary
Proposed SWSA Expansion Parcels
Parcels Within 200 Feet
City of Winchester
3'1373
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ZONING PARCELS:
RA DISTRICT TM 52-((A))•88 (239.42 ACRES)+/.
RA DISTRICT TM 52-((A))-313 09.51 ACRES)+/
TOTAL 259.43 +/- AC
TM 53-A-88
STUART M. PERRY, INC.
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DATE: MAY 26, 2009
SCALE: I"= 500'
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DATE: MAY 26, 2009
SCALE: I"= 500'
DESIGNED BY
,INT
JOB NO.
4745
SHEET
1
OFi