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Home My WebLink About10-06 BOS Staff ReportCONDITIONAL USE PERMIT #10-06 ROCK HARBOR GOLF COURSE Staff Report for the Board of Supervisors Prepared: November 21, 2006 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11/15/06 Recommended Approval Board of Supervisors: 12/13/06 Pending LOCATION: The properties are located as follows: Property Identification Number 52-A-256 fronts on the south side of Round Hill Road (Route 803) and on the east side of Woodchuck Lane (Route 654) adjacent to Section Three and Section Seven of the Roscommon Subdivision and the existing Rock Harbor Golf Course; Property Identification Number 52-A-313 fronts on the north side of Merriman’s Lane (Route 621) at the northwest quadrant of the Route 37 bridge crossing; Property Identification Number 52-A-313A fronts on both sides of Lacosta Court in the Roscommon Subdivision, Section Seven; Property Identification Number 53-A-88 is located on the west side of Route 37, adjoining and accessed through tax map parcel 52-A-313. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 52-A-256, 52-A-313, 52-A-313A, 53-A-88 PROPERTY ZONING & PRESENT USE: Parcels 52-A-313, 52-A-313A, 53-A-88 Zoned: RA (Rural Areas) Land Use: Golf Course/Vacant Parcel 52-A-256 Zoned: EM (Extractive Manufacturing) (Rezoning of 58.08 acres to RA pending) Land Use: Quarry (REZ #15-06) ADJOINING PROPERTY ZONING & USE: North: RA (Rural Areas) Land Use: Camp Ground/Residential B3 (Industrial Transition) Land Use: VDOT Facility South: RA (Rural Areas) Land Use: Residential East: RP (Residential Performance) Land Use: Residential West: EM (Extractive Manufacturing) Land Use: Quarry (pending REZ #15-06) CUP #10-06, Rock Harbor Golf Course November 21, 2006 Page 2 PROPOSED USES: Expansion of an approved commercial outdoor recreation use (golf course) with accessory clubhouse and food service for the general public REVIEW EVALUATIONS: Virginia Dept. of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 621, the VDOT facility which would provide access to the property. Prior to operation of the business, a commercial entrance must be constructed to our standards to allow for safe egress and ingress of the property. Any work performed on the State’s right-of-way must be covered under a land use permit. The permit is issued by this office and required an inspection fee and surety bond coverage. Fire Marshal: No additional impacts on fire and rescue noted. Plan approval recommended. Round Hill Fire & Rescue Company: No comments. Public Works: We do not have any comments regarding the conditional use request. Winchester-Frederick County Health Department: Health Department has no objection to conditional use. Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board (HRAB) considered this rezoning proposal during their meeting of July 18, 2006. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition were adequate and did not request any changes to the proposed rezoning. Winchester Regional Airport: While the site does lie within the airspace operations of the Winchester Regional Airport, it is outside of the close in part 77 surfaces and should not impact airport operations. Planning & Zoning: This Conditional Use Permit is dependent on the rezoning (REZ #15-06) of 58.08 acres of parcel 52-A-256 from the EM District to the RA District. The CUP will only apply to the RA zoned portion of that parcel. The current 18-hole golf course with pro shop and snack bar is operating under Conditional Use Permit (CUP) # 27-99; approved by the Board of Supervisors on January 12, 2000. This proposed CUP is to expand the golf course by 18-holes, and expand the existing clubhouse to a maximum of 24,000 square feet. This clubhouse expansion will include a pro shop, food service, and storage. Additionally, buildings to support this golf course expansion will include maintenance structures, CUP #10-06, Rock Harbor Golf Course November 21, 2006 Page 3 mid-stations, and golf cart storage buildings. An engineered site plan will be required for this proposed expansion to address all review agency comments and requirements of the Frederick County Zoning Ordinance. The site plan shall address the right-of way and dedication of land for the off ramp of the future interchange at Rt. 37 and Rt. 621 (proffered with REZ #15-06). Staff would recommend limiting signage on this property to one (1) entrance sign, in keeping with the rural character of this, area and to eliminate the potential for excessive signage along Rt. 37. Staff would note that this property is currently located outside the Sewer Water Service Area (SWSA) and is not within the boundaries of any small area land use plans. This proposed expansion would have a minimal impact on the surrounding land uses, and would be in keeping with the character of the area. The property is serviced by private on-site sewage systems and has no potable well water; potable bottled water is used by customers and employees. Staff would recommend any future expansion of this commercial outdoor recreation use be served by public water and sewer to better address future expansion plans and heath system issues. STAFF CONCLUSIONS FOR THE 11/15/06 PLANNING COMMISSION MEETING: Approval of this Conditional Use Permit is dependent on the rezoning of 58.08 acres of parcel 52-A- 256 to the RA Zoning District. This CUP will only apply to the RA zoned portion of parcel 52-A- 256. Should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1. All review agency comments shall be followed at all times. 2. An engineered site plan shall be approved by Frederick County prior to starting any expansion of this use. 3. No more than one (1) sign on this property. This sign shall be located at the entrance. 4. Any future expansion of this use beyond 36 holes, a 24,000 square foot clubhouse and associated maintenance and storage facilities and mid-stations shall require a new Conditional Use Permit. 5. Approval of CUP #10-06 will null and void the existing CUP #27-99. CUP #10-06, Rock Harbor Golf Course November 21, 2006 Page 4 PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/15/06 MEETING: There were no public comments regarding the proposed conditional use permit. No issues of concern were raised by the Planning Commission. The Commission unanimously recommended approval with the following conditions: 1. All review agency comments shall be followed at all times. 2. An engineered site plan shall be approved by Frederick County prior to starting any expansion of this use. 3. No more than one sign on this property. This sign shall be located at the entrance. 4. Any future expansion of this use beyond 36 holes, a 24,000 square-foot clubhouse and associated maintenance and storage facilities, and mid-stations shall require a new conditional use permit. 5. Approval of CUP #10-06 will null and void the existing CUP #27-99. Following the required public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors.