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Home My WebLink About15-06 Impact AnalysisIMPACT ANALYSIS STATEMENT ROCK HARBOR GOLF COURSE REZONING File #4745 Impact Statement/EAW Back Creek Magisterial District Frederick County, Virginia TM 52 -((A)) -256 aggregate area of'58.08± acre portion of 425.90± acre parcel May 25, 2006 Revised October 6, 2006 Current Owner: Stuart M. Perry, Inc. Dennis W. Perry, President Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane .Winchester, VA 22602 540- 662 -4185 Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 58.08± -acre portion of a 425.90± -acre subject property owned by Stuart M. Perry, Inc., and identified as Tax Map Parcel 52 -((A)) -256. The subject site is located on the south side of Round Hill Road (Route 803) and on the east side of Woodchuck Lane (Route 654), and is adjacent to Section Three and Section Seven of the Roscommon Subdivision and the existing Rock Harbor Golf Course. The Applicant proposes to rezone the 58.08± -acre portion of the 425.90± -acre subject property from EM, Extractive Manufacturing District to RA, Rural Areas District to allow for the expansion of the existing Rock Harbor Golf Course. Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: Proposed build -out File #4745 Impact StatementlEAW ROCK HARBOR GOLF COURSE REZONING Fronting 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. Back Creek 52 -((A)) -256 EM, Extractive Manufacturing District Stuart M. Perry, Inc. Quarry Expansion of the existing Rock Harbor Golf Course RA, Rural Areas District 58.08± -acres 18 -hole golf course expansion for Rock Harbor Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 COMPREHENSIVE PLAN Urban Development Area The 58.08± -acre portion of the 425.90± -acre subject property is currently located outside of the Urban Development Area (UDA); however, expansion of the UDA to accommodate the rezoning of this portion of the subject property is not necessary for this application. Sewer and Water Service Area The 58.08± -acre portion of the 425.90± -acre subject 'property is currently located approximately 1,500 linear feet west of the Sewer and Water Service Area (SWSA); however, expansion of the SWSA to accommodate the rezoning of this portion of the subject property is not necessary for this application SUITABILITY OF THE SITE Access The 58.08± -acre portion of the 425.90± -acre subject property is located on the south side of Round Hill Road (Route 803) and on the east side of Woodchuck Lane (Route 654), and is adjacent to Section Three and Section Seven of the Roscommon Subdivision and the existing Rock Harbor Golf Course. Access to the Rock Harbor Golf Course is accommodated off of Merriman's Lane (Route 621) through a commercial entrance that was approved by the Virginia Department of Transportation (VDOT). The location of this commercial entrance was identified by VDOT to allow for access to the Rock Harbor Golf Course without impacting the location of the future Route 37 southbound off -ramp. This existing commercial entrance will be utilized as access for the Rock Harbor Golf Course expansion. Flood Plains The 58.08± -acre portion of the 425.90± -acre subject property contains a small portion of floodplain area in the northern most corner of the property by Round Hill Road (Route 803) as demonstrated on FEMA NFIP Map #510063-0115-B and on the Frederick County GIS Database that is estimated to be approximately 9,000 square feet in area. It is not anticipated that the expansion of the Rock Harbor Golf Course will impact this small area of floodplain; however, it should be noted that the Frederick County Zoning Ordinance allows for public and private recreational uses, such as golf courses to be developed within floodplain areas. File #4745 Impact StatementlEAW Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 Wetlands The 58.08± -acre portion of the 425.90± -acre subject property does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information from the Frederick County GIS Database. Soil Types The 58.08± -acre portion of the 425.90± -acre subject property contains four soil types as demonstrated by the Soil Survey of Frederick County, Virginia (page 29 35) and the Frederick County GIS Database. The following soil types are present on site: 14C Frederick Poplimento Loams 14D Frederick Poplimento Loams 16C Frederick Poplimento Loams, very rocky 16D Frederick Poplimento Loams, very rocky 17C Frederick Poplimento Loams, rock outcrop complex 17E Frederick Poplimento Loams, rock outcrop complex 40B Timberville Silt Loams Table 5 on page 123 of the Soil Survey of Frederick County, Virginia identifies the Timberville Silt Loam 2 -7% slope as prime farmland soils. The soils types are consistent with the soil types found on the existing Rock Harbor Golf Course; therefore, these soil types are suitable for the expansion of the Rock Harbor Golf Course facility. Other Environmental Features The 58.08± -acre portion of the 425.90± -acre subject property does not contain areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. There are no environmental features present that create development constraints on the portion of the subject site that is planned for the expansion of the Rock Harbor Golf Course. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: B -3, Industrial Transition District RA, Rural Areas District South: RA, Rural Areas District East: RA, Rural Areas District 7 -15% slope 15 -25% slope 7 -15% slope 15 -25% slope 2 -15% slope 15 -45% slope 2 -7% slope Use: VDOT Headquarters Residential and Unimproved Use: Roscommon Subdivision Agricultural Use: Rock Harbor Golf Course Roscommon Subdivision File #4745 Impact Statement/EAW 4 Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 West: RP, Residential Performance District RA, Rural Areas District TRANSPORTATION Use: Residential Residential; Unimproved Agricultural The Rock Harbor Golf Course expansion calls for the development of an additional 18 -hole golf course that will utilize the 58.08± -acre portion of the 425.90± -acre subject property that is proposed to be rezoned. All vehicle trips that utilize the Rock Harbor Golf Course will access the site at a single commercial entrance located on Merriman's Lane (Route 621) that was approved by the Virginia Department of Transportation (VDOT). The location of this commercial entrance was identified by VDOT to allow for access to the Rock Harbor Golf Course without impacting the location of the future Route 37 southbound off -ramp. The Applicant's proffer statement provides for a dedication of right -of -way sufficient to accommodate a southbound off ramp for Route 37 without impacting the existing commercial entrance. A recent traffic impact analysis statement prepared for the Willow Run community dated April 18, 2006 identifies the average daily traffic volumes (ADT) along the segment of Merriman's Lane (Route 621) between Route 37 and Cedar Creek Grade (Route 622) at 2,800 ADT. Traffic generation data obtained from the Rock Harbor Golf Course indicates that there is an average daily golfer count of 115 -120 golfers per day, while the highest golfer count ever recorded was 208 golfers in one day for a tournament. Additionally, the Rock Harbor Golf Course has 12 full -time employees. The frequency of vehicle trips that utilize the commercial entrance at the Rock Harbor Golf Course are dispersed throughout the day due to scheduled tee -times and do not generally -fall within the morning and afternoon peak traffic times. Additionally, the 115 -120 average golfer per day count does not equate to the same number of vehicle trips due to ride sharing. Assuming that the expansion of the Rock Harbor Golf Course doubles the average golfer per day count and that all golfers drive single occupancy vehicles, it would be anticipated that there would be 240 ADT associated with this rezoning. The full -time employee traffic generation would increase this volume to 288 ADT assuming that each employee left the site once a day during the course of the workday. The 288 ADT represents a potential worst -case scenario increase of 10% in the existing traffic volume along Merriman's Lane (Route 621) and at the existing commercial entrance. The 288 ADT associated with the expansion of the Rock Harbor Golf Course will not create a negative impact to the transportation network and the Applicant's proffered right -of -way dedication for the southbound off -ramp for Route 37 will assist with future transportation improvements within this geographic area of the County. File #4745 Impact Statement/EAW 5 Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 SEWAGE CONVEYANCE AND TREATMENT The sewage disposal system requirements for the Rock Harbor Golf Course are determined by, and approved by the Frederick County Health Department. The existing sewage disposal system consists of an existing gravity drainfield with a capacity of 600 gallons per day that is supplemented by a low- pressure distribution drainfield with a capacity of approximately 1,200 gallons per day. Information prepared for the existing Rock Harbor Golf Course projected a design flow demand of 1,000 gallons per day for patrons, 200 gallons per day for employees and 580 gallons per day for food service. The existing gravity drainfield and low pressure distribution drainfield were permitted by the Virginia Department of Health and have been installed per plan and are functioning appropriately. The proposed expansion of the Rock Harbor Golf Course to develop an additional 18 golf holes and to expand the existing clubhouse facility will warrant an evaluation of the existing sewage disposal system to determine if the increase in patronage and food service will require an expansion of this system. Adequate area exists around the current sewage disposal systems to accommodate an expansion of this system if required by the Frederick County Health Department. WATER SUPPLY The water supply demands for the Rock Harbor Golf Course are determined by, and approved by the Frederick County Health Department. A private well has been established for the Rock Harbor Golf Course to provide for the water service needs of the clubhouse facility and restroom facilities. Water is pumped from the Stuart M. Perry quarry for the purpose of irrigation of the existing 18 -hole golf course facility. The proposed expansion of the Rock Harbor Golf Course to develop an additional 18 golf holes and to expand the existing clubhouse facility will warrant an evaluation of the existing private well system to determine if the increase -in- patronage and food service will require an expansion of this system. Adequate water supply exists at the Stuart M. Perry quarry for the purpose of irrigation of the existing and proposed golf course facility. SITE DRAINAGE The Rock Harbor Golf Course expansion calls for the development of an additional 18 -hole golf course that will utilize the 58.08± -acre portion of the 425.90± -acre subject property that is proposed to be rezoned. Drainage from the 58.08± -acre area primarily flows to the south and east towards the Roscommon Subdivision and the existing Rock Harbor Golf Course. The existing Rock Harbor Golf Course was designed and graded to capture storm water through a series of man -made retention ponds that direct drainage to a drainage channel along the northern property line. The development of the 58.08± -acre area to create additional golf holes will be accomplished in a similar fashion. It is envisioned that additional man -made retention ponds will be created to capture storm water to ensure that there are no adverse drainage impacts to adjoining properties. Additionally, the expansion of the Rock Harbor Golf Course will create minimal impervious area associated with golf cart File #4745 Impact StatemeniEAW 6 Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 paths; therefore, the vast majority of this acreage will remain as green space. The subsequent site plan will demonstrate that post development drainage conditions are equal to or less than pre development drainage conditions. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil Engineering Reference Manual, 4 edition). The following figures show the increase in average annual volume based on a 24,000 square -feet clubhouse facility that may ultimately be developed as part of the Rock Harbor Golf Course expansion: The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected expansion of the Rock Harbor Golf Course clubhouse will generate approximately 90 tons of solid waste annually on average. This represents a 0.04% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by the Rock Harbor Golf Course will be routed to the Regional Landfill by a commercial waste hauler; therefore, the County will receive tipping fees associated with this land use to mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid waste impacts associated with this proposal. HISTORICAL SITES AND STRUCTURES AAV 5.4 cu. yd. per 1,000 sq. ft. commercial AAV 5.4 cu. yd.. 24 (1,000 sq. ft.) AAV 129.6 cu. yd. at build -out, or 90.7 tons /yr at build -out The 58.08± -acre portion of the 425.90± -acre subject property proposed for rezoning does not contain any site area or structures that are deemed to be potentially significant, nor is this acreage a component of core battlefield area designated by the National Park Service and the Shenandoah Valley Battlefield Foundation. The Frederick County Rural Landmarks Survey identifies three sites within close proximity of this acreage that are identified as potentially significant. These sites include Stoney Acres, the Clark Cather House #34 -88) near the existing Rock Harbor Golf Course commercial entrance; as well as Walnut Grove, the John S- Lucien Lupton House #34 -98) and Linden, the Lupton -Woods House #34 -346) located near the portion of the property proposed for rezoning. The expansion of the Rock Harbor Golf Course will not negatively impact the potentially significant historic structures and the development of the golf course will allow for these structures to be viewed by the public without encroaching on private property. File #4745 Impact Statement/EAW 7 Greenway Engineering May 25, 2006 Rock Harbor Golf Course Rezoning Revised October 6, 2006 I. OTHER IMPACTS The rezoning of the 58.08± -acre portion of the 425.90± -acre subject property and ultimate expansion of the Rock Harbor Golf Course is not anticipated to negatively impact County services. The Applicant has historically supported the County Volunteer Fire and Rescue Services and has included a monetary contribution of $5,000.00 that is to be directed to the Round Hill Volunteer Fire and Rescue Company as a component of the proffer statement for this rezoning application. No impacts to County capital facilities are anticipated by the expansion of the Rock Harbor Golf Course. File #4745 Impact StatementIEAW 8 //1 McDonald Rd Zoning Legend Portion of Subject Parcel to be Rezoned (Approximate) B2 (Business, General District) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) MS (Medical Support District) RA (Rural Areas District) RP (Residential Performance District) LOCATION ana LUNINU ivwr Feet 1,500 750 0 1,500 3,000 a n �a Dutton ?It f 0 3 u- i� Kathy C City of Winchester No Soils Data Displayed 0 0 cc 0 m Q 1,000 500 1,000 2,000 m E AIM iirealaliatill■MISI/ /jj Le end n Subject Parcel Portion of Subject Parcel to be Rezoned (Approximate) Soils n 14C, FREDERICK- POPLIMENTO LOAMS, 7 TO 15 PERCENT SLOPES 14D, FREDERICK- POPLIMENTO LOAMS, 15 TO 25 PERCENT SLOPES n 16C, FREDERICK POPLIMENTO LOAMS, VERY ROCKY, 7 TO 15 PERCENT SLOPES n 16D, FREDERICK POPLIMENTO LOAMS, VERY ROCKY, 15 TO 25 PERCENT SLOPES 17C, FREDERICK POPLIMENTO -ROCK OUTCROP COMPLEX, 2 TO 15 PERCENT SLOPES r 17E, FREDERICK POPLIMENTO -ROCK OUTCROP COMPLEX, 15 TO 45 PERCENT SLOPES n 36, PITS, QUARRIES, AND DUMPS I 406, TIMBERVILLE SILT LOAM, 2 TO 7 PERCENT SLOPES in 0 0 0 v f tINVINUINIVItIN IHL rtM UMtb IVIHr 2 i /f (((ii °ailull! i�%�r�r��`I lr \'�J� %7%ll) 1 Le end Subject Parcel Portion of Subject Parcel to be Rezoned (App Lakes and Ponds Floodplain Wetlands Streams 5 Ft. Contours ximate) e w CC O u U J O c O as cc 0 O m z cr o Q N W CC U 0 J Subject Parcel Portion of Subject Parcel to be Rezoned (Approximate) Landmarks 34 -1098 Retirement 34 -1239 Brown, Stuart House 34 -1243 Bageant, June House fp 34 -1245 Tokes'Inn a 34 -1250 Belleville 34 -1312 Miller Farm 34 -1380 Miller Farm Log House 34 -1462 Round Hill School 34 -32 Richards House 34 -330 Round Hill Presbyterian Church 34 -346 Linden a 34 -85 Aspen Shade 34 -88 Stoney Acres a 34 -94 Hodgson, Abner House 34 -98 Walnut Grove Civil War Battlefields n First Kernstown First Winchester n Second Kernstown Second Winchester a y 34 -1250 34 -1462- 34 -1098 34 -330 34 =85 34 346 Existing Rock Harbor Golf Course U°kner Dr I y 34:1245 Fily 1 \-!1 111J 1 Lr %l tJr IL`/ I r, .r Cedar C. I r. /1