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CPPC 09-14-09 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 TO: Comprehensive Plans and Programs Fxecutive Committee (CPPC) FROM: Michael T. Ruddy, AICP, Deputy Director RE: September Meeting DATE: September 9, 2009 The Frederick County Comprehensive Plans and Programs Executive Committee (CPPC) will be meeting on Monday, September 14, 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 CPPC will discuss the following agenda items: AGENDA 1) CPPA #03-09, Rock Harbor Golf Course (SWSA Expansion — 259.43 acres) Staff will provide an overview of the proposed Comprehensive Policy Plan Amendment drafted to accommodate this CPPA request. The proposed amendment is known as the Rock Harbor Amendment to the Round Hill Land Use Plan and includes updated text and an updated land use plan. Please find an attached copy of the draft amendment for your review. 2) CPPC Standing Committee Briefs a) Community Area Plans Subcommittee b) Community Facility Subcommittee c) Comprehensive Plan Subcommittee 3) Other Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the four-story wing Committee members and interested citizens are encouraged to park in the County parking lot located behind 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 MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Round Hill Community Land Use Plan 2007 (Adopted by the Board of Supervisors on November 14, 2007) Rock Harbor Amendment Draft 09/09/09 Through the 2009 Comprehensive Policy Plan Amendment 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 a well- designed Conference Facility and Commercial Center with an orientation to the Golf Course and future Route 37 interchange. 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 Plan 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 area along Route 50 (Northwestern Pike). The Rock Harbor area of the Round Hill Land Use Plan is west of, and adjacent to, the West Jubal 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 Jubal 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 property, particularly for any accessory membership residential land uses. Like the other two areas, this plan seeks to link to the community by providing access to efficient roads and multi-purpose trails and sidewalks 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 Recreation and Conference Commercial Community (Commercial Recreation Land Use) The intent of the Recreation and Conference Commercial Community shall be to provide for a 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 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 community shall have a balance of land uses that provides that the recreational component shall be the primary land use. The recreational component shall be located in close proximity (within 1 mile) of an existing Route 37 Interchange. There shall be a major open space component. Compatible commercial ventures such as conference facilities, lodging opportunities, restaurants, and limited accessory retail shall be incorporated into a Master Development Plan which shall be submitted and approved as a component of a future rezoning. Balance of land uses Recreational - 36 hole golf course (minimum # of holes) Open Space — 60 percent of land area (minimum area including golf course) Commercial — 30 percent of land area (maximum area) This area of commercial shall include a Conference facility with a minimum 500 person capacity — Conference Facility in place prior to commencement of accessory membership residential land uses. Accessory membership residential — 10 percent of land area (maximum of 200 units which may be in individual buildings) The project shall be one project encompassing the entire area with no splitting up of property into individual commercial or residential lots. In addition, the accessory membership residential shall be of a limited scale and owned and operated by the recreational uses owner for use of the organization and membership. Community Facilities In order to promote high quality low impact design this project should promote energy efficient design and development, including achieving LEED certification as a project. Areas of impervious surface in conjunction with the development shall be minimized. Alternative irrigation techniques should be promoted. Innovation with providing water and sewer 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 waste water should be provided with this project. This project should provide -2- 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 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. Rezoning to the new district should not be allowed prior to the availability of public water and sewer or alternately rezoning should provide for water and sewer. Desi n 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' distance). This area of open space should not be extended to the area surrounding the proposed interchange. Transportation The County's Eastern Road Plan and the Win -Fred Metropolitan Planning Organization (MPO) 2030 Transportation Plan calls for Route 37 Juba] 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 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 Route 37 interchange to the extent that it is warranted as a primary transportation focus. A new multi-purpose trail connection is promoted is planned through the Rock Harbor project to serve the area and provide access and connectivity between the Round Hill community and the West Juba] Early community. The location shown on the plan is general, with the precise location of the trail connection remaining flexible. However, access should provide a connection generally from Point A to Point B 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. Multipurpose access should be provided from west of the interchange to the east of the interchange. This should occur in conjunction with the construction of the interchange, under the existing Abrams Creek and rail bridge, or both. Trail connectivity to West Jubal Early Land Use Plan and the City of Winchester Green Circle is very important. -3- Implementation SWSA Boundary Alt. 1. The SWSA boundary shall be modified around the boundaries of the Rock Harbor property as identified in this map. Assumes an expectation is in place that community facilities will be provided to serve this site prior to rezoning. Bigger question — assumes ability of community to obtain resources (water and sewer). Alt 2. The SWSA boundary shall not be modified at the time of the approval of this land use plan. In the future, the SWSA boundary may be modified consistent with the land use designations of the Study, and ultimately up to the potential locations of the SWSA identified by the study, only with the approval of the Board of Supervisors, and only when it has been demonstrated that the necessary sewer and water infrastructure is available. Note: The FCSA has expressed concerns over the timing of the project, the needs of the adjacent development projects, and the availability of future water and wastewater resources. 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. Alt 1, B2 (Business General) — Zoning Designation (7041 Residence Clubs operated by organizations for members only could be used to accommodate accessory membership residential land uses). Golf Courses could be incorporated into the district. Alt 2, Recreation and Conference Commercial District or Overlay District — Zoning Designation specifically designed to implement this balance of land uses and associated performance standards. -4- Round Hill Community Land Use Plan Adopted November 14, 2007 N w S F 1 Feet 0 750 1,500 '**4>4. Proposed Collector Roads 40 Proposed Traffic Signal MProposed Interchange Streets Primary Rds Secondary Rds Terciary Rds Winchester Rds % Rai'roads lakes ti^ streams Urban DevelopmontArea swsa Community Center Business Q Commercial Recreation Extractive Mining Park B - . , ATrailConnectivity Frederick County Dept of Planning & Development 107 N Kent St Winchester, VA 22601 www.CO.FREDERICK.VA.US Amended November 2009