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CPPC 06-22-09 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 54111665-5651 FAX: 540/665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) Executive Committee Frederick County Transportation Committee FROM: Michael T. Ruddy, AICP, Deputy Director , RE: June Meeting — CPPA Application Review DATE: June 15, 2009 The Frederick County Comprehensive Plans and Programs Executive Committee (CPPC) will be meeting on Monday, June 22, 2009 at 9:30 a.m, in the first floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. This will be a .joint meeting with the Frederick County Transportation Committee who will narticinate in the initial review of CPPA #01-09 At this meeting, the CPPC will review the 2009 CPPA submissions. Three CPPA applications were received this year by the June 1, 2009 deadline. They are as follows. 1) CPPA #01-09, Opcquon Crossing — Eastern Road Plan Revision 2) CPPA #02-09, Newtown Commercial — SWSA expansion (79.1 acres) 3) CPPA #03-09, Rock Harbor Golf Course — SWSA expansion (259.43 acres) The format of the meeting will include staff making a short presentation on each application and then each applicant, or their representative, will be allowed to give a short presentation (maximum time ten minutes). The CPPC will forward a reconunendation on each application to the Planning Commission and Board of Supervisors. All application information for the 2009 Comprehensive Policy Plan Amendments are included for your review. To reiterate, the Transportation Committee's participation and input in the review of CPPA 401-09 will enable a thorough evaluation and recommendation to be made to the Frederick County Planning Commission and Board of Supervisors at their firture work session. Please contact me if you have any questions or concerns regarding this correspondence MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601.-5000 2009 Comprehensive Policy Plan Amendments (CPPA) Applications Summary of Requests CPPA Nance of Request Magisterial Type of Request Proposal Acreage* Number District 401-09 OPEQUON CROSSING Red Bud Eastern Road Plan Road Realignment NIA Change #02-09 NEWTOWN Back Creek SWSA Expansion Commercial 79.1 COMMERCIAL (Commercial) #03-09 ROCK HARBOR Back Creek SWSA Expansion Conventioti/Commercial/Residential 259.43 *Reflects acreage of parcels expressly identified in the application. Ultimate alnendinent inm� involve additional acreage to ensure contiguity of boundaries. 2009 CPPA Schedule June 1, 2009 Submission Deadline June 22, 2009 9:30 a.m. (Purple Room) CPPC Meeting (to be held jointly with Frederick County Transportation Committee for purpose of discussing CPPA #01-09) June 24, 2009 Memo to BOS requesting Work session date in late July/August to review CPPA requests (Memo to be done by 6115/09) TBD Work Session with BOS 2009 CPPA APPLICATION VAI I LY ul M 4r WI\ LAKES ^ lrlt 09 MJF ,y OPEOUON CROSSING JUNE 1, 2449 ria or Patton, Harris, Rust & Associates 117 L SL WahesW, Yr*k 22601 WKE: (540) 661-2139 F& (540) 0--0493 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM A. OWNER(S) INFORMATION 1. Name: The Canyon, LC 2. Project Name: Opequon Crossing 3. Mailing Address: 420 Tubal Early Dr, Suite 103 Winchester, VA 22601 4. Telephone: (540) 667-2120 AUTHORIZED AGENT INFORMATION 1. Name: Patton Harris Rust & Associates 2. Project Name: Opequon Crossing 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 667-2139 B. LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The Applicant is the current owner of the 70 acre parcel known as Opequon Crossing which is currently in the review process for rezoning. The Applicant is also the owner of the Haggerty Property, located immediately east of the subject site. The Haggerty Property was zoned in 2005 for residential uses and included the Spine Road (now known as Haggerty Blvd) which will ultimately connect Route 7 and Senseny Road. The Opcquon Crossing application will utilize the Haggerty transportation network for site access to Route 7. The Applicant is proposing a revision to the Eastern Road Plan to depict a new connection point between Charming Drive and Haggerty Blvd in a location that could be proffered as part of the rezoning application currently under review. C. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT 1. INFORMATION FOR MAP AMENDMENTS PIN(s): Magisterial District Parcel Size 55-A-210 Red Bud 70.15 Acres Plat of Area proposed for CPPA Amendment, including metes and bounds description See Attached Existing Comprehensive Plan Land Use Classification(s): Residential C. Proposed Comprehensive Plan Land Use Classification(s): Unchanged - Residential f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) Vacant/Agricultural g. What use/zoning will be requested if amendment is approved? RP (Residential Performance h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within %2 mile of subject property: Figure 1 includes an aerial photograph from 2006 depicting the existing uses found within the vicinity of the subject property. The Property is bounded to the south by the Twin Lakes development currently undcr construction, to the North by Valley Mill Farm, and to the East by the aforementioned Haggerty Property and to the West by the Fieldstone development which is also currently under construction. Fi)zure 2 depicts the existing zoning found near the site, with the majority being RP zoned areas associated with the adiacent developments. i. Adjoining Property Owners: See Attached 2. INFORMATION FOR TEXT AmENDwNTS—NOTAPPLICABLE 3. INFORMATION FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan Amendment (provide attaclmients if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. The proposed modification to the Frederick County Eastern Road Plan as depicted by Figure 3 would utilize a minor collector Road to connect from the existing Fieldstone entrance on Channing Drive to Haggerty Blvd which will be constructed as part of the Haggerty development. Comments provided by Frederick County Planning Staff indicate a desire for the Applicant to construct the re -aligned Valley Mill Road_coiulection across the adjacent Property to the north to provide an East-West connection as park of the Opequon Crossing rezoning application. This connection would require a skewed crossing of Abrams Creek and its flood plain and would also have a vertical elevation change of nearly 100 feet. The proposed minor collector which would be provided in lieu of the Abrams Creek crossing as currently contemplated by the Eastern Road Plan is the only cost feasible alternative for an East-West connection and presents far fewer engineering challenges. Additionally, the design of the FIGURE r I - ---- A 1p 7; I M - 4 - -PrA pit 777 - -1 OL 4 +� + urban Bevelopnlenl Area - a Eastern Road Plan New MajorArterial Improved Major Arterial C� ■x,.6`'1 -40%10New Minor Arterial �I- u �� o Improved Minor Arterial +, New Major Collector Improved Major Collector r ' ♦ r "�.f ani e�# New Minor Collector Op , PIA, 6 �'0 /fI/ // 004,1114.0 4, Improved Minor Coteclor 0.0 _ V Ramp Ram p p A tacfo q� Se Wer &%Aller Service Arca,���4a Q4 11 r� •n�+ �� I' CREEKCRflSSL\G VALLEY 14.1 En 0��, En, I 00 ru•sa dPEII, ` n4gm ebA 000rrr��� ep triew W WWII, Wl r r d�9aeceaoGtr,-,. `- h . ws�60 4 �-'0 VQ _ Q] O 6o G q _ 1� O, '1 e - FIELDSTONE e ` ��✓�S 00 pnna% 4 6 �,p0 PROAOSFD )INOR. J/ COL' ECTORROD / •,r HAGGERTI' - f SINS \ply F q - a �° ��..� a� a - o �r � � ewe• q' • �a ti 7 +y p tr duo p t •~�' d`I��'! 1 \jam a ritlj7 T} 9 d as vw 40 `- 0 OPEQUON CROSSING -- 2009 CPPA Patton, Harris, dust &Associates II EASTERN ROAD PLAN 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAQ(: (540) 665-0493 FREDERICK COUNTY, KRGIN14 FIGURE 3 1 Fieldstone development lends itself to providing this connection as a planned internal roadway will extend to within a few hundred feet of the common property boundary between Fieldstone and Opequon Crossing as deicted by Figure 4. This roadway is currently under construction and includes no direct lot access for the townhomes planned as part of Fieldstone. The Applicant is currently in negotiations with the owners of Fieldstone, Arcadia in hopes of providing the interparcel connection for this proposed minor collector road. b. How would the resultant changes impact or benefit Frederick County. Consider, for example, economic development and public facilities. As the proposed modification to the Eastern Road Plan is the cost feasible alternative: the Applicant would be able to construct an East-West comiection between Haggerty Boulevard and Charming Drive without the need for expenditure of any County funds. Additionally, the proposed connection eliminates the need for an additional crossing of Abrams Creek avoiding a much larger environmental impact as well as the maintenance costs for the state associated with the bridge that would be necessary for the creek crossin&. SIGNATURES APPEAR ON THE FOLLOWING PAGE(S) 51 Titiw4"V ; z - 4' r,, �'; 1$ &' Vk� , fL 5 T Al Li r.!;.FrFr lk k: -ps. Ito hill 717 Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors 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 best of my (our) knowledge. Applicant(s): Date: — OPL-QUON CROSSING Patton, Harris, Rust & Associates, pc q c, ZONING BOUNDARY 117 E. Picadilly St. Winchester, Virginia 22601 D VOICE: (540) 667-2139 FAX: (540) 665--9493 FHE-OERICK COUNTY, KROM Adjoining Property Owners Cpequon Crossing Name Address Property Identification Number (PIN) Name: Toll VA IV LP 21630 Ridgetop Cir Ste 130 Property#: 55-A-209 Dulles, VA 20166 Name: Toll VA IV LP 21630 Ridgetop Cir Ste 130 Property#: 55-A-211 Dulles, VA 20166 Name: Katrina Lewis 1004 Clark St Property #: 55-4-4A Starke, FL 32091 Name: The Canyon, LC 420 W Jubal Early Dr Ste 103 Property #: 55-A-212 Winchester, VA 22601 Name: Valley Mill Farm LC 8705 C Street Property #: 55-A-165 Chesa eake Beach, MD 20732 Name: Arcadia Development Co. P.O. Box 5368 Property#: 55-A-181 San Jose, CA 95150 Name: Matthew and Katherine McHale 1291 Valley Mill Rd Property #: 55-A-1 65C Winchester, VA 22602 Name: Michael McKee 283 Eddys Ln Property #: 55-4-3 Winchester, VA 22602 2009 CPPA APPLICATION NEWTOWN COMMERCIAL ✓UNE 1, 2009 Prepared Sri Patton, Farris, Rust & Associates M E. Picadlll St. 1Ynchester, VgWa 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM A. O`►'VNER(S) INFORMATION 1. Name: Newtown Village, LLC 2. Project Name: Newtown Commercial 3. Mailing Address: 270 Panarama Dr Winchester, VA 22603 4. Telephone: (540) 539-1960 AUTHORIZED AGENT INFORNIATION 1. Name: Patton Harris Rust & Associates 2. Project Name: Newtown Commercial 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 667-2139 B. LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The subject Property, totaling 79.1 acres, is under common ownership with a 125 acre tract located South and adjacent to the subject Property within the boundary of Stephens city. A pending rezoning for the adjacent tract provides for a mixed use development with a transportation system that would provide access for the subject Property. This application proposes a SWSA expansion around the subject site to allow future commercial and/or industrial uses to develop as an extension of the development pattern planned within adjacent Stephens City. C. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT 1. INFORMATION FOR MAI' ANiENDMENTS a. PTN(s): 74-A-74 & 74-A-75 Magisterial District: Back Creek b. Parcel Size: 79.1 Acres C. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Attached d. Existing Comprehensive Plan Land Use Classification(s): Portions identified for business and industrial uses e. Proposed Comprehensive Plan Land Use Classification(s): Business and/or industrial f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) — Vacant/Agricultural g. What use/zoning will be requested if amendment is approved? Business and/or industrial h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within Yz mile of subject property: Fikure 1 includes an aerial photograph from 2006 to depict the existing uses found within the vicinity of the subject property. The Property is bounded to the south by the town limits of Stephens City, to the North by Springdale Road, and to the East and West by RA (Rural Areas) zoned Property. Figure 2 depicts the existing zoning found near the site, including industrial uses to the North along Shady Elm Road and business uses to the North along Route 11. i. Adjoining Property Owners: See Attached 2. INFORMATION FOR TEXT AMENDMENTS —1V©T APPLic.4BLE 3, INFORMATION FOR ALL AMENDMENTS Justification of proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. The proposed expansion of the SWSA (See Figure 3) to include the 79.1 acre property would provide for the logical extension of planned land uses found to the South within Stephens City. Development of the Property for commercial uses would serve as a bridge between the planned development pattern to the South and the existing commercial and industrial uses to the North along Shady Elm Road and Route 11. Fi ure 4 depicts the intended location of the future Stephens City bypass which terminates at the Southern Property boundary as well as a future connector roadway to Route 11. Both improvements are plamled as part of the rezoning proposed to the South within Stephens City.. This transportation system could serve as excellent access for the site. f f -. .b"• 'iii" - 'F > , /\� �P h 7 mm �r r NEWTOWN COMMERCIAL — 2009 CPPA Patton, Harris, Rust & Associates I �• LOCATION MAF' 117 E. Picadil6y St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, VIRGINIA FIGURE 1 FIGURE 2 79,1 ACRE&L OUTSIDE OF . . . "" STEPHENS CITY ........ 79.1 ACRI;&hq: ATEDX-7----/,r` t'-.__„ — `{+ _e STEPHENS CITY EXISTING BOUNDARY: SWSA PROJECT SITE SEWER AND WATER SERVICE AREA (SWSA) PROPOSED BOUNDARY: SWSA PROJECT SITE SEWER AND WATER SERVICE AREA (SWSA) NEWTOWN COMMERCIAL — 200,E CPPA Patton, Harris, Rust &Associates EXISTING AND PROPOSED Q0 � SWSA 117 E. Picadilly St. Winchester, Virginia 22605 Q)VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNT?; VIRGINIA Fl(3UKt 3 L w Ro "S NEWTOWN COMMERCIAL — 209 CPPA Patton, Harris, Rust &Associates u` SITE ACCESS/FUTURE IMPROVEMENTS 117 E. Picadilly St. Winchester, Virginia 22601 Q VOICE: (540) 667-2139 FW(; (540) 665-0493 FREDERICK COUNTY, VIRGINIA l Nell i How would the resultant changes impact or benefit Frederick County. Consider, for example, economic development and public facilities. Frederick County's Eastern Road Plan identifies Shady Elm Road as a future major collector. As the subject Property is located approximately between the planned Stephens City Bypass and Shady Elm Road the Property could serve to provide a critical link between these two roadways that would greatly benefit the traveling public. Figure S depicts the site location relative to the Frederick County Eastern Road Plan. In addition to promoting an improved transportation system for this portion of the County, the economic development type uses proposed would help to bolster the Frederick County tax base. SIGNATURES APPEAR ON THE FOLLOWING PAGE(S) rJ u v Urban Development Area Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial `J New Major Collector Improved Major Collector -� New Minor Collector Improved Minor Collector Ramp Sewer for. Water Servicc Area 4v D Z� CO SITE, Ct / o, r� � �� ..,M•` �` I. ,.a'i'r. K1 ��.`} stephelis city t i NEWTOWN COMMERCIAL — 2009 CPPA Patton, Harris, Rust & Associates © EASTERN ROAD PLAN 117 E. Picodilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, 4'IRCINIA FIGURE 5 I,AF i • SITE, Ct / o, r� � �� ..,M•` �` I. ,.a'i'r. K1 ��.`} stephelis city t i NEWTOWN COMMERCIAL — 2009 CPPA Patton, Harris, Rust & Associates © EASTERN ROAD PLAN 117 E. Picodilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, 4'IRCINIA FIGURE 5 Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors 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 best of my (our) knowledge. Owner(s):Gts Date: 0 UNE BEARING DISTANCE Li N3914'30"E 35.31' L2 540 45'50'E I 38.92' L3 S40"45'50'E 12.18' V Pole TH Op Yr�� L> ELLIOTT RITCHIE, JR. CERTIFICATE NO. No. 1318 _ clrx/tet' � '-4 �Q ti *PARCEL TWO 0.0174 ACRES PIN -74—A-74 2 Story IPF<, Alum. Siding Pole Pole EPS 3 q�Y5� fJ 1 �yAC-7744 BOUNDARY SURVEY Frame `v Bldg. 0 cry if j lrn -U5 IPS,/ Remains of XFr Block Bldg. ti� / Frame • .i Bldg. =w /p, ^well V POte IP�r 0 Frame Bldg. Janet Joyce Long in str. #030022530 PIN -74—A-75 Alberto Salcedo Mary Solcedo D.B.832, P.1212 PS PIN=74—A-73 �rPFfoe 1ps C"Q PS Pole ` 1 h 1 EPS` Pole Frome Bldg_ NOTES 1_ No Title Report Furnished. / 2. The may be easements that exist that are nol shown on this plot. 3. The property shown on this plot is the same N23'52`43"E OCo�i property conveyed by Carl A. Wisecarver to 17.90'A,g s, Earl V. Brannon and Shirley L. Brannon by a a��8 ppr. deed dated December 9, 1959 and recorded in S228.66�5 E `y`•T�'o the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 251, N12'S2'17"W o, 50.10' S55'36'1 7 "E Pp 40.10' "rte kF k� at Page 57 and conveyed to Earl V. Brannon, Jr., Gerald F. Brannon and Betty D. Cochran by an Affidavit dated December 2, 2004 and recorded in the aforementioned Clerk's Office in Instrument Number 040024715. 4. Parcel One shown on this plat is located in in Flood Zone A and Parcel Two is located in o" Flood Zone C, as shown on F.E.M.A. Flood 'I Insurance Rate Map, Community—Panel Number 510063 0200 B. effective date of N JJuly 17, 1978_ fi I'- "-N81'54'10'E PARCEL ONE 25.D6' , J+ 3.73' fJ 1 �yAC-7744 BOUNDARY SURVEY PIIN=7 -.6264 `v p THE ESTATE OF EARL V. BRANNON cry if j lrn -U5 AND SHIRLEY L. BRANNON io zw NOW STANDING IN THE NAME OF #� j, EARL V. BRANNON, JR. o a o GERALD F. BRANNON AND !I COCDISH RAN BEs`[TY DACK n'o CRQE CT o I FREDERICK COUNTY, MRGINIA 26'34"W 4 26.79' Dead Fames r , 9 SCALE:1 "=50' JANUARY 19, 2005 IPS ? PAINTER—LEWIS, P.L.C. 116 SOUTH STEWART STREET WINCHESTER, VARGINIA 22601 15.00' f 540-662-5792 r r -----7 -_ ,.T[Tr If AN Aa ,_, Y U111 PH, bsttTr knoun as Uie BarLonuville Dan, an! being To inrgEr portila of TE o" Lhv Into A I Bunnin,tan lied, zaiced oil pos7auscd, a Plat and burley of shl- propirLj Nvin;; har.Lo HUME Ke lands; herein intended to 1-c ^oav-yea ave designated an oaid Plat an Parcel= A and B. Witness the following signabire and seal this date above written. MI.—MR P. RYAEUN . . . . . . . . . Mcial GommissYner. RETTUE KAM 14.50 C Pt " G7k-; YD STATI OF VIRGITA, OTTY OF '.-'.TICIIESTWR, Lone d. Clark, (commissinned as Irene S. H&adley,) a Noter Public in and for the City of Wincheoter, State of Virginia, hereby certify that James P. Rear on, Special Cormmi.ision�r, warose name is sibfied to tho. forcfgoiing v.,riting, bearing date on the S7th ip.y of September, 1914, has thia dog a6knowledgea the same bQfqra me in my City aid State aforesaid, and I Pirther certify that my commission as Notary 2ublic expires kugust 3, 1937. 'Ivan 101�,r my hand this 27th df�f of September, 1934. H. CLARK --IRENIE UTARY PUBLIC. 1W2 AVO .0. lea Po r evs/ :rf. If AN Aa ,_, Y Adjoining Property owners Nervtoom Commercial Name Address Property Identification Number (PIN) Name: PIPPIN ENTERPRISES 164 MEADOW TRACE LN Property#: 7421 MIDDLETOWN, VA 22645 Name: NEWTOWN VILLAGE 270 PANARAMA DR Property #: 7422 WINCHESTER, VA 22603 Name: NEWTOWN VILLAGE 270 PANARAMA DR Property #: 7423 WINCHESTER, VA 22603 Name: NEWTOWN VILLAGE 270 PANARAMA DR Property#: 74 A 77 WINCHESTER, VA 22603 Name: LONG CREEK FARM, INC. 976 SPRINGDALE RD Property#: 74 A 51 WINCHESTER, VA 22602 Name: LONG CREEK FARM, INC. 976 SPRINGDALE RD Property#: 74 A 75A WINCHESTER, VA 22602 ASSEMBLIES OF GOD FOUNDATION TRSTEE CIO JOSEPH Name: MESSICK 579 SPRINGDALE RD Property #: 74 A 75B WINCHESTER, VA 22602 Name: J EDWARD & JAMES MESSICK 579 SPRINGDALE RD Property#: 74 A 55 WINCHESTER, VA 22602 Name: JOHN AND SUSAN HEPLER 1903 PAUL WILOUGHBY RD Property #: 74 A 57 EVERGREEN, NC 28438 Name: MICHELLE MORRISON 421 SPRINGDALE RD Property#: 74 A 57B WINCHESTER, VA 22602 Name: JUDITH EVANS 400 SPRINGDALE RD Property#: 74 A 58 WINCHESTER, VA 22602 Name: HEPLER HOLDINGS 567 GLENDOBBIN RD Property#: 74 A 57A WINCHESTER, VA 22603 Name: ALBERTO & MARY SALCEDO 364 SPRINGDALE RD Property#: 74 A 73 WINCHESTER, VA 22602 Name: LOUISE S. ET ALS BRIM 124 SPRINGDALE RD Property#: 75 A 25 WINCHESTER, VA 22602 Name: GERALD & CLARA PETRIE WAKEFIELD 4330 VALLEY PIKE Property #: 75 A 26 STEPHENS CITY, VA 22655 Name: RUTH ANN PETRIE ALLSBROOK 3502 GREENSWARD RD Property#: 75 A 26B LOS ANGELES, CA 90039 Name: RALPH S. GREGORY, TRUSTEE 164 MEADOW TRACE LN Property#: 75 A 27A MIDDLETOWN, VA 22645 Name: RALPH S. GREGORY, TRUSTEE 164 MEADOW TRACE LN Property #: 75 A 27 MIDDLETOWN, VA 22645 "'OCK HARBOR CURSE SEWER & WATER SER �CE AREA EXPANSION Comprehensive Policy Plan Amendmi en t Jum 1, 2009 Contact Person: Evan Wyatt, AICD C1 GREENW,AY ENGINEERING .o7 151 Windy Hill Lane Founded in 1971 WirichesLer, Virginia. 22602 Telephone 540-662-4185 Engineers PAX -540-722-9528 Surveyors www.greenwayeng.aom Comprehensive Policy Plan Amendment Rock Harbor Golf Course Sewer & Water Service Area Expansion Owner(s) Information Nctme: Stuart M. Perry, Inc., c/o Dennis W. Perry, President & Maurice W. Perry, II, Vice President Project Ncane: Rock Harbor Golf Course Sewer & Water Service Area Expansion Mailing Address: 117 Limestone Lane Winchester, VA 22602 Telel)hone Number: (540) 662-3431 (ext. 103) Authorized Agent Information Name: Greenway Engineering, c/o Evan Wyatt, AICP Project Ncone: Rock Harbor Golf Course Sewer & Water Service Area Expansion Mailing Address 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Lel4al Interest in the Property Affected or Reason for the Request Stuart M. Perry, Inc., 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 62 1) 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 ##4745tEAW 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 Mau Amendment PIN(s): 52-((A))-313 & 53-((A))-88 Magisterial District: Back Creek District Parcel Size (approximate acres): 259.43± acres Plat of area proposed.for CPPA amendment, including metes and bounds description: Please refer to the Rock Harbor Golf Course SWSA Expansion Exhibit Flat within the Application. Existing Comprehensive Plann land use classification: N/A — 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 Meat 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 #4745fEAW 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, Comprehensive Police Plan. Designations andlor- Proposed Comprehensive Plan. Designations, and/or Approved Uses and Densities along with other Characteristics of Properties that are within'/z 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 1 -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 goverment, and agricultural by the Frederick County CoiTunissioner of Revenue database. The single-family residential suburban land uses range in density from 1/4 acre to 5 -acre lots, while the largest commercial parcel is identified as the Stuart M. Pent' 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 #47451EAW 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 Nctine, Mailing Address and Parcel Mimber of rill Properties within 200 feet of the Subject Parcel(s), with Adjacent Property Oviners Affidavit: Please refer to the Rock Harbor Golf Course SWSA Expansion Neighboring Properties Within 200 Feet Map Exhibit, the Adjoining Property Ownership Table within and the signed Adjacent Property Owners Affidavit. or 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 ComprehensNe Police Plon Amendinent (provide attocl meats if necessary). Describe wtdq the change to the Comprehensive 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 Iand 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 #4745IEAW 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. How would the resaaltant changes impact or benefit Frederick County? Consider, for example, transportation, economic dew?1ollment and patblic facilities: Transportation: The Applicants have dedicated land to VDOT necessary to accommodate the southbound off -ramp associated with the future Route 37 interchange serving the Jubal 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 #4745/EAW 5 Economic Development: 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 ➢ 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 #47451EAW 6 Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan airaendment requests. Signatures: I (we), the undersigned, do hereby respectfully make application to and petition the Frederick County Board of Supervisors 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 best of guy (our) knowledge. Applicant(s): v Date: �L Owner(s); Date: e , •f ' r a�� Ac v •.�,3�v k 4� "' -_ f _ 4 i .i"sf, s ` ',:_ `� gYi��('Ei `A ' .�' �i - PO?ANTIA uS LOCATIONS ANDIcc 0 Ce.'�`��. .;ski;-• !- r< � - _ .-,� .>i,- ,+ '•I r� � ,+: = � �.�'-� ��� �. '' � �;.,Pi..:i" ,.. � ., LU ,,, , C GONvENTIONCENTER W °` "��� '•� �` a c. ,• - - . 1# -_ -•� 1�': psi r �. Lu r mr`° . �' L EXTENDED STAT LODGING o t ;Xe oly` 4. ren `t'•. `�' _ , '` '¢ 'i`- �' ti '\ , .�• '_t C� �•_ ; ,,,g�_ ,, AGE-RESTRICTED W LLIr GOLF COURSE OIN ED xt t,► a 51 HOUSING �.•y& EF" ?- 4i11y®lvlr ABY r f y i 4 ul K: y ♦v#i:a`F ,1#l+p o • k _ - A •'*e . LL�li� _��p6 �•. `!: - ...y.l s '` •, kr��4Aas, W - -', _ s'R !_ � � "5_''� � � Ste. rel, � 't. i +,��' - -�� > ' �1 C :--a iii?�i>;''3 �ti* i+ � -_ti � � �..� > -,.#► y �'� [moo - #� J - 'gyp ✓'G .8 .,•fin'_-eJ'- { � S- '. .04►�#%ia�. :(e, jl i. 4 y_- ..'� :� _'.'�j9 �.. I F` r`l �•. "'v i' � i=E � r- r. Mq _ • max= es�l0y��, /k{�vof9#6t � _u � {- _'� y t� '�E -�{ �- 4 �y � �.. _ � r ' �T'. 1 9�, _ }v- k��§$�l�,s �'rRg,sy3 �.i,.I., `+ ,�_ _ {, `� { , •A _ _ J `i � {y, . �_ _ `n'I i ,�` ,�, •t ' - y,4•� V�l`O� �.;}�.yr{Y:� �''� _d J q"-_,�.,_ Itl •, : - elii##i� i+ F ?YcS¢4d F T_ i }jj 3 t ' �M- � .-� >i� ,+J 4 i • yoi�!`!®ie+. �„ _ }?k. 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O W W .+�� "i .. _ BF .r• `5'�(. i - � ' �.... - � ori `t � 3 c - . `1fF �. _-, a « - +,,' {vfr4ft6.F AI�iO�ir�►r►v Q `ri tQQ_ V r t - 41 Yyty • _+ i . •e DATE` diTNE I 2009 -, h c -`yam � - { � .;_ 4 `S�va3 p� F ` • t SCALE: I^ - 500' , DESIGNED BY : EA1P/dNT f ?4 a?. 'k JOB N0. 4745 e" Y - �� # � 9 ' �!.k• az:� SHEET 1 OF1 ESTERN- PI SWSA Sb GREENWAY ENGINEERING l5i Z dp Mill I.— K,nchnrtr�r, Vi rgrn,m 2GRff2 R„rl�........ PAX &10-7?A UR Map Data Source: Frederick county, Va. GIS Deparlment, May 2009 Data Noj?i wES/ f TERN. Flock Harbor Golf Course SWSA Expansion Existing SWSA & U®A Boundaries TM 52-A-88 239.92 Acres TM 52-A-313 19.51 Acres/, Feet 1,000 0 1,000 2,000 AMHERST, ST a� u priniste�d�s�`� c 3 Legend Proposed SWSA Expansion Parcels = Parcel Boundary ■mmmn% ■ SWSA Boundary EEEE ���, UDA Boundary City of Winchester " Rock Harbor Golf Course 608 SWSA Expansion One Mile Radius With Existing Zoning �a w E I 628 654 / \� y�10 827 Qj - tiP NQRTHWESTERN PIKEr�4�= - 1 �j -�_`? •�C� -ROVNDaHIL=L=1RE) -Winchester & Western RR� 1 V`y�� a NORTywEST' ' RN!pIK ern 711 E� CZ` v 858 S 803 �Q 620 v 37 W TM 52-A-88 JUS 239.92 Acres U� �Q �O 654 �G 37 TM 52-A-313 r 19.51 Acres` J' N, 0 GREENWAY ENGINEERING ,.,, W . r,, n,,, ,.,,.r Feet / 1' rru rbr Bir,rIrFxtnr, V,rF:rrrr:+ 2c" 2 Tcle�7wur G50 G&'_' 1196 - - %f� enx.�•in-yza.-ns�n 17500 © 1,500 3,000 f S„c r.ynn vr.ex•prr„aac;raq ram A\ Map Data Source: 'Frederick County, Va. GIS Department, May 2009 Data , 41 Legend ® 1 Mile Radius From Approximate Center of Golf Course Proposed SWSA Expansion Parcels Parcel Boundary t 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) MI -11 (Mobile Home Community District) - MS (Medical Support District) T_ R4 (Residential Planned Community District) - R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) Map Data Source: Frederick County, Va. GIS Department, May 2009 Data 2009 COMPREHENSIVE POLICY PLAN AMENMENT SUPPORT MAPPING & EXHIBITS 11Tsr—r NORTH WESTERN'PI GREENWAY ENGINEERING 151 IT, dg Hill 1„rr Nnn.n3,,,vte: r, V"R.' lli! 22602 -ale p1 uc 540 66? 4195 Rsn,;iir,..:r.. ihX 51 —722— 12A Sunwrn� "'a''r Qrce--s earn 1' Map Data Source: Frederick County, Va. 616 Department, May 2009 Data Cock Harbor Golf Course SWSA Expansion Neighboring Properties Within 200 Feet F r1 6 G ¢b TM 52-A-88� 239.92 Acres 22 21 20 17 l 19 Feet 1,000 0 1,000 2,000 N s AMHERST,ST p,,-iStead'' Legend Parcel Boundary Proposed SWSA Expansion Parcels Parcels Within 200 Feet Citi/ of Winchester \ W W Z_ 1673.11' ZONING PARCELS: 313.73' N 41'34'00"W o° � "�...,�; p•�-•••����■- "'�'��•""�� RA DISTRICT TM 52.(IA)).88 (239.42 ACRES)+/- Z RA DISTRICT TM 52-((A))-313 (19.51 ACRES) +/. W o Lo TOTAL 259.43 +�- AC �• w ; m oti is 91 is ` o w w uS pq v g� _ii .� ,meq liLo bo 0 •. s 4 �, -p0 lei,G rn � ti w m INN``n TM 53-A-88 STUART M, PERRY, INC. •.i L •`ti '2 U x � � +,� o xb' - N NLo LLI INJ S 42°19'50" E 2094.67' �� W N M �•i 89.71' O `yro 1168.49' N 43`21'01" E Ei 0 ,S on 677.58' S 40°21'59" E [j m LoS 40°06'28'° E 106.74' O of S 30'46'02"W a TM 52-A-313 L) M co ) o a STUART M. PERRY, INC. o O u"'a `° w Q -0 W A 674.99' z O of pm S 4D°06'26" E 7°48'47" 2 6.93' ox P4 + 363.0498' 515.10' S2 14'54" W L� E z [ 5 47-33"4"N x 14 wQ W cL Q w m�o 0 644.21' U) O N 43"34140"W H DATE: MAY 26, 2009 T SCALE: 1" = 500' c DESIGNED BY: JNT JOB NO. 4745 SHEET 1 OF1