P&Z Gives Rock Ridge Project Conditional Approval

By Andrew Gorosko

After lengthy consideration, Planning and Zoning Commission (P&Z) members have approved Rock Ridge Country Club’s controversial redevelopment project, which would more than the double the size of its enclosed facilities at the Route 302 club in Dodgingtown.

The project would remove several existing aging buildings at the club, replacing them with two larger, modern buildings.

In view of nearby property owners’ concerns about the effects the project would have on them, P&Z members placed many conditions on the special exception to the zoning regulations, which they granted to the club on July 3. In reviewing such special exception applications, P&Z members have broad discretion in setting the conditions of an approval. The P&Z conducted a well-attended public hearing on the application in May.

The country club, which includes a nine-hole golf course, plans to demolish existing buildings that house its clubhouse, restaurant, pro shop, maintenance building, and golf cart storage building. The redevelopment project would more than double the size of the existing facilities, increasing them from approximately 10,000 square feet to roughly 22,000 square feet.

The country club is located on Route 302, between Route 302’s intersections with Pinnacle Drive and with Rock Ridge Road. The 63-acre country club, which was established in 1954, also has an outdoor swimming pool, pool house, and tennis courts.

In November 2002, as the P&Z was on the verge of approving a previous version of the club’s redevelopment project, the club withdrew its application from P&Z consideration.

In July 2002, at a heavily attended public hearing on the redevelopment proposal, Rock Ridge Road area residents had raised many concerns about the proposal, saying that it could adversely affect their neighborhood. Neighbors’ concerns focused on traffic, noise, and the project’s effect on nearby property values. Rock Ridge Road lies to the east of the Route 302 entrance to the country club.

At a public hearing last May 29, a representative of Pinnacle Drive residents voiced concerns about the project’s potential effect on that neighborhood. Pinnacle Drive is a relatively new dead-end street, which lies to the west of the Route 302 entrance to the country club. New houses have been constructed on Pinnacle Drive during the past several years. Pinnacle Drive residents’ concerns about the project include the potential more intensive use of the club property and the project’s effect on property values.

Rock Ridge Road residents also raised concerns at the May 29 session.

Conditions of Approval

In approving the redevelopment project on July 3, P&Z members decided that any function at the club at which nonmembers participate must be sponsored by a club member, who attends that function.

Also, only club members and their guests may buy items at the club’s pro shop. The club’s sports pros may only sell lessons to the general public, if those sports lessons are taught off the club premises.

The P&Z set some conditions on how the club may operate.

A maximum of four outdoor functions per year may have amplified sound and must end by 9 pm. Such events are allowed on Memorial Day, Independence Day, Labor Day, and one other unspecified day.

An existing driveway leading from Route 302 to the club must continue to be used only as an entrance to the property. An existing driveway leading to Rock Ridge Road must be used only as an exit. An automatic gate must be installed at the Rock Ridge Road driveway to allow its use only as an exit. Signs will be posted explaining that the driveway is only an exitway. Until now that driveway has been used as an entrance/exit.

Exterior lighting on the club property must be directed downward and shielded so that the lighting does not extend beyond the property boundaries, in order to minimize the lighting’s visibility from other properties. Lighting at the swimming pool must be turned off by 9 pm. No lighting will be allowed on the tennis courts or the golf driving range.

Truck deliveries and garbage removal will be limited to 7 am to 8 pm on Mondays through Fridays, and from 8 am to 8 pm on weekends and holidays.

The P&Z is requiring that all doors and windows must be closed at club facilities when amplified music is played inside those facilities.

In its conditional approval, the P&Z states that the primary purpose of the club is the use of a nine-hole golf course, with its secondary uses being social activities such as swimming, tennis, and restaurant use.

If the golf course is expanded to 18 holes, or if the primary focus of club activities changes, the club would be required to reapply for another special exception to the zoning regulations.