Rock Ridge Residents Concerned

About Country Club Expansion Plans

By Andrew Gorosko

Residents living near the Rock Ridge Country Club in Dodgingtown have raised concerns about the country club’s redevelopment proposal, saying it could adversely affect their neighborhood.

The country club proposes replacing its existing buildings with new larger buildings, and also closing its entrance road leading to club from Route 302. Neighbors’ concerns focus on traffic safety and the project’s effect on nearby property values.

The 63-acre country club at 214 Sugar Street, which was established in 1954, includes a nine-hole golf course, outdoor swimming pool, poolhouse, tennis courts, clubhouse, locker rooms, and maintenance garage.

Rock Ridge Country Club, Inc, is seeking Planning and Zoning Commission (P&Z) approval for a special exception to the zoning regulations to remove several existing buildings at the club and replace them with new buildings.

The club simultaneously is seeking Conservation Commission approval for the project. The conservation panel serves as the town’s wetlands agency.

 At a July 11 P&Z public hearing on the club’s improvement project attended by about 65 people, P&Z Chairman Daniel Fogliano asked, “Why are we here with this incomplete application?” Mr Fogliano noted that town staff members who have reviewed the redevelopment plans say the proposal lacks much necessary information. The proposal has not yet received town Health Department approval, Mr Fogliano said.

“We have a ‘laundry list’ of things that are deficient with this,” Mr Fogliano told attorney Francis Collins, who represents the club. “Personally, I think you’re here early,” he said.

The club should have received approval for the project from the Conservation Commission before seeking P&Z approval, Mr Fogliano said.

Club members presented their improvement proposal to the Conservation Commission on July 10.

Conservation Official C. Stephen Driver said conservation panel members found an obvious fuel spill at the country club near a pond/wetland area and are investigating it.

Conservation panel members are unhappy with the club’s gasoline storage plans and want the club to revise those plans with safety in mind, he said. The Conservation Commission is scheduled to consider the club’s improvement project again on July 24.

Architect

Architect Michael Stein, representing the club, said the most significant issue about the redevelopment project concerns the proposal to close the private entry road leading to the property from Route 302. Closing the Route 302 entry road would have a minimal effect on Rock Ridge Road traffic, he said. The club proposes that its existing private entry/exit road connecting with Rock Ridge Road be used for all entries and exits at the club.

 The Route 302 entryway passes by one third of the holes on the nine-hole golf course, creating traffic flow where it is not desirable, Mr Stein said.

The club wants to demolish the existing clubhouse, golf pro shop, maintenance garage, and locker rooms and replace them with new, larger recombined facilities, he said. Parking would be expanded. The club would preserve as many trees as possible, he said. New construction would cover 21,685 square feet of floor area, compared to the existing 10,000 square feet of floor area for those facilities. A new service road would extend to the maintenance garage. That garage would be visually buffered from nearby properties by planted vegetation.

Mr Fogliano asked why the club wants to close its Route 302 entry road to traffic.

Traffic engineer Irving Chann, representing the club, explained that closing the Route 302 entryway would result in the club increasing the width of its Rock Ridge Road entry/exit from 15 feet to 24 feet.

Closing the Route 302 entry road would improve traffic safety for traffic that is at the club, Mr Chann said. That road now receives light use, he said.

To substantiate that claim, Mr Fogliano asked Mr Chann to generate additional traffic statistics to give P&Z members more information for decision making.

Mr Stein predicted that if the club’s traffic changes are approved as now proposed, only four residential properties on Rock Ridge Road lying between Route 302 and the club’s Rock Ridge Road entry/exit would experience increased traffic flow.

Timothy O’Connell, the club’s first vice president, said new club facilities would replace facilities that are in disrepair. The club does not plan to increase its membership, he said, but added it would like to have some neighboring property owners join the club.

 The proposed changes would make for a nicer looking, more modern, safer country club, he said. Such improvements would have a positive effect on the neighborhood and the general community, he said. Approximately 4.4 acres of the 63-acre site would be developed.

Opposition

Attorney Robert Hall, representing Paul and Lisa Berger of 16 Rock Ridge Road, presented P&Z members with a petition, which he said held the signatures of the Rock Ridge Road residents in opposition to the country club’s redevelopment project.

Mr Hall told P&Z members that the entire golf course should be depicted on the maps submitted for review to provide P&Z members with a better basis for decision making. Mr Hall said that instead of reusing the locations of existing buildings for new facilities, the club could build the new facilities in other areas on the site, which are farther away from neighboring properties.

Comments made by Kimberly Baxter of 25 Rock Ridge Road described the concerns of people living near the country club. Ms Baxter’s home is near the site of the proposed maintenance garage. She has lived there for 10 years.

“I have a lot of concerns about Rock Ridge Country Club changing,” she said. The club now fits well into the surrounding area, she said, but she added that the proposed expanded facilities would not fit in well with the neighborhood. The clubhouse, which is a former house, would be replaced by a structure that looks like a commercial building, she said. Increased use of new facilities would mean increased traffic in the neighborhood, she said.

Ms Baxter said she has not had time to analyze how the proposed changes would affect her property’s value.

Ms Baxter expressed concerns about a new maintenance garage, which would be approximately 5,300 square feet in area. She also voiced concern about gasoline storage at the site. Traffic leaving the country club would affect all of Rock Ridge Road, not just the section of the road extending toward Route 302, she said.

The redevelopment proposal poses many questions, she said, adding, “we have major concerns” regarding an increased traffic flow and the project’s effect on neighboring property values.

Susan Vogelman of 26 Rock Ridge Road said that that twisty road has blind curves and is used by pedestrians. Any traffic increase would pose a safety hazard, she said. The street has 28 houses and 28 children, she added. Wedding receptions held at expanded facilities at the country club would generate much local traffic, she said. The original traffic-flow design for the country club called for traffic to enter from Route 302 and to exit onto Rock Ridge Road, turn right and head toward Route 302, she said. The proposed changes at the country club would damage nearby property values, Ms Vogelman said. The club would hold more events in new, expanded facilities, she added. The proposed changes would damage the local quality of life and commercialize the neighborhood, she said.

Paul Berger of 16 Rock Ridge Road said illustrations of the proposed new clubhouse give the appearance of a hotel/conference center.

Tom Greto of 32 Rock Ridge Road said a prime concern is additional traffic, which would be generated by new facilities. Mr Greto said outdoor parties held at the club can become loud.

Lisa Berger of 16 Rock Ridge Road said the club’s expansion proposal gives the impression that the club wants to attract new members.

Mary Lou White of 60 Robin Hill Road noted the narrowness of nearby Rock Ridge Road. The country club should relinquish some of its real estate so that the road could be straightened and made safer, she said.

Martin Gersten, a club member, said there is no need to increase club membership. The club now has 190 members and is authorized to have up to 214 members, he said.

Mr Fogliano continued the public hearing on the country club’s redevelopment proposal to an upcoming P&Z session, at which written comments would be accepted.