The Palace ResortBoard of Supervisors Hearing
October 18th, 2022
Pittsylvania County, Virginia
SUBJECT PROPERTY
MAIN DISCUSSION TOPICS
DENSITY
COMPATIBILITY
TRAFFIC
NOISE
CHARACTER OF THE NEIGHBORHOOD
ECONOMIC IMPACT
PALACE RV RESORT VS RESIDENTIAL SUBDIVISION
DENSITY COMPARISON
FUTURE LAND USE: COMMERCIAL & MED TO HIGH DENSITY
CHAPTER 35
ZONING ORDINANCE
SECTION DISTRICT. UNITS/ACRE. SIZE OF PROPERTY(AC) TOTAL UNITS
SECT 35.138(D)AGRICULTURE (A-1)20 91 1,820
PALACE RESORT 5 (25%)91 454
SECT. 35.224 RES SUBURBAN SUB (R-1)4.356 91 396
SECT. 35.289 RES MULTI-FAMILY (RMF)13 91 1,183
SECT. 35.296(B)RES PUD (RPD)
SINGLE FAMILY 3 91 273
TWO-FAMILY DETACHED DWELLING 5 91 455
728
SECT. 35.326 MOBILE HOME PARK (MHP)7 91 637
COMPATIBILITY
ADJOINING AGRICULTURE PROPERTY (A-1)
68 ACRES
TRAFFIC
VANDOLA CHURCH ROAD
SENSITIVE TO THE CONCERNS RAISED BY RESIDENTS AT PLANNING
COMMISSION HEARING
•REMOVED ACCESS ONTO VANDOLA CHURCH ROAD
•SEALED OFF RESORT ACCESS TO AND FROM VANDOLA CHURCH ROAD AND SURROUNDING
NEIGHBORHOOD WITH SECURITY FENCE & UNDISTURBED FORESTALL BUFFER RANGING FROM82 FEET TO 728 FEET IN WIDTH.
•LIMITED ACCESS IS THROUGH SERVICE ROAD EXCLUSIVELY FOR TRASH COLLECTION.
•BY REMOVING ACCESS ONTO VANDOLA CHURCH ROAD AND SURROUNDING
NEIGHBORHOOD, THE PROPOSED RESORT WILL NOT HAVE ADVERSE IMPACTS ON THE
CHARACTER OF THE NEIGHBORHOOD OR ON VANDOLA CHURCH ROAD THAT WOULD CREATE
A HAZARDOUS TRAFFIC SITUATION.
Resort completely sealed-off
from surrounding neighborhood.
NO ACCESS or VISABILITY to or
from Vandola Church Road.
Only access to or from resort
through main entrance on
Riverside Drive.
Undisturbed forestall buffers
throughout perimeter of property
ranging from 82 feet to 728 feet.
No impact on Vandola Church
Road that would create a
hazardous traffic situation.
CHAPTER 41 NOISE ORDINANCE
SECTION 41-6.
MAXIMUM SOUND PRESSURE LEVELS.
SOUND LEVEL. THE WEIGHTED SOUND PRESSURE LEVEL OBTAINED BY THE USE OF A SOUND LEVEL
METER AND THE A-FREQUENCY-WEIGHTING NETWORK, AS SPECIFIED IN AMERICAN NATIONAL
STANDARDS INSTITUTE SPECIFICATIONS FOR SOUND LEVEL METERS.
RECEIVING LAND USE CATEGORY SOUND LEVEL LIMIT DBA
7:00 A.M. –10:00 P.M.10:00 P.M. –7:00A.M.
•NOISE SENSITIVE ZONE 55 50
•RESIDENTIAL
(INCLUDES RESIDENTIAL ESTATES DISTRICT; R-1; RC-1;
RMF; RPD; MHP AND CONSERVATION DISTRICTS)57 52
•AGRICULTURAL DISTRICT 57 52
Line Source Noise Level Noise Attenuation Hard Site Vegetation Distance Noise Level Ordinance Chapter 41
(Interior Perimeter Road to Prop Line)(50 FT)(Reduction)(Reduction)(Reduction)(Prop Line)7 am - 10 pm 10 pm - 7am
Residential & A-1 Areas
Front (North) Setback 150 FT.
Freeway Traffic 70 (6dB)(6dB)0 100 58 dB
150 52 dB 57 52
0 200 46dB
1 Light Traffic 50 0 0 0 100 50 dB
(6dB)(6dB)0 150 44 dB 57 52
(6dB)(6dB)0 200 38 dB
Rear (South) Forestall Setback 82 FT.
Freeway Traffic 70 (6dB)(6dB)(5dB)100 53 dB 57 52
1 Light Auto Traffic 50 0 0 (5db)100 45 dB 57 52
Side (East) Forestall Setback 102- 206 FT
Freeway Traffic 70 (6dB)(6dB)(5dB)100 53 dB 57 52
(10dB)200 48 dB 57 52
1 Light Auto Traffic 50 0 0 (5dB)100 45 dB 57 52
(6dB)(6dB)(10dB)200 28 dB 57 52
Side (West) Forestall Setback 100- 530 FT
Freeway Traffic 70 (6dB)(6dB)(5dB)100 53 dB 57 52
(10dB)200 48 dB 57 52
(10dB)400 31 dB 57 52
1 Light Auto Traffic 50 0 0 (5dB)100 45 dB 57 52
(6dB)(6dB)(10dB)200 28 dB 57 52
(6dB)(6dB)(10dB)400 6 dB 57 52
1 Source level measured at 100 feet.
Waashington Biological Assessment Preparation, Advanced Training Manuel Version 02-2012
United States Department of Transpportation ( USDOT 1995)
American National Standards Institute Specifications for Sound Level Meters
EXISTING
RV CAMPGROUNDS
PITTSYLVANIA COUNTY, VA &. FLORIDA
CHARACTER OF THE NEIGHBORHOOD
RESIDENTIAL /AGRICULTURE/COMMERCIAL
ZONING DISTRICTS
Resort completely sealed-off
from surrounding neighborhood.
NO ACCESS or VISABILITY to or
from Vandola Church Road.
Only access to or from resort
through main entrance on
Riverside Drive.
Undisturbed forestall buffers
throughout perimeter of property
ranging from 82 feet to 728 feet.
No impact on Vandola Church
Road that would create a
hazardous traffic situation.
Sleepy Hollow Campground
Write a description for your map.
Legend
593 Keeling Dr
Paradise Lake and Campground
700 ft
N➤➤N
Elkhorn Lake & Campground
Write a description for your map.
Legend
2500 Elkhorn Rd
Elkhorn Lake & Campground
1000 ft
N➤➤N
J. CUBAS HOLDINGS, LLC
CRYSTAL OAKS
RV RESORT
CITRUS COUNTY, FLORIDA
RV RESORT –241 SITES
J. CUBAS HOLDINGS, LLC
HIGHLANDS-LAKE PLACID
RV RESORT
LAKE PLACID, FLORIDA
RV RESORT –280 SITES
HIGHLANDS COUNTY BOARD OF COUNTY COMMISSIONERS
DEVELOPMENT SERVICES DEPARTMENT
501 S. Commerce Ave., Sebring, Florida 33870
Office (863) 402-6650 Fax (863) 402-6651 www.highlandsfl.gov
February 22, 2022
Jaymelday Holdings, LLC VIA Email: jcubasholdings@aol.com
c/o Joe Cubas
13830 SW 28 Street Miami, FL 33175
Subject: CPA-22-595SS
P&Z 2093
Parcel No. C-04-38-30-A00-0011-0000
To Whom it May Concern:
This is to inform you that your request for the above referenced Small-Scale Plan
Amendment has met the requirements for compliance as defined in Section §163.3187(1)
and (3), Florida Statutes.
The appropriate land use designation for your property will be applied to our
Comprehensive Plan Future Land Use Map. The change will be from “Agriculture” to
“High Density Residential” for approximately 38.58 acres. Be certain that any conditions
that may be cited in the attached Ordinance are satisfied at the time of development.
In conjunction with the Small-Scale Plan Amendment, the above referenced Zoning Change has been approved. The zoning change will be from Agricultural District (AU),
Mobile Home Subdivisions District (M-1), Limited Business District (B-2), and Industrial
District with a Conditional Use (I-2 CU) to RV Park with a Flexible Unit Development
District (RV FUD) for approximately 38.58 acres. Should you have any questions or
should you require further explanation of the Plan Amendment or Zoning Change action,
please do not hesitate to call me at (863) 402-6650.
Respectfully,
Sandra S. Vázquez
Planner I
Planning Division
Enclosures: Ordinance 21-22-10 and Resolution 21-22-53
RV INDUSTRY’S
ECONOMIC IMPACT
VIRGINIA & NORTH CAROLINA
TRANSIENT OCCUPANCY TAX
(4%)
MEALS TAX
(6%)
PITTSYLVANIA COUNTY, VA
•WITH OFFICES IN RESTON,VA AND ELKHART,IN,RVIA WORKS WITH FEDERAL AND STATE
LAWMAKERS AND REGULATORS TO PURSUE A FAVORABLE BUSINESS ENVIRONMENT FOR ITS
MEMBERS,IS THE LEADING SOURCE OF RESEARCH,DATA,AND ANALYSIS ABOUT THE RV INDUSTRY,
AND SEEKS TO GROW AND EXPAND THE RV CONSUMER MARKET WHILE CULTIVATING A POSITIVE
EXPERIENCE FOR CURRENT RVERS THROUGH ITS GO RVING PROGRAM.
•THE ASSOCIATION ALSO MAINTAINS AN INSPECTION PROGRAM THAT AUDITS THE COMPLIANCE OF
RV MANUFACTURERS TO PLUMBING,HEATING,FIRE AND LIFE SAFETY,AND ELECTRICAL SYSTEMS
CODES AND PROVIDES AN ONGOING FEDERAL MOTOR VEHICLE SAFETY STANDARDS EDUCATION
PROGRAM FOR ITS MEMBERS,AS WELL AS PROVIDES THE ONLY INDUSTRY-BACKED TRAINING
PROGRAM FOR RV SERVICE TECHNICIANS THROUGH THE RV TECHNICAL INSTITUTE.
ECONOMIC IMPACT
VIRGINIA & NORTH CAROLINA
RVIA
•PITTSYLVANIA COUNTY IS IN THE HEART OF THE RV INDUSTRY THAT GENERATES OVER $5 BILLION
DOLLARS OF ECONOMIC IMPACT.
•PITTSYLVANIA COUNTY IS IN THE HEART OF AN INDUSTRY THAT GENERATES OVER $1.7 BILLION DOLLARS
OF RV CAMPING AND TRAVEL.
•PITTSYLVANIA COUNTY IS IN THE HEART OF AN INDUSTRY THAT CREATES MORE THAN 1,000 BUSINESSES
ASSOCIATED WITH THE RV INDUSTRY GENERATING IN EXCESS OF 22,000 JOBS AND $1.516 BILLION IN
WAGES.
•PITTSYLVANIA COUNTY IS IN THE HEART OF AN INDUSTRY THAT GENERATES OVER $327 MILLION DOLLARS
IN TAX REVENUE.
•UPON APPROVAL,THE POTENTIAL ECONOMIC WINDFALL TO PITTSYLVANIA COUNTY AND SURROUNDING
BUSINESS,MORE SPECIFICALLY,HD,RESTAURANTS,BARS,SHOPS,MALLS,WINERIES &BREWERIES AND
DOWNTOWN AREAS,WOULD BE SUBSTANTIAL AS THE RESORT WOULD BE A TOURISM DRIVER.
•THE PALACE RESORT MEETS EVERY GOAL AND OBJECTIVE OUTLINED IN THE ECONOMIC DEVELOPMENT
SECTION OF THE PITTSYLVANIA COUNTY’S COMPREHENSIVE PLAN.
TRANSIENT OCCUPANCY TAX (4%)
MEALS TAX (6%)
1 Transient 2,3 Meals Total
Daily Daily Monthly Yearly Occupancy Tax Transient & Meals
Pro-Forma Potential Revenue Rate Revenue Revenue Revenue Tax (4%)6%Tax Revenue
Ave Rental Nightly Rate (Pull Thru w/Casitas) 51 149$ 7,599$ 227,970$ 2,735,640$
Ave Rental Nightly Rate (Pull Thru) 231 129$ 29,799$ 893,970$ 10,727,640$
Ave Rental Nightly Rate (Back-In Sites) 172 99$ 17,028$ 510,840$ 6,130,080$
Occupancy Rate 100%54,426$ 1,632,780$ 19,593,360$ 783,734$ 98,064$ 881,798$ 100%
90%48,983$ 1,469,502$ 17,634,024$ 705,361$ 88,258$ 793,619$ 90%
80%43,541$ 1,306,224$ 15,674,688$ 626,988$ 78,451$ 705,439$ 80%
70%38,098$ 1,142,946$ 13,715,352$ 548,614$ 68,645$ 617,259$ 70%
60%32,656$ 979,668$ 11,756,016$ 470,241$ 58,838$ 529,079$ 60%
50%27,213$ 816,390$ 9,796,680$ 391,867$ 49,032$ 440,899$ 50%
1 Pittsylvania County; As of January 1, 2022, Pittsylvania County has a transient occupancy tax of 4%. This tax, which is allowable by Virginia Code 58.1-3819, applies to those staying in hotels,
motels, boarding houses, campgrounds , and other facilities for fewer than 30 consecutive days. Half of the proceeds are used for general governance and the other half for tourism enhancement
through the Danville's Department of Economic Development, which is the designated marketing organization for Pittsylvania County (20%)
2 Pittsylvania County; Every restaurant, caterer, coffee shop, convenience store, grocery deli, etc. located in Pittsylvania County engaged in the business of selling meals and/or beverages
is required to collect a 6% food tax on the amount paid for meals purchased from any food establishment, whether prepared in such food establishment or not and whether consumed on premises or not.
3 Pro-forma conservatively estimated at an average daily rate of $10 per site.
SUBJECT PROPERTY
EXISTING ZONING
R-1
RESIDENTIAL SUBURBAN SUBDIVISION
DEVELOPMENT
91 ACRES
R-1 RESIDENTIAL SUBURBAN SUBDIVISION
No Planning Commission Hearing Required
No Board of Supervisors Hearing Required
By Right
Water & Sewer City of Danville Utility Easement
Density 10,000 sf or 4.356/Acre 396 Odinance (Sect. 35.221 & 224)
Traffic
1 Total Number of Cars Per Household 2
1 Persons Per Household (2016-2020)2.27
Total Number of Cars 792
Trips Per Day 1
Total Average Daily Trips 1,584 Vandola Church Road
Electrical Load 200 AMPS/ Household 79,200 Amp Load on Electrical Grid
Social Services
Pittsylvania County Public Schools
1 Total Students on Subject Property 114
2 Cost Per Student $14,636 1,668,504$
Footnote
1 United States. Census Bureau Pittsylvania County, Virginia (2020)
Data USA, Pittsylvania County, Virginia
2 Dr. Mark R. Jones, Division Superintendent of Pittsylvania County Schools Dated April 13, 2022
PITTSYLVANIA COUNTY SCHOOLS
PER PUPIL EXPENDITURES ANALYSIS (2023-2024)
1 HOUSEHOLDS (COUNTY)29408
1 POPULATION UNDER 18 YEARS OLD 18.3%11072
1 POPULATION UNDER 5 YEARS OLD 4.2%2541
1 STUDENT POPULATION GRADES 1 - 12 8,531
2 R-1 RESIDENTIAL SUBDIVISION-HOUSEHOLDS 396
PROJECTED STUDENTS IN HOUSEHOLDS ON SUBJECT PROPERTY 114
3 COSTS - PER PUPIL EXPENDITURE
SCHOOL YEAR 2022 - 2023 13,239$ 1,509,246$
2023-2024 14,636$ 1,668,504$
1 United States 2020 Census-Pittsylvania County, Virginia
2 Pittsylvania County Code-Chapter 35, Sect. 35.221 & 224
3 Dr. Mark R. Jones, Division Superintendent, Pittsylvania County Schools Dated April 13, 2022
THE PALACE RV RESORT
VS
RESIDENTIAL SUBDIVISION
SUMMARY-COMPARISON
R-1
THE PALACE RESORT RESIDENTIAL SUBDIVISION
(County Approval Process) (County Ordinance-By Right)
DENSITY Sect. 35.138 (d). (25%)454 396 Sect. 35.221 & 224
SETBACKS
FRONT 152 - 445 FT.35 FT Sect. 35.226
SIDES 75 - 728 FT 10 FT
REAR 82 FT 12 - 30 FT
BUFFERS
FRONT UNDISTURBED FORESTALL BUFFERS 445 FT 0
SIDE UNDISTURNED FORESTALL BUFFERS 75 - 728 FT 0
REAR UNDISTURBED FORESTALL BUFFERS 82 FT 0
COMPATIBILITY ABUTTING A-1 PROPERTY = 75% of SUBJECT PROP 68 Ac EXISTING
DEMAND ON PUBLIC SCHOOLS AND SOCIAL SERVICES 0 114 Public School Students
TRAFFIC (AVE DAILY TRIPS ONTO VANDOLA CHURCH ROAD)2 1584 (MIN)
NOISE (dB)Chapter 41-Noise Ord.
FRONT (NORTH)44dB 57 & 52 dB Sect. 41-6
REAR (SOUTH)45dB 57 & 52 dB
SIDE (EAST)45dB 57 & 52 dB
28dB 57 & 52 dB
SIDE (WEST)45dB 57 & 52 dB
28dB 57 & 52 dB
6dB 57 & 52 dB
ENERGY GRID. (AMPS)26,700 79,200
ECONOMIC IMPACT Substantial Minimal
PITTS. COUNTY TRANSIENT OCCUPANCY & MEALS TAX REVENUE 881,798$ (Yearly)$1,668,504 Cost of Public Schools
THE PALACE RESORT R-1 RESIDENTIAL SUBURBAN SUBDIVISION
ORDINANCE REQUIREMENTS (Sect. 36.177)Ordinance Requirements By Right (Sect. 35.221)
Rezoning Process from R-1 to A-1 R-1 Residential Suburban Subdivision 4.356/Acre
Planning Commission Hearing No Planning Commission Hearing Required
Board of Supervisors Hearing No Board of Supervisors Hearing Required
Special Use Permit (Sect. 35.179)
Total Number of Rv Sites 454 396 Total Number of Single Family Homes By Right
Amps per Site 50 Amps 22,700 200 Amps per Home Site
Amps Clubhouse 4000 4000
Electrical Load 26,700 79,200
THE PALACE RESORT
TOURISM DRIVER PREMIUM PRODUCT
PREMIER “CAESARS BRAND” RESORT
NO PERMANENT RESIDENTS = NO DEMAND FOR SOCIAL SERVICES
COMPLETELY SEALED WITH NO ACCESS OR VISIBILITY TO/FROM
SURROUNDING NEIGHBORHOOD THEREBY, HAVING NO ADVERSE
IMPACT ON THE CHARACTER OF THIS PORTION OF THE
NEIGHBORHOOD.
CONSISTENT WITH THE COUNTY’S COMPREHENSIVE PLAN,
ORDINANCES AND EXISTING RV RESORTS IN PITTSYLVANIA COUNTY.
Board of Supervisors Hearing
October 18th, 2022
Pittsylvania County, Virginia