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038-21 (CUPSouthernStatesWinchesterCooperativeInc) ORDINANCE Action: PLANNING COMMISSION: November 17,2021 RecornrnendedApproval BOARD OF SUPERVISORS: December 8, 2021 Approved ORDINANCE CONDITIONAL USE PERMIT #08-21 SOUTHERN STATES WINCHESTER COOPERATIVE INC. WHEREAS, CONDITIONAL USE PERMIT APPLICATION#08-21 was submitted to construct an agricultural supply cooperative facility expansion. The property is located at 5844 Valley Pike, Stephens City, Virginia and is further identified with Property Identification Number 85-A-46A in the Opequon Magisterial District; and WHEREAS,the Frederick County Planning Cominission held a public hearing on this Conditional Use Permit on November 17, 2021 and recommended approval with conditions; and WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Conditional Use Permit during their regular meeting on December 8, 2021; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this Conditional Use Pen-nit to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors, that Chapter 165 of the Frederick County Code,Zoning,is amended to revise the zoning map to reflect that Conditional Use Permit #08-21 to construct an agricultural supply cooperative facility on the parcel identified with Property Identification Number 85-A-46A is approved with the following conditions: 1. All review agency corn ments provided during the review of this application shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and subject to approval by Frederick County prior to the establishment of the use. The site plan shall address additional regulations for specific uses outlined in §165-204.34 of the Frederick County Zoning Ordinance and be in general conformance with the Sketch Plat for Conditional Use Per"'it for Southern States, included with the CUP application, prepared by GreyWolfe, Inc., dated July 26, 2021. 3. Any expansion or modification of this land use will require the approval of a new CUP. 4. To comply with the Historic Resources Advisory Board comments, the applicant shall incorporate a vegetative buffer of I native species tree per 40 feet along U.S. 11 frontage. Res.No. 038-21 This ordinance shall be in effect on the date of adoption. Passed this 8"day of December 2021 by the following recorded vote: Charles S. DeHaven, Jr., Chainnan Aye Shawn L. Graber Aye J. Douglas McCarthy Aye Robert W. Wells Aye David D. Stegnlaier Aye Judith McCann-Slaughter Aye Blaine P. Dunn Aye A COPS'ATTEST Michael Bollhoefer Frederick County Administrator Res.Na.038-21 cod CONDITIONAL USE PERMIT #08-21 qw �� SOUTHERN STATES WINCHESTER COOPERATIVE INC. LLC Staff Report for the Board of Supervisors w ' Prepared: November 30,2021 Staff Contact: John A. Bishop,AICP, Assistant Director-Transportation 1],16 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11/17/21 Recommended Approval Board of Supervisors: 12/08/21 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) submitted for Agricultural Supply Cooperative. Should the Board of Supervisors find this application to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments provided during the review of this application shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and subject to approval by Frederick County prior to the establishment of the use. The site plan shall address additional regulations for specific uses outlined in §165-204.34 of the Frederick County Zoning Ordinance and be in general conformance with the Sketch Plat for Conditional Use Permit for Southern States, included with the CUP application, prepared by GreyWolfe, Inc., dated July 26, 2021. 3. Any expansion or modification of this land use will require the approval of a new CUP. 4. To comply with the Historic Resources Advisory Board comments, the applicant shall incorporate a vegetative buffer of 1 native species tree per 40 feet along U.S. 11 frontage. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Page 2 CUP 908-21, Southern States Winchester Cooperative, Inc. November 30, 2021 LOCATION: The subject property is located at 5844 Valley Pike, Stephens City. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85-A-46A PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: Agricultural ADJOINING PROPERTY ZONING& PRESENT USE: North: Town of Stephens City Use: Agricultural Supply Cooperative South: B2 (General Business) Use: Drive-In Movie Theater East: RA (Rural Areas) Use: Residential West: Town of Stephens City Use: Agricultural Supply Cooperative PROPOSED USE: Agricultural Supply Cooperative REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 11 (Valley Pike), the VDOT facility providing access to the property. The exhibit identifies access to the expansion property will be via the existing Southern States entrance. The existing entrance on Route 11 appears adequate for the proposed CUP. Should the use ever expand in the future, the entrance will need to be reviewed to determine if additional improvements may be required. See attached comments dated August 11, 2021. Frederick Water: No comment at this time. See attached comments dated July 28, 2021. Frederick County Inspections: Building(s)/Structures shall comply with The Virginia Construction Code (VCC) 2018, Section 304, B-Business Use Group. Other Code that applies is ICC/ANSI Al 17.1-09 Accessible and Usable Buildings and Facilities, International Fire Code 2018, Virginia Plumbing Code (VPC) 2018, and Virginia Energy Code 2018. Demo Permit is required to remove existing structure. An asbestos inspection is required. If Page 3 CUP 908-21, Southern States Winchester Cooperative, Inc. November 30, 2021 asbestos containing materials are found, an asbestos permit is required. A building permit is required for tanks and structures. Storage of hazardous materials shall comply with Chapter 3 of the Virginia Building Code. A detailed site plan depicting elevation marks and location/size of buildings is required. An accessible route shall be provided from parking/unloading area to the main entrance. The main entrance shall be accessible, and an accessible route shall be provided throughout the work area. Van accessible signage shall be provided. Exceptions apply. Restrooms shall be provided for the employees and shall be accessible to the public. Please note the requirements in Chapter 17 of VBC for special inspection requirements on the type of structure (Soils, concrete etc.) Geotech report is required. See attached comments dated August 4, 2021. Frederick County Fire Marshall: See attached comments dated July 30, 2021. Town of Stephens City: The Town of Stephens City has no opposition to the proposed conditional use permit for the property designated by the PIN 85-A-46A. The requested conditional use as described within the application is consistent with the current land use of the adjacent property designated by the PIN 85-A-46B as well as the Joint Land Use Plan. Should further comment or clarification be required please do no hesitate to contact the Town Office. See attached comments dated August 27, 2021. Historic Resources Advisory Board (F RAB): See attached comments dated October 28, 2021 Planning and Zoning: The Frederick County Zoning Ordinance allows for Agricultural Supply Cooperatives as a conditional use in the RA (Rural Areas) Zoning District. The Zoning Ordinance prescribes the following additional regulations for specific uses (§165-204.34): A. The sale of agricultural and garden machinery shall only be permitted as an accessory use. B. The repair of agricultural and garden machinery shall be prohibited. C. The on-site sale of gasoline, off-road diesel, and other liquid fuels shall not be permitted on premises, however off-site sale (via delivery) of gasoline, off-road diesel, and other Page 4 CUP 908-21, Southern States Winchester Cooperative, Inc. November 30, 2021 liquid fuels shall be permitted, and propane shall be permitted to be sold on the premises. D. A site plan shall be submitted to and approved by Frederick County prior to the establishment of the use. E. B2 (General Business) Zoning District standards apply, including but not limited to building height, building setbacks, parking setbacks, buffering, screening, and landscaping. The above requirements, specifically, the requirement to fulfill B2 (General Business) Zoning District standards, will be addressed at time of site plan. The 2035 Comprehensive Plan of Frederick County ("Comprehensive Plan") is a guide for making decisions regarding land use actions. The Town of Stephens City Joint Land Use Plan designate the subject property to be "highway commercial". The proposed use, Agricultural Supply Cooperative is generally commercial in nature in conformance with the proposed future land use. Additionally, the proposed use is an expansion of the existing Southern States business immediately to the north and within the limits of the Town of Stephens City. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/17/21 MEETING: The Planning Commission held a public hearing to consider this conditional use permit on November 17, 2021. No members of the public spoke. The Planning Commission unanimously recommended approval of the conditional use permit for expansion of Southern States Winchester Coop operations. STAFF CONCLUSIONS FOR THE 12/08/21 BOARD OF SUPERVISORS MEETING: This is a request for a Conditional Use Permit (CUP) for an Agricultural Supply Cooperative. Should the Board of Supervisors find this application to be appropriate, Staff recommends that the following conditions be attached to the CUP: L All review agency comments provided during the review of this application shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Frederick County Zoning Ordinance, shall be submitted to and subject to approval by Frederick County prior to the establishment of the use. The site plan shall address Page 5 CUP 908-21, Southern States Winchester Cooperative, Inc. November 30, 2021 additional regulations for specific uses outlined in §165-204.34 of the Frederick County Zoning Ordinance and be in general conformance with the Sketch Plat for Conditional Use Permit for Southern States, included with the CUP application, prepared by GreyWolfe, Inc., dated July 26, 2021. 3. Any expansion or modification of this land use will require the approval of a new CUP. 5. To comply with the Historic Resources Advisory Board comments, the applicant shall incorporate a vegetative buffer of 1 native species tree per 40 feet along U.S. 11 frontage. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. CUP # 08 - 21 : Southern States Winchester Cooperative, Inc. PIN: 85 - A - 46A Agricultural Supply Cooperative Zoning Map Stephens City' ) , 1 Q GUP#08 21 200 GM Stephens Cit 77 Q�e FAT = All J Application Sewer and Water Service Area N 0r Parcels 1 B2(General Business District) 7 \ N E J S r J i r Frederick County Planning&Development rL 107 N Kent St Winchester,VA 22601 540-665-5651 0 80 160 320 Feet Map Created:September 14,2021 CUP # 08 - 21 : Southern States Winchester Cooperative, Inc. PIN: 85 - A - 46A Agricultural Supply Cooperative Location Map AMEN w . Stephens City,' III h , 1 Q CUP#08 21 �Y3 MILO I. i r rn Stephens Cit a i77 e F'gMj<yoR � FAT = J Application r N Sewer and Water Service Area 1 QParcels 7 \ N E J S r J i r Frederick County Planning&Development rG 107 N Kent St Winchester,VA 22601 540-665-5651 0 80 160 320 Feet Map Created:September 14,2021 C Submittal Deadline -,ill-121 P/C Meeting 10/1-12f BOS Meeting rt - APPLICATION FOR CONDITIONAL, USE PERMIT FREDERICK COUNTY,VIRGINIA 1. Applicant check one) Property Owner Fy� Other NAME: SOUTHERN STATES WINCHESTER COOPERATIVE, INCORPORATED ADDRESS: 5782 Vallev Pike, Stephens City, VA 22655 TELEPHONE: (540) 220-3845 2. Please list all owners, occupants, or parties in interest of the property: SOUTHERN STATES WINCHESTER COOPERATIVE, INCORPORATED 3. The property is located at: (please give exact directions and include the route number of your road or street) 5844 Vallev Pike, Stephens Citv, VA 22655 4. The property has a road frontage of 446.02' feet and a depth of 455.43' feet and consists of 5.064 acres. (Please be exact) 5. The property is owned by SOUTHERN STATES WINCHESTER COOPERATIVE,INCORPORATED as evidenced by deed from Edward Akers (previous owner record�e�l in deed book no. #170006884 on page , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. Property Identification Number(P.I.N.)85-(A)-46A Magisterial District Opequon Current Zoning RA 5 7. Adjoining Property: USE ZONING North Southern States Coop B-3V1-1 (Stephens City) East Residential RA South Drive In Theater B'2 West Southern States Coop B'3//'1 (Stephens City) 3. The type of use proposed is (consult with the Planning Dept. before completing): The site currently has a garage and open field. A house once stood on the rtbut was removed a few years ago. The applicant would like a CUP for 165-101,02.EE(Agricultural Supply Cooperatives), Their current facility is adjacent to this property; however, it is within the Town of Stephens City limits and this parcel is located within Frederick County, 9. |timproposed that the following buildings will beconstructed: Astorage yard, underground ful tanks, an office building, d various storagesheds needed for the operation of the business. lO. The following are all of the individuals, finna` or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people willbnotifiedb U f this application: Name and Property Identification Number Address NameJerry ONeal 5811 Valley Pike Property 4 85-(A)-63 Stephens City, VA 22655 Name Dalkes Theatre, Inc. PO Box 268 Property #85-(A)-45 Woodstock, VA 22664 NameSouthern States Coop 5782 Valley Pike Property#85-(A)-46B Stephens City, VA 22655 Name Property 4 Name Property Name Property Name Property 4 6 12. Additional comments, if any: I (we),the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors'public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission,Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner Owners' Mailing Address Owners'Telephone No. TO BE COMPLETED BY THE ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: 9 STEPHENS Rt.277 CITY O v ,N, w SITE P titin �ti4�� a VICINITY MAP 1"= 2000' SKETCH PLAN PLAT FOR A CONDITIONAL USE PERMIT FOR SOUTHERN STA TES OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA JULY 26, 2021 x � � I v oQ, w q x W p EE TOWN OF STEPHENS CITY 85-(A)-46BSOUTHEN STATES FREDERICK COUNTY ZONED:B-311-1 I PROPOSED GRAVEL DISPLAY ( PROPOSED FUEL AND STORAGE AREA(f2 ac.) STORAGE AREA ( EX. GARAGE 85-(A)-46A x SOUTHEN STATES ZONED:RA ~'IcF� I s va'W x q a x x x e PROPOSED OFFICE o it w a AROPOSFD ` I PLANT INTER (` 1 f 1 TREEP `"---- ER 4p`ALONGU,S ROUTE ROUT EII VgLLEYPI ROW 80, —MH ----MHO—_ -mW , _ xrao ��DB 165,PG 323 100' O' 100' GRAPHIC SCALE REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Virginia Department of Transportation yt , Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer Attn: Resident Engineer 14031 Old Valley Pike 2275 Northwestern Pike Edinburg, Virginia 22824 Winchester, Virginia 22603 The local office of the Transportation Department is located at 2275 Northwestern Pike in Winchester if you prefer to hand deliver this form. Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Applicant's Name: Southern states Coop Telephone: (540)667-2001 Mailing Address: GreyWolfe, Inc.-Gary R. Oates, LS-B, PE 1073 Redbud Road,Winchester,VA 22603 Name of development and/or description of the request: CUP Request expansion of Southern States Coop. Location of Property: 5880 Valley Pike,Stephens City,VA 22655 Virginia Department of Transportation Comments: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 11 (Valley Pike), the VDOT facility providing access to the property. The exhibit identifies access to the expansion property will be via the existing Southern States entrance. The existing entrance, on Route 11 appears adequate for the nrn CUP—Shuu.ld4laz-use ever expand in the future,the entrance will need to he reviewed to determine if additional improvements may be required. VDOT Signature & Date: 1� r Notice to VDOT- Please Return Form to Applicant 10 REQUEST FOR CONDITIONAL USE PERMIT COMMENTS , E. Frederick Water Mail to: Hand deliver to: Frederick Water Frederick Water Attn: Engineer Attn: Engineer P.O. Box 1877 315 Tasker Road Winchester, Virginia 22604 Stephens City, Virginia (540) 868-1061 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all ether pertinent'-information ,. ,.._............ s, Applicant's Name: Southern States Coop. Telephone: (540)667-2001 Mailing Address: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE 1073 Redbud Road,Winchester,VA 22603 Name Name of development and/or description of the request: CUP Request expansion of Southern States Coop. Location of Property: 5890 Valley Pike, Stephens City,VA 22655 Frederick Water Comments: NO COMMENTS AT THIS TIME JULY 28, 2021 ' ::J Frederick Water Signature & Date: Notice to Frederick Water - Please Return This Form to the Applicant 14 RECEIVED REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department Frederick County Inspections Department 107 North Kent Street, 2nd Floor Attn: Building Official Winchester, Virginia 22601 107 North Kent Street, 2nd Floor (540) 665-5650 Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Applicant's Name: Southern States Coop. _ Telephone: (540)667-2001 Mailing Address: GreyWolfe, Inc. -Gary R. Oates, LS-B, PE 1073 Redbud Road,Winchester,VA 22603 Name of development and/or description of the request: CUP Request expansion of Southern States Coop. Location of Property: 5890 Valley Pike,Stephens City,VA 22655 Building Official's Comments: D n } 5� c-t& Building Official's Signature&Date: o Notice to Inspections Department-Please Return This Form to the Applicant 12 Conditional Use Permit. Building(s)/Structures shall comply with The Virginia Construction Code(VCC)2018, Section 304, B-Business Use Group. Other Code that applies is ICC/ANSI Al 17.1-09 Accessible and Usable Buildings and Facilities, International Fire Code 2018, Virginia Plumbing Code(VPC) 2018, and Virginia Energy Code 2018. Demo Permit is required to remove existing structure. An asbestos inspection is required. If asbestos containing materials are found, an asbestos permit is required. A building permit is required for tanks and structures. Storage of hazardous materials shall comply with Chapter 3 of the Virginia Building Code. A detailed site plan depicting elevation marks and location/size of buildings is be required. An accessible route shall be provided from parking/unloading area to the main entrance. The main entrance shall be accessible, and an accessible route shall be provided throughout the work area. Van accessible signage shall be provided. Exceptions apply. Restrooms shall be provided for the employees and shall be accessible to the public. Please note the requirements in Chapter 17 of VBC for special inspection requirements on the type of structure(Soils, concrete etc.) Geotech report is required. S:\Site Plan comments\2018\CUP, Southern States.doc ' RECEIVED JUL 2 71011 _ REQUEST FOR CONDITIONAL USE PERMIT COMMENTS1 Frederick County Fire Marshal *r Mail to: Hand deliver to: Frederick County Fire Marshal Frederick County Fire &Rescue Dept. 1800 Coverstone Drive Attn: Fire Marshal Winchester, Virginia 22602 Public Safety Building (540) 665-6350 1800 Coverstone Drive Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Applicant's Name: Southern States Coop. Telephone: (540)667-2001 Mailing Address: GreyWolfe, Inc.-Gary R. Oates, LS-B, PE 1073 Redbud Road,Winchester,VA 22603 Name of development and/or description of the request: CUP Request expansion of Southern States Coop. Location of Property: 5890 Valley Pike, Stephens City,VA 22655 Fire Marshal's Comments: 4 z4r Fire Marshal's Signature &Date: �. 7 Notice to Fire Marshal -Please Return This Form to the Applicant 11 r<, Frederick County Fire and Rescue Department f._ Flf4_y,AR�irf:.5 Office of the Fire Marshal K e , 1080 Coverstone Drive a Winchester, VA 22602 Phone: 540-665-6350 Fax: 540-678-4739 _£ fmo@fcva.us Plan Review Conditional Use Status: Approved Business Name Southern States Winchester Cooperative 5844 Valley Pike Stephens City, Virginia 22645 Engineering Firm : Printed Date: 07/30/2021 GreyWolfe, Inc. General Information Received Date: 07/27/2021 Occupancy Type: Review Begin Date: 07/30/2021 Property Use: Review End Date: 07/30/2021 Activity Number: 1071035 Hours: 1.0000 Review Cause: New Construction Activity Details Project Name Expansion of Southern States Coop. Comments: Approved /ow, - Adam Hounshell Lieutenant/Assistant Fire Marshal Page 1 of 1 TOWN OF STEPHENS CITY Memo To: Gary Oates From: Mike Majher,Town Manager CC: Date: August 27, 2021 Re: Southern States Conditional Use Permit Mr. Oates, The Town of Stephens City has no opposition to the proposed conditional use permit for the property designated by the PIN 85-(A)-46A.The requested conditional use as described within the application is consistent with the current land use of the adjacent property designated by the PIN 85-(A)-46B as well as the Joint Land Use Plan. Should further comment or clarification be required please do not hesitate to contact the Town Office. Kind regards, i Mike Majher Town Manager Stephens City, Virginia P.O.Box 250 • 1033 Locust Street • Stephens City,VA 22655 • Phone:540-869-3087 • Fax:540-869-6166 www.stephenscity.vi.virginia.gov r OC/ COUNTY of FREDERICK 4 14 W Department of Planning and Development 540/665-5651 Fax: 540/ 665-6395 i7SB October 28,2021 Gary R. Oates,LS-B,PE,RE GreyWolfe,Inc. 1073 Red Bud Road Winchester,VA 22603 RE: Request for Historic Resources Advisory Board (HRAB) Comments Conditional Use Permit-Southern States Agricultural Supply Cooperative Office & Storage Facility Zoning: RA(Rural Areas)District Magisterial District: Opequon Dear Mr. Oates: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced Conditional Use Permit application during their meeting on October 19, 2021. The HRAB reviewed information from the Virginia Department of Historic Resources and information provided by the Applicant. This application seeks operate an office and storage facility for the Southern States Agricultural Supply Cooperative adjacent to its existing facility at 5844 Valley Pike, Stephens City. Historic Resources Advisory Board Comments: During the HRAB's review of the application, concern was expressed regarding the visual impact from the historic property known as Sycamore Hill(Boyer, Carmel, House 9034-1003)which is located on the eastern side of Route 11, directly across from the subject property. After reviewing the information provided, the Historic Resources Advisory Board (HRAB) ultimately recommended approval of the rezoning with the following comments: • The Applicant should ensure that the visual impact to Sycamore Hill is minimized. • Consideration for the relocation of the access road to the rear of the property. • Installation of a vegetative buffer along Valley Pike,consisting of native species. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins,AICP,CZA Assistant Director CEP/pd cc: Chris Oldman,HRBA Chairman, John Bishop,Assistant Director Transportation 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 CO Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.fcva.us Jim Department of Planning&Development, County of Frederick,Virginia 107 North Kent Street,Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) Southern States Coop (Phone) (540)220-3845 (Address) 5844 Valley Pike, Stephens City,VA 22655 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 170006884 _on Page , and is described as Parcel: 85 Lot: A Block: Section: 46A Subdivision: do hereby make, constitute and appoint: (Name) GreyWolfe, Inc.-Gary R.Oates, LS-B, PE (Phone) (540)667-2001 (Address) 1073 Redbud Road,Winchester,VA 22603 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and autho ,Axohi(iyy,) would have if acting personally to file planning applications for my (our) above described P Z/ tif,c�­" , I...... Rezoning(including proffers) fA- 4 # j..18=& \01tA�40 Conditional Use Permit ,.�ktmq,pol 3 I I Master Development Plan (Preliminary and Final) Subdivision Site Plan F-1_Variance or Appeal My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof,I (we)haTe hereto set my (our) hand and sea] this da. 20 Signature(s J State of Virginia, City/Liny of LA,) To-wit: a Notary Public in and for the jurisdiction aforesaid, certify that A person(s) who signed to the foregoing instrument personally appeared before me and has a Ji signed the jurisdiction acknowledged sa eb ore mein the *urisdiction aforesaid this iofipaayof;:�;� 120?_1 t' 1_ i %., -Y My Commission Expires: -3t /2-2-1 Notary Public