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HomeMy WebLinkAboutADAC 03-18-10 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX. 540/665-6395 MEMORANDUM TO: Frederick County Agricultural District Advisory Committee FROM: Mark R Cheran, Zoning Administrator RE: March Meeting Date and Agenda DATE: March 2, 2010 The Frederick County Agricultural District Advisory Committee (ADAC) will be meeting on Thursday, March 18, 2010, at 7:00 p.m. in the first floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. Chapter 43, Section 15,2-4300 of the Code of Virginia, 1950, as amended, requires that Agricultural and Forestal Districts be reviewed by the local government every five years after establishment. Furthermore, the Code of Virginia requires the local governing body to establish an Agricultural District Advisory Committee for the purpose of reviewing proposals that establish or renew districts to ensure conformity with the provisions of Section 15.2-43000. Ultimately, the Board of Supervisors approves, approves with modifications, or denies the proposal to establish or renew an Agricultural and Forestal District. In working with members of the community and the Extension Services, staff has circulated forms for the renewal of, additions to and deletions from, the Agricultural and Forestal Districts to the property owners. These forms are important aspects of the Agricultural and Forestal District Program; the program's voluntary, enablingproperty owners the right to participate should they be interested. The ADAC will discuss the following agenda items: AGENDA 1) Discussion on a request regarding the creation of the AIbin Agricultural and Forestal District. 1) 2) Discussion on a request regarding the creation of the Apple Pie Ridge Agricultural and Forestal District. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 3) Discussion on a request regarding the creation of the South Timber Ridge Agricultural and Forestal District. 4) Discussion regarding the update of the 2010-2015 South Frederick, Double Church, and Red Bud Agricultural and Forestal Districts. Please contact me if you are unable to attend this meeting, Thank you. Staff has been directed to advise all committee members that access to the CountyAdminrstration Building for night meetings that do not occur in the Board Room will be limited to the back floor of the four-story suing. I would encourage committee inembers to park in the County barking lot located behind the new addition or in the Joint Judicial Center barking lot and follow the sidewalk to the brick floor of the four-story wing. Attachments MRC/bad 2 ITEM 1 Proposed Albin Agricultural and Forestal District This is a request to the Frederick County Agricultural District Advisory Committee (ADAC) to establish a new Albin Agricultural and Forestal District (District). This is a proposed addition to the County's three Agricultural and Forestal Districts, which includes the South Frederick District, established in 1980, the Double Church District, established in 1995 and the Red Bud District, established in 2005. LOCATION This proposed District is located in the Gainesboro Magisterial District, across North Frederick Pike (Route 522) to the north, Route 37 to the east, and Poorhouse Road (Route 554) to the west. SIZE The proposed District contains 1,017.84+/- acres within 14 parcels. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new District are 90 percent agriculture (livestock, orchards, and crop harvest) and 10 percent open-space/woodlands. The area within the District is rural in nature. LAND USE All parcels within the proposed District are in agricultural or residential use. COMPREHENSIVE PLAN The 2007 Comprehensive Policy Plan of Frederick County (Comp Plan) provides guidance when considering land use actions. The location of this proposed District lies in an area that is identified by the Comp Plan as the Route 37 West Land Use Plan. This plan identified a study area which encompassed 645 acres bounded by Route 522 to the north, Route 37 to the east, and the Round Hill Community Land Use Plan boundary to the south. The land use component of this study identified approximately a 120 -acre area located in the southeastern portion of this 645 -acre study area as a location for potential business concentrations. The land use component envisions this 120 -acre area be planned for office park - type development that will complement the medical center, pharmaceutical school, and providing retail services that cater to these uses, and the community within the proximity of this study area. The remaining 525 acres within the study area should remain in its present land use of pristine condition with land use of orchards, while preserving the historic integrity of the Battle of Second Winchester and historical significant properties identified by the Frederick County Rural Landmarks Survey. The transportation component of this study area proposes future road networks which link the 120 -acre business and retail area with Route 37, Route 522 and Route 50. The system of major collector roads will be necessary for efficient movement of traffic through this area. A major component of this transportation system is an interchange on Route 37 to provide direct east -to - west access to the Winchester Medical Center, and linking the 120 -acre business and retail area via a major collector road. As of the application for this proposed District, the Winchester Medical Center and the Virginia Department of Transportation are currently working on this interchange. This major collector road will serve to ensure an efficient north -south traffic movement with Route 522 to the north and Route 50 to the south. The Sewer and Water Service Area (SWSA) component of this study area calls for the inclusion of the 120-arce business and retail area within the SWSA. This will ensure compliance with County polices regarding land use and zoning changes from rural land use to commercial land use. Residential development is not proposed or encouraged for this study area. As land use plain -ring is for the future, it may be appropriate to honor the property owner's request for placement in an Agricultural District. ZONING All but one of the parcels is currently zoned RA (Rural Areas) Zoning District. The remaining parcel is split -zoned RA (Rural Areas)/RP (Residential Performance) Zoning District. The surrounding properties are zoned: North: RA (Rural Areas) B-2 (Business, General) B-3 (Industrial, Transition) MH- I (Mobile Home Community) RP (Residential Performance) East: RA (Rural Areas) MS (Medical Support) Route 37 (State Roadway) City of Winchester RP (Residential Performance) South: B-2 (Business, General) MS (Medical Support) West: RA (Rural Areas) LAKES/PONDS/STREAMS The proposed District lies primarily within the Abrams Creek drainage area. The establishment of this District will further assist with managing the quality of the County's water resources. SOILS The general relief of the new District varies from broad rolling hills . to the west and gently rolling hills to the north and cast. This District lies within the Abrams Creek watershed and water is available from ponds, wells and springs. Most of the area within the District is in pasture, orchards, livestock, and few areas are woodland. PRIME AGRICULTURE SOIL The largest amount of prime agricultural soils located within the proposed Albin Agricultural and Forestal District is Frederick-Poplimento STAFF COMMENTS The Route 37 West Land Use Plan supports the establishment of future business and office use and a major transportation network in this area of the County. The land use plan identifies the remaining land with no land use designation, which indicates the area should remain rural in nature and be protected from any development. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County's economy, and to maintain the rural character of areas outside of its Urban Development Area (UDA). The proposed Albin Agricultural and Forestal District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. The Route 37 West Land Use Plan identifies the remaining 525-arces of this study area to be preserved in its pristine condition, continuing the present land use of orchards, and preserve the battlefield of the Second Winchester. Furthermore, creation of this District would be an important addition to this land use plan and will ensure the 525 acres of this land use plan will be implemented. A balanced approach is needed to ensure the broader future land uses and transportation improvements of the Route 37 West Land Use Plan are met and recognize this proposed District as an important element of the land use plan. The Route 37 West Land Use Plan offers framework for future land use, yet supports the existing agricultural uses. As land use remains agricultural at the desire of property owners, there may not be a conflict in establishing an Agricultural District today, but maintain its Route 37 West Land Use Plan elements for consideration in the future. STAFF CONCLUSIONS FOR THE MARCH 18, 2410 FREDERICK COUNTY ADAC MEETING This is a request to the Frederick County Agricultural District Advisory Committee (ADAC) for consideration in establishing a new Agricultural and Forestal District (District), Albin. This new district will have a total of 1,017.84+/- acres. This proposed District meets the intent of Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, that enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal land. The Code of Virginia outlines criteria for evaluating Agricultural and Forestal District applications. One of the criteria is that the application should be evaluated in conjunction with the Comprehensive Plan of the locality. The Comprehensive Plan and this proposed District provide an opportunity for the agribusiness conu-nunity to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. Therefore, staff would recommend that this 1,017.84+/ -acre District be included as one of the County's Agricultural and Forestal Districts. A Potential Albin Ag & Forestal District Legend GOLDS HILL RO Potential Albin Ag & Forestal District 0 0.5 9 2 M,;- Potential Acres -r--I f---4 \ . ALBIN AGRICULTURAL AND FORESTAL DISTRICT Map # Owner Information Acreage 41-A-170 Fruit Hill Orchard 274.16 42-A-61 DTS LC 2.50 43-A-62 Fruit Hill Orchard 199.14 42-A-3.80 Fruit Hill Orchard 105.26 42-A-190 Fruit Hill Orchard 7.88 42-A-191 Fruit Hill Orchard 16.78 42-A-192 Fruit Hill Orchard 1.04 42-A-193 Fruit Hill Orchard 6.22 52-A-48 Fruit Hill Orchard 24.50 52-A-49 Fruit Hill Orchard 8.50 53-A-1 Fruit Hill Orchard 9669 53-A-2 Fruit Hill Orchard 145.93 53-A-3 Fruit Hill Orchard 8.34 53-A-69 Fruit Hill Orchard 120.90 1017.84 JAN 1 9 2010 A& Diane Keams Fruit Dill Orchard P.O. Box 2368LI Winchester, Va. 22604 Jan. 18, 2010 Mr. Mark Gheran Frred.., Co. Planning and :Development 107 , orth Kent Jt Winchester, Va. 22601 Dear Mark: Thank you for taking* time to meet with me and my father this past Friday. As a result we like to ask the county to creatc 2 ncw• agdcultural districts. We spoke of one centered on tax map number 53A2, which we'd like to be called the Albin ,'1g District. After discussing it further, we would Me to create a second district centered on tax map number 42A355 and call it the Apple Pie Midge Ag District. 1 am enclosed a list showing the tax map numbers, ownership and acreage of each of the parcels we are asking to be included. As Rc spokc ef, I am scading Icttcrs to scvcral of the largcr land owmcrs adjaccnt to the Albin Ag District. I am enclosing a copy of one just to let you see and I will promptly let You know if 1 get mw positive response. I'm also enclosing several renewal applications for the Southern Frederick Ag Siistrict, "Thanks a bunch and please let me know if there's anything I can do to help out. Sincerely, ��,cGY-ver S Diane Kearns Enclosures ITEM 2 Proposed Apple Pie Midge Agricultural and Forestal District This is a request to the Frederick County Agricultural District Advisory Cominittee (ADAC) to establish a new Apple Pie Ridge Agricultural and Forestal District (District). This is a proposed addition to the County's three Agricultural and Forestal Districts, which includes the South Frederick District, established in 1980, the Double Church District, established in 1995 and the Red Bud District, established in 2006. LOCATION This proposed District is located in the Stonewall and Gainesboro Magisterial Districts, across Payne Road (Route 663) to the north, Welltown Road (Route 661) to the east, Apple Ridge Road (Route 739) to the west, and Glendobbin Road (Route 673) to the south. SIZE The proposed District contains 889.052+/- acres within 34 parcels. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new District are 90 percent agriculture (livestock, orchard, and crop harvesting) and 10 percent open-space/woodlands. The area within the District is rural in nature. LAND USE All parcels within the proposed District are in agricultural or residential use. COMPREHENSIVE PLAN The 2007 Comprehensive Policy Plan of Frederick Count (Comp Plan) provides guidance when considering land use actions. The location of this proposed District lies outside the Urban Development Area (UDA) and Sewer and Water and Service Area (SWSA), and is not part of any land use plan or study by the County. The Stonewall Industrial Park is located on the south boundary of this proposed District. The land use within this proposed District of 889.052+/ - acres is residential and agricultural. The current land use should remain in its present land use of pristine condition with land use of orchards, agricultural, and residential. The Eastern Frederick County Road Plan is the major transportation component of the Comp Plan. This road plan identifies the future transportation needs within Frederick County. A major component of this road plan is Route 37 which will provide direct limited east -to -west access around the City of Winchester. ZONING All of the parcels are currently zoned RA (Rural Areas) Zoning District. The properties surrounding properties are zoned: North: RA (Rural Areas) South: M-1 (Industrial, fight) East: RA (Rural Areas) West: RA (Rural Areas) RP (Residential Performance) LAKES/PONDS/STREAMS The proposed District lies primarily within the Hiatt Run drainage area. The establishment of this District will further assist with managing the quality of the County's water resources. SOILS The general relief of the new District varies from rolling hills to ridges to the north and west and flat and gentle rolling hills to the south and east. This District lies within the Hiatt Run watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL The largest amount of prime agricultural soils located within the proposed Apple Pie Ridge Agricultural and Forestal District is Frederick-Poplimento STAFF COMMENTS This proposed Distinct is not part of any land use plan or study. The proposed District is located outside the UDA and SWSA, and is to remain rural in nature and protected from any fixture development. The intent of the Rural. Areas is to maintain agriculture as a significant portion of the County's economy, and to maintain the rural character of areas outside of its UDA. The proposed Apple Pie Ridge Agricultural and Forestal District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. The Eastern Frederick County Road Plan (Road Plan) identifies Route 37 as a major component of the County's future transportation network. A balanced approach is needed to ensure the broader fiiture transportation improvements are met and recognize that this proposed District is an important element of this area of the County. STAFF CONCLUSIONS FOR THE MARCH 18, 2010 FREDERICK COUNTY ADAC MEETING This proposed District meets the intent of Chapter 43, Section 15.2-4300 of the Code of Vires, 1950, as amended, that enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal land. The Code of Virginia sets out criteria for evaluating Agricultural and Forestal District applications: One of the criteria is that the application should be evaluated in conjunction with the Comprehensive Plan (Comp Plan) of the locality. The Eastern Frederick County Road Plan (Road Plan) identifies Route 37 as a major component of the County's future transportation network. Therefore, a balance between the proposed transportation improvements and the proposed District will ensure the future function of both of these important elements. The transportation needs of the broader community and the function and context of the Agricultural and Forestal District shall continue to be recognized in the implementation of this plan. This proposed District provide an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. Staff reconunends that we accept these parcels into the Ag District and we also continue to recognize the future planned Route 37 corridor; the two can co -exist together. [*otential Apple Pie Ridge Ag & Forestal Districl 21 36 OLD HILL Legend r ut�Eat'� �. gaange t,v,a use '!SA ftvat Cur ap Cater Eastem_aoad Man 00"6 Rev]en �\kk 4'd.0 N7¢NI thxe6 Rye A3a Re4dtied -frnyr ed kSijmrMenaf 7,Sxe9-U52 �aex 67xaorlWeral &6.re55 // Mxed Wsa CemrxoallOaca Impvred MrnrHterial µy11 ay Cam._1 Rex L.A. CO2e . 1Mv �Imprared Naa Cd'euiw �%/ M4 Vx W —1 r Or - M_ C tic .. Utban C=+ti �Impraad 65rar Cu'- . t:Ezghba b d W ge - Parred 1Ir16�a'apmaY i,`dVatResov[esd: ReueaWn Open Span '�; Ir.�[autiwal Matarc IDSA Fu. R137Byp— ,Yxa-FeAaavy,.3D,D Nap Gxa!H W Fratlern:k Cary Oe.M w'Fix-rig 8 dr•'n;nart rP]NXtR ss, s,s Nrp, rS"rrtesu, vA2IeD, snr-5 5-565t 37 MF 21 39 f 32 Potential Apple Pie Fridge Ag & Forestal District RD 1 oR - ssi 32 1 1 x132 879 apx Potential Acres R a5 4 21Ules Dias rxsney yad=s 2010-2015 APPLE PIE RIDGE AGRICULTURAL AND FORESTAL DISTRICT Map # Owner Information Acreage 31-A-170 BHS LC 0.34 31-A-171 BHS LC 1.07 31-A-180 BHS LC 70.00 42-A-356 KSS LC 303.81 42-A-357 KSS LC 23.04 43-A-4 Becon Inc 127 43-A-11 BHS LC 84.50 43-A-12 BHS LC 4.00 43-A-13 BHS LC 8.00 43-A-14 BHS LC 9.66 43-A-69 Fruit Hill Orchard 5.00 43-A-70 Fruit Hill Orchard 57.66 43 -A -10A Becon Inc 53.43 43 -A -A1 Becon Inc 29.30 43-1-A2 Becon Inc 3.50 43-1-B1 Becon Inc 16.56 43-11-4-1 KSS LC 5.51 43-11-4-2 KSS LC 5.00 43-11-4-3 KSS LC 5.00 43-11-4-4 KSS LC 5.00 43-11-4-5 KSS LC 5.86 43-11-4-6 KSS LC 5.25 43-12-3-7 KSS LC 5.01 43-12-3-8 KSS LC 5.00 43-12-3-9 KSS LC 5.00 43-12-3-10 KSS LC 5.00 43-12-3-11 K55 LC 5.00 43-12-3-12 KSS LC 5.00 43-12-3-13 KSS LC 5.00 43-12-3-14 KSS LC 5.12 43-12-3-15 KSS LC 5.00 43-12-3-16 KSS LC 5.33 43-12-3-17 KSS LC 5.05 43-12-3-18 KSS LC 5.05 889.052 JAS 1 9 201b 1�is. Diane Kearns Fruit Hill Orchard P.O. Box 2368 Winchester. Va. 22604 Jan. 18, 2010 Mr. Mark Cheran Fred. Co. Planning and Development 10 North Lent S Winchester, Va. 22£01 Dear Mark: Thank you for taking time to meet with me and my father this past Friday. As a result we like to ask the county to creatc 2 new agricultural distiicts. We spoke atone centered on tax mat) number 53A2, which we'd like to be called the Albin ,U District. after discussing it further, we would like to create a second district centered on tax map number 42A356 and call it the Apple Pie Midge Ag District. 1 am enclosed a list showing the tax map numbers, ownership and acreage of each of the parcels we are asking to be included. As we spoke of, I am scnd;'ng letter:, to scvcral of the larger lazed owncz s adjacent to the Albin Ag District, l am enclosing a copv of one just to let you see and 1 will promptly let you know ii' 1 get any positive response. I'm also enclosing several renewal applications for the Southern ftederi(ik Ag .District. Thanks a bunch and please let me know if there's anything I can do to help out. Sincerely, ��CkE/_.-. �CX.Lfft Diane Kearns Enclosures ITEM 3 Proposed South Timber Ridge Agricultural and Forestal District This is a request to the Frederick County Agricultural District Advisory Committee (ADAC) to establish a new Agricultural and. Forestal District (District), South Timber Ridge. This is a proposed addition to the County's three Agricultural and Forestal Districts, which includes the South Frederick District, established in 1980, the Double Church District, established in 1995 and the Red Bud District, established in 2006. I-IriTOMT67-611 This proposed District is located in the Lack Creek Magisterial District bordered by Hollow Road (Route 707) to the north, and Muse Road (Route 610) and Golden Orchard Road (Route 708) to the east. SIZE The proposed District contains 466.70+/- acres within 7 parcels. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new District are 90 percent agriculture (orchard, and crop harvesting) and 10 percent open-space/woodlands. The area within the District is rural in nature. LAND USE All parcels within the proposed District are in agricultural or orchards. COMPREHENSIVE PLAN The 2007 Comprehensive Policy Plan of Frederick County (Comp Plan) provides guidance when considering land use actions. The location of this proposed District lies outside the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA), and is not part of any land use. plan or study by the County. The land use within this proposed District of 466.70+/ - acres is residential and agricultural. The current land use should remain in its present land use of pristine condition with land use of orchards, and agricultural. ZONING All of the parcels are currently zoned RA (Rural Areas) Zoning District. The properties' surrounding properties are zoned: North: RA (Rural Areas) East: RA (Rural Areas) South: RA (Rural Areas) West: RA (Rural Areas) LAKE S/P OND S/S'T'REAM S The proposed District lies primarily within the Back Creek drainage area. The establisl unent of this District will finther assist with managing the quality of the County's water resources. SOILS The general relief of the new District varies from rolling hills and ridges to the north, west, south and cast. This District lies within the Back Creek watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL The largest amount of prime agricultural soils located within the proposed South Timber Ridge Agricultural and Forestal District is Weikert-Berks-Blairton STAFF COMMENTS Based upon the Comp Plan which indicates the area of the County where this proposed Distinct is to be located, the area is not part of any land use plan or study. The proposed District is located outside the UDA and SWSA, and is to remain rural in nature and protected from any future development. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County's economy, and to maintain the rural character of areas outside of its UDA. The proposed South Timber Ridge Agricultural and Forestal District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. STAFF CONCLUSIONS FOR THE MARCH 18, 2010 FREDERICK COUNTY ADAC MEETING This proposed District meets the intent of Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended that enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal Iand. The Code of Virginia sets out criteria for evaluating Agricultural and Forestal District applications. One of the criteria is that the application should be evaluated in conjunction with the Comprehensive Plan of the locality. The Comprehensive Plan and this proposed District provide an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. Therefore, staff would recommend that this proposed 466.70+/ -acre District be included as one of the County's Agricultural and Forestal Districts. � Potential South Timber Ridge Ag &Forestal District I xo 0 Ca Legend Potential South Timber Ridge Ag & Forestal District ® Nap Gaa:adgFr.�riE ccr[J �W.if•ta-r+.9aoerebpne.i f�T ft Ke': i Sf, iWe 2p1. 55'rrFes:.v,VA iYd 1 5:0-665-5651 615 apx Potential Acres 0 0.5 1 2Vdez 2010 2015 SOUTH TIMBER RIDGE AGRICULTURAL AND FORESTAL DISTRICT Map # Owner Information Acreage 26-A-61 Timber Ridge Fruit Farms 101.00 26-A-62 Timber Ridge Fruit Farms 35.50 26-A-63 Timber Ridge Fruit Farms 38.62 26-A-64 Timber Ridge Fruit Farms 91.38 26-A-65 Timber Ridge Fruit Farms 8.00 37-A-1 Timber Ridge Fruit Farms 173.20 37-A-74 Timber Ridge Fruit Farms 19.00 466.70 Frederick County Planning & Development February 1, 2010 Zoning Administrator 107 Forth Kent Street Winchester, VA 22603 Mr. Cheran; Please accept the attached list of properties owned by me, Cordell Watt, and my business, Timber Ridge Fruit Farm, LLC, to create the South Timber Ridge Agricultural and Forestral District. These properties contain open space, woodlands, and orchards and meet the requirements of the Commonwealth of Virginia for the creation of such a district. Thank you, Cordell Watt Timber Ridge Fruit Farms, LLC F - IJ l FF9 2010 irw --J r ITEM 4 2010-2015 Agricultural & Forestal District Update The Frederick County Agricultural District Advisory Committee (ADAC) will review the proposed update to the County's three Agricultural and Forestal Districts. These districts include the South Frederick District, established in 1980, the Double Church Road District, established in 1995, and the Red Bud District established in 2006. All three districts will be up for renewal in May of 2010. Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestal lands for the production of food and other agricultural products and to provide natural and ecological resources. The Code of Virginia requires the local governing body to establish an ADAC for the purpose of reviewing proposals that establish or renew districts to ensure conformity with the provisions of Section 15.2-4300. Ultimately, the Board of Supervisors approves, approves with modifications, or denies the proposal to establish or renew an Agricultural and Forestal Districts. Since the County's Agricultural and Forestal Districts were initially established in 1980, the number of properties participating in the district has remained generally constant. This year there was an increase of four parcels in the number of properties added to the South Frederick District and the Red Bud District added two parcels. However, the South Frederick District also lost two parcels and the Double Church District lost one parcel. Staff has concluded that under the requirements of Chapter 43, Section 15.2-4300, the three Districts meet the intent of the Code of Virginia, and would recommend that ADAC consider renewing the District with the parcel additions and removals as requested by respective property owners of the new parcels. The following information under this agenda item includes a summary of the Districts with tables containing property owner information, as well as maps as discussed above. To follow are memorandums detailing each of the three Districts: South Frederick Double Church Red Bud Folloiving discussion, Staff would be seeking a recommendation regarding the adaption of each district. Update of the 2010-2015 South Frederick Agricultural and Forestal District Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, requires that Agricultural and Forestal Districts be reviewed by the local government every five years after establislunent. The South Frederick Agricultural and Forestal District (District) was established in 1980. This is a request to the Frederick County Agricultural District Advisory Committee (ADAC) to renew the District, to add five parcels of 429.36+/- acres and remove three parcels of 221.48+/- acres. LOCATION AND SIZE This District is located in the Back Creek Magisterial District and currently contains 5,974.65+/ - acres. The proposed addition of five parcels (tax map numbers: 62-12-5-53, 72-A-24, 73-A-31, 84-A-50, and 73-A-73) will bring the acreage of the District to 6,404.01+/- acres. Three parcels (tax map numbers 84-A-29, 73-A-3, and 73-12-13) totaling 221.48+/- acres have requested to be removed from the District, leaving a total of 6,182.53+/- acres in size. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new District are 90 percent agriculture (orchard, and crop harvesting) and 10 percent open-space/woodlands. The area within the District is rural in nature. LAND USE All parcels within the proposed District are in agricultural or residential use. COMPREHENSIVE PLAN The 2007 Comprehensive Policy Plan of Frederick County (Comp Plan) provides guidance when considering land use actions. The addition of these parcels within. the District are outside the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA), and are not pant of any land use plan or study by the County. The current land use should remain in its present land use of pristine condition with orchards, agricultural, and residential. LAKES/PONDS/STREAMS The proposed District lies primarily within the Opequon Creek and Stephens Run drainage area. The establishment of this District will further assist with managing the quality of the County's water resources. SOILS The general relief of the District varies from rolling hills to ridges to the north, west, south and cast. This District lies within the Opequon Creek watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL The largest amount of prime agricultural soils located within the District is Frederick- Poplimento. STAFF COMMENTS Based on this information, staff feels that the additions to this District are agriculturally significant as outlined in the Agricultural and Forestal Districts Act and the 2007 Comprehensive Policy Plan (Comp Plan), which labels the area as rural. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County's economy and to maintain the rural character of areas outside of the [SDA. The Comprehensive Plan can accomplish this by promoting the inclusion of additional land in Agricultural and Forestal Districts. The Comprehensive Plan supports additions to and renewal of the District, for it provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations while providing a reserve of agricultural land through the year 2015. STAFF CONCLUSIONS FOR THE MARCH 1€1 2010 FREDERICK COUNTY ADAC MEETING Staff would recommend that ADAC consider renewing this District; with the addition of the five parcels totaling 429.36+/- acres, and the removal of three parcels of 221.48+/- acres. This will leave the District with an acreage total of 6,182.53+/- acres. The Comprehensive Plan and this District provide an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. 2010 - 2015 SOUTH FREDERICK AGRICULTURAL AND FORESTAL DISTRICT Map # Owner Information Acreage 51-A-42 lames & Laura Merriner 24.50 51 -A -42A James & Laura Merriner 90.82 51 -A -42B James & Laura Merriner 6.01 52-A-300 DTS, LC 305.43 60 -A -73B Robert Fawcett 18.87 60-A-75 Triple S Associates 39.03 61-A-7 Roland & Elizabeth Snapp 109.51 61-A-8 Roland Snapp 5.00 61 -A -8A Roland Snapp 5.00 61-A-9 Roland Snapp 97.00 61-A-21 BHS, LC 34.00 61-A-22 Vernon & Eula Wright 89.48 61-A-23 BHS, LC 154.75 61 -A -23A BHS, LC 1.Q4 61-A-24 BHS, LC 20.16 61-A-25 BHS, LC 5.50 61-A-26 BHS, LC 4.50 61-A-27 BHS, LC 4.00 61-A-29 BHS, LC 1.25 61-A-30 Woodbine Farms 44.00 61-A-31 Linda Nelson 52.32 61-A-34 Woodbine Farms 14.00 61-A-37 Woodbine Farms 11.60 61-A-40 Roland & ElizabethSnapp 28.00 61-A-41 Roland Snapp 42.00 61-A-43 Wayne Snapp 7.50 61 -A -43A Wayne Snapp 37,50 61 -A -43B Wayne Snapp 10.00 61 -A -43E Robert & Carol Melby 1.00 61-A-44 Roland Snapp 2.00 61-A-45 Thomas Fawcett 30.99 61-A-96 M&M LP 170.95 61-A-106 M&M LP 42.00 61-A-107 M&M LP 19.00 61-A-116 M&M LP 44.76 61-A-117 M&M LP 29.00 61-A-118 M&M LP 77.50 61-A-119 M&M LP 16.00 61-A-120 M&M LP 9.92 61-A-126 M&M LP 11.00 61-A-127 M&M LP 166.62 61 -A -127A M&M LP 68.45 61-A-128 Woodbine Farms 137.50 61-A-129 Woodbine Farms 48.00 61-A-130 Woodbine Farms 30.00 2010 - 2015 SOUTH FREDERICK AGRICULTURAL. ARID FORESTAL DISTRICT 61-A-131 Woodbine Farms 7.75 62-A-21 Bruce & Kellie Davidson 9.15 62-A-27 Edward Copenhaver 1.00 62-A-28 Edward Copenhaver 76.37 62-A-34 Ruth Gregory 107.79 62 -A -57A MELCO 46.48 62E-1-2 James Vickers 6.14 62E-1-5- James Vickers 5.11 62E-1-3-14 James & Patricia Gosa 5.41 62E-1-5-23 James & Marcia Engelage 5.00 62E-1-6-25 Nicholas & Kathleen Nerangis 5.01 62E-1-6-26 Nicholas & Kathleen Nerangis 10.00 62E-1-6-27 Nicholas & Kathleen Nerangis 5.10 62-12-5-53 M&M LP 97.21 72-A-291- Jeffrey Stout 15.85 72-A-45 Dogwood Knoll 5.25 72-A-53 Albert & Sylvia McDonald 197.00 72-A-58 Vasiliki Baughman 168.50 72-A-59 Vasiliki Baughman 20.00 72-A-82 Constance Meagher 12.00 72-A-83 Constance Meagher 0.50 73-A-4 Dogwood Knoll 50.00 73-A-10 BHS, LC 190.80 73 -A -10A Fruit Hill Orchard 5.00 73-A-13 Alfred Snapp 84.69 73-A-16 KSS 134.21 73-A-17 KSS 160.00 73-A-18 Charles Bauserman 135.93 73-A-20 Charles Bauserman 234.43 73-A-21 Woodbine Farms 271.00 73-A-24 Ruby Ridings 10.00 73-A-27 Vernon Ridings 4.00 73-A-28 Vernon Ridings 4.00 73-A-29 Ruby Ridings 46.57 73-A-30 Dudley Rinker 4.83 73 -A -30B Shirley Anderson 5.95 73 -A -30E Dudley Rinker 1.01 73 -A -30H Joseph & Phyllis Swack 6.15 73-A-301 Dudley Rinker 6.43 73-A-31 Woodbine Farms 84.04 73-A-38 Mark & Roxanna Orndorff 3.57 73-A-39 David Carbaugh 11.90 73-A-63 BHS, LC 240.17 73 -A -64A Holly & Samuel Dillender 2.32 73-A-66 Woodbine Farms 280.01 73-A-67 Woodbine Farms 23.00 73-A-73 Woodbine Farms 40.71 2010 - 2015 SOUTH FREDERICK AGRICULTURAL AND FORESTAL DISTRICT 73 -A -90B Daniel & Sandra Anderson 7.92 73-A-94 Vernon Ridings 12.35 73-A-100 Paul & Mary Anderson 100-00 73-A-103 James & Jo Ellen Huey 24.40 73-A-104 Winchester Warehousing 103.85 73-12-11 Charles & Vicky Murphy 2.86 7312-13 Mildred Simpson 4.91 73-12-16 John Simpson 59.88 73-12-23 David & Patricia Hlavinka 2.98 74 -A -10A Larry & Joyce Earhart 13.80 74 -A -10F Larry & Joyce Earhart 1.46 74--A-12 Glenn & Mary Barley 9.00 74-A-14 Cheryl Humphries 2.00 74-A-15 Philip Whitney 3.00 74 -A -15A Cheryl Humphries 1,23 74 -A -15B Philip Whitney 32.77 74-A-18 Winchester Warehousing 109.14 74 -A -18A Winchester Warehousing 80.00 74 -A -18B Winchester Warehousing 58.39 83-A-87 Jeffrey & Sharon Rezon 20.57 83-A-100 Robert & Mary Haskings 14.11 84-A-2 Constance Meagher 66.50 84-A-6 Constance Meagher 60.00 84-A-40 Alfred Snapp 69.30 84 -A -40A Alfred & Betty Snapp 46.00 84-A-41 Donald & Stella Redmiles 6.00 84 -A -42A Wade & Angela Ramey 6.00 84-A-44 Vernon Ridings 51.95 84-A-50 Woodbine Farms 197.40 6,182.53 South Frederick Ag & Forestal District ® I:Mc: FEh�sry a.Iri0 4Y�u 4.Ga:=14y Fr �.%9 CCo«+.s/ f -Maf P-anini a i�-z'nF^�rt. 90�:114=i St Su's �U2. Wer.+r:e+. 4`A �t S-0-4�-:459 South Frederick Ag & Forestal District Winehesterl CAR7eRRURG Rd P� pcfi ni G� ny 639 0 0.5 1 2. CdEes elsti.`a app W'Ta=s- ___�e:el=rici Sutraceana hyra.xd FAraw9rteryl Lang Range Land Use ,� lNEvr Cekn �Saun FrederrlrA6faars �'a Nau Cwector flual Ccammuary Ceder .4 Ne9Fborlwod kage \ 40 $b: Frederica Oiu P—Wftprtwraa. i lla.0 GaF.< fdesd u Y'X Prmxki Unt U .bp� yl OS Al.fe 6aP.e �Je'x IGrrw Ca'ecter / Ida W Uu A9e NnV led fleaeaon 1 ,♦� Eascem_Raa6 Plan Oet29d6 ���roied LI�=Sr £cuarlar K^. Wnc-0-uee _ _ i tt3n.a9 Rc�+.a�.esa n�ca,a., id►,di / rxaNpr A2nul 9-w+4ss � ,..�ppen pace ti ilKxx Mcr� - X9tm31C metoal tiA Ks:e+c IMA 0J Vae Use Irbas IlG:.ce ® I:Mc: FEh�sry a.Iri0 4Y�u 4.Ga:=14y Fr �.%9 CCo«+.s/ f -Maf P-anini a i�-z'nF^�rt. 90�:114=i St Su's �U2. Wer.+r:e+. 4`A �t S-0-4�-:459 South Frederick Ag & Forestal District Winehesterl CAR7eRRURG Rd P� pcfi ni G� ny 639 0 0.5 1 2. CdEes elsti.`a app W'Ta=s- Update of the 2010-2015 Double Church Agricultural & Forestal District Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, requires that Agricultural and Forestal Districts be reviewed by the local government every five years after establislullent. The Double Church Agricultural and Forestal District (District) was established in 1995. This is a request to the Frederick County Agricultural District Advisory Committee (ADAC) to renew the District and to remove one parcel of 74.53+/ -acres. This District would decrease from 1,023.73 +/- acres to 949.20 +/- acres. LOCATION AND SIZE This District is located in the Opequon Magisterial District. The Double Church Agricultural District currently contains 1,023.73+/- acres. The removal of one parcel (tax map numbers: 86-A- 32) of 74.53+/- acres from the District will decrease the District to a total of 949.20+/ -acres. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the District are livestock and cultivation of hay and 25 percent open-space/woodlands. The area within the District is rural in nature. LAND USE All parcels in and surrounding the areas are in agricultural or residential use. {COMPREHENSIVE PLAN The 2007 Comprehensive Policy Plan of Frederick County (Comp Plan) provides guidance when considering land use actions. The Comp Plan identifies this District as an area that is outside the Urban Development Area (UDA) and the Sewer and Water Service Area (S WSA). The District will be impacted by future transportation improvements as noted within the Route 277 Land Use Plan approved by the Board of Supervisors in 2008. The parcels in this District have no land use designation, which indicates the area should remain rural. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County's economy and to maintain the rural character of areas outside of the Urban Development Area. The Comprehensive Plan can accomplish this by promoting the inclusion of additional land in Agricultural and Forestal. Districts. The Comprehensive Plan supports the additions and renewal of the District, for it provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. LAKES/PONDS/STREAMS The District lies primarily within the Stephens Run drainage area. The District will assist with managing the quality of the County's water resources. SOILS The general relief of the District varies from a broad rolling valley to flat lands, and water- is available from ponds, wells and springs. Most of the soils are suited to a wide variety of farm uses. Most of the area is in pasture, cultivated crops and hay with few woodland areas. PRIME AGRICULTURE SOIL The prime agricultural soil located within the District is Blairton. STAFF COMMENTS Based on this information, staff feels that this District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act, Furthermore; this District would conform to the County's Comprehensive Policy Plan which labels the area as rural. STAFF CONCLUSIONS FOR THE MARCH IS, 2010 FREDERICK COUNTY ADAC MEETING Staff would recommend that ADAC consider renewing this District, with the removal of one parcel totaling 74.53 +/- acres. This will decrease the acreage of the District to a total of 949.20+/- acres. The Comprehensive Plan and the Route 277 Land Use Plan component proposes a balance approach between the future transportation improvements and the District to ensure the function of both of these important elements. The transportation needs of the broader conununity and the function and context of the District shall continue to be recognized in the implementation of the Route 277 Land Use Plan. This will provide an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. 2010 - 2015 DOUBLE CHURCH AGRICULTURAL AND FORESTAL DISTRICT Map # Owner Information Acreage 85-A-125 Ritenour Farm 125.00 85-A-130 Ritenour Farm 55.00 85-A-131 Ritenour Farm 178.67 85 -A -131A Betty Stelzl 24.74 85-A-132 Sandra Ritenour 3.67 85-A-139 Gary, Stephen & Dennis Scothorn 103.60 8S -A -139A Gary Scothorn 1.29 8513-5-1-1 Dennis & Martha Dale 0.25 86-A-25 Betty Stelzl 142.95 86 -A -25A Betty Stelzl 7.04 86-A-27 Arthur Ritenour 10.50 86-A-33 Betty Stelzl 0.12 86-A-35 Fairview -Springhill Farms Flog Group 105.39 86 -A -35A John Stelzl 5.00 86-A-38 Linda Borror 20.66 86-A-70 Kenneth Waymer 28.98 86-A-71 Linda Borror 5.26 86-A-719 Robert Shiley 20.84 86-A-7213 Kenneth Waymer 10.21 86 -A -230A Jeffery & Joseph Gore 0.97 86 -A -230B Jeffery Gore 21.03 86-A-231 Fred Gore 2.50 86-A-242 William Ireland 3.00 86-A-245 John & Virginia Booth 0.50 86-A-264 Arthur Ritenour 0.50 86 -A -264A Arthur Ritenour 0.53 92-A-73 Lawrence Fagg 71.00 949.20 Double Church Ag & Forestal District a P -- l F m tAURf{CRO"RU C�RTSRS C , � 1., a QO sQ�`�NGOA. `..� —/.i 15 ephens Citul ,6'25:• � .. ]Y' � � {��\ `' �O 1 4 h'F o } kt'NFS4fl1LR0 .., 4 j CA,V tERR URG Re } Legend Long Range Land Use Q uz0. Rwalfamnunk/Center r-ern_Road Pian _ Oct20g6 M, dUy AS,Refs�Id rw , PqF�`U UgCyRO >Q- M-1 `-HQh-yc —.,oal lkalr FeyURCkq� j 522 �:ew Maa+rnmFrtor ;<laduatral �JeM M:wrCd�der �: u�cancenter �'�, , f �e:,RroveeMe,,trea�aaor ti�rtayrt«I,00aysa9a ,� —"` —';- Aw—p -- ReueaYun -.- Natural Reeouw_s d ReueaGon Of- space v^IauRivF a1 l�7 kkelrxic le3A Double Church ante: F�tru=sl 4. il]o hlapCru:ibl FreaF*�te�xy CkytnlPumn36net"�f >w V/ 1FTN Keit 5l 3�'R.WtrlaKlce.. VA 2ZEf14 5a17-6b5-5Wt Ag &Forestal District 0 0.25 0.5 1 Miles C.us'k-x aeprowr::a Update of the 2010-2015 Red Sud Agricultural & Forestal District Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, requires that Agricultural and Forestal Districts be reviewed by the local government every five years after establishment. The Red Bud Agricultural and Forestal District (District) was established in 2006. This is a request to the Frederick County Agricultural District Advisory Committee (ADAC) to renew the District and remove two parcels of 15.4 +/- acres and add two parcels of 245.81+/- acres. LOCATION AND SIZE This District is located in the Red Bud Magisterial District. The Red Bud Agricultural District currently contains 849.28 +/- acres. The proposed addition of two parcels (tax map numbers: 55-A-3 and 55-A-4) of 245.81 +/- acres will increase the District to a total acreage of 1,095.09+/ -acres. The removal of two parcels (tax map numbers: 44 -A -28F and 44 -A -28H) of 15.4+/- acres, leaves a total of 1,079.69+/ -acres. Please see attached map. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the District are 75 percent agriculture (livestock, horses, crop harvest) and 25 percent open-space/woodlands. The area within the District is rural in nature. LAND USE All parcels in and surrounding the areas are in agricultural or residential use. COMPREHENSIVE PLAN The District lies in an area that is outside the Urban Development Area and Sewer and Water Service Area. The area is located within the Northeast Land Use Plan. About half of the District is designated as a Developmentally Sensitive Area in the Northeast Land Use Plan. The remaining parcels have no land use designation, which indicates the area should remain rural. LAKES/PONDS/STREAMS The District lies primarily within the Redbud Run drainage area, and partially within the Hiatt Run drainage area. The District will assist with managing the quality of the County's water resources. SOILS The general relief of the District varies from a broad rolling valley to the west of Devils Backbone, to very steep forested land on the eastern parcels and along Redbud Run, This District is within the Redbud Run watershed and water is available from ponds, wells and springs. Most of the soils, with the exception of those on the steeper slopes, are suited to a wide variety of farm uses. These steeper slopes are mostly forested and are heavily wooded. Most of the area is in pasture, cultivated crops and hay with few woodland areas. PRIME AGRICULTURE SOIL There is a limited amount of prime agricultural soils located within the District, which are Blairton, Carbo, Frederick, Guernesy, Massanetta. STAFF COMMENTS Based on this information, staff feels that this District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. Furthermore, this District would conform to the County's Comprehensive Policy Plan which labels the area as historic and developmentally sensitive and rural. STAFF CONCLUSIONS FOR THE MARCH 18, 2010 FREDERICK COUNTY ADAC MEETING Staff would recommend that ADAC consider renewing this District; with the addition of the two parcels totaling 245.81+/- acres and the removal of two parcels of 15.4 acres. This will leave the District acreage total of 1,079.69+/- acres. The Comprehensive Plan and this District provide an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2015. 2010 - 2015 RED BUD AGRICULTURAL AND FORESTAL DISTRICT Map # Owner Information Acreage 43-A-154 Shenandoah Valley Battlefield Foundation 36.27 43-A-159 Jeffery & Roseanne Jenkins 2.00 44D-2-6 Charles Willis 2.37 44-A-28 Donna & Donald Werdebaugh 8.72 44 -A -28A Allen & Velda Jobe 20.46 44 -A -28B Kenneth Unger 25.00 44 -A -28C Robert & Marsha Baden 4.30 44 -A -28D Robert & Marsha Boden 5.00 44 -A -28G Allen & Velda Jobe 5.00 44-A-281 Voight & Bonnie Miller 8.00 54-A-87 William & Claudia Britz 20.00 54-A-88 Preservation of Civil War Battlefields 181.03 54 -A -89C Shenandoah Valley Battlefield Foundation 100.00 54-A-90 Preservation of Civil War Battlefields 41.00 55-A-3 Preservation of Civil War Battlefields 29.00 55-A-4 Preservation of Civil War Battlefields 162.52 55-A-5 Kevin Herring 33.43 55 -A -5A Stacy Herring 3.56 55 -A -5B Vera Herring 1.00 55 -A -5C Stacy Herring 17.01 55 -A -5D Kevin Herring 1.21 55-A-6 Joseph Hulver 24.04 55-A-7 Gary & Constance Oates 13.48 55 -A -7A Gary & Constance Oates 9.37 55 -A -7B Gary & Constance Oates 7.49 55 -A -7C Gary & Constance Oates 5.00 55 -A -7D Gary & Constance Oates 5.00 55--A-7E Gary & Constance Oates 5.02 55-A-8 Bernard Schwartzman 25.09 55-A-14 Ernest Lam 2.00 55-A-18 Wayne & Stephanie Seipel 12.00 55-A-19 Wayne & Stephanie Seipel 22.00 55-A-20 Wayne & Stephanie Seipel 10.86 55-A-21 Wayne & Stephanie Seipel 58.50 55-A-1096 Jeffery & Roseanne Jenkins 8.82 55-A-115 Pine Knoll Construction 1.75 55-A-117 Jeffery & Roseanne Jenkins 4.33 55-A-118 Debra & Dawn Stultz McNeil 1.13 55-A-129 Nathan & Diana Childress 33.08 55 -A -129A David & Katherine Gregg 33.00 55-A-138 Stephanie Sempeles Orndoff 21.50 55-A-139 Stephanie Sempeles Orndoff 7.31 55-A-151 John & June McAllister 19.00 55 -A -151A John & June McAllister 5.00 55-A-177 William & Beverly Schuller 0.38 55-A-178 William & Genevieve Schuller 2.99 2010 - 2015 RED BUD AGRICULTURAL AND FORESTAL DISTRICT 55 -A -178A William & Genevieve Schuller 55-A-179 William & Beverly Schuller 55 -A -181A William & Genevieve Schuller 55-A-1818 William & Genevieve Schuller 55 -A -182D Anthony & Lori Dimasi 1.28 12.86 4.41 11.12 5.00 1079-69 el:t fr `r\moo ��` Rl'3RH 37 a1 rqG 4) 01 9 'k, 'rte- / r ` k- r�o��p/'9e I j a .a � y r • 1j OERRYNLIE WS(E �t e rC- I `cFpfk 1 [ e vu�ExlurtLRo - (20 Subtractions ew MlnnrAnenal Lang Range Land Use �/j ytaetl Use lntlIMAh OHIce QAdditions Imprared AUrtorprtedai R�rel eonsmmtty Geraea 4',O Urtrdn Caracr C::) Red Bud Ag District d1%A,sw Major Collector Ide11u'r Nftht,.I— lA lage 'Of Mile Buffer .proved Major Cotfector�dUse Age Resirt[ied �(,.t` Planned Una Devd.prrc.t Ea�stem_Road_plaU_Oct200fidI%jpA nor CUleclor �ed-U9e Recreation Az 5 �HpN Mafo.rArtertal ftV—dMinor Celleaor Rusircss NM.,d R@.,—&11—Pdli. Rl �.f, Improved Mdle.AAMO *%PRarrrD sr. -d use G—.eletlarce opm space fp �OQ Highway Germy .UI :fir p InslitWonal yF -Improved Major Collector-' s rxumn.1 W Hlrtons 1 WA NIXe'Fet ld.2P10 M.� Crea:ad bf Fretlsu Povtf 0.gt of Plarn'ry 6 Daxe'.ap— IPT H %ert Sl tK•+'.e e"Ve, YFM Ic+, VAi2cP1 SA -eFE-5151 Red Bud Ag & Forestal District U 05 1 2/odes oxo urrtv�naJgaCaard is Cualue apx¢v Ye..