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CPPC 06-25-07 Meeting Agenda
COUNTY of FREDERICK Department of Planning and Development 540/665-5651 �. ,•.gid FAX: 540/665-5395 MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee (CPPS) FROM: Candice E. Perkins, Planner II S? RE: June 25, 2007 CPPA Meeting and Agenda DATE: June 11, 2007 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, June 25, 2007 at 6:30 p.m. in the Board of Supervisor's Room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the following agenda items: AGENDA Comprehensive Policy Plan Amendment (CPPA) Requests for 2007 Please contact our department if you are unable to attend this meeting. CEP/bad Access is limited during the evening hours. Therefore, it will be necessary to enter the building through the back double doors of the Board of Supervisors Room, located in the rear of the new addition of the County building. I would encourage committee members and interested citizens to park in the County parking lot located in the rear of the building and follow the sidewalk to the back double doors of the Board Room. 107 Forth Kent Street, Suite 202 m Winchester, Virginia 22601-5000 • J • ITEM #1 COMPREHENSIVE POLICY PIAN AMENDMENT REQUESTS FOR 200? The Department of Planning and Development received eleven applications for Comprehensive Policy Plan Amendments (CPPA) by the June 1, 2007 deadline. Similar to last year, the Comprehensive Plans and Programs Subcommittee (CPPS) will be reviewing the applications first, on June 25th. It is important to note that staff will be making a short presentation on each application and then each applicant, or their representative, will be allowed to give a short presentation (maximum time ten minutes). The CPPS will forward a recommendation on each application to the Board of Supervisors and Planning Commission for consideration at their j oint work session to be held later this summer. The Board will determine at the work session which, if any, of the requests to amend the County's Comprehensive Policy Plan warrant additional consideration. In keeping with the County's established protocol for long-range policy planning, those requests selected to advance through the process will be referred back to the CPPS for detailed study, likely in the fall. Attached you will find a summary table of the 2007 requests, a map showing the location of each proposal, a map showing the location of each proposal in the context of the Eastern Frederick County Long Range Land Use Plan, a map of each application and a copy of each application. 2007 Comprehensive Policy Plan Amendments (CPPA) Applications Summary of Requests CPPA Name of Request Magisterial Type of Request Proposal Acreage* Number District #01-07 MADISON FARMS Opequon UDA/SWSA Expansion Mixed Use Development 149 (Residential/Commercial) Residential/Commercial 402-07 DAVID & RHONDA Stonewall UDA Expansion Residential 19.6 MADISON (Residential) #03-07 THE PRESERVE AT Stonewall UDA/SWSA Expansion Mixed Use Development 227.18 JORDAN SPRINGS (Residential/Commercial) Residential/Commercial #04-07 EASTGATE ROUTE 522 Shawnee UDA/SWSA Expansion Residential and 41.46 (Residential/Commercial) Commercial 405-07 CROSSPOINTE Shawnee UDA/SWSA Expansion A mix of housing types 52.10 (Residential) #06-07 NEWTOWN Back Creek SWSA Expansion Commercial 79.1 COMMERCIAL (Commercial) 407-07 WAVERLY FARM Stonewall SWSA Expansion Commercial 17939- 79.38(Commercial) (Commercial) #08-07 ROUTE 277 MIXEDUSE Opequon UDA/SWSA Expansion Mixed Use Development 72.6 URBAN CENTER (Residential/Commercial) Residential/Commercial #09-07 WAVERLY FARM Stonewall SWSA Expansion Commercial 194.17 COMMERCIAL (Commercial) #10-07 FAIRFAX PIKE MIXED Shawnee UDA/SWSA Expansion Mixed Use Development 186.7 USE DEVELOPMENT (Residential/Commercial) Residential/Commercial #11-07 MILLWOOD PIKE Shawnee UDA Expansion Mixed Use Development�y 59.06 MIXED USE (Mixed Use) Residential/Commercial DEVELOPMENT and a text amendment to the Route 50E Land Use Plan —j-1- j-1- — cu r 0j pul cels expressly taenrUiea in the application. Ultimate amendment may involve additional acreage to ensure contiguity of boundaries. i 09-137]* 07-07 P 02-07 40- � c - 03-07 - jl .. 441 UrbanDevelopmentArea05-07 I �;_ �--- -:' SWSA �. ` I ► V` , 11-071 2007CPPAs �•� Eastern Frederick County Future Land Use Plan Residential ' - �f:' ♦- L Business Industrial 4M M'—d-Use 41D Planned Una Development r` Recreation 06-07 ` r FlW.- ] 4W Developmentally SensN,, Areas • l' ;�� � ';�� -� .� Rural commnn�rycemer CoMprehensive 04.07 Policy Plan - I �-�-� , ,� . -y• Amendment Requests 2007 L-07O8 Nose ederiCreased by FrckCounty Punetrig Depw��,_ 2 0] 01-07 0.9 045 0 09 1.8 2.7 3.6 ,. Miles CPPA #01-07 MAD-t3ON FA �Vi-NSIF CPPA4901 - 07 lltixu � _ � Loca& Map a COMPREHENSIVE POLICE' PIAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) Owner(s) Information: 1. Name: Madison Farm, LLC 2. Project Name: 3. Mailing Address: 558 Benney's Beach Road Front Royal, VA 22630 4. Telephone Number: ( 540) 723-9868 Authorized Agent Information: 1. Name: Daniel Michael Valley Engineering -Surveying and Planning 2. Project Name: 3. Mailing Address: 3231 Peoples Drive Harrisonburg VA 22801 4. Telephone Number: ( 540 )_ 434-6365 Legal interest in the property affected or reason for the request: Property Owner - Future Mixed -Use Development ,.3_� a C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1. FOR A MAP AMENDMENT n P1N(s). 87-A-15 ( 779148329300 ) Magisterial District: Opequon b. Parcel size (approximate acres): 149 Acres C. Plat of area proposed for CPPA amendment, including metes and bounds description. d. Existing Comprehensive Plan land use classification(s): RA e. Proposed Comprehensive Plan land use classification(s): Planned Mixed ---Use Development f Existing zoning and land use of the subject parcel: RA g. What use/zoning will be requested if amendment is approved? Applicant proposes a new planned mixed-use district_to_all%z a planned combination of commercial and residential development h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of properties that are within: 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; o %2 mile if 21 - 100 acres in size; or a 1 mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. i. The name, mailing address, and parcel number of all property owners within 200 ft. of the subject parcel(s), with Adjacent Property Owners Affidavit (page 7). La a a ° .. v 4-)o rilz 4j .,, co s o rd � uH OREOOFY F. -1UTCHIN8011j ATTORNEY AT LAW '4 9. BRAD- 9T 4-E6TEP.-601 040014196 0 cn Z --- THIS DEED, made and dated this day of July, 2004, by and between, OLIVIA ELAINE WOOD, TRUSTEE of the BEATRICE 1. APPERSON TRUST, under agreement dated September 10, 1991, with amendments dated August 29, 2003, and May 17, 2004, hereinafter called the Grantor; and MADISON FARMS, LLC, a Virginia limited liability company, hereinafter called the Grantee; and SOVEREIGN ASSETS, LLC, a Maryland limited liability company, party of the third part. WITNESSETH: That for and in consideration of the sum of Ten Dollars, and other valuable consideration, the receipt of which is hereby acknowledged, the Grantor does hereby grant and convey with Special Warranty of title unto the Grantee, in fee simple, the following property: All that certain lot or parcel of land, lying and being situate in Opequon Magisterial District, Frederick County, Virginia, located on Fairfax Pike (Virginia Route 277), amounting to 149.0227 acres, more or Iess, as more particularly described on that plat and survey of Mark D. Smith, L.S., dated July is , 2004, a copy of which is attached hereto and by this reference incorporated herein; AND BEING a portion of the property conveyed by Beatrice I. Apperson to Beatrice I. Apperson, Trustee, pursuant to a certain Trust Agreement dated September 19, 1991, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 765, at Page 1071. Reference is hereby made to the aforesaid instruments and the attachments and the references therein contained, for a more particular GRE13ORY F_ -fuTCHIN80N GTTOF YATLAW 14 B a Ooa K ST 4GHEBT ,VA22601 O CII U1 description of the property hereby conveyed. The party of the third part joins in this deed to release to the Grantee all of its right, title and interest in the subject property under an unrecorded contract by and between the Grantor and the parry of the third pan. This conveyance is made subject to all easements, rights of way and restrictions of record, if any, affecting the subject property. WITNESS the following signatures and seals: BEATRICE 1. APPERSON TRUST, under agreement dated September 10, 199 1, with amendments dated August 29, 2003, and May 17, 2004, By: Wz)) Nk&C/(,(. dl (SEAL) OLIVIA ELAINE WOOD, TRUSTEE ASSETS, LLC, a Maryland STATE OF VIRGINIA, CITY of WINCHESTER, to -wit: (SEAL) The foregoing instrument was acknowledged before me in my City and State this c - day of July, 2004, by OLIVIA ELAINE WOOD, TRUSTEE;. My Commission Expires': o a NO WRY PUBLIC ' tl CD cn rn STATE OF VIRGINIA, CITY of WINCHESTER, to -wit: The foregoing instrument was acknowledged before me in my Ciry and State this day of July, 2004, by tylmue I It. t+ G17_Eroy who is the /�p�ctge��i�2xn bek- of SOVEREIGN ASSETS, LLC. My Commission Expires: 4AN� ARY PUBLIC J + - sREQoRY F. _1U=HIIV80N T _EYATL w ?4 S. Eg AO CK ST VCHESTOR.VA22601 FINAL PLAT FOR MINOR RURAL SUBDIVISIOW OF THE LAND OF BEATRICE I. APPERSON, TRUSTEE OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA JULY 19, 2004 IN-PN MAP Ic WNER'S CERTIFICATE THE ABOVE AND FOREGOING MINOR RURAL SUBDIVISION OF THE LANDS OF BEATRICE I. APPERSON, TRUSTEE, AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. COY OF / QClFALIN -I -V:eIA CITY / COUN OFA TO WIT: THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS 2.,f- DAY OF 2004 BY V1C� u)nod,--1 yJsfee- fir 1 Ce Z NOTARY PUBLIC MY COMMISSION EXPIRES FeLroavtf Zai 220 SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS MINOR RURAL SUBDIVISION IS A PORTION OF THE LAND CONVEYED TO BEATRICE I. APPERSON, TRUSTEE BY DEED DATED SEPTEMBER 10, 1991 OF RECORD IN THE FREDERICK COU CI UIT COURT CLERK'S OFFICE IN DEED BOOK 765 AT PAGE 1071. M/A_� MARK D. SMITH, L.S. NOTE: PARENT TAX PARCEL IDENTIFICATION i T.M. 87—((A))-15 159.02± ACRES ZONE: RA USE: AGRICULTURAL APPROVALS: T � v ZPPE15ERICK COUNTY SUBDIVISION ADMINISTRATOR DATE MARK D. SMITH No, 002009 G EENWAY SNIGINESIRIN.�,� 151 Windy Hill Lane Engineers Winchester, Virginia 22602 S ITR Surveyors 007 Telephone. (540) 662-4185 FAX: (540) 722-9528 4114 SHEET 1 OF 3 Founded in 1971 www.greenwayeng.com IPF =IRON PIPE FOUND 3/4 4+ (-n�O o z IRS = 1/2" IRON REBAR IPF - Al � + o Z� o SET W/CAP O, �� Z p R/W = RIGHT OF WAY F' qm ] S� / s'� IRS Q "v QO & Q- O TM 87-((1))-B p BENJAMIN FRANK MCDONALD / INSTRUMENT NO. 030004779 ZONED: RA USE. AGRI. / TM 87 -((A)) -18A / 10.0000 ACRES AG. LOT" Exrsrrlvc R-- POND <v NOTE. THIS PARCEL HAS NOT BEEN APPROVED FOR j r A ORA/NFIELD SITE. POST / OUNO vI IRS O� � N6 TM 87-((A))-15 0 g ") �6 BEATRICE I. APPERSON, TRUSTEE 69 DB, 765 PG. 1071 W O Z IRS ZONED: RA USE: AGRI. 149.02± ACRES REMA(NMIG 150 0 75 150 Fyrt"� gar rtir�_ i� - GRAPHIC SCALE NOTE: SEE SHEET 3 FOR CURVE DATA AND NOTES. (1N FEET) FINAL PLAT FOR MINOR RURAL SUBDIVISION Tx OF THE LAND OF BEATRICE I. APPERSON, TRUSTEE H OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA MARK D. SMIT}I SCALE: 150' DATE: 07 19 04 Na.002009 GRFENWAY ENGINEERINIC -7, i6l,�- 151 YMY M., lwm Engineers wiNCHESTER, VA. 22602 SUR Surveyors TEW110NE: (640) 882-4185 FAIT: (640) 722-9528 Founded in 1971 wrsx.green-wayeng.com 4114 SHEET 2 OF 3 � •:�� I FGENQ \ o Q-- a IPF = IRON PIPE FOUND IRF `n LL- o Z IRS = 1/2" IRON RESAR 99,E o Z Q,:Q1 SET W/CAP -y R/W = RIGHT OF WAY o �F „� -X- = WIRE FENCE W QTM 87 -((A)) -15A = o c"EAT RICE +L 'PPERSON R Db I (T UEt' 6-T 1 . Q VDOT MON. !RF IRF 10' UTILITY EASEMENT TM 87-((A))-13 PER DB. 716 PC. 513 JAMES MAURICE FANSLER, ET UX VDOT MO�� IRF DB. 584 PG. 380 \ TM 87-((A))-15 149.0227 ACRES �I GOP E 555 � Epi50� A� PPE y� 0100 E 656 100 EpB00 ry IRS 0"- 1110- FALLEN 11 -FALLEN OAK N677'3086. TREE oomaSr ��- - "V-� TM 87-((A))-103 WHEATLANDS LLC INSTRUMENT NO. 030014092 TM 87- ((A)) -102 WHEATLAIVOS LLC INSTRUMENT NO. 030014092 500 0 5001 GRAPHIC SCALE (IN FEET) BOUNDARY SURVEY go OF THE LAND OF F BEATRICE I. APPERSON, TRUSTEE OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA MARK D. ITN � SCALE: 1" = 500' DATE: 07/19/04 No. 002009 GRID EIS WAY ENGINEERING re 7�Nl 151 WINDY HII L LANE k JEngineers ,9INCHESTER, VA. 22602 ,U SCTR Surveyors 'TELEPHONE: (540) 882-4186 FAX: (640) 722-6628 Founded i!n 1971 www.gree-awayeng.00m 1 4114 SHEET 1 OF 2 R n CURVE DATA CURVE RADIU5 ARG LENGTH TANGENT GHORD LENGTH CHORD BEARING DELTA GI 1859.00' 1 35`1.35' 17923' 356.80' 54 E II°00'49 G2 2866.84' 48.40' 2420' 4b.39' S 37°03'52" E 00°Sb'o2"I LINE DATA LINE BEARING DISTANCE LI 5 63°0541' E 43b -b9' NOTES: 1. NO TITLE REPORT FURNISHED. EASEMENTS OTHER THAN SHOWN MAY EXIST 2. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. 13OUNDARY SURVEY OF THE LAND OF OFI� BEATRICE I. APPERSON, TRUSTEE f lMfK OPEQUON MAGISTERIAL. DISTRICT, FREDERICK COUNTY, VIRGINIA D. SMITH o.00 fi� 9x 04 SCALE: NIA DATE: 07 18 04 GREENWAY ENGINEERING 151 WINDY HILL LANE Engineers wiNcHESTER, VA. 22602 Surveyors TELEPHONE, (540) 662-4185 �' FAX: (540) 722-8628 — 4- SS71 W".greermcgeng.com—_J__4714 SHEET 2 OF 2 Z) c -r1 w rtit VIRGrNIA: FREDERICK COUNTY, SU. This instrument of writing was produced tck me on r d with rtift�tc f acicnowledgernrnt ihzrrtu nne�tid was admitted to rewrd.'f imposed by Sec. 58 1-807 of 00 11250- and 58.1-801 have been paid, if assessable 4�% J` �Vlr v ° Clerk ATTACHMENT 31. ,"s -we ---?- Madison 3 Madison Farms, LLC CPP Amendment Application The subject property, Madison Farms, LLC land; is situated on the southern side of Route 277 approximately 1.3 miles east of the intersection of Rt. 277 and White Oak Road, in Opequon Magisterial District. The site, 149.0227 Acres, is currently zoned RA and is about one-third wooded land and two-thirds open pasture land. The site is designated as RA, Rural Area District, on the current Comprehensive Policy Plan. The Current Land Use Plan indicates the general area, within one mile of the property, to be a mixed use area consisting of RA land, R5 (Residential, Recreational), MH -1 (Mobile Home Community), and to the north fronting on Route 522, M1 (Industrial, Light) and B2 (Business General) lands. Existing uses in the area include a large number of rural residential sites, particularly along Rt. 277, a mobile home community, light industry, and an emerging RS community of over 600 acres. The site is not located in an area of Prime Agricultural soils or in any 100 year flood plain. There is a very limited amount of land with slopes exceeding 15 per cent on the subject land. The current CPP makes little reference to the area around the site and to the Rt. 277 corridor area. It does not specifically include the area on any land use maps, even though the triangle between Rt. 522 and Rt. 277 (immediately across Rt. 277 from the site) is being considered as a major industrial area and the land to the east and south of the subject property is designated as a large R5 residential/ recreational community. LIST OF ADJOINING PROPERTY OWNERS WITHIN 200 FEET OF SUBJECT PARCEL (87-A-15) 86-A-218 Johan Max and Joann G. Leight, 115 Massie LN Stephens City VA 22655 87-1-A Leonard A. & Brenda K. 107 Apprentice LN White Post VA 22663 87-1-B Benjamin Frank McDonald 435 Hackley's RD Amissville VA 20106 87-A-13 James Maurice Fansler 87-A-1 4 214 Apprentice LN White Post VA 22663 87 -A -15A Olivia E. Wood, Trustee P.O. Box 1615 Stephens City VA 22655 87-A-16 Gloria Graff & Marian R_ Kern 512 Barr Avenue Winchester VA 22601 87 -A -16A David M. & Hope Frye Joan G. Frye 1681 Fairfax Pike White Post VA 22663 87 -A -16B Montie W., Jr. & Pearl E. Gibson 155 Castlebridge CT Winchester VA 22602 87-A-20 Eugene & Betty Wells 1615 Fairfax Pike White Post VA 22663 87-A-102 Oxbridge Development at Shenandoah, LC 87-A-103 600 Jefferson Plaza, STE 406 Rockville MD 20852 87 -A -103B Commonwealth of Virginia Dept. of Game & Inland Fisheries 4010 W. Broad St Richmond VA 23230 2. FOR A TEXT AMENDMENT NOT APPLICABLE a. Purpose and intent of amendment. b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. C. Proposed new or revised text. Note: Please attach and specify text changes with additions underlined and deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. e. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. f. What level of service impacts, if any, are associated with the request? 3. FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Pnlioy Plan;c! hi -;ng prnpn zi-d Attachment Page 5.3a b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation, economic development and public facilities. Attachment Paste 5.3.b Other information may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required. All applications must also contain the following items: 1. Special Limited Power of Attorney Affidavit (see page 8 if parcels of land are involved). �2. Application Review Fee of $3,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests. ATTACHMENT Page 5.3. a. Madison Farms, LLC CPP Amendment Application —149 Acres TM 87-A-15 Justification of proposed Comprehensive Policy Plan amendment. Describe why the change to the CPP is being proposed. Expansion of the UDA to include the Route 277 corridor would provide for future development in an area that is currently developing as single-family `one -lot -at -a -time' and, adjacent to the subject property, as a large R5 community without benefit of any needed commercial service. The applicant proposes to initiate and to work with the County to develop a new Planned Mixed -Use zoning district that would allow commercial development in conjunction with a variety of residential uses to provide communities where residents could live, work,and shop in a setting that includes open space and recreational opportunities where community water and sewer service is available. The envisioned new zoning district would allow the development of New Urbanism — Traditional Neighborhood communities, developed in a planned manner, in areas where unplanned residential development or residential development without services is presently occurring. ATTACHMENT Page 5.3.b. Madison Farms, LLC CPP Amendment Application —149 Acres TM 87 A 15 Impact or benefit to Frederick County. A new Planned Mixed -Use zoning district could be of great benefit to development in Frederick County, providing unique options for more `self-contained', environment friendly communities with less demand on County services. It is understood that a great deal of time would be required for the development of the proposed new zoning district, a land rezoning and actual development of the subject site. The applicant is willing to work with the County to meet the needs of the CPP plan at the time of development of the project, especially in terms of transportation, community design and economic development. These may be addressed by providing proposed road rights-of-way, recreational facilities, and employment opportunities. Although there is currently no County water and sewer service to the subject property, the site does adjoin an existing major R5 development with community utility systems. The developers of that project, Oxbridge Development, have been contacted and are receptive to Madison Farms participation and connection to their system. Under this plan utilities will be provided by a central system, as stated as a goal of the CPP for development. Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. �- �° . - � Date: ' 3�' 07 Applicant(s).-''� � Date: Owner(s): , S • d 6986221LMIST .Ol S89022t, JNIdAANI9NA J,311Cn : Wol jj 60:2T Z -002 -02 -Mk Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of PIanning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This q.-- (Day) day of / A 0-�' 200 (Month) (Year) I, 'T)Am 4AA (Owner/Contract Purchaser/ hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. v (Owner/Contract Purchaser uthonzed Agent) (circle one) COMMONWEALTH OF VIRGINIA: County of Subscribed and sworn to before me this )Str day of in my County and State aforesaid, by the aforenamed Principal. My Commission expires: 7 NOTARY, LIC Attachment 2 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601. Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Madison Farms LLC (Phone) 540 723-9868 (Address) 558 ?3enn 's Beach Road ]Front Ro al VA 22630 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. 040014196 on Page Parcel: Lot: Block: Section do hereby make, constitute and appoint: and is described as Subdivision: TM 87-A-15 (Name) (Phone) 5AO-A j4 L - (Address) 3231 heo To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) abave described Property, including: _ Rezoning (including proffers) _ Conditional Use Permits _ Master Development Plan (Preliminary and Final) _ Subdivision _ Site Plan Comprehensive Policy Plan Amendment 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 other -wise rescinded or modified. �'da of I"l Get , 240 7 In witness thereof, (v�,e�) h�ee:�t in! 'and and seal this y Signature(s) -8- 9 1 d 699622z0bST :0.1 S0902Eb 9NI6DANI9N3 1O-I-Hn: WM2 60:2T LO02-02-AUW i 6 i�C-,?E''- (" To-wit: ityl State of Virgini County of � - f a Notary Public in and for the jurisdiction I LO f,S % Pa di 5 ! ent personally appeared before me aforesaid, certify that the person(s) who sighed to the foregoing instrurn �y 1 n ; r 200 and has acknowledged the same before me in the jurisdiction aforesaid this ; of J�� 9 My Commission Expires: C� No—taryPublic SO ,� • ,� 6986�Z��bSZ : D1 s690207 ONI�1713NIJN3 X37-10n:wn�I3 6e:�-ti EXECUTIVE SUMMARY COMPREHENSIVE POLICY PLAN AMENDMENT REQUEST FRFD;ERICK C0UNTY9 VIRGINIA June 2007 Madison Farms, LLC TM 87-A-15, 149 Acres, Opequon Magisterial District This CPP amendment request of Madison Farms, LLC, the owner, is for the purpose extending the limits of the existing UDA to include the 149 acre site. If approved, the applicant plans to submit a Zoning Text Amendment to create a Mixed -Use zoning district and, eventually, to request a rezoning to allow development of a commercial - residential -open space community. The subject site is situated on the southern side of Route 277 approximately one and one- quarter miles east of Sherando Park and about one mile west of Rt. 522 at Double Tollgate. The land is zoned RA, Rural Area District. The current Land Use Plan and the existing land uses in the general area, within a mile of the site, indicate a mixed use area consisting of RA, R5 (Residential, Recreational), MH1 (Mobile Home Community), some scattered M1 (Industrial, Light), and to the north fronting on Route 522, a large Ml, B2 and B3 complex. The existing Route 277 corridor is a mix of road -front residential, agriculture, and some scattered commercial and industrial uses. The site is joined on the east and south by an R5 community development, owned by Oxbridge Development at Shenandoah, LC. This development of over 600 acres also fronts on Route 277. The existing Sewer and Water Service Area is located about one mile to the west of the subject land and about one-half mile north at the Home Depot site. If public water and sewer are not available to the site at the time approvals have been granted, the applicant plans to provide services as an extension of the R5 development systems. Oxbridge has been contacted and is receptive to an extension to include this site. Attached to this application is a draft version of a conceptual Mixed -Use zoning district compiled from existing zoning districts in other jurisdictions. The applicant proposes to work with the Frederick County Planning Staff to establish this district for the benefit of the entire county, and eventually develop the subject site as a mixed commercial - residential project, featuring a variety of housing types, a supporting commercial facility and generous open space. Regulations would require extensive landscaping, stringent signage limitations, environmental protection and pedestrian, bicycling and recreational facilities. The intent is to provide communities where residents could live, work, shop and play in an aesthetically pleasing Master Planned setting. Page 1 of 1 SUMMARY PROPOSED PLANNED MIXED-USE DEVELOPMENT (PMD) DISTRICT The attached draft of the proposed Planned Mixed -Use Development zoning district is intended to provide information for consideration by Frederick County to establish a zoning district that would allow the creation of mixed-use development, combining commercial uses, a variety of residential housing and recreational/leisure time activities in a well planned environment and in accordance with an approved Master Plan. The concept incorporates the basic principles of `New Urbanism' by providing the opportunity for communities where people may live, work and play in an aesthetically pleasing and environmentally friendly setting. It allows for innovative planning and design of mixed use concepts, such as `Main Street' development, alternative housing types and community recreational opportunities, all in a well planned and regulated project. The PMD district would provide an alternative to conventional commercial and residential development through the use of creative design to provide open space, innovative landscaping, architecture and low impact development. HIGHLIGHTS of the proposed Planned Mixed -Use District include: 1. All development would be in accordance with an approved Master Development Plan. 2. Permitted uses would include a variety of commercial uses, all housing types currently allowed in Frederick County, and extensive recreational, activity, and service uses. 3. A minimum of fifteen percent (15%) of the gross area would be required for open space. 4. A maximum of twenty percent (20%) of the gross area could be designated for commercial uses. 5. Residential density would be limited to eight (8) dwelling units per gross acre. 6. All development would be served by public or community water and sewer systems. 7. Public (VDOT) or regulated private roads would be allowed. 8. Lot sizes and setback regulations would be established by the design and shown for approval on the submitted plans. 9. The PMD regulations would incorporate stringent requirements for landscaping and screening, signage, and parking facilities. 10. Provisions for comprehensive pedestrian and bicycle circulation. 11. Guidelines and regulations for commercial buildings, including size, mass, materials and architectural elements. 12. Provisions for the protection of natural features, including, trees, topography, streams and flood plains. The provided draft is a compilation of Planned Commercial Development and Planned Residential Community zoning districts that are in place and being implemented in other localities. It is intended to provide ideas, concepts and possibilities and is not prepared in Frederick County's zoning ordinance format at this time. Highlighted words, phrases and sentences are from other jurisdiction requirements and would be expected to be adjusted to meet Frederick County policies and standards. Page 1 of 1 PLANNED MIXED-USE DEVELOPMENT DISTRICT, PMD Purpose and Intent The Planned Mixed -Use Development (PMD) district is intended to enhance Frederick County's economic viability by permitting a mix of commercial and residential development, in accordance with a master plan. Commercial development would be strategically designed such that public access, lighting, business-related deliveries and other aspects of commercial development will have limited impact on surrounding areas. Residential development would be designed to provide communities of cluster -type development for a variety of housing types in a manner that will protect and preserve natural resources, trees, watersheds, contours, and topographic features of the site, protect and enhance the natural scenic beauty; and permit recreational facilities by leaving not less than fifteen percent (15%) of the total acreage as permanent open space. The PMD district would allow limited residential development in conjunction with commercial development in an appropriate setting while providing areas for more conventional residential opportunities. Within the PMD, the location of all improvements would be controlled in such a manner as to permit commercial development and a variety of housing accommodations in an orderly and functional relationship to one another, with the greatest amount of open area and minimal disturbance of natural features. Open areas would include parks, lakes, private roads, roadways, walkways, trails, school sites, playground and recreational facilities, golf courses and other sports facilities, clubhouse grounds and rights-of-way for drainage and utilities over areas not included within the lines of any subdivided residential or commercial lot. Planned Mixed -Use Development would occur only when it could be demonstrated that specific or unique commercial and residential needs exist in a local neighborhood or community, or that regional commercial activity of a specific nature would maintain the character of the local area and would benefit the entire Frederick County community. Within the PMD District, development would be carefully planned to provide the organized location of commercial structures, service, and activity areas; open space; coordinated vehicular, pedestrian, and bicycle routes or circulation; and residential areas. Landscaped areas and buffer zones would be provided to protect the integrity of surrounding properties. The PMD district would be intended to provide an alternative to traditional commercial and residential development by allowing the use of creative design to preserve trees, streams, ponds, and other natural features and to enhance development with innovative landscaping, architecture, and low impact development. A PMD district should be established in accordance with an approved master plan. The master plan would be designed to ensure the convenient relationships between various functional areas of the project. The design, arrangement, and shape of each use area or lot would provide satisfactory and desirable sites for buildings and/or the designated use and would provide safe and convenient access and traffic flow. General Qualifying Requirements Land may be considered for PMD district zoning only if it meets the following conditions: (a) Ownership requirements. The project area must be under one (1) ownership or under unified control at the time of application. The holder of a written contract or option to purchase the land shall, for the purpose of such application, but not for the approval of any final plans, be deemed to be an owner of such land. Unified control may be established by; (1) Formation of an owners' association which would have the authority to act as a single entity in application for rezoning and in the development of the PMD, or; (2) Covenants and restrictions, properly executed and recorded in the office of the Clerk of the Circuit Court of Frederick County, which would run with the land and will insure all development will be in accordance with the master plan and any conditions and restrictions of the rezoning, or; (3) By an agreement of all owners, properly executed and recorded in the office of the Clerk of the Circuit Court of Frederick County, which would insure all development will be in accordance with the master plan and any conditions and restrictions of the rezoning; (b) Availability of public utilities. The project area would have to be served by a public water and sewer system or a community water and sewer system approved by the appropriate local/state agencies. All uses in the project requiring water and sewer service would connect to the approved system. (c) Open space. Not less than fifteen percent (15%) of the total acreage of each PMD project would be devoted to open space. (d) Streets. Public streets would be permitted, subject to approval and acceptance by the Virginia Department of Transportation (VDOT). Private streets would be permitted, subject to the regulations stated hereinafter. All entrances from existing public roads or highways would have to be approved by VDOT. (e) 100 -year floodplain. Land within the 100 -year flood plain would be used only for open space, parking, trails, and picnic shelters that are completely open on all sides. No other structures would be permitted. No structures or uses would be permitted in the floodway. Filling of the flood plain for the purpose of constructing a building, other than picnic shelters, would not occur, even if permitted by other agencies. (f) Land suitability. Rezoning land to the PMD district may be denied if, from investigation, conducted by all public agencies concerned, it has been determined that the land is not suitable for development because of inadequate road access, inadequate community facilities, negative environmental impact or other health, welfare or safety objectives. 2 Permitted uses subject to conditions or limitations The following uses would be permitted in the PMD district, subject to the specific conditions and limitations listed: (a) Commercial uses as follows: (1) Any permitted use or special use in the district or in the ME .. district, or other business uses requested by the applicant, may be considered, subject to the following: (a) The use would be labeled and defined by size, scope and location on the master plan. (b) Uses would be on the first floor and may be allowed on upper floors. (b) Residential uses within Commercial structures, subject to the following: (1) Residential uses would occupy only the upper floors of a mixed use structure. Residential uses would not be permitted on the first floor of a mixed use structure. (2) The square footage of any individual floor of residential use shall not exceed the square footage of the first floor unless approved during the master plan process. (3) Building entryways to residential units would be independent of those serving commercial uses; (4) Time-share units would not be permitted. (c) Residential community uses: (1) Single family detached, single family attached, duplex units, townhouse units, garden apartments and condominiums, all as shown on the master plan. Residential density would not exceed a maximum of eight (8) dwelling units/acre. (d) Community and recreational uses including: (1) Community center; (2) Park, lake, pond, pedestrian walkway or trail, bikeway, playground, bridle trail; (3) Golf driving range, miniature golf course; (4) Indoor theater or outdoor theater, for film, live productions, concerts, or assembly; (5) Library, art gallery, museum; (6) Spa, swimming pool; (7) Gymnasium or fitness center; (8) Assembly hall, group activities center; (9) Other compatible community or recreational uses may be considered; (10) Parking structures; (11) Service or maintenance areas, including the storage of materials, vehicles and equipment, servicing of vehicles and equipment, for maintenance of the PCD or adjacent developed areas under the same ownership or management may be considered; (12) Emergency services (police, fire, rescue, heliport); (13) Signs, subject to the regulations hereinafter provided; (14) Lighting, subject to the regulations hereinafter provided; (15) Public utilities to serve the project area unless otherwise restricted; 3 (16) Telecommunication facilities limited to stealth; (17) Sports facilities, including golf course, country club, ski slope, ski lodge, tennis court; (18) School site; (19) Other uses as shown and defined on the master plan. Sane —Limitations. (a) Commercial uses and public uses would be located in designated areas, shown on the master plan and on final plans. (b) Not more than twenty per cent (20%) of the gross development area would be devoted to commercial and certain public uses. (c) All uses in a Planned Mixed -Use Development would be permissible only in the general location shown on the approved master plan as hereinafter set forth. PMD project and site design requirements The following site design requirements would be considered in the preparation of master plans and final plans and would be shown on site plans and construction plans, as required elsewhere in the code: (a) Permanent open space, landscaping, and buffering or screening. Not less than 15% of the total acreage of a PMD project would be devoted to open space. (1) At least two-thirds of the required 15% open space would have slopes of less than 20% grade. (2) Open space may include picnic facilities, benches, playground equipment, parks, courtyards, plazas, landscaped areas within parking lots, and street tree planting areas. (3) A buffer strip of land, not less than twenty-five (25) feet wide, would be located along the perimeter of the PMD project where it joins any other zoning district. This strip would be retained in an approved natural state or landscaped to provide a screened buffer between the project area and adjoining property with unlike uses. (4) Landscaping or an approved natural state would be required along adjoining roads or streets, around parking areas, and in open space throughout the project. (b) Lot design. There would be no minimum lot size, no maximum percent of lot coverage, no minimum lot width, and no public or private street frontage requirement except as shown on an approved final plan. The design, arrangement and shape would be such that lots provide satisfactory sites for buildings, be properly related to topography and provide convenient and safe access. (c) Structures, as follows: (1) There would be no minimum setback, except on state maintained roads, in which case the minimum setback line would be: (a) 35 feet from the VDOT road right-of-way if the right-of-way is 50 feet or greater, or (b) 60 feet from the centerline of the road if the VDOT road right-of-way is less than 50 feet. (2) Maximum building height would be limited to 45 feet; (d) Streets. The street system within the project area would be designed to coordinate with existing and planned streets, and to assure safe and convenient sight distances, turning movements, and property access, and to compliment natural topography; (1) Public streets. Any dedicated public streets would meet all the requirements of VDOT and would be certified by the VDOT resident administrator. (2) Private streets. (a) Private streets need not meet the requirements of the Virginia Department of Transportation, but would meet the requirements stated in this section. (b) Private streets would be constructed to ensure proper drainage and adequate base and surface construction capable of supporting imposed loads or fire apparatus as required in the Frederick County Fire Prevention Code. (c) The applicant would legally establish a private street maintenance agreement to insure the continued maintenance of the private streets. No request would be made to VDOT to have a private street accepted into the VDOT system until the private street has been dedicated and constructed, at no cost to the county or VDOT, in accordance with the current subdivision street requirements. (d) Private streets would accommodate projected traffic volume. (1) Two-way streets would comply with the requirements in Table `A'. (2) One-way streets would have a pavement width of not less than twelve (12) feet. (3) Alleys would be permitted for residential and service vehicle access only. Alleys would have a pavement width of no less than ten (10) feet. No on - street parking would be permitted on the alley. (e) No private street or alley would exceed ten percent (10%) grade. (f) Sight distances for all intersections and entrances would conform to VDOT standards. (3) Street names and signs. The names of proposed streets would not duplicate existing street names and would conform to the Frederick County policy for naming streets. Proposed streets which are obviously in alignment with existing streets shall bear the name of the existing street. Street names need not be shown on the master plan, but would be indicated on the final plan. Street signs would be provided at all intersections. (4) Monuments would be provided to permanently identify right-of-way lines. Table `A' PMn Minimum Privnte Street .2enuirements Vehicles Per Day Number of Traffic Lanes Width of Traffic Lanes Number of Parking Lanes (Optional) Width of Parking Lanes (Optional) Up to 400 2 10 Feet 1 * 8 Feet 401 to 3,000 2 11 Feet 2* 8 Feet 3,001 to 5,500 2 12 Feet 2** 12 Feet Over 5,500 4 12 Feet 2** 12 Feet * If no curbing is installed, shoulders shall be a minimum of five (�) feet wide. **If no curbing is installed, shoulders shall be a minimum of eight (8) feet wide. 5 (e) Pedestrian and bicycle circulation. Provision would be made for sidewalks, pedestrian walkways and bicycle trails which will enable residents, visitors or patrons to walk and ride safely and conveniently between the various functional areas of the project. Walkways and trails would be coordinated to access existing and planned pedestrian and bicycle routes on adjoining properties. In no case would the street pavement serve as a pedestrian walkway. (f) Parking. Off-street parking would be provided in adequate amounts and in convenient locations. Parking structures, such as decks and garages, may be provided to accommodate parking needs. Parking areas would be designed to avoid excessive concentrations of pavement by the use of landscaping and tree planting. (1) Parking space requirements for the PMD would not be subject to the general parking and loading requirements except as follows: (a) Each space shall be at least , I {, fir ' long (b) Handicapped parking would meet current Americans with Disabilities Act regulations (2) Parking provisions for compact autos may be made as follows: (a) Up to 25% of the total parking spaces in the project area may be reserved for compact autos (b) Each compact space shall be S' wide and 17' long (c) All compact spaces shall be clearly marked as such. (3) Overflow parking provisions for peak shopping times or special events need not be constructed of impermeable materials, but would be designed to ensure proper drainage and avoid dust and mud. The area may use grass pavers, but would not be graveled. The maximum distance from a paved lot or roadway capable of supporting fire apparatus to the most remote point of overflow parking would not exceed 400 feet. (4) On -street parking may be provided in accordance with Table `A'. (5) Generally, two (2) parking spaces would be provided for each residential unit, unless the plan submitted under the provisions of (6), following, indicate otherwise; (6) A plan for parking would be submitted on or with the final plan, along with supporting documentation to verify adequate parking. Supporting documentation may include, but is not limited to, such items as use -specific parking needs, pedestrian and bicycle use statistics, hours of operation, number of employees, off-site employee parking, alternating hourly or seasonal use parking, loading and unloading spaces, availability of general use parking areas, and mass transportation availability. (g) Off-street loading and unloading. Commercial uses would be exempt from the requirements for off-street loading and unloading set forth but would meet the following requirements: (1) Each off-street loading space would have a minimum area of six -hundred (600) square feet, generally twelve (12) feet by fifty (50) feet, independent of fire lanes, public or employee parking, public or private travel -ways, and public or private streets. Such space shall be located so as not to hinder the free movement of pedestrians or vehicles over a sidewalk, walking or bicycle path, or street. (2) Each required loading space would have safe and convenient access to a road, street, or driveway that offers satisfactory ingress and egress for trucks. (h) Signs. Signage would be intended to provide information, direction, and identification, adequately but not excessively, for the convenience and safety of the public. Signs would be limited in size, color and lighting to protect property values and the character of the PMD and the neighboring community. Signs would be integrated with the architecture and landscaping of the development, and would not be dominant features. Signs advertising business uses would avoid excessive competition among sign displays in a demand for public attention. (1) Signs would conform to the regulations set forth in other county code. In cases where the regulations of other county codes and the regulations of this district address the same issues, the following requirements would be considered controlling for development in the PMD district. (2) Limitations for signs. The following would be prohibited: (a) Signs having flashing, intermittent, or animated illumination; (b) Roof signs; (c) Attached signs, or projecting signs which exceed the height of the lowest portion of the roof of the structure to which the sign is attached; (d) Internally illuminated signs or canopies; (e) Signs painted, as opposed to attached, upon the exterior surface of any structure; (f) Signs, other than for residential building identification or address, attached to the exterior surface of any dwelling unit; (g) Signs which obstruct or impede the free flow of pedestrian or vehicular traffic; (h) Signs, which by reason of location, size, lighting, or design, obstruct or interfere with the safe vision or sight distance of traffic; (i) Signs painted upon or attached to a vehicle; (j) Strings of lights or lights outlining structures, or portions of structures, sales areas, or property lines, other than decorations for recognized, annual holidays. (3) One freestanding sign displaying the name and/or logo of the development, or section thereof would be permitted at each public entrance to the PMD. This sign also may contain the name and/or logo of each of the businesses, services, or attractions located therein. The free-standing sign would be subject to the following: (1) Maximum height, measured from the ground to the highest point of the sign structure, twelve (12) feet; (2) Maximum sign area for each side of a double-faced sign would not exceed sixty- four (64) square feet. (4) Non-residential uses would be limited to only one of the following: (a) Wall -mounted sign, subject to the following: (1) Maximum sign area would be limited to one (1) square foot for each linear foot of the front facade of the building or that portion of the building occupied by the subject use, not to exceed thirty-two (32) square feet. (b) Projecting sign subject to the following: (1) Maximum sign area would not exceed six (6) square feet per side; (2) Maximum height of the projecting sign would be twelve (12) feet; (3) Minimum ground clearance of the projecting sign would be nine (9) feet; (4) The projecting sign would not project more than six (6) feet from the face of the building or not more than the width of the pedestrian walkway serving the building, whichever is lesser. (5) Projecting signs would not extend above vehicular travelways. (c) Awning, canopy, or marquee sign subject to the following: (1) Maximum sign area would not exceed a total of eight (8) square feet; (d) Painted window sign subject to the following: (1) Maximum sign area would not exceed eight (8) square feet; (5) Residential signs would include building identification and/or addresses only, not to exceed six (6) square feet in area. (6) Free-standing signs for informational purposes, such as traffic flow, fire lanes, parking or directions, would be permitted along pedestrian walkways, vehicular routes, in parking areas, or other locations necessary for public safety or convenience, limited to a maximum size of eight (8) square feet in area. (7) Special provisions for motor vehicle service and/or filling stations, with or without a combined convenience store and/or restaurant(s). In addition to the other requirements for development in the PMD district, fuel stations would be subject to the following regulations: (a) One freestanding sign, indicating the brand of fuel being offered and the price of the fuel in dollars per gallon is permitted, subject to: (1) Maximum area for the brand name portion of the sign would be twenty-five (25) square feet; (2) Maximum area for the fuel price portion would be twenty (20) square feet; (3) Maximum height of the freestanding sign would be fifteen (15) feet from the ground to the highest part of the sign structure; (4) The sign may be illuminated, however no internal illumination, neon, or flashing lights would be permitted. (b) A canopy may be used for signage as follows: (1) The sign, including, but not limited to fuel brand name and/or stripes and logos, would not exceed a height of two (2) feet and a length of twelve (12) feet or 25% of the area of the vertical side of the canopy on which the sign is attached, whichever is less. A sign would be displayed on no more than two vertical sides of the canopy; (2) The canopy sign would not extend above or below the vertical sides of the canopy; (3) The canopy sign may be illuminated, however no internal illumination, neon, or flashing lights would be permitted; (c) One pump island sign would be permitted for each pump island, subject to the following regulations: (1) The pump island sign would not extend beyond the limits of the pump island and would provide no hazard to the safety of the motorist or attendant using the pumps; 8 (2) Maximum size of each pump island sign would be three (3) square feet; (d) For any building constructed as an integral part of the fuel station, whether or not it contains a general store or a convenience store, one (1) wall mounted sign would be permitted on each side of the building facing a canopy or cluster of pumps, subject to: (1) The maximum size of the sign would be twenty (20) square feet; (2) The sign(s) may be illuminated, however no internal illumination, neon, or flashing lights would be permitted. (i) Outdoor lighting. Within the PMD district all outdoor lighting, including the placement, orientation, distribution patterns and fixture types of outdoor lights, would be installed to protect the district and the adjoining properties from light trespass and light pollution to the fullest extent possible. Outdoor lighting would be subject to the following regulations: (1) No lighting would be allowed to produce illumination or glare on public or private streets or roads in excess of one (1) foot-candle power; (2) Lighting would protect the privacy of the residents of the PMD and adjoining residents by the use of shielded fixtures and the establishment of structural or vegetative screening; (3) All outdoor lighting, including display lighting, would be turned off after the close of business hours, except that needed for safety and security, in which case lighting would be reduced to the minimum level necessary; (4) Display lighting would be fully shielded to avoid illumination other than that of the sign or other object of the light; (5) All outdoor lighting, including that for recreational facilities, would be recessed or shielded so that all light emitted is projected below a plane running from the bottom of the light fixture to the property line of the PMD; (6) Canopy lighting would be recessed and/or shielded so that all light emitted is projected directly beneath the canopy and not beyond it. All parts of the light fixtures must be recessed into the horizontal ceiling of the canopy, and the vertical edges of the canopy shall be lower than the horizontal ceiling in which the lighting is affixed. (7) No neon or flashing lighting would be permitted; (8) Temporary emergency lighting would be exempted from the requirements of this section. (j) Landscaping. Landscaping would be an important and integral aspect of the PMD project. In accordance with the intent and purpose of the district, landscaping is one of the major elements that distinguishes the PMD from conventional commercial and residential development by creating a visually pleasing project appearance, buffering or screening the perimeter and road frontage of the development, separating various elements of the project, screening service areas, and dividing parking areas to avoid large unbroken expanses of pavement. Additionally, landscaping provides a variety of environmental benefits by improving air and water quality, reducing detrimental heat island effect, mitigating soil erosion, and conserving energy costs at nearby buildings. In addition to the regulations cited elsewhere herein, the following guidelines shall apply to landscape design: (1) Landscaping may include such elements as grass areas, shrubs, flowers, and trees. Walls, fences, benches, tables, playgrounds, courtyards, and plazas may be incorporated into a landscaped area. 9 (2) A plan would be devised which ensures that at a maturity of 20 years, there will be a tree canopy equal to 10% of the total site area. Street trees and parking lot trees may contribute to the minimum canopy requirements. (a) Credit would be granted toward the ten percent site coverage requirement for existing trees if such trees are indicated on the PMD master plan and if an -I- .] ___. at. 41..x. D ifn rn tnr plan TrPPc Ma,y approved tree preservation pian is inclmm wi«1 Met rvi,� •��usL be indicated on the site plan individually or in clusters. The PMD master plan shall include the botanical name and approximate canopy and size of trees to be preserved. (b) Where development is proposed on sites which consist of farm land, pasture land or other area devoid of woody material, or for the preservation of wetlands, the governing body may approve a modification which results in the reduction of the required tree cover. Such a modification would not reduce trees as may be required for parking areas, buffers or screening or street trees. (3) In order to protect the integrity and property values of adjoining and adjacent properties and create harmonious neighborhoods, transitional screening would be designed to provide an effective year-round visual screen between the proposed development and adjoining non-commercial properties. When required, screening would consist of a planting strip, existing vegetation, a slightly opaque wall or fence, or combination thereof. Where only vegetative screening is provided, such screening strip would not be less than 20 feet in depth. Vegetative screening would consist of a double staggered row of evergreen trees planted 15 feet on center, or a double staggered row of large - growing evergreen shrubs planted ten feet on center. Alternate methods of vegetative screening may be approved. Where a fence or wall is provided, it would be a minimum of six feet in height and plantings may be required at intervals along such fence or wall. (4) The impact of large parking areas would be reduced by the use of landscaping to provide visual barriers within and around pavement areas and by providing shade trees within the parking areas; (a) All parking lots would contain interior and perimeter planting areas, which include not less than one shade tree, at least two inches in caliper and having a clear trunk height of at least five feet, for every eight spaces of impervious parking surface. (b) A continuous landscape median of at least ten feet in width would be provided between every four rows of parking. (c) Planting islands, a minimum of nine feet wide, would be provided between every 15 spaces. Each of these planting islands would have at least one shade tree, at least two inches in caliper, having a clear trunk height of at least five feet. (d) Any parking area of greater than 50 feet in depth would be screened from public right of way or perimeter property line by low profile shrubs or an earthen berm. However, landscaping would be separated from the curb, entrances or intersections sufficiently so as to avoid a visual obstruction. (5) Separate, by the use of buffering and screening, unlike uses within the project. (6) At the site of fuel stations, provide landscaping in all areas not paved or built upon. With the exception of paved vehicular entrances and exits, the perimeter of any fuel station site would be landscaped and screened from adjoining unlike uses. 10 (7) Every effort would be made to protect and preserve existing vegetation, particularly mature trees, by carefully planning the site arrangement and grading to incorporate existing natural features into the project development, to the fullest extent possible. (a) In lieu of planting new landscape materials, existing trees and vegetation may satisfy landscaping and screening requirements. The required landscape plan would indicate the trees to be saved; limits of clearing; location and type of protective fencing; and grade changes requiring tree wells or walls and trenching. (8) One shade tree, at least two inches in caliper, having a clear trunk height of at least five feet, would be planted per 50 feet linear (though not necessarily centered on 50 feet) of each side of any street. (9) A landscape plan would be required as part of the master plan document. The landscape and screening plan would show the following: (a) Brief descriptions of the surrounding area and the previous or current use of the site. (b) The location, sizes, and types of all proposed plant materials and screening measures. (c) Existing trees with a caliper of six inches or greater, or wooded areas considered for preservation would be identified. (d) Natural features which distinguish the site, such as prominent ridge lines, rock outcroppings, or water features: (10) Maintenance (a) The owner would be responsible for the continued maintenance of the landscape materials, walls and fences. (b) The owner may remove and replace damaged, unhealthy, or dead materials so long as replacement materials meet the standard of the Code in effect at the time of replacement. (c) A failure to maintain landscape areas would be considered a violation of the zoning ordinance. (k) Topographically unsuitable land. Land within any 100 -year floodplain or other land subject to flooding and land deemed topographically unsuitable would not be platted for any use which may increase the danger to health, life, or property, or which may aggravate erosion or flood hazard. Such land within the project area would be used as open space or other uses which would not be endangered by inundation or not produce conditions contrary to public welfare; (1) Utilities. Water and sewer systems would be designed and constructed to the standards and specifications of the appropriate local and/or state department or agencies. Other utilities would be designed and constructed according to the requirements of the respective departments, agencies, or companies. With the exception of telecommunication facilities and existing overhead transmission lines, underground installation of utilities would be required wherever possible, subject to the standards and regulations of the controlling utility company or agency; (m) Natural amenities. The developer would make every reasonable effort to protect and preserve the natural amenities of the site, such as tree cover, waterways, etc. 11 PMD Design Standards and Guidelines The PMD is intended to meet neighborhood commercial needs of the communities of the County and as such should be compatible with, convenient to and respectful of the existing character of the existing development form. This would be accomplished primarily through the placement and design of buildings, homes, streets and other elements, the generous use of landscaping, and the control of potentially detrimental influences of light, glare, noise and elements which reduce the appeal of an area. These design guidelines are meant to ensure that new development respects the character of existing development, preserves neighborhood integrity and property values, and promotes healthy economic development of the County. Design guidelines would not be intended to enforce a singular architectural style or standard but rather to ensure that development is of high quality and follows commonly accepted principles of urban design. Development may draw from the traditions of the historic development of the County's towns and villages typified by a high density of mixed uses, a pedestrian scale, and recognizable themes and patterns that evolve over time. Alternately, development may follow a more modern campus style where building clusters are organized according to landscape forms, and the liberal use of landscaping and open space highlight architectural form. In any case, the PMD is meant to discourage the too often nondescript, garish, and automobile -dominated development patterns of modern commercial strips, regional shopping centers and residential areas. (1) Surrounding development would be evaluated as to the significance and integrity of its architecture and general development character. Where appropriate, new development would be compatible in scale, mass, and form with adjacent structures and the pattern of the surrounding area. (2) Pedestrian plazas, seating areas with benches, pocket parks, playgrounds, and defined pathways would be integrated with building clusters. Such features, even when non -porous surfaces are utilized, would be credited toward the district's 15% open space requirement. (3) Connecting internal pedestrian walkways, no less than 5 feet in width, would be provided throughout the site and connected to existing public sidewalks or rights of way to principle entrances and to adjacent residential neighborhoods. (4) Walkways may be defined by landscape features and/or appropriate surface treatment. If located in or adjacent to parking areas, walkway landscaping would be credited to parking lot landscape requirements. Landscaping should be planned and maintained so as to allow good, natural surveillance. (5) All internal pedestrian walkways would be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, scored concrete, or other architectural treatments. (6) Buildings would be oriented to fronting streets, with parking distributed around the sides and/or rear of the building in order to reduce expansive parking areas at street view. No more than fifty (50) percent of the parking for any building or group of buildings would be located between the front building facade and its primary abutting street. (7) Streets and pedestrian ways should connect to surrounding development. (8) Surrounding buildings should be evaluated as to the value and integrity of their architecture and general development character. Where appropriate, new buildings should be compatible 12 in scale, mass, and form with adjacent structures and the pattern of the surrounding area. Compatibility is not construed to imply that new development conforms strictly to existing development but rather that new development is similar to existing development in scale and massing, that materials and colors complement the existing development, and that adequate transition buffers are provided between new commercial development and non- commercial development or zones. (9) While no one architectural style is recommended, styles within the PMD should be complementary and compatible. Standardized franchise or corporate styles are discouraged. (10) Masonry materials and natural materials should generally be most appropriate for new commercial development. The use of unadorned concrete or cinderblock, and corrugated steel, metal, and reflective glass is discouraged. (11) The apparent mass of large buildings should be reduced through the appropriate use of variety in color, texture, and architectural features. Building massing refers to the overall footprint, height, and bulk of a structure. (12) Outdoor storage areas, mechanical equipment, utility vaults, and trash receptacles must not be visible from adjacent streets, pedestrian ways, and neighboring properties. Such features should be screened by landscaping or screening which is architecturally integrated with adjacent buildings. (13) Long or continuous wall planes should be avoided. Building facades visible from any public or private street and greater than one hundred fifty (150) feet in length, measured horizontally, should be broken into smaller planes of 30 to 50 feet in width by incorporating wall plane projections or recesses, arcades, display windows, entry areas, awnings, and other similar features adding visual interest. (14) Buildings in the PMD should adhere to a pedestrian scale by segmenting building facades into vertical elements, which respect a human scale. This may be accomplished by incorporating street level doors and entrances, shopping gallery windows, awnings, and other such features. (15) Variations in roof lines should be accomplished through the use of overhanging eaves, parapets, pop outs, entrance features, or height variations. (16) Flat roofs and all roof top equipment would be concealed from typical street level view by use of parapets, cupolas, dormers, or other similar means. (17) Large structures should be designed to reduce their perceived height and bulk by dividing the building mass into smaller scale components. Master plan and application (a) Pre -application conference. The applicant would be required to confer with the Frederick County Department of Community Development to allow a mutual exchange of information, requirements and objectives, prior to submission of a master plan. (b) Application requirements. The application for rezoning, together with copies of a master plan prepared by a duly licensed professional surveyor, engineer, or architect, as defined in and limited to §54.1-400 in the Code of Virginia, shall be filed with the Department of Community Development. 13 (c) Such application would include the following information as a minimum: (1) Master plan, drawn to scale, to include the following existing and proposed features: (a) Property lines of the project area; (b) Contour lines at ten -foot intervals; (c) Existing land use of the project and adjoining lands; (d) Size, scope and general location of all proposed land uses and structures; (e) On -street and off-street parking areas, designated fire access lanes, vehicular circulation routes, designation of streets as public or private, including all rights- of-way and connections to existing public streets or roads; (f) Bicycle and pedestrian circulation system, such as sidewalks and paved or graveled trails; (g) Location of all service, maintenance and delivery areas, including routing; (h) Location of all permanent open space, buffers, and screening, specifying areas to remain in an approved natural state or to be landscaped; (1) Location of open space for the exclusive use of PMD residents, including the areas to be used for picnic facilities, seating, playground equipment, etc.; (2) Location, size and method of screening of all buffers along adjoining properties and between use areas within the PMD; (3) Location of all open areas along adjoining and internal roads and streets and around parking space, specifying areas to be landscaped or to remain in a natural state. (i) Quantitative data including the number and type of residential units, gross residential densities, total acreage, open space acreage and the total acreage planned for each land use; (j) Street rights-of-way; (k) Location of all free-standing signs, excluding street name signs; (1) Streams, waterways and bodies of water; (m) Floodway and 100 -year flood plain; (n) Unique natural features such as springs, caves, etc; (o) Significant geologic data; (p) General sewer, water supply, fire hydrants, and drainage plans. (q) Any other information reasonably deemed necessary by the Department of Community Development. (2) A location map showing the relationship of the project area to the portion of Frederick County in which it is located; (3) Supporting documentation to include the following: (a) A legal description of the project boundaries or certified surveyors plat depicting the parcel(s) of the project area; (b) A statement of existing property owners, and, if appropriate, a copy of a contract to purchase and/or documentation of the establishment of unified control; (c) Names and addresses of all adjacent property owners, including those across a street or road, for the purpose of public hearing notice; (4) A narrative statement, to include the following: (a) A statement of project development objectives and character to be achieved; (b) An approximate development schedule including proposed dates for the beginning and completion of construction and a phasing plan, if appropriate; 14 (c) A statement of intention regarding future selling or leasing of land areas, structures, etc; (d) Building types including architectural style, height, and floor area; number of floors, approximate building height and approximate first floor area; (e) Provisions which will govern the use, maintenance and protection of the property, including, but not limited to private streets, sidewalks, bicycle and pedestrian paths, parking areas, signs, utilities, storm drainage facilities, open space, screening, buffers, landscaping and lighting; (f) A statement of proposed temporary and permanent erosion and sediment control measures to be implemented. Master plan review In addition to any other requirements set forth in this article, the submittal of a request to rezone and to review a master plan shall follow the procedure described in current county code. If the Board of Supervisors approves the rezoning request, a copy of the master plan shall remain on file in the Department of Community Development. Final plan submission and review (a) Final plan application. Following the approval of the master plan, the applicant would furnish to the department of community development copies of a final plan of all or any part or section of the project shown on the master plan, along with any supporting plans and/or documentation, as required. (b) Final plan requirements. The final plan shall be prepared and certified by a duly licensed professional surveyor, engineer, or architect, as defined in and limited to §54.1-400 in the Code of Virginia. The following information, in accordance with the master plan and narrative statement, would be shown on the final plan: (1) Property lines and subdivision lot lines, if any, showing metes and bounds; (2) Proposed use(s) of the property; (3) Structures, showing: (a) Location, dimensions, and height; (b) Square footage and use of each floor; (c) Architectural style; (4) Location and type of outdoor recreational facilities or other use(s) not contained within a building; (5) Public or community amenities within the area; (6) Natural features, such as tree cover, streams, waterways, springs, caves, and significant geologic features; (7) Location of the floodway and 100 -year flood plain; (8) Location of all permanent open space, buffers and screening, specifying which areas are to be left in a natural state or to be landscaped; (9) Location of and specific use(s) of open space, showing the amenities within, such as picnic areas, seating or playground equipment; 15 (10) Location, size, and type of all buffers along adjoining properties and between use areas within the PMD; (11) Type of landscaping, or description of the approved natural state to be preserved, along adjoining or internal roads or streets, around or within parking areas, and in all open space within the limits of the final plan; (12) Location of all streets and roads, fire lanes, connections to existing public or private streets or roads, and street names; (13) Pedestrian and bicycle circulation routes; (14) On -street and off-street parking areas showing individual parking spaces to be provided. Parking space requirements for the PMD district are not subject to the general parking and loading requirements stated elsewhere in this ordinance, but a plan for parking shall be provided on or with the final plan verifying adequate parking with calculations and/or supporting documentation. Supporting documentation may include, but is not limited to, such items as use -specific needs, pedestrian and bicycle use statistics, hours of operation, number of employees, off-site employee parking, alternating hourly or seasonal use parking, availability of general use parking areas, and mass transportation available; (15) Location of all free-standing signs, excluding; traffic control, parking, or directional signs; (16) Connections to approved water and sewer systems, the location of water and sewer distribution and collection lines, and the location of fire hydrants; (17) Rights -of -ways and easements. Rights -of way and easements shall be provided through the project area for water, sewer, gas, power, telephone, and other utilities, as required by the respective utility departments, agencies, or companies; (18) Erosion and sedimentation control measures; (19) Stormwater management plan. (c) Compliance with master plan. The final plan would be in substantial conformance with the master plan but may vary from it to any degree the Planning Commission believes does not vary the basic concept or character of the development. Any final plan considered by the Planning Commission to depict a change in the basic concept or character of the development, as shown on the master plan, would require an amendment to the master plan. The process for an amendment to the master plan is the same as the process for rezoning. (d) Applicant would submit, with the final plan a proposed deed of deed of dedication including restrictions safeguarding the permanent use of open space shown on the final plan. (e) Applicant would submit a copy of the recorded final plan or plat to the Department of Community Development where it shall be kept on file. (f) Final plan consideration. Within sixty (60) days after receipt of a final plan application, the Planning Commission would review the final plan and the staff recommendation and would approve or deny the final plan. No public hearing is required for final plan consideration. When the Planning Commission has approved the final plan, the Zoning Administrator would mark the final plan as approved for u µ 16 (g) Issuance of building permits. No building permits would be issued within the project area until a final plan and/or a final plat, if required, has been approved by Frederick County and recorded under the procedures cited in County Code, as applicable, and (g) Subdivision requirements. Should there be subdivision lot lines shown on the approved final plan, in addition to recordation of the final plan, platting shall comply with the requirements for preliminary and final plats of the County Code. (h) Bonding required. Should there be no subdivision lot lines shown on the approved final plan, the developer or owner of the project would furnish an acceptable performance bond for the purpose of securing all improvements proposed on the final plan prior to the issuance of any building permits. Should there be subdivision lines shown on the approved final plan the developer or owner of the project would furnish an acceptable performance bond for the purpose of securing all improvements proposed on the final plan prior to the approval of the final subdivision plat. Bonding would be in accordance with the Frederick County bonding policy. Project development (a) Required improvements. All improvements shown on the final plan would be installed by the developer at no cost to Frederick County. In cases where specifications have been established by state or local agencies, the provisions of this chapter or other ordinances of Frederick County, such specifications shall be followed. The developer's performance bond shall not be released until construction has been inspected and approved by the appropriate official(s). Frederick County may retain a portion of the bond until such time as the street is taken into the VDOT system. (b) Changes in final development. No changes may be made in the approved final plan during construction of the planned development except upon application to the County under the following procedure: (1) Minor changes in the location, setting, dimensions, or character of buildings, structures, fire lanes, and fire hydrants may be authorized by the Planning Commission if required by engineering or other circumstances not foreseen at the time of final plan approval. (2) All other changes in the use, rearrangement of lots, building tracts, streets, fire lanes, fire hydrants, parking, open space, and all other changes in the approved final plan by the developer, owner, or agent would require an amendment to the master plan pursuant to the procedure outlined herein. Amendments may be made to the final plans when they are shown to be required by changes in conditions that have occurred since the final plan was approved, or by changes in the development policy of the community, with the approval of the Planning Commission. 17 (c) Failure to begin development. If no construction has begun, or no use established in the planned commercial portion of the development within one (1) year from the approval of the final elan, the final plan shall lapse and be of no further effect. In its discretion and for good Adding additional acreage or uses (a) Additional land may be added to an existing planned mixed-use development if it is adjoining, forms a logical addition to the existing development, and is under the same ownership or unified control. For the purpose of this subsection, a public road does not prevent lands being considered as adjoining. (b) The application procedure for an adding additional acreage would be the same as if an original application were filed. All of the requirements of this chapter shall apply. (c) The addition of a permitted use, which is not shown on the approved master plan, would require an amendment to the master plan. The procedure to amend the master plan would be the same as if an original application were filed. All of the requirements of this chapter would apply. is PYA #02-07 DAVID & RHONDA MADISON K ".W; ctih�x -... � • SNOWDEN BRIDGE Man Dncumant- fNAPhnninn A-1 ne eh atnic nn ?o �n1Rtl /' Frederick County, VA Comp Plan CPPA 4 02 - 07 Application David & Rhonda Madison Parcel 1D: 44-A-138 Location in the County Map Features O Hamlets Long Range Land Use fi. Future Rt37 Bypass Rural Community Center Q Application Residential L Airport Business 15 Lakes/Ponds 651 Industrial ^— Streams ® Institutional ar. Buildings Recreation Streets Historic ^w. Primary ® Mixed -Use 1. Secondary ® Planned Unit Development '�- Terciary Topography (5' interval) Urban Development Area SWSA �, •oma • O I eetow ��x coy U 150 300 Q- ��t)�eet m y) Case Planner: Candice f --- —j rrs,vavwrcnvnuaiviauison Vt'vAUZu/ U6U407.mxd) 6/4/2007 -- 3:55:10 PM 0 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) Owner(s) Information: 1. Name: David R. and Rhonda G -Madison 2. Project Name: 3. Mailing Address: 558 Benny I s Beach Road Front Royal, VA 22630 4. Telephone Number: ( 540) 723-9868 Authorized Agent Information• 1. Name: Daniel Michael Valley Engineering -Surveying and Planning 2. Project Name: 3. Mailing Address: 3231 Peoples Drive Harrisonburg VA 22801 4. Telephone Number: ( 540) 434-6365 B. Legal interest in the property affected or reason for the request: Property Owner - This request is to allow residential development compatible with existing and proposed development ad'acent and in the _ Immediate area. ,i3- 2- C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1. FOR A MAP AMENDMENT a PIN(s): 44-A-138 935107653600 Magisterial District: Stonewall b. Parcel size (approximate acres): 19.6 Acres c. Plat of area proposed for CPPA amendment, including metes and bounds description. --3. G • C: d. Existing Comprehensive Plan land use classification(s): Proposed Residential e. Proposed Comprehensive Plan land use classification(s): Residential £ Existing zoning and land use of the subject parcel: RA - Vacant g. What use/zoning will be requested if amendment is approved? RP (Residential Performance District) h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of properties that are within: • 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; • %z mile if 21 - 100 acres in size; or • 1 mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning .Department. f-?'Tf9 ci-tirs T ,A7::?,VyZS- a. C. i_ i. The name, mailing address, and parcel number of all property owners within 200 ft. of the subject parcel(s), with Adjacent Property Owners Affidavit (page 7). rte% ri��M��%T" ��� �. C• c Bess : fh 7394 Z 2 10-21-93 / { TAIS DrAD made and dat4d th.19 22nd day of October, 1993, by and biity,=mn Y= V. D&U-Ai, vidoa, gartY of the firut pert, bRreinaftar called the Grantor, and DAVID R. ZQU s0R and MMMA G. MW21SM, husband and wife, parties of the second part, hareinafter called the Grantoea. =TNUSRm: That for and in considaration of the sunt of Ten (110,00) Dollars, cash in hand paid, and other good and valuably consideration, the raceipt of which is heroby ackaoxlwdgad, the Grantor does bera,by grant and convey with ganaral Varr"ty of title unto th® Grantaes, in fz7e nimplo, as tenantm by the antirsty with aomz�on lair right of survivorship, all of that cartain lot or parcel of land, together with thea ia,pravamsnts tharaon and the appurtanancss th�rmmto belonging, l� conz:aining 19.603 acres, lying and being situate about five �t miles North of the City of Winchester, in Stonewall Xagistaria2 Dimtrict, Frederick County, Virgiccia, fronting on the Northmrn side of Virgir.i.a Stata Secondary Highway 761, and =or* t11 particularly described by survey drawn by Thomas A. 9hoc)cmy, L.S., dated October 15, 1993, s�ttached her•cto and by thio rnterence made at part hereof as if sot out in full; and boring a } portion of thz= aamQ land conrayed to Mae V. Bailey and Ora R. �o Bailsy, as tenants by the entirety with common law right of � o, _t utm-.worship, by deed drited June 2, 1956, Prom Charles DY. a3 lv c N Patton, et al, of record in the Clerk's office of the ci.rouit e court of Frederick County, Virginia in Deed Hook 241 at Page 336. Tue said Czra R. Hailey died on January 18, 1962, vesting titla in tUm �.r for herein. This conzyancnt is made subject to all rights of way and r"trict MIX of rViaard affecting the xubjewt property. The Grantor- hereby covenants that she has the right to • I aonrc,y to the Grantaess that the Grantees shall have quiet and BK307PG0128 peaceable possession of the said property, free from all liens and encumbrances; and she will grant such further aasurances of title as may be requisite. WITNESS the following signature and seal!: enc 7/, -3 cam,.. (SEAL) MAE V. BAILEY STATE OF VIRGINIA, �9U31tY�----- OF TO -WIT fir oriPri rlr , ; I� c ria»iotia , a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that FIRE V. E ;I'=. whose name is signed to the foregoing Deed, dated the 22nd day of October, 1993, has personally appeared before Ing and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 22rd.day of s1993. My commission expires " N Y PUBLIC 2 Sheet Z of 2 I , OX807PGO ! 29 H. J. DYKE ESTATE (ALA M. +^HIFFLEiT ROBERT C_ DYKE D.B. 190- D.B. 739-p B D.B. 555-p 280 P 516 I.PF.(PT. BEG.) 1 PF31.64 N 46a 47'41" E — 1348_12 a N 87' 14' 46" W — 23733' N 85' 33' S0" W — 207.51' 19.503 AC. N 760 48' 20" W — 101.49' O °p \o ZA• N 11 w a 0�� Fj `P - - (tl L Q, OOc� m O � IV DV- Og ° 2' ✓ y 1� OrypE' 5 O.B. 480- M pL� L.R. _CAPPROX. D.9. 736-r 430 9— GAS LINE b 4- A n B 39ACKSOId r ffi 2-p 542 2' Vj RT. 666 t0 iC S ' (SICENSEJ No. �y 1271 sheet 2 of 2 6K807`G0130 The attached plat is a survey of a portion of the land conveyed to Mae V. Bailey and Ora R. Bailey June 2, 1956 in Deed Book 241 - Page 536. The said land fronts the Northern side of Route 761 and lies in StaDewall Distri`t: Frederick County,Virginia. ty Line of Beginning at an iron pin(found) in the Proper Route 761 and corner to Lola M. Shifflett. Thence with Shifflett, Robert C. Dyke and the H. J. Dyke Estate N 46' 47' 41" E - 1348.12' to an iron pin(set) corner to Ralph R. Robinson; Thence with Robinson 5 40" 04' 48" E - 1287.10' to an iron pin(set) in the Property Line of Route 666; Thence with Route 666 S 49° 07' 34" W - 107.36' to a point in the line of T. W. Jackson said point being N 70° 56' 41" W - 3.11' from an iron pin(found); Thence with Jackson and Other Lots fronting Route 761 N 70° 56' 41" W - 547.97' to an iron pin(set); Thence N 77* 09' 41" W - 300.00' to an iron pin(found); Thence S 12' 50' 19" W - 243.10' to an iron pin(set) in the Property Line of Route 761; Thence with Route 761 N 78° 08' 00" W - 5.75'; Thence N 75° 16' 15" W - 100.13`; Thence N 78' 08' o0" W - 225.32'; Thence N 76` 48' 20" W - 101.49'; Thence N 85" 33' 50" W -- 207.51'; Thence N 87' 141 46" W - 237.33' to the point of beginning. Containing - 19.603 Acres A���AiiI; � snrJeyed - October 15, 1993 "�! THOMAS A. SHOCKEY 883 Sack Mountain Rd. Winctiester, VA 22602 CEPISI7 RD - 1211 a N' �)YD SURy�Q VIRGINIA: FREDERICK COt!N �,� ECT to moon tlto This instrument oY tisrRi day ani vr;th ce iticatc of ac' 54.1 01 war. admittod to record.Sy ' s,sssable. v Sand 58.5 ,4 ¢ cs!�3 CLERK , •4 v Y Y• 1, �C! . i 3' J r� r •Y' ml � P P�' d€` '� t • �y {fY' � III ot .q. 2^iG h �y - �. •�4 v f k.� ���,,€.' - § ,ref',,, a ,j fw, }t - Yi1.- 'A' l'I J•�l W } `g��I / PROJECT No. EXPANDER No. V LIEY 8640-2 8640-2 Engineering - Surveying - Planning 3231MOF4E8 N6 RARRI$ONBUR(3. V ROMA 2 R TELEPHONE (648) 434-63e6 OR (800) 343-6386 FAX (640) 432 °866 MADISON PROPERTY FREDERICK COUNTY. VIRGINIA VICIN1 l MAP SCALE: NOT TO SCALE 5 DRAFT: 5 31 05 DATE: 31 05 / / SHEET 1 OF 1 ATTACHMENT - Page 3. C. h. David R. & Rhonda G. Madison CPP Amendment Application -19.6 Acres TM 44-A-1.38 Existing zoning, CPP designations, existing and approved land uses, densities and property characteristics within one-quarter mile. The Madison tract, 19.6 acres, is located in the north-west quadrant of the intersection of Old Charles Town Road, a designated Major Collector Road, and Gun Club Road in Stonewall Magisterial District. The site has frontage on both named roads. The land is zoned RA, Rural Area District. It is designated on the current Comprehensive Policy Plan as Proposed Residential and is shown on the Eastern Frederick County Long Range Land Use Plan as Rural Community Center. It is shown within the circle designating a Neighborhood Village on the Potential Neighborhood Village & Urban Center Locations draft map. The site is adjacent to the existing Urban Development Area boundary and falls within the Sewer & Water Service Area on both the CPP Sewer & Water Facilities Plan and the Long Range Land Use Plan. Existing water mains provide service from both Old Charles Town Road and Gun Club Road. The surrounding area is characterized by existing single-family residential development, primarily traditional larger, road -front rural lots. On the southern side of Old Charles Town Road across from this site, is a portion of the land recently rezoned to R4 Residential Planned Community District for major residential development. Also, within one-quarter mile of the site is land zoned MH 1, Mobile Home Community, and M1, Industrial. These uses are located along the Route 11, North, corridor. There are currently over 100 dwellings within one-quarter mile of the site. There are twenty improved single-family lots adjacent to, or separated from the subject tract only by a public road right-of-way. Most of these lots are about one-half acre in size. The owner's plans for a density of approximately two units per acre would be compatible with the existing development. Topographically, the site is nearly level. There are no steep slopes, streams or major drainage ways. About one-half the site is covered with light woods and half in grassland. There is no evidence the land has been used for agriculture, or any other productive use, for quite some time. There are no buildings or other improvements on the site. LIST OF ADJOINING PROPERTY OWNERS WITHIN 200 FEET OF SUBJECT PARCEL (44-A-138) Tax Map Nu:iirib 7 l:Tame L Auur ess 44-A-137 Rebecca K. & Ronald M. Combs 497 Tamarack Cir. Winchester, VA 22602 44-A-136 Rodger R. & Terri B. Ramsey 453 Old Charles Town Rd. Stephenson, VA 22656 44-A-135 Helen E.. Davis 456 Old Charles Town Rd. Stephenson, VA 22656 44-A-134 Clifford E. Edwards 477 Old Charles Town Rd. Stephenson, VA 22656 44-A-133 Wayne Marshall Davis 487 Old Charles Town Rd. Stephenson, VA 22656 44-A-132 Louis R. & Noby Ruth Jensen 497 Old Charles Town Rd. Stephenson, VA 22656 44-A-131 Deborah G. Nojak 505 Old Charles Town Rd. Stephenson, VA 22656 44 -A -138A Norwood T. & Laura W. O'Roark 380 Old Charles Town Rd. Stephenson, VA 22656 44-A-140 David & Louise Scott 400 Old Charles Town Rd. Stephenson, VA 22656 44-A-141 Ray G. & Ruth J. Keiter 410 Old Charles Town Rd. Stephenson, VA 22656 44-A-142 Betty Lou Bragg 420 Old Charles Town Rd. Stephenson, VA 22656 1 Tax Map Number Name & Address 44-A-143 Bobby D. Law 432 Old Charles Town Rd. Stephenson, VA 22656 44-A-144 Audrey L. Michael 442 Old Charles Town Rd. Stephenson, VA 22656 44-A-145 Norma L. Stewart 237 Lakeside Dr. Stephens City, VA 22655 44-A-146 Randy G. Bussert 466 Old Charles Town Rd. Stephenson, VA 22656 44-A-147 Timothy J. & Wanda K. Weaver 478 Old Charles Town Rd. Stephenson, VA 22656 44-A-148 David Calvin & Scarlet M. Jemkins 879 Dicks Hollow Rd. Winchester, VA 22603 44-A-149 Geryl S. Getts 502 Old Charles Town Rd. Stephenson, VA 22656 44C -1-A Joel A. & Diane L. Collett 527 Old Charles Town Rd. Stephenson, VA 22656 44C-1-2 Thomas R. & Kristi J. Mounts 130 Gun Club Rd. Stephenson, VA 22656 44C-1-3 Glenn S. Smith 33884 Buck Mountain Rd. Bluemont, VA 20135 44C-1-4 Jon R. & Patricia L. Kuhn 154 Gun Club Rd. Stepjenson, VA 22656 44-A-129 Alice Cain Robinson 420 Stephenson Rd. Stephneson, VA 22656 2 Tax Map Number Name & Address 44 -A -130A Kelli J. & Harry T. Richard 131 Gun Club Rd. Stephenson, VA 22656 44-A-13013 Ralph R., III & Joyce Ann Robinson 133 Gun Club Rd. Stephenson, VA 22656 44-A-94 Robert C. & Alcesta R. Dyke 44 -A -94A 293 Old Charles Town Rd. Stephenson, VA 22656 44-A-31 Stephenson Associates, LC PO Box 2530 Winchester, VA 22604 44-A-32 Terry L. & Evelyn G. Jenkins 44-A-33 357 Old Charles Town Rd. Stephenson, VA 22656 44-A-34 Shirley M. Strosnider, Etals c/o Leota S. Moulden 327 Old Charles Town Rd. Stephenson, VA 22656 3 2. FOR A TEXT AMENDMENT NOT APPLICABLE a. Purpose and intent of amendment. b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. C. Proposed new or revised text. Note: Please attach and specify text changes with additions underlined and deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. e. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. f. What level of service impacts, if any, are associated with the request? 3. FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. Attachment 5.3.a b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation, economic development and public facilities. Attachment 5.3.b Other information may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required. All applications must also contain the following items: 1. Special Limited Power of Attorney Affidavit (see page 8 if parcels of land are involved). 2. Application Review Fee of $3,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests. ATTACHMENT — Page 5.3. a. David R. & Rhonda G. Madison CPP Amendment Application —19.6 Acres TM 44-A-138 Justification of proposed Comprehensive Policy Plan amendment. Describe wily the change to the Comprehensive Policy Plan is being proposed. This Comprehensive Policy Plan Amendment request is compatible with the current Long Range Land Use Plan and the proposed Potential Neighborhood Village & Urban Center Location draft. The subject property is adjacent to the existing Urban Development Area boundary and is within the current Sewer & Water Service Area. It is designated as Proposed Residential on the current CPP and Rural Community Center on the Long Range Land Use Plan. The site is also located within a Neighborhood Village circle on the Potential Neighborhood Village & Urban Centers, as shown on the current draft map. These conditions, coupled with the nature of existing land use in the immediate area make this request appropriate in terms of the goals and criteria of the current CPP. It is the landowners intent in making this request to establish the circumstances that would allow this parcel to be considered for rezoning and residential development according to the established processes and in an appropriate manner to contribute to the future housing needs of Frederick County. Residential development of this tract would be compatible with the existing residential development and the recently approved proposed residential development located adjacent to the site and in the surrounding area. The site meets the goal for residential development to occur where water and sewer service is available. Development of the tract would not remove any land from agriculture, or any other productive use, and will result in positive land use, in accordance with the stated goals and policies of Frederick County. ATTACHMENT - Page 5.3. b. David R. & Rhonda G. Madison CPP Amendment Application —19.6 Acres TM 44-A-138 Impact or benefit to Frederick County. The small size and scope of the proposed development will minimize any impact to Frederick County in terms of additional services. Since the land is currently designated for future residential development in the Comprehensive Policy Plan, it would be apparent the County is prepared for reasonable residential growth. The fact that the County has recently granted rezoning for a project that would generate at least 60 times the number of lots also indicates that services and infrastructure are adequate in the subject area. Old Charles Town Road, upon which the property fronts, is identified on the current CPP as a Major Collector Road. Public Water is available to the site and Sewer is only a short distance away. The site is within the SWSA. The potential for a maximum of only forty residential units will have limited impact on Emergency Services, Parks & Recreation, Schools and Telecommunications. The site contains no wetlands, streams, major drainage -ways, steep slopes or any other natural features that would contribute to a negative impact on the environment. The site is currently vacant. The limited size and the proximity to existing residential development limit the possibilities for any productive agricultural or industrial use. Residential development would convert a currently unproductive site to a positive use and contribute to the stated future affordable housing needs of the Frederick County. MAY -30-2007 12:06 FROM:VALLEY IGINEERING 4320685 T0:15407239869 P. 2'4 Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): a�2AtutAll, c Date: � 4 -0-7 Owner(s): Date: 6--3(2$-07 CA)-�7 200 , ... LEGEND ZONE M1 I; ZONE MH1 ZONE R4 -, SWSA LINE LIDA LINE EXPANDER No: 8640-2 PROJECT No: 8640-2 SCALE: NOT TO SCALE MAY 30, 2007 N -T- MADISON PROPERTY FREDERICK COUNTY,VIRGINIA VALLEY ENGINEERING SURVEY"ID(i PLANNT*.Ci� 3231 PEOPLES DRIVE, HARRISONBURG, VIRGINIA 22801 TELEPHONE: (540)434-6365 OR (800)343-6365 FAX: (540)432-0685 EXECUTIVE SUMMARY COMPREHENSIVE POLICY PLAN AMENDMENT REQUEST FREDERICK COUNTY, VIRGINIA June 2007 David R. & Rhonda G. Madison TM 44 — A — 138, 19.6 Acres, Stonewall Magisterial District It is the intent of this CPP amendment request to extend the current Urban Development Area boundary to include a 19.6 acre parcel of land, situated in the northwestern quadrant of Old Charles Town Road and Gun Club Road, in Stonewall District, Frederick County, Virginia. If approved this amendment would allow the owners to make application for a rezoning, from the current RA, Rural Areas District, to RP, Residential Performance District, and subsequently develop the site as single-family residential. This application is certainly appropriate for consideration — as evidenced by the following circumstances: • The site is adjoining, or very close to, the existing Urban Development Area boundary. It could be included without creating an `island'. • The site is within the existing boundaries of the Sewer & Water Service Area. Public water is currently available to the site frontage on both Old Charles Town Road and Gun Club Road and sewer is only a short distance away. • The current CPP land use designation for the tract is `Proposed Residential' and is shown on the Eastern Frederick County Land Use Plan as Rural Community Center. The Potential Neighborhood Village & Urban Center draft map places this site near the center of a circle designating a Neighborhood Village. • The site is surrounded by existing single-family development. There are 20 residences either adjoining the boundary of the tract or separated only by a public road right-of-way. There are over 100 residences within one-quarter mile of the land. • The property fronts on Old Charles Town Road — identified as a Major Collector Road in the current CPP. • The southwestern corner of the subject tract lies across Old Charles Town Road from land recently rezoned to R4, Residential Planned Community District, for major residential development. That land is owned by Stephenson Associates, LC. • The size of the subject parcel also indicates the most desirable and productive use would be single-family residential. The adjoining residential uses and the size of the tract limit industrial, commercial or agricultural potential. David Madison, the land owner and applicant in this request is a reputable, successful developer and home builder, well known in the northern Shenandoah Valley. It is his intent to apply for rezoning and to develop (including home building) the project. The preliminary concept is to create approximately 40 single-family lots on the 19.6 acre site. This equals a density of about two lots per gross acre. The lots would be compatible in size with most of the existing lots in the immediate area which range from about 0.4 to 0.7 acres. Elements of land planning indicate that a planned residential project with public utilities and a concentration of lots is more desirable and less land -consumptive than the traditional road front, individual lot development that marks many suburban areas. Approval of this application and Performance Residential zoning and development would insure a properly planned project. In addition to the location, the physical characteristics of the subject land are conducive to residential development. There are no steep slopes, water bodies, drainage ways, or environmental challenges associated with the site. Consideration of all the above factors make this application appropriate for approval and would establish the conditions to continue the processes to develop the site in a manner in compliance with the CPP's stated goal of providing affordable housing for the needs of the future residents of Frederick County. Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This '3O #fes day of NL4-Y , -�__oO-7 (Day) (Month) (Year) (Owner/Contract hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. (Owner/Cont ct Purchas Authorized Agent (circle one COMMONWEALTH OF VIRGINIA: County of �IOCk�af, Subscribed and sworn to before me this 3 \ Sr day of 0-\C" t7 ()"I in my County and State aforesaid, by the aforenamed Principal. My Commission expires: r Gt - \ ;) 661 7 NOTARY PU IC Attachment 2 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That i (We) (Name) David R Madison sR1=Ap1 G. Madison (Phone) 540723-9868 (Address) 558 Genn's Beach R ad Front go)—1 22630 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, 9259 _ on Page pB-807 pqI23 and is described as Parcel: Lot: Block: Section: Subdivision: TM 44--A-138 do hereby make, constitute and appoint: (Name) Daniel Michael & WSP (Phone) 540-434-6365 (Address) 3231 peoples Drive -Tiarrisonburcl VA 22801 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: _ Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) Subdivision Site Plan Comprehensive Policy Plan Amendment 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. i�we �v4 ' p In witness thereof, 7haver o and seal this 3 , of f 'l 2007, Signature(s) -8- 2'd 698G22LOi7ST:Oi S89022b JNI699 ]NT9N8 J3 -1 -lb :WOJd 60:2T �-002-02-,AaW State of Virgini/County of To-wit: a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before e and has acknowled d the same Wore mein the jurisdiction aforesaid this' y aay of tj4 � 200 My Commission Expires: Nota ublic -9- L • d 6986SZL8bST :01 S8902EV 9NId33HT9N9 A311Hn:WM:H @I :2T L002-02-J,HW [-PPA #03-07 THE -1 PD-�SF.RNT11-:7.AT GR AN SPRINGS r reuerlCK t.:ounty, VA Comp Plan CPPA 4 03 - 07 Application The Preserve at Jordan Springs Parcel 1D: 44-A-294 Location in the County 44 - A - 294A U` �WDDDS Mu_L 40, 5 l��kR o ,t, O .4, OPEQUDN RIDGE P I dols, FE\� 7• UON E TAT SDR of nTS l '• 1 �y .tri Map Document: (N:\Planning And Develonmant\r.IS PPn IF(`T¢t1,nn7 0� :,....—r,—_,T�_..__ _ Map Features O Hamlets Long Range Land Use *a+ Future Rt37 Bypass Rural Community Center ® Application Residential -1 Airport Business 0 Lakes/Ponds .; Industrial — Streams Institutional Buildings Recreation Streets <.,. Historic "�. Primary 4W Mixed -Use '�. SecondaryF., Planned Unit Development '�- Tertiary Topography (S' interval) ,t Urban Development Area SWSA BrucLtown ir�are & Ohto y -'re-^�ilorli�# � Dnngs ar r U �'�yurnr.Factory Wr-nchsaror– '�{:�, Virym,� M`, - C'..e#rrlOOd ,AF O Ot 0 ter 300 UNA' Case Planner: Candice - - �•• ��,.�.,.,�wm.oNuny----r-musu/ Ut7U4U/.mXd)b/4/2007--4:00:39PM CGl rPItLHE:' ISIN-E TC1-'PLr N' AM1 NL_ .12!�T 1NI'S IATEOT4 REQUEST 1~ O1gt.I (Please type all information. The application «will not be deemed complete unless all itejns listed below havc been submitted.) A. O Iler(s) Information: 1, Name: Greig D. W. Aitken and Tonie M. Wallace -Aitken 2. Project Name: The Preserve at Jordan SPriL12 _ !MailingAddress: 1160 Jordan Springs Road Stephenson, VA 22656 4. Telephone-Nfumber: -(877) 837-8313 Authorized Agent Iniorniation: 1. blame: Michael Latham, Land Acquisition Manager with Drees Homes 2. Project Name: The Preserve at Jordan Springs 3. i\iailing Address: 5510 Cherokee Avenue, Suite 300 Alexandria, VA 22312 4. Telephone Number: X703) 941-0617 B. Le6al interest in the property affected or reason for the request: To develop -,the roperty as both RP and B-2 as Mixed -Use Residential and Business/Office Development Fc, L-V!tt.%l.':�L,!b ___:li[t `i!i€_..�. _. li. _ __ _. I . FQ'P A iWAP A NETEN' °MEI ! I PIN( - - Magis): 44-A-294 sterial District: Stonewall -- - ----- - - b. Parcel size (approximate acres): 227 1881. -ac-- C. c c. Plat of area proposed for CPPA amendment.. including metes and bowids description. (See Attachment A: Boundary Survey) d. Existing Comprehensive Plan land use classification(s): Rural Area/Historic Features - Proposed Comprehensive Plan land use class iiication(s): Residential/Business Historic Features — #. Existing Toning and land use of the subject parcel: RA/B-2 a. What use/zoning xvill be requested if amendment is approved? RPB-2(Mixed-UseResidential and Business h. Describe. using text and maps as necessary, the existing zoning. Comprehensive Policy Plan designations. and/or approved uses and densities along with other characteristics of properties that are within: (See Attachment B: zoning Exhibit) 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; e �/, mile if 21 - 100 acmes in size-, or a 1 mile if more than 100 acres in size, 1lrofe: Colored maps cannot be duplicated in the Plalrtring Department. The nanie. mailing, address. and parcel nuiriber of all property owners �a�itlain 200 11. of the sullject parcel(s), witli Adjacent Property Owners Affidavit (page 7). (See List) S -'r <) posed i`o' l i'C'. Po ie�- lari c ileilC .le_ 'r TIi tiiicati Il c_ o�)ose . _l __ =� _ 1 attachments it IlecessarN Describe vt'hy t6le C11allge to Elle Colllprelleilsi�e Policy Plan is being proposed. See Attached Rt—�-- - - - - - — - - b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation; economic development and public facilities. See Attached Report Other information may be required by the Director of Planning. the Planning Commission; or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in -,writing. if additional information is required. All applications must also contain the folloiving items: 1. Special Limited Power of Attorney Affidavit (see page 8 if parcels of land are involved). 2. Application Review Fee of $3,000 (pa -Table to the Frederick County Ti-easea-el Applicants should consult the Comprehensive Policy Plan to identify; goals, policies or action strategies Nvhlch are applicable to individual Comprehensive Policy Plan amendment requests. CPPB► FORM RESPONSES 3. FOR ALL AMENDMENTS: a. Justification of proposed CPPA: (See Appendix 1: Zoning Exhibit) This request for an expansion of the UDA and SWSA comes through a desire for Mr. Greig Aitken and Mrs. Tonie M. Wallace -Aitken (current owners) and Drees Homes (applicant) to develop the Jordan Springs property into a neighborhood that will visually tie into the Historic Jordan Springs Hotel and associated grounds. There is currently a rezoning application (#01-07) in process with Frederick County that describes the nature of the proposed development. The justification for the request is as follows. The rezoning application #01-07 was submitted in July 2006 for agency review. At that time, approximately 70 acres (or one-third of the property) was in the UDA and SWSA. Subsequent to that submittal, the Frederick County Board of Supervisors voted in September 2006 to reduce the UDA and SWSA in an administrative clean up of the boundaries, thereby completely eliminating the UDA on the property and leaving only a small portion of SWSA on the property for the existing B-2 zoning. In reducing the boundaries, it was stated that the reduction in UDA and SWSA did not preclude expansions in the future when well-planned development proposals were brought forward. Drees Homes is proposing a high-quality residential development that carefully plans around existing historic and environmental resources. 2. Currently, the zoning boundary of the Historic Overlay District is incorrect. Only a portion of the historic Jordan Springs Hotel is encompassed within the Historic Overlay. Amending the Comprehensive Plan will aid in rezoning the property so that the Hotel is adequately protected. 3. Frederick County Sanitation Authority (FCSA) is planning to install a 30 -inch sanitary sewer trunk -line on the property along the stream that bisects the property. In addition, a sewer pump station located on the property is planned for construction within the next year. Easements for both the pump station and sewer line were granted by the property owners. All of this infrastructure will be built regardless of whether the subject property is developed. The owners of the property have already granted the necessary land and easements requested by FCSA. 4. With the installation of the sewer improvements mentioned above, the entire property would gravity feed into the sewer trunk -line. No additional pumping is necessary to serve the property. Expansion of the UDA and SWSA to include this property would follow natural drainage divides. 5. One criterion historically used in Frederick County for determining boundaries of the UDA and SWSA is to make the boundaries co -exist with comprehensive planned roads. Woods Mill Road and Jordan Springs Road provide logical boundaries as they are classified as Frederick County Comprehensive Plan minor collector roads. 6. In July 2006, the property was partially in the UDA. Historically, when a property is partially in the UDA, Frederick County has made an attempt to include the entire property in the UDA. Expansion of the UDA and SWSA to include this property would follow this historic pattern. 7. Planning for this development began in August of 2005. The owners and the applicant had a reasonable indication that the properly (or at least a portion of the property) could be developed. To completely exclude the UDA and SWSA from this property puts an undue hardship on both the owners and the applicant. 8. A portion of the property is currently comprehensively planned for Planned Unit Development ("PUD"). PUD development is only permitted within the UDA and SWSA. Expansion of the UDA and SWSA is consistent with the development designations proposed in the Comprehensive Plan. 9. The property is bordered to the north by R-4 zoned property and R -P zoned property to the east. Rezoning this property will permit continuity of development along Jordan Springs Road. b. How would the resultant changes impact or benefit Fredericlic County? The development of this site provides many benefits to Frederick County. 1. The expansion of the UDA and SWSA provides the opportunity for additional residents to connect to already planned or constructed public sewer and water, thereby increasing the revenue to FCSA for operation of the water and sewer systems without significantly increasing costs. 2. The proposed expansion of the UDA and SWSA would support the development of the property as a residential neighborhood, thereby increasing the residential real estate tax base of Frederick County. 3. The proposed development will provide a mixture of housing types and consequently a range of price points for residents. The variety of units offered at The Preserve at Jordan Springs will strive to provide affordable housing opportunities in Frederick County. 4. Expansion of the UDA and SWSA along with development of the project will provide Frederick County and VDOT an opportunity to address some transportation concerns in northeastern Frederick County. See proffers with associated rezoning application #01-07, 5. Currently, the Jordan Springs site (as historically designated), is an under-utilized visual and historical amenity. As this site is developed, these features will be appreciated and utilized more. The Preserve at Jordan Springs will be an environmentally sensitive design that will enhance the area by providing a pleasant place to live, with many amenities (man-made and natural). The proposed trail system along Lick Run and Hiatt Run will provide nearby residents the opportunity to appreciate the history and environment. 6. The housing types proposed will promote the neighborhood mixed use concept promoted by the County. The project will utilize the historic, environmental and business opportunities at the hotel as its community focal points. Implementing traditional neighborhood design components will permit a showcase area for the County's new design concepts. 04/05/2007 15:02 5ignaturm. 5407225090 BOWMAN CONSULTT"' 1 PAGE 08 I (we), the undersigned, do hereby respectfully ntake application wid petition the Frederick County Board of Supet-visors to amend the Compi-ehensive PlEm. I (»e) authorize Frederick Cgtuity officials to cntcr the property ,for' site inspection purposes. I (Nve) hereby eerti£y that this application and. its accompanying materials arc true and accurate to the best of my (our) ktioxvIedge. Applicant(s): mate: 0Y,4a J. LAIC ?7 ��� Manama Date: 0410512007 15:02 54072250Pn BOWMAH CONSULTI", PAGE 09 Attachment 1 (TO 13t, COAMX'J'VD BY APPLICANI') SUBJECT PROPERTY OWNERS AFFIDAVIT Cunmty of Frederick, Virginia Frederick Planning Web Site: wiyjy,c jrederick.va.us Department of Na rating & Development, County of Frederick, Virginia 107 North Dent Street, Suite 202 Winchester, Virginia 22607, Phone 540665-5651 Facsiinile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK This .._ day of R v `� - - 2Z)o 7V (Jay) (Month.) (Year) 1, K! uthori zed Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based Oki the: information provided by the Frederick County Commissioner of the Rcl-enue .Ofixce as taken from the current real estate assessinent records. (Owner pritract Pur ase Authorized Agent) T circle one) COMMONWEALTH OF VIRGINIA: County of�— Subscribed and sworn to before rte this � day of9-A!,---,oPoo7— ja arty C:ouray and Stark aforesaid; by the aforenamed Princi O'IARY PUBLIC My Commission expires: 04/05/2007 15:02 5407225080 BOWMAN CONSULTR'FA(- L 10 Attaclunent 2 Special Limited Power o#`Attorney County of Frederick, Virginia FreclerickPlanning Web Site: www.eO.fr•edertck.va.us Department of Plauning & Development, County of Frederick, Virguiift 107 North Kent Street, Suite 202 Winebester, Virginia 22601 Phone 540-665-565.1 Facsimile 540-665-6395 Know All Men By 'Those Present: Tliat I (We) (Nance) 'iD,w, ,4 Phoitc) 077- t�3-E- gS13 (Address), DA�J SP�rS s r p �.,._� VA Z -2 65(o the owncr(s) of all those tracts or pareek of land (` Propcity") conveyed to me (us), by deed recorded in the Clerk's Offiee of.the.CinauitCourt Of'the County of Frederick. Virginia, by instruinient No. OZ 453 on Page and is described as Parcel: Lot: _ Block: Section: Subdivision: -�`Zq � �_�{- �q�� do hereby ►hake, constitute and appoint: - (Na(ve) .71,,/ t kw§m► .,F LAW fid S�.tC , t` �. Pl�o�1e �4� - (�6 s - D� �b ( )— (Address) i? D, ?z 274b r lL4J,r4CM& 1VEYZ O act RS My true and lawful attorney -m -fact for and in itry (our) natne, place, and stead Nvith full Dower and authority I (we) wot►Id have if acting personally to file planning applications for 13'►y (out') above described Property, including: _ Rezoning Occluding proffers) Conditional Use Pelrriuts Master Development Flan (Prelitniriary and Final) _ Subdivision _ Site Plant Compt•eheltsive Policy Plan Ameadmeitt My attorney-in-faet shall have, tate authority to offer proffered conditions and to make a nendwe.nt5 to p.i'eviously approved proffered conditions except as follows; This au0iorizatiot3 shall anodified. expire one year from the day it is sighed, or uartjf it is atltrlvise rescinded of In 'witness thereofy.l (we) have bereto set illy Signatt►re(s) hand a►ad seal rbcs dx} ofy 200Z—, _a- U4/ 1J5/ aZUU I 15. UZ O4I7I ZZOMIYI nuWFWAI`I VUNZ)UL 1 11"11 f Ht7G 11 State of Vit'giitta, trit)/Cuui�ty of j� QL�Q 12.1 (' ... To,wit: a NOtal-y Public in and for the jurisdiction aforesaid, certify that the perso»(s) ",bo signed to the foregoing instrument personally appeared bcfore nye and has acknowledged the same before me in the-jut'isclictiou aforesaid tltis�day of _l�j�,j , 200j My Commission Expires- ]— t Notary Public sTn i ro \W foo— tt l \ F SEE DETAIL: / A.4 i� SEE DETAIL "I" , c[w'o DETAIL "A" o rngJ s �t�e ,?uamrt V,._ LEGEND f11RV1� TATa[C LN ULi- to II r NOTES 11-A-111 III to nr ro[vm x na[u nn [:xwau:s r„YNIr w[<°.c o. <a:m c,.� [.ars ar roa rzu noon [nucr n� ,aD: rnoa rHc[ni« 2 E•ic �.. E 1 a co 1 tJ IA A -JJ9 A 0 JO LEGEND f11RV1� TATa[C LN ULi- to II r NOTES 11-A-111 III to nr ro[vm x na[u nn [:xwau:s r„YNIr w[<°.c o. <a:m c,.� [.ars ar roa rzu noon [nucr n� ,aD: rnoa rHc[ni« BOUNDARY SURVEY DE TRE GRDFERRES of GREIG D. W. AITKEN TONIE M. DWALLACE MSTRUNENT ADiDUD..SJ STp:6E"U OSTERAt DISTRICT FREDERICK C—T,, NR—A rvu► an C O N S U L T I N G 2 E•ic �.. E 1 a BOUNDARY SURVEY DE TRE GRDFERRES of GREIG D. W. AITKEN TONIE M. DWALLACE MSTRUNENT ADiDUD..SJ STp:6E"U OSTERAt DISTRICT FREDERICK C—T,, NR—A rvu► an C O N S U L T I N G THE PRESER'V'"F AT JORDAN RPRINGS List of Adjoining Property Owners- T.M. 44-A-295 William & Sharon M. Rexrode 1099 Woods Mill Road Stephenson, VA 22656 D.B. 775, PG. 876 Zoning: RA T.M. 55-A-133 Dorothy L. Hari 897 Woods Mill Road Stephenson, VA 22656 D.B. 322, PG. 395 Zoning: RA T.M. 55-7-1 Michael L. & Carol T. Sweet 362 Woods Mill Drive Stephenson, VA 22656 D.B. 637, PG. 412 Zoning: RA T.M. 55-7-14A William G. Meier III & Barbara E. Meier Mailing Address: INSTR. #030000603 207 Plaza Street, NE Zoning: RA Leesburg, VA. 20176 T.M. 55-7-14 William G. Meier III & Barbara E. Meier Mailing Address: 270 Lick Run Crossing 207 Plaza Street, NE Stephenson, VA 22656 Leesburg, VA 20176 D.B. 744, PG. 437 Zoning: RA T.M. 44-A-31 A Stephenson Associates, LC Mailing Address: INSTR. #030005765 PO Box 2530 Zoning: R4 Winchester, VA 22604 T.M. 44-A-292 Stephenson Associates, LC Mailing Address: INSTR. #030005766 PO Box 2530 Zoning: R4 Winchester, VA 22604 T.M. 45-5-2-17 Rene R. Carlson 154 Hummingbird Lane Stephenson, VA 22656 D.B. 698, PG. 45 Zoning: RP T. M. 45-4-1-1 Clcaln D. � oarvara 9.. 1 L'.fi7: Iff� 1281 Jordan Springs Road Stephenson, VA 22656 D.B. 542, PG. 35 Zoning: RP T.M. 45-4-1-2 Clark D. & Barbara K. Fortiney 1281 Jordan Springs Road Stephenson, VA 22656 D.B. 542, PG. 35 Zoning: RP T.M. 45-5-2-16 Michael S. & Joan B. Sigier 141 Hummingbird Lane Stephenson, VA 22656 D.B. 617, PG. 234 Zoning: RP T.M. 45-4-1-3 John M. & K. June Conley 1327 Jordan Springs Road Stephenson, VA 22656 D.B. 484, PG. 22 Zoning: RP T.M. 44-A-293 Brookfield Stephenson Village, LLC INSTR. #0400021293 Zoning: R4 T.M. 45-9-3-2 William D. & Patsy L. Hoffman 163 Monastery Ridge Road Stephenson, VA 22656 D.B. 585, PG. 442 Zoning: RA T.M. 45-9-3-3 Terry F. & Angela Rudolph 170 Monastery Ridge Road Stephenson, VA 22656 INSTR. #0500014891 Zoning: RA Mailing Address: PO Box 218 Stephenson, VA 22656 Mailing Address: 8500 Executive Park Avenue, Suite 300 Fairfax, VA 22031 Mailing Address: PO Box 22 Stephenson, VA 22656 T.M. 45-9-3-4 Ervin W. & Barbara K. Simons 220 Monastery Ridge Road Stephenson, VA 22656 INSTR. #010007198 Zoning: RA T.M. 45-4-1-4 Christian F. Kiene 1373 Jordan Springs Road Stephenson, VA 22656 D.B. 509, PG. 214 Zoning: RA T.M. 44-A-296 Herman D. Claar 102 Woods Mill Road Stephenson, VA 22656 Zoning: RA T.M. 44-A-297 & 297A Harold R. & Caroline D. Conner 1010 Woods Mill Road Stephenson, VA 22656 D.B. 804, PG. 207 Zoning: RA T.M. 55-A-134 Harold R. & Caroline D. Conner 1010 Woods Mill Road Stephenson, VA 22656 D.B. 804, PG. 207 Zoning: RA T.M. 55-A-135 Ronald A. &Diary C. Lee 1947 Martinsburg Pike Winchester, VA 22603 D.B. 867, PG. 1843 Zoning: RA T.M. 55A -1-22A Herman M. Clark, III 966 Woods Mill Road Stephenson, VA 22656 D.B. 840, PG. 824 Zoning: RA T.M. 55A-1-21 Robert L. Williams 946 Woods Mill Road Stephenson, VA 22656 Zoning: RA T.M. 55A-1-20 JRW Properties & Rentals, Inc. 13 South Loudoun Street Winchester, VA 22601 D.B. 596, PG. 515 Zoning: RA T.M. 55A-1-19 JRW Properties & Rentals, Inc. 13 South Loudoun Street Winchester, VA 22601 D.B. 596, PG. 515 Zoning: RA T.M. 55A-1-18 JRW Properties & Rentals, Inc. 13 South Loudoun Street Winchester, VA 22601 D.B. 596, PG. 515 Zoning: RA T.M. 55A-1-17 Tina Newlin 906 Woods Mill Road Stephenson, VA 22656 D.B. 960, PG. 103 Zoning: RA ..OLD CHARJ-E5TOWN ROAD - KT. 761 4p S STEPtiEN50N VILLAGE y PEQUON RIDGE III TE or �10AD OPI!QU(')N 115TATE5 ZONING LEGEND EXISTING CONTEXT: 5W5A BOUNDARY UDA BOUNDARY p 5 ZONING F-1 132/ HISTORICAL OVERLAY RP ZONING P4 ZONING #-4/ COMPREHENSIVE PLAN MINOR COLLECTOR ROAD PROPOSED CONTEXT: OTRP B-2 PROPOSED POLITE 37 BYPASS CORRIDOR C -YL ALIGNMENT ZONING EXHIBIT Thf- PRESERVE AT JORDAN SPRINGS FREDERICK COUNTY, VIRGINIA SCALE: NTS JULY 2006 REVISED MAY 2007 STFPtlENSON VILLAGE OI MUON RIM Bowman C® N S Ul L T 6 IN 6 WOODS MILL r tD or �10AD OPI!QU(')N 115TATE5 ZONING LEGEND EXISTING CONTEXT: 5W5A BOUNDARY UDA BOUNDARY p 5 ZONING F-1 132/ HISTORICAL OVERLAY RP ZONING P4 ZONING #-4/ COMPREHENSIVE PLAN MINOR COLLECTOR ROAD PROPOSED CONTEXT: OTRP B-2 PROPOSED POLITE 37 BYPASS CORRIDOR C -YL ALIGNMENT ZONING EXHIBIT Thf- PRESERVE AT JORDAN SPRINGS FREDERICK COUNTY, VIRGINIA SCALE: NTS JULY 2006 REVISED MAY 2007 STFPtlENSON VILLAGE OI MUON RIM Bowman C® N S Ul L T 6 IN 6 41-N CPPA #04-07 EASTGATE RO[JTE 522 I� r, fire o _ .a tiFd cCdO �H 4 o Armci Rd .Q' Alt, V' 62 i _. �• DELMARk M6fLWEE is L up Rd Rd z° ✓ i EASY, MMEJ;C.E Gl%.N7ER °O Xx dRl scvn�n` l� Map Document: (N:\Planning And DPvPlnnmPnfXrZIc O Bruce,own kimore ,' -,- }/ � t�-tlltYtl r t ' ".�ira : Splines M C 43nnFFactory W hat +Y Ygnra 0€ rltiwPed U 150 300 6UO�CK CpG Ft ��' i p T V 1 Case Planner: Candice NfJ — �.yu, _„ rrnv rvr_vou4ur.mxaJ U/4/ZUU/ -- 4:1 /:bb I'M LA 11 1. Y. i L 1 Comp Plan CPPA # 04 - 07 .Application 4� Eastgate - Rt522 Parcel ID: 76 - A - 86,76 - A - 49A Location in the "unty 76 - A - 49B, 76 - A - 49C 76 - A - 49E, 76 - A - 51 76 - A - 51B, 76 - A - 51C Map Features O Hamlets Long Range Land Use 4%• Future Rt37 Bypass Rural Community Center Q Application Residential O Airport Business SS LakeslPonds .v' Industrial ^— Streams �i7s Institutional ;.n Buildings Recreation Streets Historic ^.. Primary 6W Mixed -Use ^r Secondary ® Planned Unit Development Tertiary Topography l5' interval) Urban Development Area SWSA O Bruce,own kimore ,' -,- }/ � t�-tlltYtl r t ' ".�ira : Splines M C 43nnFFactory W hat +Y Ygnra 0€ rltiwPed U 150 300 6UO�CK CpG Ft ��' i p T V 1 Case Planner: Candice NfJ — �.yu, _„ rrnv rvr_vou4ur.mxaJ U/4/ZUU/ -- 4:1 /:bb I'M 2007 CPPA APPLICATION EASTGATE - ROUTE 522 JUNE >, 2007 Pt" -W Hr Patton, Harris, Rust & Associates 117 E PiwdMy St WincWer, Yvgk 22601 VOICE: (510) 667-2139 FAX- (540) 665-0493 EASTGATE - ROUTE 522 2007 COMPREHENSIVE POLICY PLAN AMENDMENT JUNE 1, 2007 joH 1 2017 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM A. OWNER(S) INFORMATION 1. Name: Allden, LLC 2. Project Name: Easgtate — Route 522 3. Mailing Address: 2800 S Shirlington Rd Ste 803 Arlington, VA 22206 4. Telephone: (703) 820-2500 Additional Owners: David & Minnie Dabay 2450 Front Royal Pike Winchester, VA 22602 Donald Strosnider 313 Knight Dr White Post, VA 22663 Roger & Joan Strosnider 2606 Front Royal Pike Winchester, VA 22602 Douglas Fletcher 8398 N Frederick Pike Cross Junction, VA 22625 AUTHORIZED AGENT INFORMATION 1. Name: Patton Harris Rust & Associates 2. Project Name: Eastgate -- Route 522 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 667-2139 David & Pamela Lehr 2678 Front Royal Pike Winchester, VA 22602 B. LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQLUEST: Properties are located adjacent to Tasker Woods which was included within the SWSA and UDA on July 13, 2005. The Tasker Woods project was subsequently rezoned for residential and commercial uses by action by the Frederick County Board of Supervisors on September 27, 2006. This application proposes an 41.46 acre expansion of the SWSA and a 22.76 acre expansion of the UDA to allow for the logical expansion of commercial and residential uses already approved with the Tasker Woods project. C. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT 1. INFORMATION FOR MAP AMENDMENTS a. PIN(s): 76-A-86 76 -A -49A, 76 -A -49B, 76 -A -49C, 76 -A -49E 76-A-51, 76 -A -51B, 76 -A -51C Magisterial District: Shawnee b. Parcel Size: 41.46 Acres C. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Attached d. Existing Comprehensive Plan Land Use Classification(s): No designated use e. Proposed Comprehensive Plan Land Use Classifciation(s): Business & Residential f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) — Vacant/Residential g. What use/zoning will be requested if amendment is approved? B2 (General Business) & RP (Residential Performance) h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within %2 mile of subject property: Figure I depicts the existing uses found within %2 mile of the subject property as well as the approved transportation plan for the Tasker Woods project located West of the subject parcels. The site is bounded to the North by Macedonia Church Road to the East by Route 522, and to the South by existing B2 acreage that fronts Tasker Road. Properties located to the East across Route 522 are zoned RA (Rural Areas) and are predominantly residential use. Also of importance is Macedonia Methodist Church located Northeast of the site along Macedonia Church Road Figure 2 depicts the project location within the context of the Eastern Frederick County Long Range Land Use Plan to identify the intended land uses within the vicinity of the site. i. Adjoining Property Owners: See Attached 2. INFORMATION FOR TEXT AMENDMENTS — NOT APPLICABLE .� _ , � I •� I -rte �+7�i ..�,_ .. r I%� _ - r • • 4 _ •�� 1 �` � S "WSJ', l f a C.c Cg PROJECT SITE Eastern Frederick - County Lung Range _ Land Use Flan N 4 j EASTGATE ROUTE 522— 2007 CPPA Patton, Harris, Rust &Associates y LAND USE CONTEXT 117 E. Picadill St. 1inchester, Virginia 22641 Q VOICE (540) 667-2139 FAX: (540) 665-0493 FREDERICK CWW,, WAVIN14 FIGURE 2 3. INFORMATION FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. Expansion of the UDA and SWSA See Figyre 3 to include the 41.4 acre property would utilize Route 522 as the logical boundary for the UDA and/or SWSA. Currently, the subject acreage is located between this major arterial roadway and the existing UDA and SWSA presenting the area as an "island" of RA (Rural Areas) zoned property. Extension of the UDA and SWSA around the subject properties would enable the extension of uses planned for withinTasker Woods to the West and Eastgate Commerce Center to the South. Route 522 represents the logical division between RA zoned acreage to the East and the more urban development found to the West. How would the resultant changes impact or benefit Frederick County. Consider, for example, economic development and public facilities. The proposal would include approximately 22.8 acres within both the UDA and SWSA intended for residential use and 18.7 acres to be located solely within the SWSA boundary intended for commercial use The result would be a high quality, well planned mixed-use type development with commercial uses that would help to offset any proposed residential units for a more sustainable form of growth while providing for increased urban type housing on public water and sewer to help alleviate residential growth pressures in the rural areas of Frederick County. SIGNATURES APPEAR ON THE FOLLOWING PAGE(S) FIGURE 3 Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Date: S 3 r o 17 LI . 17 P.A Owner(s): %,I �� Date: 2q O -7 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) Allden. LLC (Phone) 703.820.2500 (Address) 2800 S Shirlineton Road, Suite 803, Arlington, VA 22206 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 #: 050016054 and 040004069 _ and is described as Tax Map Parcel 76-A-86, 76-A-51 Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) 117 E. Piccadilly Street Suite 200 Winchester Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision Site Plan X Comprehensive Policy Plan Amendment 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 (w have hereto set my (our) hand and seal this 5D day of AL1 , 200 // , n 11 Signature(s) State of Virginia, City/Countyof �rC� 1` ,To -wit: I �4LoeiA 7() a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the s e before me in the jurisdiction aforesaid this qday of / ' , 200 - My Commission Expires: Notary Public Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Owner(s): Date: � �(� •�` Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) David and Pamela Lehr (Phone) (Address) 2678 Front Royal Pike Winchester VA 22602 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 #: 020019866 and is described as Tax Map Parcel 76 -A -49A Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) 117E Piccadilly Street Suite 200 Winchester Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision _ Site Plan X Comprehensive Policy Plan Amendment 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) have hereto set my (our) hand and seal this��day ofd, 200 , Signature(s)—I)Jy , ci State of Virginia, City/County of � fC c6- C,Oc To -wit: 1= a Notary Public in and for the jurisdiction aforesaid, certi that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3 0 y � day of X2001.., p 1e - My Commission Expires: Notary Public Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. i Date: Owner(s):,1 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.ns 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 Those Present: That I (We) (fes (Name) Donald Strosnider (Phone) (Address) 313 Knight Dr White Post VA 22663 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 #: 060011406 and is described as Tax Map Parcel 76 -A -51C Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 'Address) 117E Piccadilly Street Suite 200 Winchester Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision Site Plan X Comprehensive Policy Plan Amendment 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) have hereto set my (our) hand and seal this 3O day of 1' `P 2009 , Signature(s State of Virginia, City/County of �1��:�', L1C ,To -wit: a 0 A IJ S +-R 0 N a a(:_� r c t a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3 O YI- day of/Am 2002 My Commission Expires: OY3 f �d Notary Public Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Owners : Date: Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) Roger and Joan Strosnider (Phone) (Address) 2606 Front Royal Pike Winchester, VA 22602 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 Deed Book: 478 Page: 483 and is described as Tax Map Parcel 76 -A -49C Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) _ 117E Piccadilly Street Suite 200 Winchester, Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision _ Site Plan X Comprehensive Policy Plan Amendment 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.j�l J' J In witness thereofl I (we) have hereto 1 et my (our) hand and seal this - day of �/ 11 ` � , 200 Signature(s) !r`l_= State of Virginia, City/County of�To-wit: L022s 1, LL, � t 12.[ b %,: t a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3 b day of MAS , 200 z . My Commission Expires: Notary Public Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Owner(s): U�Lj 0�-f Date: Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) David and Minnie Dabay (Phone) (Address) 2450 Front Ramal Pike, Winchester VA 22602 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 #: 050024848 and is described as Tax Map Parcel 76 -A -49B & 76 -A -49E Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 Address) _ 117E Piccadilly Street Suite 200 Winchester Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision Site Plan X Comprehensive Policy Plan Amendment 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 there : f; `I (we) have hereto se my (our) hand and seal this day of, 200, Signatures) �✓_G' W'>.. r, State of Virginia, City/County of F -C, Js/,+ -c-w- To -wit: P A j i � Ayd Z / -; AIV) e- L)A ba ty I, L' 1A A,- 0 a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 1 day of —M44, 200.7_. My Commission Expires: d� l W1, �jr 2e 0 r] Notary Public Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. n / Date: Owner(s): Gly Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) Douglas Fletcher (Phone) (Address) 8398 N Frederick Pike, Cross Junction, VA 22625 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 Deed Book: 632 Page: 124 and is described as Tax Map Parcel 76-A-5113 Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) 117E Piccadilly Street Suite 200, Winchester, Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision Site Plan X Comprehensive Policy Plan Amendment 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) have hereto set nary (our) hand and seal this _2 day of, 200, State of Virgiuia, Cio-wit: Z?n, 16-, ffifC{1t�p� Ib ir-h 6, iaw mt-7r- a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally ppeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 31 s day of M R 4 2007-. My Commission Expires: F&hIZ I -J o liy 9(�Hca ,S'' Not'ry Public Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: Nvivw.co.frcderick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665.6395 STATE OF VIRGINIA COUNTY OF FREDERICK 'rhis 1. day o.f 1 , (Day) (Month) (Year) 1, Hereby make oath that the.list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken fi-o n the current. real estate assessment records. (Olvirer/Contract Purclrasc ut o. izcd Agcr (circle one) COMMONWEALTH OF VIRGINIA - county of flay c6sr; L Subscribed and sworn to before nie this % day of J 260 in my county and State aforesaid, by the aforenamed Principal. NOTARY PUBLIC MY Commission expires; 3 /� Sf Z06 -% --- -- Adjoining Property Owners Eastgate — Route 522 Name Address Property Identification Number (PIN) Name: MACEDONIA CEMETERY ASSOCIATION 1941 MACEDONIA CHURCH RD Property #: 76 A 31A WHITE POST, VA 22663 Name: MACEDONIA METHODIST CHURCH C/O JAMES SUMPTION 1941 MACEDONIA CHURCH RD Property #: 76 A 32 WHITE POST, VA 22663 Name: TRUSTEES OF MACEDONIA UMC 1941 MACEDONIA CHURCH RD Property #: 76 A 88 WHITE POST, VA 22663 Name: PETRIE FAMILY 8624 DECKERT PL Property#: 76 A 90 MANASSAS, VA 20110 Name: THOMAS PINE C/O SAMUEL J PINE, EXECUTOR 2432-25 BERRYVILLE PIKE Property #: 76 A 81 WINCHESTER, VA 22603 Name: LANE REED 2456 FRONT ROYAL PIKE Property #: 76 A 85 WINCHESTER, VA 22602 Name: ISABELLE KASTAK 2490 FRONT ROYAL PIKE Property#: 76 A 49D WINCHESTER, VA 22602 Name: HARRY & PHYLISS SAVILLE 2492 FRONT ROYAL PIKE Property#: 76 A 84 WINCHESTER, VA 22602 Name: ALLDEN 2800 S SHIRLINGTON RD STE 803 Property #: 76 A 49 ARLINGTON, VA 22206 Name: ALLDEN 2800 S SHIRLINGTON RD STE 803 Property #: 76 A 48A ARLINGTON, VA 22206 Name: WRIGHTS RUN 2800 S SHIRLINGTON RD STE 803 Property #: 76 A 53 ARLINGTON, VA 22206 Name: EARL & ANNA HOUGH C/O ANNA B HOUGH PAINTER 2776 FRONT ROYAL PIKE Property #: 76 A 52 WINCHESTER, VA 22602 Name: RICHARD RITTER 141 GEMSTONE DR Property #: 76 A 60A WINCHESTER, VA 22602 Name: GALEN & SANDRA SNIDER 2751 FRONT ROYAL PIKE Property #: 76 A 61 WINCHESTER, VA 22602 Name: HORTON INVESTMENTS 908 CEDAR CREEK GRADE Property #: 76 A 62 WINCHESTER, VA 22601 Name: DAVID & PAMELA LEHR 2678 FRONT ROYAL PIKE Property #: 76 A 63 WINCHESTER, VA 22602 Name: DAVID & PAMELA LEHR 2678 FRONT ROYAL PIKE Property #: 76 A 64 WINCHESTER, VA 22602 Name: DAVID & PAMELA LEHR 2678 FRONT ROYAL PIKE Property#: 76 A 65 WINCHESTER, VA 22602 Name: GEORGE RITTER & LAURETTA LOCKHART 172 FRIES LOOP RD Property#: 76 A 66 WINCHESTER, VA 22602 Name: ERNEST DUNCAN PREECE 4710 HARRY BYRD HWY Property #: 76 A 67 BERRYVILLE, VA 22611 Name: LESLIE JOHN LESAGE 585 DOUBLE TOLLGATE RD Property #: 76 A 68 WHITE POST, VA 22663 Name: LESLIE JOHN LESAGE 585 DOUBLE TOLLGATE RD Property #: 76 A 71 WHITE POST, VA 22663 Name: ELLIS B & LINDA SHANHOLTZER 2557 FRONT ROYAL PIKE Property #: 76 A 73 WINCHESTER, VA 22602 Name: CLAUDE & EVELYN JONES 2545 FRONT ROYAL PIKE Property #: 76 A 74 WINCHESTER, VA 22602 Name: DENNIS & SHARON LILLY 4735 LIGHTHOUSE LN Property #: 76 A 83 NAPLES, FL 34112 Name: PRESTON .LAMES & BESSIE RILEY 5058 FRONT ROYAL PIKE Property#: 76 A 50 WHITE POST, VA 22663 Name: JAMES L A LUM 823 S LOUDOUN ST Property #: 75 A 72 WINCHESTER, VA 22601 Name: DENNIS & SHARON LILLY 4735 LIGHTHOUSE LN Property#: 76 A 83 NAPLES, FL 34112 LEGEND: PRN PARCEL IDENTIFICATION NUMBER pw f INSTRUMENT NUMBER I NOW OR FORMERLY / FIPB HIGHWAY PLAT BOOK P/N 76—A-49PC PAGE/ PARCEL ON£ B AC � FEET O71/ER LANDS OF I Rt RS IRON ROD SET CI PF IRON PE FOUND /NSTjv4000OB9 IRONP F0UND S I lE VDOT MON VDOT HKIHWAY MONUMENT 4 I ITY EP ED OFPAAVEME T RA RIGHT OF WAY T P/N 76—A -49A OMUI UTY OOYE READ UTIITY UNEIFF DAND S AND N AMEU B LEHR 4 IPF /NST /R720O19B66 \ IPF — \ VICINITY MAP VDOT MON — — �� _ — SCALE '1 - 2000' . �sTaw STRUCTURES �. I 1C AWAL7H OF RdN/A DO 4 PC 72 DO j NPB683 9 PC 136RN 78—A -48A PARCa 7HREE 07HER LANDS OF (( AunEN LLC /NST p4oD04O69 ' ' i'DOTRON / PIN 76-A-51 IRS RfE�U/ - - t - -� l NDS? OF PAROL' 7160 �� � I � r INST wo P/N ;6 —50 r LESS& IXGLPT PRES70N& jJ � i DEED BOOK 8161 PALL' &Y ' J. 277,881 .SF / 6.3796 AC D5 �s� pc L 5 (AS NOW SVR6FYED) DO 754 PC 166 + EtFtdT f i m Ull _ / YAR JPF S4 IRS j SOW RALI 1 NOTES: FEIN R9 1i FOp2� �� — _ _ — �amANDE� L ,. FREDERICK COUNTY PIN 78—A_51: QMEIiT ZpJRIR RA 2 THIS tS A CURRENT FELD RN SURVEY OF A PORTION OF INE PROPERTY CONVEYED TO ALLDDL LLC P/N 76—A -51C (SPECETCAILY, THE RENARDEt OF 'PARCEL TVP BY D® RECORDED AT #43M" ENT 1M0001004 NIS LE93 AND ETRCFPT THAT CERAN PpRIION CRP OF LAND CONVEYED TO THE COMMON TH OF CZ/F7CW R. AND LOU E. S7ROSYV/DER µ VROIMA N D8 814 PO 85. BORN AMON 1 THE LAND RECORDS OF FIEDEIOL COUNTY, VRROIIA. DATE OF 1 LAST FIELD NSPECIION, OCT. 11. 200L DB 719 PG 459 � A` & THE TASE E T FOR DRANAOE• UISITES• INGRESS MO EtRLI,SREFIDOM N INSTRUMENTINSTRUMENTPARplp ({ CEL OF LAND 70 THEARCEL COMMONWEALTHTNCCN DB 8118, Ei� T PORTION OR 4, THE PLAT OF DE PROPERTY SNONN HEREON a REFERENCED 70 THE VROMA STATE COORDINATE BOUNDARY SURVEY t SYSTEM (NORM ZONE), NAD 1963 PURSUANT TO A F1ED RUN OPS SURVEY DECEMBER, 2005, CURVE TABLE REMAINDER OF AIRY£ RADR13 DELTA W4M TANGENT BEARING CHORD PACKET 7W a PURSUANT TO AN EIUMINATM OF NUD FLOOD NSURANGE RATE MAP(S) COYYUBTY PANEL. Na. c 15wD 2T 01 81. 30.85 SOSOi 81. A PORTION �, �'OEF�V THE PROPERTY OF' : 510063 F200 S. VE JULY 17. 1974 THE WLECT PROPERTY LES WiHIM ZONE C (AREA OF T8 /� UC D'F' INSTRUMENT #��49 ND L ADJINPROPERTY NFORMA71ON B MM DERIVED FROM THE FREDMOK COUNTY O5 PARCEL MAPPSHAWNEE MAg1Q8 5ISTMCT sEeRncEAS OF • mas FREDERICK COUNTY VIRgNIA SCALE 1 80 DATE OCTOBER TT. 2006 7. PREPARED NIll10UT BEHIETi OF A TIRE BEFORE W1� Y HATIM L' Patton H a r r i s Rust & A a s o c l a t e s p c S THE LOCATION DA OR EEAREAS4 R UNDERGROUND Nt) tS N F DETERM* YAIEBAIS URVRpUENTALLY No. 2539 Eaglne Sur y7 Flaaa�cra. Lmdmape Mahlt&ek SE7971YE OR DAMAGED AREA! 0R WE7tAND$ OF AN1� 6 NOT DEIERILIBD BY THIS SURVEY. ■ A 'i 17 Fas1 Piccadilly Streot Sui4,1.00 80 30 0 30 80q: Winrhe:ler, lirpinia22601 9. CLRTAN IPROY01ENN7S SHOYN FE7EON N7EJ7Y S'RRIC7UE8, BUILDNO; ROADS, STREAMS) ME R 4.8 T 540.66]21:19 DERIVED FROM PH 0700RAMMEIRIC AERIAL M FLOM .ERIE 21. 2006 C01PLED BY Ma1F7(DE g S NYDER. INC. OF AS BURN. VRONA 1 - DU 1 F 640.605.0493 SHEET 1 OF T PSNLOT 198 g 2.5018 ACRES 4i (F2. RA T) US IRS -- E RESDElIIUIL +S 6574'02" I6' 440.50'" PR 10• A Q�b d 40' 50' 6RL '%`pp J � �Nu' !•f I lo, NIP - PIN I PIN 76—A-49£ LOT 2 ' ' f REYAlW of PARENT TRACT f lgg 5.8408 ACRES PF �T P r ZONED: RA \j Y�E119'IE USE RFSDE Lk Ell - J PIN 76—A-49 Qs ii JEN COMPANY IPF DB 860 PG 830 �ZONED: RA iiNUSE: AG11CUUMAL/UNU-14101M) hQ I� i :j � I o � I ; �9• zs NII PIN 76-A-84 \ 0,13Y r:. MD':iY1JJS .l SAVLLE DB 387 PG 508 ZONED: RA I USE RESIDENTIAL I ZN I it Q� I ASTFRISK DENOTES NEW PROPERTY UNE PIN 76-A-490 IRS1 _ ISABELLE KASTM GRAPHIC SCALL ='F ' )B 180 ?G 353 +f 100 o so 100 Io ZONED: RA USE: RESIDENTIAL 1 Meer, - 100 K. NOTE. SEE SHEET 3 OF 4 FOR CUR TABLE, NOTFS AND LEGEND FAMIL Y DIW570 V o TH OF y j Id/NOR RURAL SUBD/14SION OF THE LAND OF i r� MINNIE /V/E BUTLER DA BA r 9 DEED BOOK 478 PAGE 476 I ge SHAiNVEE MAGISTERIAL DISTRICT 1\o. 0 197 FREDERICK COUNTY, WRGINIA 6�iJ DECEMBER 3O, 2003 fff` I4ND 3UR�F'��4 ID 5512 RiEEC 4 OF 4, DAF � c 580 NORTH LOUDOUN STREET )L 4L AIR J & iJ .E G u 1-11 WWCHESTER, VDRIGMU 22601 '� te. d aSu veyo-1 s, P. C. PHONE �s O) 667-0469 GRAPHIC SCALE /j(07E5 tap 0 50 100 �o Y. NO 77n REPOIRT FURNISHED. —` 2. PROPERTY IDENT1f7CA77ON NO. 76—A-498 3. EASEME7VTS OTHER THAN SMOWW MAY EXIST. 1 inch — 100 ft. 4. THE BouNDARY INFORMA77ON SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE ON DEMWI9ER 9, 2003 CURVE TX&E ` NO. RADIUS ARC TAN BEARINGCHORD DELTA ---moi-—�--T �-� :�� =�r13� '�L1'y1.39067rs'�2B;i6.x��.� 152045 G;.«.., i OB ; \P ' IRRFF�IRON ROO FOUND p Q IRS - IRON ROD SET �lb - M90D POKER POLE OVERHEAD U77UTY LINES C? ASTER/SK DEN07ES NEW PROPERTY UN�'N I / 1 I , /R `s8 � G �6 V f��RF PIN 76-A-49C , 1 ROGER L AND JOAN F. smMIDER 40, 1` OB 478 PG 483 STING ZONED: RA Q ^'y UZ- RESIDENTIAL c�14�-498 `�. CRES LOT)��:� ZONED, RA USE:IPoj90E1 k $_ i GRAVEL. �I cry I j EX_ WELL CAP rn J$ 5D' ERL O IRS.; --- -- ti +S 6524'02" W *4a5O'*A PIN 76—A-49E LOT 2 i J FBIAI DEit OF PARENT TRACT 5.8420088 ARACRES 9 y I. USE RE9DIENMAL ^` FAMILY DIVISION H OF Y i MINOR RURAL SUBDIWSION p. r , ' OF IHE LAND OF I, I DEED BOOK 478 PAGE 476 ou�' "�$" ?► SHAWNEE MAGISTERIAL DIS7R/CT No. 00"A97 ' FREDERICK COUNTY, NRGIN/A DECEMBER 30, 2003 t p4 i ID 5512 SHEET 3 OF 4 OAF'; gr M � iJ 1 UC, 1. J �.7 G -j �WINcHESna VIRGINIA 60 NORTH LOUDOUN 22601 Land Surveyors, P.L.C. ' FAX 6401 667-0469 THIS IS TO CERTIFY THAT ON OCTO' 23 2002 I MADE AN ACCURATE SURVEY Ot _.E PREMISES SHOWN HEREON AND THAT THERE ARE NO EASEMENTS OR ENCROACHMENTS VISIBLE ON THE GROUND OTHER THAN THOSE SHOWN HEREON. THIS LOT IS LOCATED IN HUD FLOOD ZONE C, AREA F MINIMAL FLOODING AS SHOWN ON FIRbQ MAP B ,10063 0200 B EFFECTIVE JULY 17, 1978. ! ��nrr J 86a/s3 O8 795 Z ?. t+y4 O o� fQ 0 co tD O n CD co N Z � � oN tb co z A'OU5= i_C1U7--ON SURVEY LAND 07 :- JACK M. &• LORETTA K. LgN—Z SHRYNEE DISTRICT FREDERICK COUNTY, VIRGINIR IFN r o t - N 27023,0cn wE 510. g$ li 10.96066 ACRES J POND i \ �\ f 1—1 Q SHED ` c ! I SPLIT LEVEL '. BRICK F FRAME 11J t15. �� r °wetl 12678 -- Irk 74.79' ata _ {\) S 170�1.t' 26 ' W '" v' 1". I / i 0 a'I N N l u QC Ory > In Z d U �9 CD II P f� SIZ NO- 1455 FRION"' ROYAL 4� a¢ (VARIABLE WIDTH) �^KE s.t to Y't NAU VEMG (540) 562-9323 DATE: OCT. 23, 2002 1 1 SOUTH LOUDOUN_ STREET 7ALP-:i .loo ID" cedar Bit7I9FG461. JAMES F. t gCrry T. 0.8. 328 _ P. ( s 22• � r34. 26^ 4y - 388.!!• '�`�--�. a50 _ - - _ X00 X5O /0.000 ACRES � s � � m Ci C44 3 go i N o in N t N 2 O S Z D: r 0 i. H 3 r fi in 1 w N ry o F OqTed o IL ID OE- 2 ~ z c,, likQ 2•?•ID rL LTU 4WEN (LICENSE) No. 1498 ti tt 9onvL�o 126 • ' -- 9 12 6 ' M 07a32r 4Q�'E 252.77' A j 2.16245 ACRES r7l, •�� gt I m W � I TY }I t Inti, 'i Il i1ps a t.Is atr4Tapj . LMD OF S ,10H+1 C. MILLER. TRUSTEE OF 10SE2H SUIMP7OK ':Rus—, � DPEMM DISTRICT rRt IRUXJj(3K COUNTY. Y RG MIR maw FOLK OCR 1.0N SURV& DATM7.2DAw- 1 i �►A'1�'-D F V,� RSOi'F!1 S CAI[ I•><gO �a,�Y� y, --------�- DMM. •Yr STEPHENS CITY •, VIRGINIA (703) 86975682 �* 22635_ f ABODIA (RWUdC[ COUNTY, 3=. V This ic*u--m d w lftw w. poduo.�ttg, r r•16. , t� •- S ho--- � d.7 at�0"�y. , (per(¢ d�p/ /�l. �. i _�(' , acd oilh nrt!l1nU o7 eckao.�m�nF 1h.nb �oacd +rr / ".doilned ,word. Taa Narro..d pt Sty. E&i4,1 d OR pall, 8 asarahla, , !r • 48( 478 487 522 f G * SOO i0o Kr 4.000 AC. S 21- 38' 20" W.--:305.12' KASTAIK LAND - D.B. 432 - 727 304 2 it` 1 • :'�160 � frl O KU -0- FLOOD ZONE C: r► CJ� uj� `• V AREA OF MINIMAL � Y,i t0 L� FLOODINGbkd b 2 MM E o o, °,� • 3 S a w f`I W �• ml,RJJj y Yr G, • p i� L.Q r7 O, • •� V� xo V' 9vo�c �V m +� u sti� J �c s } w I as � 2.789 ACAS �• in� 5 pat"�'� ��' ►R Oppe�p , 00) i This is to certify th►t on January 31, 19U6. I made an iccA r.Ltu survey of the premiecu shown heroun and that there are no ensenor.ts or encruncuixiLtu viaitlu un tho gruund uther tnan tliuuu uthodr. hereon. I � , t r 4 CH E�iBi���+ EI15CI tlo. I4M t��biu T'��� r APPA #05-07 RO IS S P � CPPA005 - 07 Loca& Map 2007 CPPA APPLICATION � y r r �l4 FUTURE WARF Jrs f L y I f FUTURE WARRIOR DiRIV[: I L. r w r CROSSPOINTE CENTER JUNE >, 2007 p'q- or Patton, Harris, Rust & Associates 117 E Fce* St Wkheder, lh►gi k 22601 VOICE: (510) 661-2139 FAX: (510) 665—M93 CROSSPOI NTE CENTER 2007 COMPREHENSIVE POLICY PLAN AMENDMENT JUNE 1, 2007 1 U N ",if COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM A. OWNER(S) INFORMATION 1. Name: Glaize Developments, Inc. 2. Project Name: Crosspointe Center 3. Mailing Address: P.O. Box 888 Winchester, VA 22604 4. Telephone: (540) 662-2092 AUTHORIZED AGENT INFORMATION 1. Name: Patton Harris Rust & Associates 2. Project Name: Crosspointe Center 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 667-2139 B. LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: Property is under common ownership with the adjacent, approved Crosspointe Center which was approved for commercial and residential uses by the Frederick County Board of Supervisors on February 11, 2004 (RZ 13-03). Proposed Comprehensive Plan Amendment would extend the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) to include the subject property to allow its eventual integration with the Crosspointe Center Development. C. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT 1. INFORMATION FOR MAP AMENDMENTS a. PIN(s): 75-A-94 Magisterial District: Shawnee b. Parcel Size: 52.10 Acres C. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Attached d. Existing Comprehensive Plan Land Use Classification(s): Mixed -Use 1 Proposed Comprehensive Plan Land Use Classifciation(s): Mixed -Use f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) — Vacant g. What use/zoning will be requested if amendment is approved? RP (Residential Performance) h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within %2 mile of subject property: Figure 1 including aerial photography from 2006 depicts the existing uses found within %Z mile of the subject property. South of the property, opposite Hoge Run is the improved Crosspointe Center which was approved for 960,000 square feet of commercial uses and 1,578 residential dwelling units Properties north and east of the site are currently zoned RA Rural Areas) Interstate 81 is located immediately west of the site as well as the utility contractor offices for Verizon and Shenandoah gas. Figure 2 depicts the intended land uses within the vicinity of the site as identified by the Eastern Frederick County Long Range Land Use Plan. i. Adjoining Property Owners: See Attached 2. INFORMATION FOR TEXT AMENDMENTS — NOT APPLICABLE 3. INFORMATION FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. Expansion of the UDA and SWSA (See Figure 3) to include the 52.10 acre property would utilize property lines as the designated location for the UDA and SWSA Currently Hoge Run serves as the identified boundary for the UDA and SWSA The proposed expansion would provide for inclusion of the site into the adjacent Crosspointe Center development The South Frederick Land Use Plan (SFLUP) identifies that property located between I-81 and Route 522 which corresponds to the subject property's location should be the area within the SFLUP study area first considered for UDA expansions. 2 ► tlf IYI a � 1 Q N ..4ti � �. •G q _ P�G. .ait 14 kit md 41 f w� `"trtr ti s . RQ�CT SITE FUTURE VARR10R itRIVE PU TURE WARRIOR DRIVE � r f 5 1 y CROSSPOINTE CENTER — 2007 CPPA Patton, Harris, Rust &Associates y LOCATION MAP 117 E. Picadill St. Winchester, Virginia 22601 V Q VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUMY, WG/N!4 FIGURE 1 FIGURE 2 Long Rene Ldp: -fan " H Fa CROSSPOINTE CENTER — 2007 CPPA Patton, Harris, Rust &Associates o s cn' Cb EXISTING AND PROPOSED LAND USE DESIGNATION 117 I~ Picadil St Winchester,Virginia 22601 �` v a VOICE (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUN7Y, VIRGIN/r4 FIGURE 2 52.10�ACRE�LOCATED OUTBID] `} OF UDA .AND SWSA EXISTINGMURE ' \CROSSPOINTE CENTER ""` nRIVE t FUTURE vARRDIt DRIVE EXISTING BOUNDARY: UDA and SWSA - URBAN DEVELOPMENT AREA (UDA) SEWER AND WATER SERVICE AREA (SWSA) PROPOSED BOUNDARY: v i 521 �OCATED UDA and SWSA WITHN7A AND SW�A EXISTINGIFUTURE \CROSSPOINTE CENTER VARRIM DUVE FUTURE VARRKR DRIVE ------ URBAN DEVELOPMENT AREA (UDA) SEWER AND WATER SERVICE AREA (SWSA) CROSSPOINTE CENTER — 2007 CPPA Patton, Harris, Rust &Associates v 5 EXISTING AND PROPOSED 117 E Picadilly St. Winchester, Virginia 22601 OO V a UDA AND SWSA VOICE (540) 667-2139 FAX: (540) 665-0493 MEDERCK CQUW,, W9RGIN14 FIGURE 3 b. How would the resultant changes impact or benefit Frederick County. Consider, for example, economic development and public facilities. Modification of the UDA and SWSA boundaries to include the subject acreage would promote the implementation of a critical transportation goal of the South Frederick Land Use Plan and Eastern Road Plan. Warrior Drive is proposed to traverse through the approved Crosspointe Center project Current plans for Crosspointe Center construct Warrior Drive from the Southern Property line adjacent to the Artrip Property to the existing UDA and SWSA boundary at Hoge Run. Inclusion of the subject site would permit a future rezoning which would provide for the extension of Warrior Drive north across Hoge Run thus promoting the County's long term transportation plans. SIGNATURES APPEAR ON THE FOLLOWING PAGE(S) 3 Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. A licant(s): Date: z -/lo 17 PP /1,2. ,q Owner(s): &4'�l L -, Date: ��% 167 M Special Limited Power of Attorney County of Frederick, Virginia ]Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) Glaize Developments, Inc (Phone) 540.662.2092 (Address) P.O. Box 888, Winchester, VA 22604 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 Tax Map Parcel 75-A-94 Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision Site Plan X Comprehensive Policy Plan Amendment 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) have hereto set my (our) hand and seal this .� day of Ay 2007—, Signature( State of Virginia, City/ 4m of A/.,riI,To-wit:,( 2 0i}Jca I i C 7 l91= /44 M M L a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this �,O `Ch day of M,6V , 200 Z. -CSL i My Commission Expires: f n Vaa V Lia Nottry Public Aitachnient 1 (TO BE COMPLETED BY APFLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning WO Site: «Nvlvv.co..fitdei�icl,,.,%ra.us Department of Planning & Development, County of Frederick, Virginia 107 North rKent Street, Suite 202 Wiiiellester, Virginia 22601 Phone 540-665-5651 Facsimile 540-•665-6395 STATE OF VIRGINIA COUNTY OI FREDERICK. This - day of (Day) (Month) 200 (Year) hereby make oath that the list of property owners of the subject site; as submitted with the application, is a true and accurate pp � list based oil the information provided by the Frederick County Commissioner of the Revenge Office as taken fro -i -n the current real estate assessirtent records. (owner/Contract Purc S. * u,iorize. ;ct (circle one) COMMONWEALTH OF VIRGINIA: County of i' 1, cis aT Subscribed and sworn to before nie this ( S�- day of --.iii my County and State aforesaid, by the aforenamed Principal. NOTARY PUBLIC My Cornlnissio'i expires: - r %` zoo-? -- -- Adjoining Property Owners Crosspointe Venter Name Address Property Identification Number (PIN) Name: JOHN & FRANCES RUSSELL 285 CALDWELL LN Property #: 63 A 116 WINCHESTER, VA 22602 PAUL HALDEMAN, TRUST C/O FIRST BANK - TRUST Name: DIVISION 1835 VALLEY AVE Property #: 75 A 93 WINCHESTER, VA 22601 PAUL HALDEMAN, TRUST C/O FIRST BANK - TRUST Name: DIVISION 1835 VALLEY AVE Property#: 64 A 24 WINCHESTER, VA 22601 Name: W F ARTRIP 1726 FRONT ROYAL PIKE Property #: 76 A 13 WINCHESTER, VA 22602 Name: SHENANDOAH GAS COMPANY 350 HILLANDALE LANE Property#: 63 2 A STEPHENS CITY, VA 22655 Name: HAMMAN INVESTMENT CO, INC 931 PINTO CIR Property #: 63 2 B NOHOMIS, FL 34275 Name: H P HOOD, INC ATTN: SALLY SEVIER 90 EVERETT AVE # 200 Property #: 63 A 86A CHELSEA, MA 02150 l j l CROSSPOINTE CENTER — 2007 CPPA Patton, Harris, Rust &Associates DEED OUTLINE 117 E. Picadilly St. Winchester, Virginia 22601 V a VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUMY, WGIMA �i'YA #06-07 NEMITO!kq� k�l OMM-'P''rERc-,,-.IAL""-' i` ' € ' Bartonsvlllc� ` Ss i o i �� Map Document: (N:\Planninq And Develooment\GIS PRO.IFrTSt9nm Pr i..+wrDOA 1' 1 GUG1 1k�Ai k_.0 UIII,y, VA Comp Plan CPPA 4 06 - 07 Application Newtown Commercial Parcel ID: Location in the County 74 - A - 74, /4-A-75 Map Features O Hamlets Long Range Land Use •%% Future Rt37 Bypass Rural Community Center Q Application Residential C- Airport Business 0 Lakes/Ponds 1 Industrial ^— Streams � Institutional Buildings Recreation Streets Historic 'e. Primary ® Mixed -Use hs Secondary Q;� Planned Unit Development — Terciary Topography (5' interval) .t Urban Development Area SWSA - J C Case Planner: Candice Y 2007 CPPA APPLICATION NEWTOWN COMMERCIAL JUNE 9, 2007 F -r -w lip Patton, Harris, Rust & Associates 117 E Hcodflk SL Vnhxtff, YuV& 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 NEW*'jv- OWN COMMERCIAL 2007 COMPREHENSIVE POLICY PLAN AMENDMENT JUNE 1, 2007 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM A. OWNER(S) INFORMATION 1. Name: Newtown Village, LLC 2. Project Name: Newtown Commercial 3. Mailing Address: 270 Panarama Dr Winchester, VA 22603 4. Telephone: (540) 539-1960 AUTHORIZED AGENT INFORMATION 1. Name: Patton Harris Rust & Associates 2. Project Name: Newtown Commercial 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 667-2139 B LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The subject Property, totaling 79.1 acres, is under common ownership with a 125 acre tract located South and adjacent to the subject Property within the boundary of Stephens City. A pending rezoning for the adjacent tract provides for a mixed use development with a transportation system that would provide access for the subject Property. This application proposes a SWSA expansion around the subject site to allow future commercial uses to develop as an extension of the development pattern planned within adjacent Stephens City. C. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT 1. INFORMATION FOR MAP AMENDMENTS a. PIN(s): 74-A-74 & 74-A-75 Magisterial District: Back Creek b. Parcel Size: 79.1 Acres C. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Attached d. Existing Comprehensive Plan Land Use Classification(s): Predominantly undefined Portions identified for industrial uses e. Proposed Comprehensive Plan Land Use Classification(s): Business f. Existing Zoning and Land Use of the subject parcel: RA (Rural Areas) — Vacant/Agricultural g. What use/zoning will be requested if amendment is approved? Business Use h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within %2 mile of subject property: Figure I includes an aerial photograph from 2006 to depict the existing uses found within the vicinity of the subject property. The Property is bounded to the south by the town limits of Stephens City, to the North by Springdale Road and to the East and West by RA (Rural Areas) zoned Property. Figure 2 depicts the existing zoning found near the site, including industrial uses to the North along Shady Elm Road and business uses to the North along Route 11 i. Adjoining Property Owners: See Attached 2. INFORMATION FOR TEXT AMENDMENTS — NOT APPLICABLE 3. INFORMATION FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. The proposed expansion of the SWSA (See Figure 3) to include the 79.1 acreproperty would provide for the logical extension of planned land uses found to the South within Stephens City. Development of the Property for commercial uses would serve as a bridge between the planned development pattern to the South and the existing commercial and industrial uses to the North along Shady Elm Road and Route 11. Figure 4 depicts the intended location of the future Stephens City bypass which terminates at the Southern Property boundary. This transportation system would serve to access the site. �J fr r , # +-' 17 t T h - � NEWTOWN COMMERCIAL — 2007 CPPACbb Patton, Harris, Rust &Associates I y LOCAT/ON MAP 117 E. Picadill St. Winchester, Virginia 22601 \ j a VOICE: (540) 667-2139 FAX: (540) 665-0493 fR£OER/CK COUNTY, WAVIN14 FIGURE 1 P66A 71' IN wj v& 'M 4 40 A.' IT EXISTING BOUNDARY: w �5� • SWSA 79.1 AC CATED , • + ofTSIDE OF S y Y r STEPHENS CITY Ar I PROJECT SITE .�� SEWER AND WATER SERVICE AREA (SWSA) s PROPOSED BOUNDARY: SWSA 79.1 AC CATED • + .0 WIT SA t STEPHENS CITY # I ® PROJECT SITE SEWER AND WATER SERVICE AREA (SWSA) Nf OWN COMMERCIAL — 2007 CPPA Patton, Harris, Rust &Associates EXISTING AND PROPOSED p 'Z:� (b SWSA 117 E Picadilly St. Winchester, Virginia 22601 O V Q, VOICE (540) 667-2139 FAX: (540) 665-0493 FREDERICK COWK,, 14RGIN14 FIGURE k all t-L:p-, "14 ��� +. r iv --m r n o4 n b. How would the resultant changes impact or benefit Frederick County. Consider, for example, economic development and public facilities. Frederick County's Eastern Road Plan identifies Shady Elm Road as a future major collector. As the subject Property is located approximately between the planned Stephens City Bypass and Shady Elm Road, the Property could serve to provide a critical link between these two roadways that wouldrg eatly benefit the traveling public. Figure S depicts how the subject site could promote this key transportation connection. In addition to promoting an improved transportation system for this portion of the County, the economic development type uses proposed would help to bolster the Frederick County tax base. SIGNATURES APPEAR ON THE FOLLOWING PAGE(S) �r tA I •!1 r � rfi iLAIs L .�� it •!_� llh Twirl t. •'� ' .Y5 a�, raI :-f�! t y �'� «},rte ;li is 4�# r� f*�aei � �/'a'f ��'t�t}���IL tSjfs 4F ; .. � a rt!�� �..• ��r�/ Vii; �� j .. ��••-.. ``{ wi i�y `S ,�-i. r a I 75�Y+� �. ' tk� •. ' - .,�1 1+ - �`y�.'_ I -. � - `� '"/• �+ � y � a��w� - °�; k. >a�, Nom- 11 •''a ati � � r 5 *'+* a;• -i r L:i� • '4 �r ' ; �+ it -r r i �LJILI T; a � tf3yk rrt� i � ♦.f. (. it � ' ' v F �,� _ �� 4,,,;r - f �i,�,.�-!' � ' if ,. � Rq J_ � t.t�s��9• .� j a #. 4•.. - r� "y fir`' n L ■.9r gra e r r { e i'rr lie Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Date: s 3 n v °7 N Q- Owner(s): l U Date: d Pi Special Limited Power of Attorney County of Frederick„ Virginia Frederick Planning Web Site: www.co.frederick.va.us 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 Those Present: That I (We) (Name) Newtown Village, LLC (Phone) 540.539.1960 (Address) 270 Panarama Dr Winchester VA 22603 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 #: 050003124 and is described as Tax Map Parcel 74-A-74 & 74-A-74 Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with fall power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision Site Plan X Comprehensive Policy Plan Amendment 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. q In witness thereof, I (we) have hereto set my (our) hand and seal this day of, 200, Signature(s)—,-zAA a. A- t-', State irginia, City/County of ,To -wit: a I, 1 4 a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personal appeared before me and has ackno ge aforeme in the jurisdiction aforesaid this Z 0 day of �, 200_7. My Commission Expires: a- _3G/ ata Public Attachment l {T0 BE, COII2PLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick; Virginia Frederick Planning Web Site: i-nvyv.co..frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite.202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK. This Iday of Z `7 ; (Day) (Month) (Fear) I, l er-eby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by tlie. Frederick County Commissioner of the Revenue Office as taken froni the current teal estate assessment records. (O-wrier/Contract Purchases A ell (circle one) COMMONWEALTH OF VIRGINIA: County of �2ecl�c i Subscribed and sworn to before me this t � day of .1 in any County and State aforesaid, by the aforenamed Principal. N TARY PUBLIC My C0111mission expires: A",r a -- d t+I1 9 � Pde\ ;yTH of +° EWOTT RITCHIE, JR. > CERTIFICATE NO. No. 1318 LRND ��O 00. *PARCEL M 0.0174 ACRES PIN -74—A-74 2 Story IPF <1 Alum. Siding ' Pale 3.73' Off. C 1 r� UNE BEARING DISTANCE Ll N39'1430'E 35.31 Block Bldg. f L2 S40'45'S0 E 3$.92' L3 S40'45'50'E 12.18' d t+I1 9 � Pde\ ;yTH of +° EWOTT RITCHIE, JR. > CERTIFICATE NO. No. 1318 LRND ��O 00. *PARCEL M 0.0174 ACRES PIN -74—A-74 2 Story IPF <1 Alum. Siding ' Pale ILI a \1 Frame Bldg. Frame ,:> 3 Bldg. 1 j�( Pole rfv /PS ? Xwell Pole Janet Joyce Long Instr.#030022530 PIN -74—A-75 Alberto Solcedo Mary Salcedo NOTES D.B.832, P,1212 PIN=74—A-73% �pQ 1_ No Title Report Furnished. ,✓��+ / 2. The may be easements that exist that are no IPF 6N9� shown on this plot. GQ 3. The property shown on this plat is the same N23'S2'43"E property conveyed by Carl A. wsecarver to IPS 17.90' oi, -,j2 s, Earl V. Brannon and Shirley L. Brannon by a g deed dated December 9, 1959 and recorded i S22$ 6625 E sq the Office of the Clerk of the Circuit Court of PS `� `7 A'S`S °f Frederick County Virginia in Deed Book 261 N12'52'17"W q of at Page 57 and conveyed to Earl V. Brannon, IPs ??i` 1 t\ 50.10' Jr., Gerald F. Brannon and Betty D. Cochran S55'36''17"E by an Affidavit dated December 2, 2004 and �,. recorded in the aforementioned Clerk's Office Frame `:\,� � 140.10in Instrument Number 040024715. 01 Bldg. S1 4. Parcel One shown on this plot is located in �k -q 2g8ht o in Flood Zone A and Parcel Two is located in ,o �` I Flood Zone C, as shown on F.E.M.A. Flood oy iInsurance Rate Map, Community—Panel Number 510063 0200 B, effective date of k\ rJuly 17, 1978. i Ip r \ \ Bridge PARCEL ONE 1.6264 ACRES PIN=74—A-74 26'34"W 426.79' X — x — y ,181'54'10'E zo.vu— ti t 3.73' Off. C 1 r� Frame Bldg. �p n IPS Remains of Frame Block Bldg. f Btdg. ILI a \1 Frame Bldg. Frame ,:> 3 Bldg. 1 j�( Pole rfv /PS ? Xwell Pole Janet Joyce Long Instr.#030022530 PIN -74—A-75 Alberto Solcedo Mary Salcedo NOTES D.B.832, P,1212 PIN=74—A-73% �pQ 1_ No Title Report Furnished. ,✓��+ / 2. The may be easements that exist that are no IPF 6N9� shown on this plot. GQ 3. The property shown on this plat is the same N23'S2'43"E property conveyed by Carl A. wsecarver to IPS 17.90' oi, -,j2 s, Earl V. Brannon and Shirley L. Brannon by a g deed dated December 9, 1959 and recorded i S22$ 6625 E sq the Office of the Clerk of the Circuit Court of PS `� `7 A'S`S °f Frederick County Virginia in Deed Book 261 N12'52'17"W q of at Page 57 and conveyed to Earl V. Brannon, IPs ??i` 1 t\ 50.10' Jr., Gerald F. Brannon and Betty D. Cochran S55'36''17"E by an Affidavit dated December 2, 2004 and �,. recorded in the aforementioned Clerk's Office Frame `:\,� � 140.10in Instrument Number 040024715. 01 Bldg. S1 4. Parcel One shown on this plot is located in �k -q 2g8ht o in Flood Zone A and Parcel Two is located in ,o �` I Flood Zone C, as shown on F.E.M.A. Flood oy iInsurance Rate Map, Community—Panel Number 510063 0200 B, effective date of k\ rJuly 17, 1978. i Ip r \ \ Bridge PARCEL ONE 1.6264 ACRES PIN=74—A-74 26'34"W 426.79' X — x — y ,181'54'10'E zo.vu— ti t 3.73' CN n j� Doo C-4 1 1 {6.�,6 N w i ora f Dead Elm IPS '*Y r r 00' , r BOUNDARY SURVEY THE ESTATE OF EARL V. BRANNON AND SHIRLEY L. BRANNON NOW STANDING IN THE NAME OF EARL V. BRANNON, JR. GERALD F. BRANNON AND BETTY D. COCHRAN BACK CREEK DISTRICT FREDERICK COUNTY, VIRGINIA SCALE:1"=50' JANUARY 19, 2005 PAINTER—LEWIS, P.L.C. 116 SOUTH STEWART STREET WINCHESTER, VIRGINIA 22601 540-662-5792 Till Pnd, better known as Uie BarLonwill e Dam, and being 0w Urger port' ,ti of the linds a' 01-4 Lhr Int; J. W. Bennin;tori lied, Eeiced an posoessed, a Plat an' burvey he landc herein intenaed to hc ioav-yed ape VI.SKI prOp2rLj hoina bar. to atLadied. 3esignated an wil Plat as Farcelo A an!' B. Witness the folloving signature and seal this late above written. 6pocial Commissioner. RIUMUE STAMPS STA Q OF VInUJITA, CITY OF UNOBST0, 1O-W10- Irane Clark, (commissioned as Irene S. Qadleyj a BoLsq, Puhlic in and for the City of Winchester, State of Virginia, hereby certify that James P. Real on, Special Commissionar, Nose name is signN to the foregoing writing, bearing date on the 27th Jay of September, 1904, has this day aknowledged the sane befor, me in my City and State aforesoid', and I P.Irt'.er certify that my commission as Votary Public expires August 3, JPN. Adjoining Property Owners Newtown Commercial Name Address Property Identification Number (PIN) Name: PIPPIN ENTERPRISES 164 MEADOW TRACE LN Property#: 7421 MIDDLETOWN, VA 22645 Name: NEWTOWN VILLAGE 270 PANARAMA DR Property #: 7422 WINCHESTER, VA 22603 Name: NEWTOWN VILLAGE 270 PANARAMA DR Property#: 7423 WINCHESTER, VA 22603 Name: NEWTOWN VILLAGE 270 PANARAMA DR Property #: 74 A 77 WINCHESTER, VA 22603 Name: LONG CREEK FARM, INC. 976 SPRINGDALE RD Property #: 74 A 51 WINCHESTER, VA 22602 Name: LONG CREEK FARM, INC. 976 SPRINGDALE RD Property #: 74 A 75A WINCHESTER, VA 22602 ASSEMBLIES OF GOD FOUNDATION TRSTEE C/O JOSEPH Name: MESSICK 579 SPRINGDALE RD Property #: 74 A 75B WINCHESTER, VA 22602 Name: J EDWARD & JAMES MESSICK 579 SPRINGDALE RD Property #: 74 A 55 WINCHESTER, VA 22602 Name: PEARL HEPLER C/O ELEANOR HEPLER 5207 MCLEOD RD Property#: 74 A 57 LUMBERTON, NC 28358 Name: JUDITH EVANS 400 SPRINGDALE RD Property#: 74 A 58 WINCHESTER, VA 22602 Name: HEPLER HOLDINGS 567 GLENDOBBIN RD Property #: 74 A 57A WINCHESTER, VA 22603 Name: ALBERTO & MARY SALCEDO 364 SPRINGDALE RD Property #: 74 A 73 WINCHESTER, VA 22602 Name: LOUISE S. ET ALS BRIM 124 SPRINGDALE RD Property #: 75 A 25 WINCHESTER, VA 22602 Name: GERALD & CLARA PETRIE WAKEFIELD 4330 VALLEY PIKE Property #: 75 A 26 STEPHENS CITY, VA 22655 Name: RUTH ANN PETRIE ALLSBROOK 2072 STONEWOOD CT Property #: 75 A 26B SAN PEDRO, CA 90732 Name: RALPH S. GREGORY, TRUSTEE 164 MEADOW TRACE LN Property #: 75 A 27A MIDDLETOWN, VA 22645 Name: RALPH S. GREGORY, TRUSTEE 164 MEADOW TRACE LN Property#: 75 A 27 MIDDLETOWN, VA 22645 PPA #07-07 W AVERLY FARM 43 A 75A 43 A 75 44 A 1 Q ^y Q 44 A 3B a 1 6 44 A 3 �erL �e tC 43 T TF AN oRc D A4or-elarld•L4 yooQT7� Map Document: (NAPlannino And r)PVPlnnrnP ftr.Z.lC DlDn lr:r Tet7nn7 r,_ r 1 cucl icx k_.ounry, VA Comp Plan CPPA # 07 - 07 Application Waverly Farm Parcel 1D: Location in the County 33 - 13 - I - (1 thru 66) Map Features O Hamlets Long Range Land Use y p 33 1 1 vtflvKtN 1D&F, °p ' 33 6 13 C2 CPPA0707_WaverlyFarm Residential 32 A 42 Business w m ^ 33 6 2 � Institutional Streets !c '�. Primary w ti Secondary ga Mixed -Use ARVLE V £W ES TES • Urban Development Area CIO SWSA h 33 6 1 0 tGH 5 r 0 w n n lb32 3 D 13 .y ,y 5 o .•, 33 13 31 A`.'w 1/2 32 3 E 'Dr 32 13 13 3 3 1,111 33 A 68 6 1 33113j �S H 4 R� EST ES d� 33 131 �� -71 es 6 3,1 33 A 78 } 0 32 13 11d ? Rio 131 1'11 3 DEHAVELA D E�TATE �4cr �' Q 33 1110 131 32 13 12 M 31 5 3p 13 6 13 d ��• '� 31,11 w ^0. 9� ,. N. +�"' 33 16 nti 1,11 131 6ti n,•L 11 g9'•r�r` 13A 1g 33 'p. 33 13. 9� 131 -CO 33 6� 65 1,11 WAVERLY FARM ' 33 �•S^• 13, 131 12 3 15 39� 3S' 3 33 A 71 ,ro 1311] �3.4.5A 33 A 70 *ro 3 A�153 33 1 �' Sti SS/ 19, 33 13.1 25 1g 3�i 32 13 15 33 13-1'57 5g 33'13A•5 33113, D .ti ^ na 33 131'48 /33 131-49 33 A 69 D ' n 43 A 75A 43 A 75 44 A 1 Q ^y Q 44 A 3B a 1 6 44 A 3 �erL �e tC 43 T TF AN oRc D A4or-elarld•L4 yooQT7� Map Document: (NAPlannino And r)PVPlnnrnP ftr.Z.lC DlDn lr:r Tet7nn7 r,_ r 1 cucl icx k_.ounry, VA Comp Plan CPPA # 07 - 07 Application Waverly Farm Parcel 1D: Location in the County 33 - 13 - I - (1 thru 66) Map Features O Hamlets Long Range Land Use �%, Future Rt37 Bypass Rural Community Center C2 CPPA0707_WaverlyFarm Residential Airport Business 15 Lakes/Ponds Industrial ^— Streams � Institutional Streets Recreation '�. Primary `.� Historic ti Secondary ga Mixed -Use '�- Terciary ® Planned Unit Development • Urban Development Area CIO SWSA O Grimes � :owl U 150 UU BOr e J SCK COG N w �C. 1 Case Planner: Candice -- - --- _ •-, -• • • •�...u.�.ry. arr _v�1nvrvr_000UU1.fnxU) b1D1[uU1 -- UALI:14AM 2007 LYYA APPLICATION WAVERLY FARM ✓UNE 1, 2007 P -r --d Dr Patton, Harris, Rust & Associates 117 E Picaai St Vindedff, Virginia 22601 YOKE: (540) 667-2139 FAX: (540) 665-0493 LAVE RLY -iwr-"ARM 2007 COMPREHENSIVE POLICY PLAN AMENDMENT JUNE 1, 2007 COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM A. OWNER(S) INFORMATION 1. Name: Waverly Farm, LLC 2. Project Name: Waverly Farm 3. Mailing Address: 625 Elden St, Suite 102 Herndon, VA 20170 4. Telephone: (703) 709-8770 AUTHORIZED AGENT INFORMATION 1. Name: Patton Harris Rust & Associates 2. Project Name: Waverly Farm 3. Mailing Address: 117 E Piccadilly St. Winchester, VA 22601 4. Telephone: (540) 667-2139 B. LEGAL INTEREST IN THE PROPERTY OR REASON FOR THE REQUEST: The Property, totaling 179.38 acres, is currently zoned RA (Rural Areas) and was approved for 66 by right residential lots in 2006, none of which have been developed to date. This application seeks to amend the boundary of the Sewer and Water Service Area to include the subject property within the SWSA boundary in order to justify future land use applications which would seek to utilize the site for commercial uses. C. PROPOSED COMPREHENSIVE POLICY PLAN AMENDMENT 1. INFORMATION FOR MAP AMENDMENTS a. PIN(s): 33-13-1- Lots 1 through 66 Magisterial District: Stonewall b. Parcel Size: 179.38 Acres C. Plat of Area proposed for CPPA Amendment, including metes and bounds description: See Attached d. Existing Comprehensive Plan Land Use Classification(s): No designated use e. Proposed Comprehensive Plan Land Use Classification(s): Business f. Existing Zoning and Land Use of the subject parcel: RA(Rural Areas) — Vacant/Approved for 66 dwelling units g. What use/zoning will be requested if amendment is approved? Business Use h. Describe, using text and maps as necessary, the existing zoning, Comprehensive Policy .Plan designations, and/or approved uses and densities along with other characteristics of the properties that are within '/Z mile of subject property: Figure I includes an aerial photograph from 2006 to depict the existing uses found within the vicinity of the subject property. As shown in Fizure 2 Waverly Farm is currently bounded to the North by Hopewell Road (Route 672) to the West by RA zoned residential lots to the South by RA zoned agricultural use and to the East by the RA zoned rural preservation tract that was originally part of the subject site. Waverly Farm's road frontage along Hewell Road is located approximately 4,500 feet west of the 1-81 interchange Figure 3 dqpicts the Property location within the study area of the Eastern Frederick County Land Use Plan which identifies business as the intended land use around the I-81 interchange in close proximity to the site. i. Adjoining Property Owners: See Attached 2. INFORMATION FOR TEXT AMENDMENTS — NOT APPLICABLE 3. INFORMATION FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. Expansion of the SWSA (See Figure 4) to include the 179.38 acre property would extend the Planned commercial uses identified by the Frederick County Comprehensive Policy Plan around the Hopewell Road/1-81 Interchange The Comprehensive Plan also identifies that the County should provide for Interstate business development opportunities on the Eastern and Western sides of Interstate 81 interchanges. As such, the proposed SWSA expansion would be compatible with the County's existing long term land use policies FIGURE 1 FIGURE 2 ... .J .,;, �.�,. rte. Pl,-nntc :, I Gn•:r.'OP�f'nt Eastern Frederick County Long Range Land Use Pian M f. s WAVERL Y FARM — 2007 CPPA Patton, Harris, Rust & Associates Cb cb I Cb' FUTURE LAND USE 117 E Picadilly St Winchester, Virginia 22601 O V a VOICE (540) 667-2139 FAX: (540) 665-0493 MEVER/CK COMM, MGM4 FIGURE 3 4OJECT - t ,'•3, a IV - err /r No MIs. ... .J .,;, �.�,. rte. Pl,-nntc :, I Gn•:r.'OP�f'nt Eastern Frederick County Long Range Land Use Pian M f. s WAVERL Y FARM — 2007 CPPA Patton, Harris, Rust & Associates Cb cb I Cb' FUTURE LAND USE 117 E Picadilly St Winchester, Virginia 22601 O V a VOICE (540) 667-2139 FAX: (540) 665-0493 MEVER/CK COMM, MGM4 FIGURE 3 EXISTING BOUNDARY: SWSA SA 79.S LOCAT OUTSIDE Y w �. i.�`• �Yr, � � �� �,� _ tit �y� ,y � .. _ - . FUTURE; 'tWSSINESS U ES yid/p'Ar r ® PROJECT SITE f �-,, �^•. j/y SEWER AND WATER SERVICE AREA (SWSA) R PROPOSED BOUNDARY: SWSA 79. S LOCAT a• ' �� ■ ��~ WIT k v ar a I FUTURE INESS U S O t ® PROJECT SITE 'llrg''f �``�� :•; ,,� ' f,. SEWER AND WATER SERVICE AREA SWSA WAVERL Y FARM — 2007 CPPA Patton, Harris, Rust & Associates ch I EXIST/NG AND PROPOSED 00 y' 117 E Picadill St Winchester, Virginia 22601 0 0 (b SWSA BOUNDARY O V VOICE: (540) 667-2139 FAX: (540) 665—D493 MEDERICK COUW,, VlAWN14 FIGURE 4 b. How would the resultant changes impact or benefit Frederick County. Consider, for example, economic development and public facilities. The proposed SWSA expansion would provide justification for a future land use application for business type uses which would strengthen Frederick County's tax base. Additionally, any future rezoning for commercial uses could also potentially displace the existing 66 lots which have been approved for residential development on the site which increases the net positive fiscal impact development of Waverly Farm for commercial uses would have on Frederick County. SIGNATURES APPEAR ON THE FOLLOWING PAGE(S) Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. -1: Owner(s): u cs o,'i1 Sx�Q . _ el�Qr,\a�v 4-' Date: I tb1 7-7 Applicant: � Date: d//Of Special Limited Power of Attorney County of Frederick, Virginia NC Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know A 11 Men By Those Present: That I (We) (Name) Waverly Farm, LLC (Phone)(703) 709-8770 (Address) 625 Elden St, Suite 102, Herndon, VA 20170 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 #: 06001624 and is described as Tax Map Parcel 33 -13 -1 -Lots I to 66 Subdivision: do hereby make, constitute and appoint (Name) Patton Harris Rust & Associates (Phone) 540.667.2139 (Address) I I7 E. Piccadilly Street, Suite 200, Winchester. V irginia 22601 To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including Rezoning (including proffers) _ Conditional Use Permits Master Development Plan (Preliminary and Final) _ Subdivision _ Site Plan X Comprehensive Policy Plan Amendment 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 modified. In witne s thereof, I have hereto set n 1� e -k.-1 Fcc Signature(s)_ State of Virginia, City/County of '+ the day it is signed, or until it is otherwise rescinded or zd= (our) ar and se l this 3t day of. 200-1 ,To -wit:__. �0.X i I, & 0oAg%aA a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3t1 -V day of own , 200— . i'frt, 1�-�C �J�1�1f� My Commission Expires: Notary EXpIfeS NOVPI11b8t 3(1, 2Q11 Notary Public Attacba lent I (TO BE COi1IPLETED BY APPLICANT) SU MCT PR .aP R7`Y QWP►iERS AFFIDAVIT County of Frederick, Virginia Frederick Y'lann ing Web site: jv vv.co1 cderiek.va.us Dep4rtxnent of Planning & Development, County of Frederick, Virginia 107 North Kent Street,; Shite 202 Winchester, Vi.rgiuia 22601 Phone .540-6655651 Facsimile 540-665--6395 STATE OF VIRGINIA COtjMFY OF FREDERICK This.. day of �- (Day) (Montt ) zz>c 9 (Year) lreieb}1 make oath that elle list of p ol�erty ov4�ners of the subject site, as submitted with the application, is a true and accurate list based onthe information provided by the Frederick County Commissioner of the Revenue Office as taken fron! the current .real estate assessillent records. (O-,NjnerlContract Purchases utho sized Agen (circle one) COMN40NWEAurH OF VIRGINIA: County of c�.-moi CHIC Subscribed and sworn to .before ine this 1 Sl` day of .J kA---s� Zcb` in my Count, and State aforesaid, by the aforenamed Principal. NOTARY �BLIC My Commission expires.. 0 1 /4� t, 5-r-- Adjoining Property Owners Waverly Farm Name Address Property Identification Number (PIN) Name: PATRICK & ELLEN CAPONE 437 HOPEWELL RD Property #: 331 4 CLEARBROOK, VA 22624 Name: JOHN MADERIOUS 131 STONY CIR STE 500A Property #: 33 1 22A SANTA ROSA, CA 95401 Name: KARL & JANINE HAAS 430 HOPEWELL RD Property #: 33 1 21A CLEARBROOK, VA 22624 Name: DOUGLAS & LORI LAMBERT 538 DEHAVEN DR Property #: 33 A 68A CLEARBROOK, VA 22624 Name: NEIL KARALUS & JONI MOOS 521 DEHAVEN DR Property #: 32 131 CLEARBROOK, VA 22624 Name: WILLIAM & PEGGY ANN REPPERT 492 DEHAVEN DR Property#: 33 A 68B CLEARBROOK, VA 22624 Name: RICHARD ERB 128 MANUEL DR Property#: 32 13 2 CLEARBROOK, VA 22624 Name: MARILYN SMITH 460 DEHAVEN DR Property#: 33 A 68C CLEARBROOK, VA 22624 Name: JAMES BRUMBACK DOUGLAS 435 DEHAVEN DR Property#: 32 13 9 CLEARBROOK, VA 22624 Name: PAMELA DEHAVEN TUBANDT 414 DEHAVEN DR Property #: 32 13 7 CLEARBROOK. VA 22624 Name: GARY & BEVERLY ULMER 368 DEHAVEN DR Property #: 32 13 8 CLEARBROOK, VA 22624 Name: ROGER MESSICK 352 DEHAVEN DR Property #: 32 13 15 CLEARBROOK, VA 22624 Name: JIMMY BLAIR & PATSY STONESTREET 205 VIEW LN W Property #: 43 A 75A CLEARBROOK, VA 22624 Name: GARY & PAMELA PAYNE PO BOX 121 Property #: 43 A 75 STEPHENSON, VA 22656 Name: GARY & PAMELA PAYNE PO BOX 121 Property #: 44 A 1 STEPHENSON, VA 22656 Name: GARY & PAMELA PAYNE PO BOX 121 Property#: 44 A 3B STEPHENSON, VA 22656 Name: ROBERT MORELAND 162 MORELAND LN Property#: 44 A 2 CLEARBROOK, VA 22624 Name: WAVERLY FARM C/O C MICHAEL STILES 461 WAVERLY RD Property#: 33 A 69 CLEARBROOK, VA 22624 Name: HOPEWELL MEETING LOT C/O JAMES T RILEY 1321 VANCERIGHT CIR Property #: 33 A 68 WINCHESTER, VA 22601 Name: ROYCE & JAMIE FOLTZ 565 HOPEWELL RD Pro pert #: 33 1 8 CLEARBROOK, VA 22624 Name: DWAIN & SHIRLEY PLACE 105 DUTTON PL Property #: 331 7 WINCHESTER, VA 22601 Name: JANE ELLEN PLACE & CHARLES EWING 511 HOPEWELL RD Property #: 331 6 CLEARBROOK, VA 22624 FRANKLIN TAYLOR 409 iOPEWELL RD IName: Property # 331 5 I CLEARBROOK, VA 22624 1L 1� Hope Rd I{+—_ g�ucetown Rd I i A 6 c I VICINITY MAP 00 SCALE: I"=2000' uoreand APAR 0 VED B Y �S -/,z BD/( N ADMINIS7RAT DAA 7E 11116EPA ENT OF TRANSP A77ON DATE z2L z,,' D4 FREDERICK C N);V ffAL 7H ARTMENT DATE OWNER'S CER TIFICA TE 7HE ABOVE AND FOREGOING SUBDI K90tV OF THE LAND OF WAVERL Y FARM, AS APPEARS IN THE ACCOMPANYING PLAT, IS W17H 7HE FREE CONSENT AND IN ACCORDANCE RITH 7HE DESIRES OF 7NE UNDERSIGNED 0 R PRQP�SNP7EES,/F ANY. ON BEHALF OF WAVERLY FARM DA TF STATE of NOTARY PUBLIC C17YIG06WW CF ij)(.xFkp-r�rl 8YFORF,GDING/NST&NT�Yr9S ACKNOION BEH BEFORE WAUE lY � DAY OF 20 L /��C/tas-( �kiLd WRL NOTARY PUBLIC MY COMMISSION EXPIRES I e�,fi �OLo SURVEYOR'S CERTIFICA TE I HEREBY CERTIFY THAT 7HE LAND CONTAINED /N THIS SUBDIVISION /S A POR77ON OF THE SAME LAND CONVEYED TO WAVERLY FARM, A KRC4N/A GENERAL PARMERSVIP, BY DEED DATED 1 DECEMBER, 1982 AND RECORDED /N DEED BOOK 555 AT PACE 393,• SUBSEQUENTLY AD.XlS7ED AS SHOWN ON BOUNDARY LINE AD✓US7MENT BET4EEN THE LANDS OF WAVERLY FARM" DATED DECEMBER 20, 2005 AND RECORDED AS INSTRUMENT 1060002447. DEEDS RECORDED IN 7HE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY, NRGIN/A. LEGEND NO TES: DF - DRAWIE D SITE BRL - BALDING RESTRICTION LINE 1. NO 77 RE REPORT FURNISHED. EASEMENTS MAY EXIST THAT RDF - RESERVE ORADIFIEID STE PROP _PROPOSED ARE NOT SHOWN ON THIS PLAT, . DB - DISTRIBUTION BOX IRF - RUN ROD FOUND 2. PROPERTY /0EN70CA7/ON No. 33-A-69. DB - DEED 8001( PSF - PLANIED STONE FOUND 3. IRON RODS HAVE BEEN OR WILL BE SET AT ALL PROPERTY PG - PAGE WPF - WOOD POST FOUND CORNERS NOT PREWOUSL Y MONUMEN7ED, UNLESS NOTED yHT - SHEET RES. _ REgDENTLAL O7HERHISE, UPON ARRIVAL OF THIS PLAT. N/F - NOW CR FORMERLY REL - REITGIDUS R/W - RIGHT CF WAY AGR - AGFdCOLTURAL PROPOSED ..,._. 0 - PROPOSED WEli SITE Off. 0e0i Lw O� FINAL SUBDMSION PLA T Z PYA VERL Y FARM s s THOS L STARK � i STONEWALL MAGISTERIAL DISTRICT � No. 2661 � FREDERICK COUNTY, VIRGINIA : DATE? MARCH 24, 2006 i 3 Z 4-11 6 'oAo� ea `tee ID7012-SUB SHEET 1 OF 27 AMW NORTH LO STREETVARSH & LEGGE WINCHESTERVIRGINIA 22601 Land Surveyors, P.L.C. PHONErl, 50 667-0468 FAX 667-0469 CURIE TABLE FINAL SUBDIVISION PLAT OSA WRL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, ORGINIA DATE• MARCH 24, 2006 LINE TABLE L� 1N 1410001" W X121_20] L49 N 03742y w izn.10 L50 N 387723" E 29.41' LSOA N 387723" E 10.26' 1508 N 387723" E 19.15' L51 N 73%16 03 E 130.64' 152 S 697344 E 57.25' L53 S 0850'48" W 197.61' [54 S -84-09'54' £ 1156.871 Q`� TH OFpb , lk fA t T1101w . STAM �' No. 2661 :p 3�Z4�o6 oa H LOUDOUN MARSH& LEGGE TREET WINCHE60 STER, VIRGA 522601 PHONE 540 667-0469 Land Surveyors, P.L.C. FAX 540; 667-0469 CURIE TABLE (continued) LINE TABLE continued) No RADIUS ARC BEARING CHARD DEL TA TAN C29 25.00' 22.39' N 3579'48" E 21.65' 5179'04" 12.01' C30 2500 39.27' S 7400 40' E 35.36' 90270 00' 25.00' C31 475.00' 411.17' S 047147" E 398.45' 493547' 219.46' 3 475.00' 6277 S 24771'10" E 8266' 095900" 41.49' C318 475.00' 328.40'S DO 46'43' W 321.90' 393647- 171.07' C32 475.00' 710.71' S 6J26'57* W 646.25' 854J'40' 440.84' C32A 475.00' 31.98' S 3434:13" W 229.68' 2758'54" 11835" C32BI 475.00' 451.78' S 754852" W 434.95' 542944' 244.62' CJ2CI 475.00' 16.95' N 757844" W 26.95' 0375'02' 13.48' C33 45000' 803.47' N 2232'11" W 700.91' 10276'02' 558.69' C33A 450.00' 12.13' N 72545J' W 1213' 0132 41 ' 6.07' C333 450.00' 06.38' N 5238'15" W 300.50' 39*0034' 159.39' C33C 450.00' 403.98'0 077454' W 390.55' 512609" 215.74' C33D ,-50.00' 8098' N 237730" E 80.87' 1078'38' 40.60' C34 475.00' 54.84' N 3155'16" £ 54.81' 063654' 27.45' C35 2025.00'11754' N J4'58'49- E 17.54' 002947- 8.77' C36 2889.79'1128.4j' N 7229'40' £ 128.42' 013247" 64.13' C37 187952' 7459' S 13'49'44" E 74.58' 017626" 37.30' C38 267.63' 196.55' S 36270'19" E 192.16' 4227445' 102.95' C39 16122.22 230.51 S 43273'46" W 1230.21' 042223" 615.55' C40 140.43' 82.08' S 6127947" E 8Q91' 3329'12" 42.25' C41 237.46' 115.80' S 6356'09' E 114.66' 275627" 59.07' C42 244.60' 144.91' S 6656'17' E 142.80' 335641" 74.65' C43 47.05' 96.35' S 257441' E 8038' 1177954' 77.28' C44 150.14' 12839' S 085523' '7124.5 495947' 68.42' C45 352.65' 36.27' S 12'J7'43' E 36.26' 05:5J'36 - 18.15' C46 1904.52'117564' S 127926" E 175.58' 057703' 8788' C47 292.63' 219.95' S 367954" E 214.81' 4327354" 115.46' C48 1854.52'199.22' N 117752" W 99.21' 0327355' 49.61' C49 402.65 41.42' N 123743" 41.40' 0553'36" 20.73' 050 100.14' 85.63' N 085523' E 83.05' 4859 47 4563' C51 97.05 198.74' N 2574 41 " W 165.79' 117-19'54' 159.40' C52 194.60' 115.29' N 6656'17- 113.61' 3356'41 " 59.39' C53 287.46' 140.18' N 635609' 13880 275627' 71.51' C54 90.43' 116.62' N 405741' M 108.71' 735322" 68.01' ADJOINING OWNERS' TABLE No TAX MAP I OWER(s) INSTRUMENT ZONE USE 1 43 -A -75A AMMY STONES IREET et ux 952 1024 RA RES. 2 2-13-15 ODER MESSICK 962 1128 RA RES. 3 32-13-8 GARY ULMER et ux 971 1721 RA RES 4 32-13-7 PAMELA D. TUBANDT 782,11262 RA RES. 5 33 -A -68C MARILYN SMITH 806 37 RA RES 5 33 -A -68B WLIAM REPPERT et ux 972 1434 RA RES 7 31 -A -68A DOUGLAS LAMBERT 050010101 RA RES 8 33-1-22A "N MADERIOUS 010017060 RA RES. 9 33-A-68 HOPEHELL MEE771VG LOT 546 185 1 RA REL, 10 33-A-71 DAVID f7SHEL 977 1574 1 RA RES. 11 33-A-70 VIOLET NEWCOME I RA RES. 12 44-A-80 WAVERLY FARM 555 393 I RA RES IJ 44-A-79 RICHARD TAYLOR 393 455 RA RES 14 44 -A -BOA WAWRLY FARM 050029700 RA ACR. 15 44-A-788 ROBERT S UNGER et als 7541'76 RA RES 16 44 -A -78C BRUCE SA MLLE 551 187 RA RES 1744-A-78 7HOMAS PRICE 535 146 RA RES 18 44 -A -78A GARY KITTS et ux 508 444 RA RES 19 44 -A -80B ROBERT MORELAND 745 630 RA RES. 2 44-A-2 ROBERT MORELAND 34812J5 RA RES 121144-A-36 IGARY PAYNET et ux 19071523 RA RES No BEARING DIST L58 S 145757"E 74.37' L59 N 765904" W 484.35' L59A N 765904" W 28.31' L598 N 765904' W 456.04' L60 S 2140'08" W 65-95' L61 S 6857'03" E 77.46' L61A IS 685703" E .55' S 6857'03" E 30.91' V618 S 213301' W 93.55' S 213301" W 2546' S 2133'01' W 66809' S 5840'15' £ 49.45' S 5602'47" W 81.11' S 454753 Y/ 116.31' L66 N 79 46 22" W 36.50' L67 N 223552" E 199.04' L68 N 807346" W 150.00' L69 N 7J:59'05- W 00.00' L70 N 7352'14" W 09.24' L71 S 775423" E 9871' L72 S 495756' E 3323' L73 S 835437' E 103.79' L74 S 3325'16' W 99.02' L75 S 15J431' E 78.40" L76 S 145757' E 56t.09' L77 S 145757' E 87.89' L78 N 153431" W 78.40' L79 N 3325'16' E 99.02' L80 N 835437" W 103.79' L81 N 495756' W 33.23' L82 N 7754'23' W 98.71' L33 N 0427101' W 27771' FINAL SURD/VIS/ON PLAT U� dU C_ �A vtmL Y FARC! : THOMAS" J. STARK STONEWALL MAGISTERIAL DISTRICT ' No. 2661 FREDERICK COUNTY, VIRGINIA a 3/zf/D6 DA 7E• MARCH 24, 2006 m IL raRO ORTH LOUDOUN " ` Y'` MARSH & LEGGE 5� HESTER VIRGINIASTREET 22fi01 ItLand Surveyors, P.L.C. PHONEFAX �5 0) 667-0469 O Cn (Rl r 6� N �1G' IRF i r.,-.• �� 661RF �Qo g! F oaf 9sa �' C IRFLOT 1 LAT 5 SRT 18 ®�F SHT IAF y },OT 4 LOT 3 5117 5 SHT 17 sy �T 5 LOT 5 `Oro 0 LOT 8 SHT 17 " RURAL SHT 5 � � ti� PRESERVATION LOT SHT 27 TAT 10 LOT 7 Oj ® SHT 6 SHT 19 0'0 LAT 12 LOT 9 IRF O LOT 14 SHT 19 4b ti 43 LOT 11 01`4ov LOT 16 SHT 19 SHT 6 LOT 13'4� a G9 LOT 18 SHT 20 L0T 59 �g �� ,moo M lA 1� SHT 7LOT 15 SHT 25 ® LOT 20 SHT 20 yg ��ZpZ 23 IAT 4 1 SHT 7 TAT 17 �� 26 SHIT S�� 58T Se SHT 20 `� yn c',2 TAT 46 S 7 n LOT 19 26 SHT 23 Lop 45 %P 1l SHT 20 9� cn s�T S"T 13 Las O ��,� It r N� "�a A �� S S�l tp�j NDSa '3 W No S T W N W r Q N l3 S�� 2� d r w r N � �o ���pl• WPF Lop Sj 27 y0 N �.a r w r a `, cc WPF 36 B w i�T meq{ b O `%p.9 oLa r W PrT�` pA 5'5 'S �' p g67 p0 �A�S 1 r�cD V. 5 P wPF pAT % tI WPF-75 �/F p ag5 AREA TABULATION FTGw` ��pppa �y$E. 'S�OO7aTAL AREA 1N LOTS 1-66 = 169.5729 ACRES 1� (D V555 ACRES G4P RUROTAL R/W DED/CA 7701V= PRESERVA77LOT1 13240 7 ACRES AL Z t1 TOTAL A ACRES KEY MAP 1"=500' ,444t§TH #I/e FINAL SUMIIKISION PLAT Rte `i' aF WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UO • THOMAS J. STARK DATE: MARCH 24, 2006 SCALE. 1"--500' i No. 2861 GRAPHIC SCALE sIlk soo o zso sao i000 IV t Inch = 5fl0 ft �s/slga, i�V.5jo a IO7012-Sus SHEET 4 OF 27 auw 60 NORTH LOUDOUN MARSH & L WINCHESTER, VIRGINIASTREET 22601 Land Surveyors, P.L.C. PH 40 �540� 667--0469 t • UTE g�72 VIRGA` RLL ROAD xOPEO 667 PG 532) Tj 50' Raw ( 3 4.85�� S 73,i330" LOT 1 SHEET 18 wF 1B3 L Fag - �l DB � _•{ ti LOT 2 2.0000 ACRES±bo- o wF N 1 M=�z� 34.28'�� ' 15 d r- LOT O 86 r 01- LOT 4 SHEET 317 42,0000 ACRES± �I eA L3 l� ti 51. _ LOT 6 2.0000 ACRES± h m c DB DF LAT 5 aW IL L4 4 SHEET 17 Moi5' BRL q�, "L5 i� a flUjNlil 1n 11 ID7012-SUB 15 BRL mI oalC DF \j LOT 8 2.0000 ACRES± 15 BR„� LAT 10 SHEET 6 FINAL SUBDI14SION PLA T WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, ORGINIA DA 7E• MARCH 24, 2006 SCALE- l`--100' GRAPHIC SCALE 100 0 50 too 200 1 Inch - 1001t. WAWILKY P4 U ImCIRCLE Uv 50' R/W L37 L6 j oLAT 7 SHEET 19 r I o � U THOMAS I. STARK No. 2661 AMW 60 NORTH LOUDOUN MARSH & LEGGE WINCHESTER, VIRGINIAS22601 li — Land Surveyors, P.L.C. PHO 540) 667-0469 F o LOT 8 SHEET 5 RDS 15' BRL LOT 10 2.0000 ACRES± _ _nJg o' m - Of / ,s' BRL ---�- ,0' L CA sdw .53� 26' � I MN fii a0 6 r'2j^N,, 4m Eo Z 7012 -SUB =�- 15 tlw Of � m LOT 12 2.0000 ACRES± 15 BRL L8 OF I� `L1J LOT 14 2.0000 ACRES± LOF � m 15—\ \ \l 15 BRL u 219.77 N 20 21 W �, 4 L m \ 15YBK I � LOT 16 I L.2.1519 ACRES± 15 BRL L71 LOT 18 SHEET 7 FINAL SUBDI KSION PLAT WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE. MARCH 24, 2006 SCALE- l`--100' GRAPHIC SCALE ioo a so 1w 200 1 Inch s 100 ft. Im i1 LG I3 hl hr IAT 7 SHEET 19 �1 e Icc'i o v 7 J �9 I � 1 r IAT 9 �F f SHEET 19 h ro ry __ 1 1 ham, LOT 11 ro SHEET 19 N ww-VIII cs �r -01 LOT 13 SHEET 20 SH or 0 U THOMAS L STARK No. 2661 AMW 60 NORTH LOUDOUN MARSH & LEGGE WINCHESTER, VIRG NIASTREET 22601 Land Surveyors, P.L C. PHONE 667-0468 FAX 540) 667-0469 CD c.r7 N C..3 LOT 16 583235" £ 327.Bo' SHEET 6 15' BRL 77 31', LOT 18 2.0793 ACRES± 15' BRL BRL LOT 20 2.3045 ACRES± a-- - 1`BRL L21 m v 15 WL =� LOT 22 2.4038 ACRES± (�15' BRL 1 N61-2717 W 9007!. —1d— 107012 -SUB FINAL SUBDI WS/ON PLAT WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DA 7E• MARCH 24, 2006 SCALE. 1'=100' GRAPHIC SCALE 100 a 50 100 zoo 1 ' I V=:j 1 inch = 100 ft. � t LAT 13 O SHEET 20 Q) _ LOT 15 SHEET 20 I I I I I ii' i yc�, I � Aill U IAT 17 SHEET 20 U old+ al �I LOT 19 SHEET 20 C I h_ O a t t LOT 21 SHEET 21 W D 0 `o �r \ '00 0. IL O THOMAS J. STARK No. 2661 SHEET 7 OF 27 1 AMW 60 NORTH LOUDOUN MARSH& LEGGE WINCHESTER, VIRGINIAS22601 Land SiirvP_vnrc P T, r PHONE (540) 667-0468 1 k FAT 24 1-23 4 SHEET 7 1 FAT 21 SHEET 21 E 342 0 x lit J 00 c r evi 5 841916 0. V 111 hl CA L25 4 %d w� / [IQ r,Ca - /v4 \ ,1 L26 Z z 28� \ �$ N Ds DF \ LOT 25 'm B� e� / 2.4926 ACRES± N �� X66 ( g� 34/ • / 8g 1 9 �5 DF L� 5 LOT 26�/ 2.0000 ACRES± N m r5q• to DF �j LOT 27 2.0641 ACRES± _vo0a �w% 1)mo •055 14 49 N 6 2iLd yQ l FAT 2B SHEET 9 yb I / \ T . �• e ° / (o �7x �yP 012 G l FINAL SUM WSION PLAT' WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA DA TE.• MARCH 24, 2006 SCALE. 1 "= 100' GRAPHIC SCALE too o 50 too 290 I inch = 100 ft LOT 30 SHEET 10 IAT 29 SHEET 9 rT&%14 e,I,TH 0 jr0op �o}��'` o + U TH01dA5 J. STARK No. 2661 • .�% SURq � o� AMW MARSH & LEGGE 560 WINCHESTER, VIRGINIA 22601 Ito) Land Surveyors, P.L.C. PH Fax �540� 667-0469 CD Ln fV Ul 1 WPFlA 3' t3� z ss2 �K USE 1128 42..J7 � RESTp�rI� OF J?6 E9' R 2 TOT DB �l44' �QC� t m t., W a m LOT 28 h ;l 3-0088 ACRES± s°o t Red Lo IAT 27 SHEET 8 100, b z 19( 9s Z N 3' ho pal aI t h m � IAT 26 g� \ SHEET 8 LOT 29 3.0088 ACRES± / tia' ♦♦f ��, t t' DB O sem. �t4i tih IAT 30 SHEET 10�, WPF S, i a a '1maN IAT 31 s��s�• ` 4j� /� ztON� SHEET 10 00 J FINAL SUBDI VISION PLAT �k,A�T��®��H2OF 00e�� WA VERL Y FARM ? STONEWALL MAGISTERIAL DISTRICT ® � FREDERICK COUNTY, WRGINIA C� TH0![A9 J STARK DA TE.- MARCH 24, 2006 SCALE 1 "= 700' • s GRAPHIC SCALE p No. 2661 e 100 0 50 IDO 2DO IVt ���rr/4*D ; 1 inch = 100 ft. 000000400 107012 -SUB SHEET 9 OF 27 1aIW 60 NORTH LOUDOUN MARSH & LEGGE WINCHESTER, VIRGINIAS22601 ) 667-0468 Land Surveyors, P.L.C. PH FAX ONE 540? 667-0469 CD Cn N CT LAT 29 SUET 9 LOT 30 h 2.7491 ACRES± a � w 1 Q�cti � EL U - .ss � 0 —� - mN4 v m N N z ID7012-SUB 15. LOT 31 4.0295 ACRES± \\� LAT 26 2 �f SHEET 8 �U 4 e9 \ \ �2J DF 1'oe G� L LAT 23 1 SHEET 21 v ! t m in N IAT 32 1 N i SHEET 21 �I W� ` U LAT 33 SHEET 11 '� to LAT 34 t`SSl�` SHEET 21 ti FINAL SUBD/VI5/0N PLAT WA VEERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, ORGINIA DA TE.MARCH 24, 2006 SCALE: 1 =100' GRAPHIC SCALE 100 0 50 too 200 1 inch 100 ft. %%%"WH OF P0tpo. 14 0 U THOMAS J. STARK No. 2661 M1W 60 NORTH LDUDOUN MARSH & L WINCHESTER, VIRGINIAS22601 Land Surveyors, P.L.C. PHNE 667-0468 FAAX 540) 667-0469 O Cn (V 107012 -SUB I IAT 31 pN1A 55�Y/ I SHEET 10 t 10 N 7678 47" E 451.00' LOT 32 SHEET 21 m� i5' BRL OF SB' LOT 33 I � SHEET 21 1 2.6712 ACRES± 15' BRL S 167847 W 451. 0 159 15' BRL I X123 m rn �o m BB 65 o) W I LOT 36 BRL o. OF 15T o I ^ m OB Im of IL "11 o � ro " LOT 39 21266 ACRES± 1 1 15' BRL C17A c) "— 7 1436jr—W-757-47— v IAT 41 la SHEET 12 FINAL SUBDII4SION PLAT WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE.- MARCH 24, 2006 SCALE: 1 "=100' GRAPHIC SCALE IUD o 50 too zoo 1 inch 100 ft. 100 ft.. IAT 38 SHEET 22 1 IAT 40 SHEET 22 IAT 42 SHEET 23 avers\! t�I,TH O�L+poi�ri L U �Z THOMAS J. STARK No. 2661 AMW MARSH & LEGGE 5,�CHESTER, VIRGINIAS22601 11� Land Surveyors, P. L C. PHOFAX �540� 667-0469 L C7 LJ7 N Go \ 01 LOT 35 OF 2.0707 ACRES± \ L 15' BRL 43' g3 S� 13-78'43 W 451.00_ �1 J4 1 as � � tila LOT 37 1 I 2.0707 ACRES± < OF o \ I N 15 BRL BRL o. OF 15T o I ^ m OB Im of IL "11 o � ro " LOT 39 21266 ACRES± 1 1 15' BRL C17A c) "— 7 1436jr—W-757-47— v IAT 41 la SHEET 12 FINAL SUBDII4SION PLAT WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE.- MARCH 24, 2006 SCALE: 1 "=100' GRAPHIC SCALE IUD o 50 too zoo 1 inch 100 ft. 100 ft.. IAT 38 SHEET 22 1 IAT 40 SHEET 22 IAT 42 SHEET 23 avers\! t�I,TH O�L+poi�ri L U �Z THOMAS J. STARK No. 2661 AMW MARSH & LEGGE 5,�CHESTER, VIRGINIAS22601 11� Land Surveyors, P. L C. PHOFAX �540� 667-0469 L C7 LJ7 N Go IAT 3f SHEET N 14 135 14 5 LOT 41 1 I 2.9402 ACRES± G] 0 .. Z) h 2' 16-5 3 106 N OF 144_ z �5 0 w o� I a. i �zoof4t:1 +� pDNWa tiL � 7 z 1 DB s� OF lll� 'Z-'-1 �5 VOW' LOT 43 3.7056 ACRES± z'; 6 pW Ta V1A I 1 f I LOT 40 SHEET 22 CAT 42 SHEET 23 s Sr• '�s• n 0 1600 ` 6 3� 5 4*40# FINAL SUBDI WSION PLAT �a l� 0.LTH eQF WA VEERL Y FARM STONEWALL MAGISTERIAL DIS7RICT FREDERICK COUNTY, KRGINIA • U • DATE. MARCH 24, 2006 SCALE: 1"-- 100' 1AO11AS J. STARK GRAPHIC SCALE Z No. 2861 1D0 0 50 100 400 J'1 inch -= 1 rurrr nc �� I'e oSUgoto AA►W 60 NORTH LOUDOUN MARSH & L WINCHESTER, VIRG NIASTREET 22601 NE 540 667-0468 Land Surveyors, P. L. C. PHOFAX �540� 667-0469 > LOT 46 IAT 47 1 SHEET 23 U SHEET 14 1 ----,—S 6549"16" 36. 89" A `�4+-"— j15' BRF 52 Jai \J -w� 1 LOT 45 0 3.7551 ACRES± F� CU Ctit `} E., m DF 70' G�� y .&"• sem\ DF `L 0 h LOT 43 LOT 44 1� SHEET 12 4.1228 ACRESf m o LOT \'411, 50 BRL SHEET 12 , 130.31" 446.01 TOTAL 735�� 21 WA �ERL Y�FARM +14 -" T' o;vIL o, STONEWALL MAGISTERIAL D157RICT FREDERICK COUNTY, VIRGINIA U Tgp 41, J. STARK DATE- MARCH 24, 2006 SCALE- 1 "=100' GRAPHIC SCALE No. 2661 100 0 50 100 200 s i O l� a 1 inch = 100 k. r�A'1J 7012 -SUB SHEET 13 OF 27 1 AMW 60 NORTH LOUDOUN MARSH & L WINCHESTER VIRGINIAS22601 Land Surveyors, P. L. C. PHONE 540 667--0468 4 FAX �540� 667-0469 IAT 53 / h SHEET 15 / n LOT 51 SHEET 15 � � s rte' n� y LOT 48 " SHEET 23 2 om � GIS o� . rn LOT 46 SHEET 23 QI 1 v! 51 LOT 49 3.1697 ACRES± 0 �4 1 56' i DF 43 p 5 7/05- 15 6R+ RDF 11 7 Of a 112 ly Awa LDF `11111 A J 1 a ` h LOT 47 1 � / 2.6428 ACRES± 1 -C1711 15' BRL -- A+�9 6 W 436.89T� LOT 45 SHEET 13 1 1 CD U7 W FINAL SUBD/ 19S10N PLAT , %WH G� Fooi� WA VERL Y FARM °' ' STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, ORGINIA .00 t -0- 0 THOW J. STARK s DA 7E- MARCH 24, 2006 SCALE: 1 "=100' • GRAPHIC SCALE t No. zssl 106 050 100 200 �1 � 0-/ O¢ AAs 1 inch 100 ft. !��'►fb����,`' 1012 -SUB SHEET 14 OF 27 AMW 60 NORTH LOUDOUNET MARSH & L 5WINCHES ER, VIRGINIAS J PHO Land Survevors, P. L. C. NE �667-0468 —N LOT 62 N fi05920' E 630.50" SHEET 16 -- -- �IR -- U LOT 55 L N 0 ! m 5.0461 ACRES± 8 °� DF 0 % 15' BRL N 39 47 06' E O b 3 0 0 IN z F 15 BRL 00� 65' LOT 53 i 2.9147 ACRES± g 15 BRL -- N 60592Tr630..0 -- 15 8 1 I \ ' 4% DF J LOT 51 4.2737 ACRES± Imo\ IAT 49 SHEET 14 63. FINAL SUBOMSION PLAT WA VERL Y FARM STONEWALL MAGISTERIAL D1S7R1CT FREDERICK COUNTY, ORCINIA DA TE- MARCH 24, 2006 SCALE.- 1=100' GRAPHIC SCALE 100 0 50 100 200 1 inch - 100 ft. s I- E. x z 0 F i W W a a %%,41`" TH O;,e0 112% s O U THOMAS J. STARK No. 2661 /ulz-Sud SHEET 15 OF 27 "P" AMW M0 NORTH ARS H& LEGGE WINCHES ER, VIRGINIA ISTREET 22601 Land Surveyors, P.LC. PHONE {540) 667-0468 \qi FAX (540) 667-0469 1' 7 �CD w N LOT 5 IAT 3 SHEET 17 SHEET 17 N 605920" E 630.50 (TO TAL) 15' BRL 1 1 I o i 4.058o1TACRES± _ rn f 6? i t Lo BF \6f, 3 3 35i� e u 05 15 BRL 5 76 N 603920" E 470.64' 66 4 M 15 BRL % BF L � N 01 LOT 64 g I 3.6111 ACRES± 1 15 BRL N 6059"29 S RLB 6 s o �E 3A� / �� +_ 1 4 1 II / x9 All OF I Z- 6Y_- / I LOT 62 0 1 I 5.0481 ACRES± 1 �I o m / 43 A( -2 47' �ry .�J Z —� 15' BRI 5 6U J9 LU W 63V.JU IDT 55 WEII TO BE ABANDONED SHEET 15 FINAL SUBDI VISION PLAT *." of o_, WA VERL Y FARM �z STONEWALL MAGISTERIAL DISTRICT 4p • FREDERICK COUNTY, VIRGINIA DATE-,• MARCH 24, 2006 SCALE: 1 "=100' i U THOMAS J. STARK • GRAPHIC SCALE i No. 2881 lb. 100 0 50 too 200 �c>rl all '," inch = 100 ft ###su AMW ID7012-SUB SHEET 16 0 27 MARSH LEGGE 60 NORTH LOUDOUN 5WINCHESTER, & VIRG NIASTREET 22601 Land Surveyors, P.L.C. PHONE 540) 667-0486 667-0469 FAX 540) 1 �3 LOT 8 SHEET 5 LOT 6 SHEET 5 LOT 4 .20\ c> �� SHEET 5 LOT 7 SHEET 19 Cl'q cz,B� LOT 5 " o a 4 3.3407 ACRES± ry G`O El 2g 5� OF \ h m LOT 66 SHEET 16 /0111v LOT 3 4.5171 ACRES± X FINAL SUBDI VSION PLAT WA VERL Y FARM STONEWALL MAGISTERIAL DIS7R/CT FREDERICK COUNTY, WGIMIA DATE.• MARCH 24, 2006 SCALE 1--100' GRAPHIC SCALE 100 0 50 100 200 1 inch = 100 ft. I RURAL PRESERVATION LOT SHT 27 H o x U THOMAS J. STARK No. 2661 ID7012-SUB SHEET 17 OF 27 1 '-' AMW 60 NORTH LOUDOUN MARSH & LEGGE WINCHESTER, VIRGNIASTREET 22601 Land Surveyors, P.L.C.PHONE 540 667-0468 y FAX 5403 667-0469 CD cn W / �Qpg�l / 6, ro 4 IRF c`1 p '�j r y �o LOT Z �� `� et 2.6186 ACRES± Im I( m W LOT 2 �o ml SHEET 5 1 �° r 40 I �iil IRF i N { Df i h ry Com`'= 15' BRL 120.00 35' 7252 tip' N 7079'43y W N 52 31 w s 9� IAT 4 IQ 1 0 SHEET 55 y� LAT 3 �I 0 SUET 17 LOT 6 SHEET 5 1 1 1 1 IAT 5 SHEET 17 LAT 8 SHEET 5 FINAL SUBDI VISION PLAT ��o ! e LTx OF, WA VERL Y FARM `IL ��'` �P STONEWALL MAG67ERIAL DISTRICT FREDERICK COUNTY, VIRGINIA Com.) • THOMAS J. STARK • DA TE.� MARCH 24, 2006 SCALE' l "=100' • • GRAPHIC SCALE No. 2661 r a a � too 0 50 too 200 r t 7 inch 100 ft. O!'SA� �Mo " te` loll—sue SHEET se 27 AM"' ET MARSH & L WINCHESTE, VIRGINIA NORTH LOUDOUNS Land Surveyors, P. L C. PHOFAX NE �640� 667-0469 CD cls W ----� 1IAT 5 cc h I SHEET 17 Ew w O S 563955'�yE —{ — ►�►1 y PQ 106.04 _ so. R C3 5," T2s W c IAT 66 50 _ � SHEET 16ej LOT 7 99 s 01 I + m+ 2.0000 ACRES± l DF ^' 2y �� \ 990�sr . Al 0 s o I z DB 98 ryh0o,� LOT 65 2.0000 ACRES±� wo h J \I 0 �p 15 BRL�ry DF w S 612311' 1 1 his BRLto 1 1 I oo E- \ ryo F g toBRA l60� LOT 9 2.0000 ACRES± F o DB 154DF' 6h _--204' 15 BRL g to h s' 203 _ S 5722174.57' ~ LOT 63 6173T 1 2 63 S 11- E 260.86` ��— SHEET 25 15' BR< 5ti 219' i DD DF m LOT 11 m d a 2.0000 ACRES± F, W 15' 8RL LOT 61 ry SHEET 25 m L31130 N 17 Il W 375.15' cn to LOT 13 E, SHEET 20 LOT 59 .91 1 SHEET 25 FINAL SUBDI l9SlON PLAT op 000. WA VERL Y FARM IIka%,ALTH �` a� ` STONEWALL MAGISTERIAL DISTRICT �"r Z, O �2 FREDERICK COUNTY, VIRGINIA DA TE- MARCH 24, 2006 SCA LE.• 1 "=100' e U THOMAS J. STARK • GRAPHIC SCALE o No. 2661 Too o so Too zoo i 1 inch - 100 ft. 107012 -SUB SHEET 19 OF 27 NRW MARSH & L WINCHES ER, VIRGINIAS22601 ij Land Surveyors, P. L. C. PHONEFAX �540� 667-0469 IAT 11 SHEET 19 F WW L31 "( j0 5 6173'17" x D _ 15' BRL U k OF 1 IL 94' �4 U� T N teary I w o m 15' BRL I ___ S 6123'11_ E4 CL) E g � o ry p DF of w I ? I 5J [� DB x aj 15' &RL U) 21 S 6123'11' E_ F` IS' BRL D9 F I � SZ rnOF of Vf z` W h F L yr s 15' BRL i2 1 S 6123'11' E N 15 BRL s I 0 1-9 LOT 13 ff 2.0000 ACRES± m LOT 15 2.0466 ACRES LOT 17 2.0466 ACRES± 1 8. DB LOT 19 o- I I 54 2.1120 ACRES± N W NI x DF of 15 BRL !r� 1N lJ 617S 11' w v 01 , . s atiy IAT 21 �l0 15,1 �' SHEET 21 Iv y FINAL SUBDI VISION PLA T WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, WG/NIA DA TF• MARCH 24, 2006 SCA LE.• 1 "=100' GRAPHIC SCALE IAT 23 SHEET 21 IAT 63 SHEET 25 LOT 61 SHEET 25 Q LJi LJ LOT 59 SHEET 25 TT 58 p� SHEET 26 i i y r� F IAT 57 SHEET 26 LOT 32 SHEET 21 S %,ulk TH app �0,,, i U THOM J. STARK 0 No. 2661 100 0 50 too 200 �, LA,� ww /,D pViol' 1 Inch 100 fL /00'0$0#44044 AMW ID7012-SUB SHEET 20 OF 27 60 NORTH MUDOUN MARSH & LEGGEWINCHESTER, ViRGINIA5TREET 22601 Land Surveyors, P.L.C. PH FAX 540) 667-0469 IAT 25- SHS LCT 2G SHEET 8 %0,\` IAT 30 / socati% §5 e�` LOT 21 SKEET iG J�� �\4p / 2.0146 ACREOF St OSQ�♦ ' N � �S• i1 T5' �C `L33 ' N V \ \ OF \ 62 W I / LOT 23QW w 1 2.0204 ACRES± m I 4g 15' BRL oF t M � 15' BRL .7 U i LOT 32 Ih 2.0687 ACRES± m 1 I� OB o co OF ^ O A4 - 15' BRL 126' �s 1 '. — N 1678 47 E 4290 E - I I = c I 00 � m g F U °o s LOT 34 2.3193 ACRES± 130' _ OF L32 29 6 145, % 15' BRL W SOT 3 22 13 167847 W 216.1 FINAL SUBDIVISION PLA T WA V/ERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, 1ARGINIA DA TE- MARCH 24, 2006 SCALE: 1 "=100" GRAPHIC SCALE ,o0 U 5o ,DU 200 1 1 1 1�� 1 inch 100 ft. OF IAT 24 - SHEET 7 w. N pPrn�r, 1n o� co Q m ,o N �r ry7 h LOT 19 SHEET 20 %m LOT 57 SHEET 26 I *z aAa%q� - TH 0;00,, e O O THOMAS J. STARK No. 2661 g 0 A� _ axle., 0 AMW r( LEGGEWINCHESTER, 50NORTH N STREET VIRGA Land Survevors_ P T. r PHONE (540) 667-0468 0 6 LOT 59 '! s SHEET 25 / -� b� r'p TAT 54 �6p�6, oo SHEET 24 o� �� GTS m� \moo'X04 TAT 52 TAT 58 .� g SHEET 24 SHEET 26 Y , Q LOT 56 �s LOT 50 3.3336 ACRES± �`o, SHEET 24 LOT 57 ' \ SHEET 26\ m- 40' BRL 6 DF o 5 Zo S 11 IJ E 197.14 .,t 1 N 4p'B� Tq7 g8.31 22 40' RRL 1 6 A � ( z LOT 36 �► o TAT 34 2.0040 ACRES± ti h o ! SHEET 21 y 1� LOT 38 o ° 2.0016 ACRES± cit crit �E" I DF / °' tL h E- W LOT 40 s to 2.0985 ACRES± /J r Jj r ! s = m c 1 1 5t' iT i 1 OB h IL._ 5' 45 BRL 45 BRL 45 BRL C32C � � _ 200.00' _ 2O0.0D' 173.37' �+IV 73'41'1.3" W 96289' (TOTAL) MILKY WAY CIRCLE 29 C 2 (TOTAL) 50'RW FINAL SUBDI WSION PLAT �� OF 0,• WA VERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY 1,1RGINIA U a THOMAS J. STARK • DA 7E.- MARCH 24, 2006 SCALE: 1 "=100' ® • GRAPHIC SCALE : No. 2661 Al too o sa too 200 i ,1 Inch = 100 ft -m d a�s0000# sm�Vey , 0, �1 ID7012-SUB 9 SHEET 22 OF 27 Amw EET MARSH & LEGGE SWINCH STER, VIRGINIA0 NORTH LOUDONS22601 Land Surveyors, P.L.C. PHONE 667-0466 FAX 540) 667-0469 4 0 Ui w Q0 LOT 56 g SHEET 22 J o� m h h �a II I LOT 46 ohm \ 2.0000 ACRES± �s• DF LOT 42 \ \" 2.3385 ACRES± i'� LOT 45 IAT 40 SHEET 22 OF DB ' 0320 LOT 44 /i SHEET 13 LOT 43 *' SHEET 12 LOT 41 SHEET 12 FINAL SUBDI WS/ON PLA T WA WERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DA7F• MARCH 24, 2005 SCALE.- l`---100' GRAPHIC SCALE loo 0 50lD0 200 . . Ii 1 inch - 100 ft. i�. O x U THOMAS d. STARK No. 2661 ��rpp� ,..D SUR��.`.�1 7012 -SUB SHEET 23 OF 271_ , AMW NORTH LOUDOUN} ` MARSH & LEGGE SWIONCHES R, VIRGINIASEET r'll Land Surveyors P.L.C. PHONE (540) 667-0468 ' FAX (540) 667-0469 C7 C.n CD \ \ LOT 51 \\ SHEET 15 IAT 50 \� HEET 24 X39 % IAT 49 >a^ SHEET 14 D � / / DB 84 m A } OF � I� 1 LOT 48 1siBRL 2.0000 ACRES± _ 1N 6924 W -1�" 457.04 "'—'-- LOT 47 SHEET 14 o� o h^ LOT 46 ohm \ 2.0000 ACRES± �s• DF LOT 42 \ \" 2.3385 ACRES± i'� LOT 45 IAT 40 SHEET 22 OF DB ' 0320 LOT 44 /i SHEET 13 LOT 43 *' SHEET 12 LOT 41 SHEET 12 FINAL SUBDI WS/ON PLA T WA WERL Y FARM STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DA7F• MARCH 24, 2005 SCALE.- l`---100' GRAPHIC SCALE loo 0 50lD0 200 . . Ii 1 inch - 100 ft. i�. O x U THOMAS d. STARK No. 2661 ��rpp� ,..D SUR��.`.�1 7012 -SUB SHEET 23 OF 271_ , AMW NORTH LOUDOUN} ` MARSH & LEGGE SWIONCHES R, VIRGINIASEET r'll Land Surveyors P.L.C. PHONE (540) 667-0468 ' FAX (540) 667-0469 C7 C.n CD m co01 L E to r` CU E— s s rn II 107012 -SUB �N IAT 59 SHEET 25 J 7 —�� LOT 61 -�— C39 I SHEET 25 �� Y 6059 20" E 360._36" }" 1 �}�40 15' BRL OF 09 r LOT 60 e 1 / 2.0000 ACRES± 101 45' BRL G - ss• �� w 498.28' n 46' S 605920' W 610.73' JERSEY COURT �o S505920" W 498.29 TOTAL 50' R/W 178 1 457.01 181' 89 � 45 BRL N ti Ir 9� Y h LOT 56 SHEET 21 SHEET 23 LOT 54 f� OF N� 2.0000 ACRES± (` 103. 0 L43 15 BRL v �' OF 3 TOTA16 72 16 94 S 6059 \ r--,. BRL El LOT 52 2.2415 ACRES± FINAL SUBDI WSION PLA T WA VERL Y FARM STONEWALL MACISTERIAL DISTRICT FREDERICK COUNTY, WRGINIA DA TE• MARCH 24, 2006 SCALE.' 1 "=100' GRAPHIC SCALE 100 0 50 100 200 1 inch = 100 ft. LOT 50 2.0296 ACRES± OF �9 i BRL \ op O • THOMAS J. STARK No. 2661 • .dj D $(JRVIb02'11 AMW 60 NORTH LOUDOUN MARSH & L WINCHESTER, VIRGINIAS22601 NE �540667-0468 Land Surveyors, P. L.C. PHOFAX 540; 667-0469 Z3 Ln 9 IAT 65 SHEET 19 IPA by 9� LOT 9 SHEET 19 LOT 63 —b 2.5449 ACRES± N .n LOT 11 SHEET 19 5 a LOT 13 SHEET 20 LOT 15 SHEET 20 s \\ bo- x\ 2�0 x8� •�O 9�\6��\O 4,f•B oS� IAT 64 SHEET 16 LOT 61 �6a" 2.0000 ACRES± :��/ 9U LOT 59 2.2484 ACRES± r� 'N 69'41 f W 33f.� LOT 58 SHEET 26 DF V 73'•8 -X CTT Cq co 1x IAT 60 SHEET 24 44 j/ 60 5 LOT 57 SHEET 26 LOT 54 SHEET 24 LOT 56 SHEET 22 FINAL SUM14SION PLAT ��`,, TH ®0� �1�sap' WA VERL Y FARM : STONEWALL MAGISTERIAL DISTRICT + FREDERICK COUNTY, VIRGINIA i ry Z DA TE' MARCH 24, 2006 SCALE- 1 "=100' THOMAS L STARK � GRAPHIC SCALE S No. 2661 goo o so ioo zoo s e 1 inch 100 ft ,000.4`x' �,sml ; y\* 107012 -SUB S11FFT 75 fw')7 44*40 AMW ` MARSH & LEDGE 560 NORTH WINCHESTER,VIRG NiIA6TREET 22601 � � Land Surveyors, P. L. C. PH FAX �540� 667-0469 to C11 I `v E- LOT 19 Is� SHEET 20 ° LOT 17 SHEET 20 E 40' BRL 40' BRL � � s CH7 �r CQ 0 0� 9 85 08 13 r A N � 1 � 75 Bk 1 �l. O �.q LOT 34 SHEET 21 \ LOT 57 3.1102 ACRES± vh �I ~� 26 LOT 58 2.0000 ACRES± DB r` P5;1 fl � d� o � o, o .1 J—.�70_`ll__� LOT 36 SHEET 22 LOT 56 SHEET 22 �110- LOT 36 SHEET 22 d� LOT T SHEET 22 1 /LOT 50 SHEET 25 FINAL SUBDIIISION PLAT WA VERL Y FARM STONEWALL MAGIS7ERIAL DISTRICT FREDERICK COUNTY, ORGINIA DA 7F.• MARCH 24, 2006 SCALE: 1 "=100' GRAPHIC SCALE 100 o so 100 zoo 1 Inch 100 ft LOT 59 SHEET 25 LOT 54 SHEET 24 LOT 52 SHEET 24 a1,TH 0;P10" o � U THOMAS J. STARK No. 2661 J012 -SUB SHEET 26 OF 27 1 "Tvv - AMW 60 NORTH TREET MARSH & LEGGE SWINCHESTER, VIRG N1IA522601 Land Surveyors, P. L. C. PHONEFAX 540 667-0469 s o�?s�, HOPEI ROAD 50' R/W stOT��s �� ��r l L5a roto L51 C36 VIRGINIA TB �� N1�° �` S`S� ROUTE 665 IR 1g`f'OS. 6, L478 WAVERLY ROAD 9 pO ry? 1s r' es89_ T°rA4 a C5 B2 ' VARIABLE WIDTH R/W 50'&RC `PSF �3, L81 0-1 L47A ti w rr i CL7 �, l8 i' :2, -S, T 65 LOT 66 z L72 RT 19 S$T 16 L7L7C 4 T 64 63 lA 6 �, �' '� q 0 : py r3 ° "o,,I 25 sy 16 .a I C, C%a L �5 I 7 s fL S O r IRF 80 LO49 T 61 IAT 62 0 o '� O C, �G SHT 25 SHT 16 o o ,. , W 75 F T 60 0 '� Ey c,�� •G ��s8 �T24 iI CTS air �W �R 6� �C�✓� h� PCp F 511 LOT 54 LOT 55'� A ern° . at!ctp 1p �.a o S 4 SHT 15 ofo `, - � CP ;z ss r+ C,5 o,� ��1_aO T 52 p o a •p sa "`5 SHT 24 LOT 53 *a o N Lu LOT 50 SHT 15 e 48 y �0 � a N a' SHT 24 IAT 51 -11 25' R W C37 t57 LTo 50' A � � TOTAL s40p 4 SHT 15 I , 0 ,0 �? 9 ©F I,O IRF 11 6 �9 x S baa SST 4g � v , .3 -3 10 61 tI4 04� IR 1�9 12 lSs �i w N `rjYjr st} 1 d� L39 r0 i 50' AIW j� h9 itpf rk L5?A i 4 Jl�j 59' kJ 25 R W 110e 1 P IP i C') ti`r. 13, E s m 6 zs' R R/W DEDICATION PORTION OF LOT 67 0.2795 ACRES± RURAL PRESERVATION LOT 109.3359 ACRES± (AREA WEST OF WAVERLY ROAD DEDICATION)6H 15 41? 0 9 � 16 ,$ 17 6kl�� �g1V�•i 19 so.�l X64 MORELAND LANE 25' R/W FINAL SUBDI WSION PLA T � TH OF 00�r', WA VERL Y FARM IL STONEWALL MAGISTERIAL DISTRICT PY)THOMAS FREDERICK COUNTYWRGINIA 5J. STARK OATFMARCH 24, 2006 SCALE. l`--100' • GRAPHIC SCALE 4P No. 2661 r I, s00 0 250 500 1000 r 9 1 inch =500 fl. av®j/i, SUMS", 10 1012-SUB SHEET 27 OF 27 AMW MARSH & LEGGE S60 NORTH LOUDOUN WINCHESTER VIRGINI STREET A 22601 Land Surveyors, P. L. C. PHONE (540) 667-0468 FAX (540) 667-0469 C. n � PPA #08-07 RGuT� 2 7 7 MIXED USE URBAN CENTER a � rrrluout uououi.MXa) t5tb/2UU7 -- 11:U2:36AM 1 / l 1 222- X, —.1c rf � a UN OF SHE. 00 F)Nro GOMMEPLiAt. row' `' ° $ES �- - Y 70 � � �\�� Q ` A VAS Frederick County, o 0 0) RT _ * t Comp Plan CPPA # 08 - 07 � �^.: �� p. ", NO WNE L£Nt ' t�t� Application YY � � RT 277 Mixed Use Urban Center Parcel ID: 86-A-78,86-A-79 { 'r Location in the County 86 - A - 80,86 - A - 81 .� 86-A-82 I 0 Map Features ' O Hamlets Long Range Land Use ro i �M 4%s Future Rt37 Bypass Rural Community Center Q Application Residential Airport Business Lakes/Ponds Cr.;t Industrial - ^— Streams iW Institutional Buildings Recreation '4 I II Streets -: Historic ^� Primary ry ® Mixed-Use Driftwood Di 1s Secondary ® Planned Unit Development Terciary Topography (5' interval) ,t Urban Development Area SWSA , Q r ' st,phsns Lily , a o-----f«,�. ftw gg Trunk Dr r 1it I GLE ROOK d Lent n: kI I ' Location in Surrounding Area ' 0 150 ?UO GK COG >n-i Wigg Et 1 m < r7j,,, Case Planner: Candice m Map Document: (N:\Planning_And_Development\GIS PROJECTsxgnn7 PrAiP fo\r 077 1D17077a16.. a � rrrluout uououi.MXa) t5tb/2UU7 -- 11:U2:36AM BOWMAN -SHOEMAKER COMPANIES ROUTE 277 MIXED USE URBAN CENTER DEVELOPMENT Comprehensive Policy Plan Amendment June 1, 2007 Contact Person: Evan Wyatt, AICP GREENWAY ENGINEERING 151 Windy Hill Lane Fo ded in 1971 Winches Ler, Virginia 22602 Telephone 540-662-4185 Engineers FAX 540-722-952£3 Surveyors www.greenwayeng.com CONTENTS Aerial Overview Location Man-- Owner an Owner Signature Documents Comprehensive Policy Plan Amendment Application Special Limited Power of Attorney Form Property Owner Affidavit Comprehensive Policy Plan Amendment Application Owner Information Authorized Agent Information Legal Interest in Property Reason for Request Map Amendment Information Text Amendment Information Amendment Justification Amendment Impacts and Benefits Proposed Land Plan Subject Properties Composite Map Exhibit Adjoiner Map and Ownership Information Table Long Range Land Use Plan Existing Land Use Map and Densities Table Zoning Map UDAIS`VSA Map Topographic and Environmental Features Map • F 7Sy'a�� f� �2{rl t �►,. *f� ►ri ;�tiwl41 a 'trR .• bman eth Or � irr,,x• �. • �` c���,#,'�!I��'''� gucha►�nan �• `�H! <,` •.;� �4�4 Y .r _ �, �.. ,,•.. .•+- :.r'a'�4'"a=RI ..i4 4 ` N. ' �" r�ai'�'*!1. i`ti+ ,y4am � 9i1►�'/t�-� ip r..# � 1iii f ffs ,, • iR;�y 1 y 'a►'si—Shoemaker Companies Route 277 Mixed Use �• r t*A� ti ,:. Urban Center Development ~, ®m Aerial Overview . ,z `. r .,„: 4 :� _ �,� a .+�. J O't'C�,t { •yM`•a s'.M e +e O + e r r i /Fv F,,. • y C 4 v r !,a I� s f ilk, - 4401" . „ ,. Y1 iLw , � I �. r '� A•rot"'�.. ♦ i + "lr` ��, , , Fairfax Pike • r jea J _` f . 611 `. v � ., ,, ;.• - ., � entre Dr f O �. / z opt' W 2i "►.a� 4� ' C 277 2U)o- '" 6a1 O D O �f 86 A 78 86 A 80 U Q w W ado - 5 W 86 A 80 w -er. ae — f a +�■I� Cr�,�, • r- w LU ► 9h de i ,� x '� , t W cV . O ,I t J o� ' a O Q 4 W z o Q baa a r, 86 A 79 s� .z QRZ • ��;a��t Driftwood f i w, l 4R y z u w a• 765 <L aye ; 4 r ^^ ' a h q �e W JO U o F_r4 - ° y �, z W m �• ea Q Z Y 4 <. t4 r twc5dr � 0 C3 O �+� w ,� OU W J_ o y .. 4 r w > Er Irr Y U � Q z > o t • 6 cc Trunk Dr a — ` i°+ ` t ;r 1, Q j Q 0 Q LegendJL 0 0 W "' ." LO Subject Parcels • Feet o x o I o o Parcel Boundaries. �M ' r¢ •"' ; 400 2C►0 0 40'0 800 Lij _J N W r co_ e 1 -IM 11Q Map Data Source: Frederick County, Va- GIS Department, 2007 Data, Aerial Photos from March 2006 Comprehensive Policy Plan Amendment Bowman -Shoemaker Companies — Route 277 Mixed Use Urban Center Development Owner(s) Information Name: Elizabeth Properties, LC c/o Beverley B. Shoemaker Project Name: Bowman -Shoemaker Companies — Route 277 Mixed Use Urban Center Development Mailing Address: P.O. Box 480 Stephens City, VA 22655 Telephone Number: (540) 869-1800 Authorized Agent Information Name: Greenway Engineering Project Name: Bowman -Shoemaker Companies — Route 277 Mixed Use Urban Center Development Mailing Address 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request Bowman -Shoemaker Companies, through Elizabeth Properties, LC acquired legal interest in five parcels of land containing 72.60± acres from 2002 through 2007, which are located on the south side of Fairfax Pike (Route 277) and on the west side of South Warrior Drive. The 2007 Planning Commission Retreat focused on the Route 277 corridor as a planned urban center as a primary topic of discussion. Bowman -Shoemaker Companies is interested in including their property into the County's Urban Development Area (UDA) and proposes to incorporate several planned urban center design elements identified during the Planning Commission Retreat such as a land dedication for the expansion of Sherando High School, commercial development along Route 277 and Warrior Drive, right-of-way dedication and improvements to the Route 277 corridor including corridor buffering enhancements, clustered residential development, and an off - Bowman -Shoemaker Companies CPPA #4429/EAW road bicycle and pedestrian facility system that will allow for recreational amenities that 1-1 ,aces and the existing bicycle and provide connectivity between all propose. �u��u pedestrian system serving Sherando High School and the Sherando Regional Park. For A Map Amendment PIN(s): 86-((A))-78; 86-((A))-79; 86-((A))-80; 86-((A))-81; & 86-((A))-82 Magisterial District: Opequon District Parcel Size (approximate acres): 72.60± acres Plat of area proposed.for CPPA amendment, including metes and bounds description: Please refer to Subject Properties Composite Plat Map Exhibit within Application Existing Comprehensive Plan land use classification: Proposed Comprehensive Plan land use classification: Existing Zoning and Land Use of the Subject Parcel: M2, General Industrial District — Office B2, Business General District — Office & Residential RA, Rural Areas District - Residential & Agricultural Commercial and Undefined Mixed Use Urban Center What Use/Zoning will be Requested if Amendment is Approved?: The Bowman -Shoemaker Companies — Route 277 Mixed Use Urban Center Development is proposed to include land dedication for the expansion of Sherando High School, commercial development along Route 277 and Warrior Drive, right-of-way dedication and improvements to the Route 277 corridor including corridor buffering enhancements, clustered residential development, and an off-road bicycle and pedestrian facility system that will allow for recreational amenities that provide connectivity between all proposed land uses and the existing bicycle and pedestrian system serving Sherando High School and the Sherando Regional Park. The Bowman -Shoemaker Companies desires to zone the entire acreage as R4, Residential Planned Community District to have flexibility to provide commercial and residential urban center design elements that are in keeping with the County's vision for the Route 277 corridor, as current ordinance standards do not provide for this type of design. Bowman -Shoemaker Companies CPPA #4429/EAW 2 Describe the Existing Zoning, Comprehensive Policy Plan Designations and/or Proposed Comprehensive Plan Designations, and/or Approved Uses and Densities along with other Characteristics of Properties that are within 112 mile: The Bowman -Shoemaker Companies subject properties are currently zoned M2, General Industrial District, B2, Business General District and RA, Rural Areas District. The Comprehensive Policy Plan Long Range Land Use Plan designates the subject properties as business along the Route 277 frontage, and does not define the remaining portion of the properties. The Bowman -Shoemaker Companies are proposing to have the Comprehensive Policy Plan designate this property as mixed use urban land use. There is approximately 1,260 acres within a 1/2 -mile radius of the subject property, of which the primary land use is residential. There are approximately 601 acres with a land use designation of residential within a 1/2 -mile radius of the subject properties, of which 68% are currently developed. There are approximately 110 acres with a land use - designation of commercial and industrial within a 1/2 -mile radius of the subject property, of which 63% are currently developed. Please refer to the Aerial Map Exhibit, the Zoning Map Exhibit, the Comprehensive Policy Plan Long Range Plan, the Bowman -Shoemaker Companies Route 277 Mixed Use Development Land Plan and the Existing Land Use Map Exhibit and Densities Table for all properties within a 1/2 -mile radius of the subject site for additional information. The Name, 'Mailing Address and Parcel Number of all Properties within 200 feet of the Subject Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the Adjoining Property Map and the Adjoining Property Ownership Table within the Application for all properties within 200 feet of the subject parcels and the signed Adjacent Property Owners Affidavit. For A Text Amendment A land use plan has not been developed for the Route 277 corridor; therefore, this Application does not propose any text amendments to the Comprehensive Policy Plan. ^ For All Amendments Justification of Proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed: The 2007 Planning Commission Retreat focused on the Route 277 corridor as a planned urban center as a primary topic of discussion. Bowman -Shoemaker Bowman -Shoemaker Companies CPPA #4429/EAW 3 Companies is interested in including the subject properties into the County's Urban Development Area (UDA) and proposes to incorporate several planned urban center design elements identified during the Planning Commission Retreat such as land dedication for the expansion of Sherando High School, commercial development along Route 277 and Warrior Drive, right-of-way dedication and improvements to the Route 277 corridor including corridor buffering enhancements, clustered residential development, and an off-road bicycle and pedestrian facility system that will allow for recreational amenities that provide connectivity between all proposed land uses and the existing bicycle and pedestrian system serving Sherando High School and the Sherando Regional Park. The inclusion of the subject properties within the County's Urban Development Area will provide the first step necessary for the rezoning and development process required to implement planned urban center design elements that are recognized as needs in this geographic area of the community. How would the resultant changes impact or benefit Frederick County? Consider, for example, transportation, economic development and public facilities: Transportation impacts associated with the Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development will include traffic generation from the residential component of the project and traffic attraction from the commercial component of the project. The proposed land plan provides for right- of-way dedication and improvements along Route 277, the relocation of Warrior Drive, which realigns the existing road system further west of Sherando High School as desired by the Public Schools Administration, the provision of traffic signalization, and the beginning of a street grid network from Route 277 to the southern limits of the subject properties to allow for the continuation of this design. The proposed improvements to the existing and planned transportation system will mitigate transportation impacts associated with this development proposal. Public facilities enhancements are considered with the Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development through the provision of approximately 7 acres of land dedication for the expansion of Sherando High School. Meetings with Public Schools Administration staff have indicated that additional land area will be needed for the future expansion of the high school facility. Additionally, the relocation of Warrior Drive to the west of its current alignment is desired by the Public Schools Administration staff, which will assist with the enhancement to this public facility. The Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development will utilize public water and sewer service that is provided by the Frederick County Sanitation Authority (FCSA) through the James Diehl Water Treatment Plant and the Parkins Mill Wastewater Treatment facility. The Bowman -Shoemaker Companies CPPA #4429/EAW 4 Applicant has discussed this proposed with the FCSA Director and was advised that FCSA can accommodate this project through the current expansion of the Parkins Mill Wastewater Treatment facility, which will have a treatment capacity of 5 MGD in the fall of 2009. Additionally, the FCSA Director advised that this project will provide the ability to strengthen water supplies in this area on the County by carrying existing infrastructure from Sherando High School towards the Town Run Lane system. Public school impacts associated with the with the Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development will be realized as a result of the development of the residential land use component of the project. The developer will proffer to mitigate this impact through the provision of monetary contributions to Frederick County that are consistent with the County's Development Analysis Model. These monetary contributions will be established without credit for the commercial component of the project. Economic development opportunities will be provided with the Bowman - Shoemaker Companies Route 277 Mixed Use Urban Center Development through the development of commercial land bays along the Route 277 corridor and Warrior Drive. These commercial land bay areas are anticipated to provide for approximately 150,000 — 230,000 square feet of land use, which will provide for various tax revenues to Frederick County and will assist in the mitigation of fiscal impacts associated with the residential component of the project. Additionally, the proximity of the commercial land bays to the residential components of the project allow for a pedestrian design element that creates a walkable community between the various land uses. Recreational amenities will be provided with the Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development through the development of an off-road bicycle and pedestrian facility that will be constructed by the developer. This off-road bicycle and pedestrian facility system will allow for recreational amenities that provide connectivity between all proposed land uses and the existing bicycle and pedestrian system serving Sherando High School and the Sherando Regional Park. This design will allow for the planned continuation of this public bicycle and pedestrian facility as properties to the west and south of the project site develop. The impacts associated with the Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development can be sufficiently mitigated by the developer. This project will benefit Frederick County through the implementation of needed transportation improvements, the provision of public facilities for Public Schools and Parks and Recreation services, and the provision of land use to will promote economic development. The development of this project will allow for the County to establish planned urban center design elements that will serve as an example for future development within this area of the community. Bowman -Shoemaker Companies CPPA #4429/EAW 5 Signatures: I (we), the undersigned, do hereby respectfully Take application_ and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are trite and accurate to the best of my (our) knowledge. 9 Applicant(s): Date_ J Owner(s): Date: >��ra Special Limited Power of Attorney County of Frederick, Virginia Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, VA 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Elizabeth Properties, LC. Beverley B. Shoemaker, Manager (Address) P.O. Box 480 Stephens City, VA 22655 (Phone) (540) 869-1800 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. 030001543 on Page Parcel: 86 Lot: 78 Block: A Section: Subdivision: Instrument No. 020016888 on Page Parcel: 86 Lot: 79 Block: A Section: Subdivision: Instrument No. 040015483 on Page Parcel: 86 Lot: 80 Block: A Section: Subdivision: Instrument No. 060023366 on Page Parcel: 86 Lot: 81 Block: A Section: Subdivision: Instrument No. 070008757 on Page Parcel: 86 Lot: 82 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151, Windy Hill Lane. Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority 1 (we) would have if acting personally to file planning application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ® Comprehensive Policy Plan Amendment ❑ Site Plan 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) have hereto set my (our) hand and seal this iF day of 200_ n n I a n S ignature(s) State of Virginia, City County f To -wit: j�DilNtC� l.- • � � 1 Sb I, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this W -f -h day of, 2001. L-tJ J My Commission Expires: vt ( 12-2-2-008 Notary Public J Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: -wNvw.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-•665-5651 Facsimile 540-665-6395 STATE OF VIRGI-NTIA COUNTY OF FREDERICK 'Thisday of 1�1 Gt (Day) (Month) (Year) Authorized Agent) hereby snake oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the infonnation provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. Owner Co *act Purchaser/Authorized Agent) (circle one) COMMONWEALTH OF VIRGINIA: County of � L. V Subscribed and sworn to before Tne this O -Nn day ofMC. , in my County and State aforesaid, by the aforenamed Principal. NOTARY PUBLIC My Commission expires: eb►rt1 Z� Lu LLI NAND f e10 RIDOR F F E—R `"7 BU F LYS D LU to CD ■ ca 0 A Z' to cQ Lu 4) 1AL RELOCATED >, 0,01 v 02 ID. CO!,4ww WARRIO 46, / DRIVE to COMMERCIAL co) 0 W U3 40' , 40N off , . - am go oft44 So. oVmAmmip - 41t ij 16"=-Z.-m-� ,. G 14F -im'. w Z 410 Jr 40P Z jL E� 14 IL Ck RESIDENTIAL—) E- RESID6"TIALY�,�,j z u v- 40' f, --2 Lu 41P SkEAAAkDO— SCHOOL-- -1 E- ' f EXPANSION— �EN IAL . ..... Lu Z AtR E 140 E- 0 LLI ff ob CIA LLI 0 At, z �D Cr FZ4 QL4 P� 0 0 00 rr r DATE: MAY 2007 ED SCALE' 1" 300' DESIGNED BY BSK J 11 JOB NO. 4429 t/ I I % ( f �. �� 1 'i .} I t !? l �� i SHEET 1 0F1 f !W: ft3 z W W r ,.• F cc 1 €` Oir Z I ` t z f _ ,.._.. -'79049'36)- E FAIRFAX -PIKE. RT. 277 l ( �_ _._ a 287.4' S 79-07,17 E 987.8' S 77044'14" E 1073.4' cc CD CV ow qcv TM: 86-((A))-81 - .. q 1�- 42 10.2 AC + - ko ___ ato to IM °45 40v�'o TM: 86-((A))-80 W 65.5' ' ° ' co TM: 86-((A))-82 S 58°56' 20.5 AC + �. ,.�• 54137" E S ° 2.3 AC + . `� �s'*0r 61 4554" • So A C f ,8 251 8 E s 61 O W °45 S 5B° CID p 4 p1 7" E n: T� l CD 828.9 3 E - S �60n0l' �- cv CID TM: 86-((A))-79 QR 0 -. a .6AC+ BEARING . �o 5°21 29" Ll S 27052'24" WCV 907.1' 115.0' L2 N •. W 237.5' N6° S 40033'38" E 641 �•� L4 S 61046'07" E 28.9' o S 62°12'31" E Q) C�/ S 71059'36" �. 181.4' L7 S . GQ 193.8' 300 O 300 SCALE: 1" = 300' LINE DELTA ANGLE BEARING ARC LENGTH LENGTH Ll S 27052'24" W 115.0' L2 N 63004'44" W 237.5' L3 S 40033'38" E 31.1' L4 S 61046'07" E 28.9' L5 S 62°12'31" E 127.5' L6 S 71059'36" E 181.4' L7 S 25058'28" W 193.8' L8 S 25°14'57" W 353.7' L9 N 00040'29" W 135.6' L10 N 25033'56" E 102.9' r N �80,3�1.9 4 r CURVE DELTA ANGLE RADIUS ARC LENGTH TANGENT CHORD BEARING CHORD LENGTH C1 36°20'47" 450.0' 285.5' 147.7' N 07°23'33" E 280.7' C2 34°40'12" 450.0' 272.3' 140.5' S 06°33'15" W 268.2' C3 46°31'07" 25.0' 20.3' 10.7' S 47°08'55" W 19.7' C4 132°45'13" 55.0' 127.4' 125.8' N 04°01'52" E 100.8' C5 36°20'47" 370.0' 234.7' 121.5' N 07°23'33" E 230.8' C6 10°06'21" 530.0' 93.5' 46.9' N 05°43'40" W 93.4' E- 0 0 U H134 0 P4 a U) m Z Wa JZIL aaz�a H U 0,�ELunN�o FWW�Ozw oaC�wZ~0N00 m ix DATE: MAY 2007 SCALE: 1" = 300' DESIGNED BY: BSK JOB NO. 4429 SHEET 1 OFI U` Fairfax. Pike N wr S Driftwood Dr v" \19 4 �o F Legend Subject Parcels Adjoining Properties within 200 Feet Parcel Boundaries Map Data Source: Frederick County, Va. GIS Department, 2007 D; Zabeth ° Bowman -Shoemaker Companies �r d �8_ p erw+ �� Route 277 Mixed Use o c `2• iLU "-01 � Urban Center Development Z �., p y� �� -6 ifff Adjoining Property Owners within 200 Feet / -- - - - ( lot �2+ 13� F� 11g a �l e`ra s ` i 1 `�� y� 16 P n� LU 16 d�- 1—� r ' 7 /�. 101 12 ! ,r 14/ / i ' .:1 '_ I f 25 _ Qe� � _ L 20 �� , '',10 r' _,il L-4 Ie3 i j 1 �! ��7 I611 Cent e r FN / Dr r r _ 86 A 82 a �as 8 I +� rl i v / �— f � r { gF, b ey d �t� 2$ r " . 17� 19 i 22 - t--�CO e 86 A 81� ,t i ��• �3� (� 13 : a t ���� �8 21 2 �� W U) 42 yl ��' 29 ' / W ` z �- — 1 277 W LJJ 41 `" < � ` i / 5 F— A X80 86 LU III t U (W - • �.on "° ". �e n ) ta• d :, � 86a LL W a V W O p I` l' Y C CD 40 1 E41 _, t e. ,:� r.. r- W Z �� . _., a , t 32 W — . �_. ° a'a' �a at al a ; t ? W Z 2 Z LJJ O y a, ev a_ �a V J �U O� 39 a r `�.`' Z Q_ f x a s 86 A 79 F37 Q / w a' 765 W D �--^ Spa a- LL m O o 13°� Sh q �e z w o Q z _ Q Lj N H Z L _ — �36 rye. �, 0�T0�0 �', 34 W _ W Z o -- - - O Feet 0 Cc a— 2 ) � _ O U o 0 UnWlrz a I �' % 400 200 0 400 800 z U) a- o w l Q C3 D -- — `�_xzoLo ^ O o mT Q N 111 N Q Q U U) or If - 0 r Fairfax. Pike N wr S Driftwood Dr v" \19 4 �o F Legend Subject Parcels Adjoining Properties within 200 Feet Parcel Boundaries Map Data Source: Frederick County, Va. GIS Department, 2007 D; Zabeth ° Bowman -Shoemaker Companies �r d �8_ p erw+ �� Route 277 Mixed Use o c `2• iLU "-01 � Urban Center Development Z �., p y� �� -6 ifff Adjoining Property Owners within 200 Feet / -- - - - ( lot �2+ 13� F� 11g a �l e`ra s ` i 1 `�� y� 16 P n� LU 16 d�- 1—� r ' 7 /�. 101 12 ! ,r 14/ / i ' .:1 '_ I f 25 _ Qe� � _ L 20 �� , '',10 r' _,il L-4 Ie3 i j 1 �! ��7 I611 Cent e r FN / Dr r r _ 86 A 82 a �as 8 I +� rl i v / �— f � r { gF, b ey d �t� 2$ r " . 17� 19 i 22 - t--�CO e 86 A 81� ,t i ��• �3� (� 13 : a t ���� �8 21 2 �� W U) 42 yl ��' 29 ' / W ` z �- — 1 277 W LJJ 41 `" < � ` i / 5 F— A X80 86 LU III t U (W - • �.on "° ". �e n ) ta• d :, � 86a LL W a V W O p I` l' Y C CD 40 1 E41 _, t e. ,:� r.. r- W Z �� . _., a , t 32 W — . �_. ° a'a' �a at al a ; t ? W Z 2 Z LJJ O y a, ev a_ �a V J �U O� 39 a r `�.`' Z Q_ f x a s 86 A 79 F37 Q / w a' 765 W D �--^ Spa a- LL m O o 13°� Sh q �e z w o Q z _ Q Lj N H Z L _ — �36 rye. �, 0�T0�0 �', 34 W _ W Z o -- - - O Feet 0 Cc a— 2 ) � _ O U o 0 UnWlrz a I �' % 400 200 0 400 800 z U) a- o w l Q C3 D -- — `�_xzoLo ^ O o mT Q N 111 N Q Q U U) Bowman -Shoemaker Companies Adjoining Property Owners within 200 Feet 4429 Route 277 Mixed Use Urban Center Development CPPA Application 5/31/2007 Adjoining Property Owners within 200 Feet.xls 1 of 1 Number Tax Map Number 1 86 A 85A Owner REPASS, MILDRED LEE Mailing Address 425 FAIRFAX PIKE City & State STEPHENS CITY, VA ZIP 22655 2 86 A 85B FINCHAM, EDDIE C 429 FAIRFAX PIKE STEPHENS CITY, VA 22655 3 86 A 85C ALLEN, RONALD LAWRENCE 90 NOTTAWAY DR STEPHENS CITY, VA 22655 4 5 86 A 86 A 85D 85E DAILEY, CONNIE M FURSTENAU RITTER, ELIZABETH ANN 447 FAIRFAX PIKE _ 107 PLANKWOOD CT STEPHENS CITY, VA ISTEPHENS CITY, VA 22655 22655 6 86 A 86 ATHEY, JOSEPH W JR & ALICE M 469 FAIRFAX PIKE STEPHENS CITY, VA 22655 7 86 A 87 ATHEY, JOSEPH W JR & ALICE M 469 FAIRFAX PIKE STEPHENS CITY, VA 22655 8 86C 2 1A GEORGETOWNE COURT HOMEOWNERS ASSOC. RR 1 BOX 198 STEPHENSON, VA 22656 9 86C 2 1 MUNGER, STEVEN F & & TIFFANY L JOHNSON 101 GEORGETOWNE CT STEPHENS CITY, VA 22655 10 86C 2 2 BORDWINE, HAROLD C & JANET M 138 OLD FOREST CIR WINCHESTER, VA 22602 11 86C 4 5 THE RYLAND GROUP, INC 4100 MONUMENT CORNER DR, STE 300 FAIRFAX, VA 22030 12 86C 4 4 THE RYLAND GROUP, INC 4100 MONUMENT CORNER DR, STE 300 FAIRFAX, VA 22030 13 86C 4 3 THE RYLAND GROUP, INC 4100 MONUMENT CORNER DR, STE 300 FAIRFAX, VA 22030 14 86C 4 2 THE RYLAND GROUP, INC 4100 MONUMENT CORNER DR STE 300 FAIRFAX, VA 22030 15 86C 4 1 THE RYLAND GROUP, INC 4100 MONUMNET CORNER DR, STE 300 FAIRFAX, VA 22030 16 86C 4 43A THE RYLAND GROUP, INC 4100 MONUMENT CORNER DR, STE 300 FAIRFAX, VA 22030 17 86 A 90 DAVE HOLLIDAY RENTALS, LLC 420 W JUBAL EARLY DR STE 103 WINCHESTER, VA 22601 18 86 5 A HERBAUGH, WADDELL P 561 FAIRFAX PIKE STEPHENS CITY, VA 22655 19 86C 3 1 STRAWDERMAN, JERRY L 573 FAIRFAX PIKE STEPHENS CITY, VA 22655 20 86C 3 2 PENA, JOSE & PENA, ELIZABETH 129 LEXINGTON CT STEPHENS CITY, VA 22655 21 86 5 C SHIFFLETT, SHARON R & SHIFFLETT, MARK E 585 FAIRFAX PIKE STEPHENS CITY, VA 22655 22 86 5 D SNYDER, LINDA SUE 591 FAIRFAX PIKE STEPHENS CITY, VA 22655 23 86 5 E SHIFLETT, DONALD R 597 FAIRFAX PIKE STEPHENS CITY, VA 22655 24 86 5 H SHIFLETT, DONALD R 597 FAIRFAX PIKE STEPHENS CITY, VA 22655 25 86 5 F STEPHENS CITY STORAGE, LLC 127 MERCEDES CT WINCHESTER, VA 22603 26 86---5 G SHIFLETT, JOHN B & CLARA E 637 FAIRFAX PIKE STEPHENS CITY, VA 22655 27 86 A 102H THE MARATHON BANK PO BOX 998 STEPHENS CITY, VA 22655 28 86 A 102 FIRST BANK 112 W KING ST STRASBURG, VA 22657 29 86 A 103 WOODS, STEPHANIE 672 FAIRFAX PIKE STEPHENS CITY, VA 22655 30 86 A 104 LUCAS, CLARENCE & NORMA W 694 FAIRFAX PIKE STEPHENS CITY, VA 22655 31 86 A 105 FUNK, PAUL V 700 FAIRFAX PIKE STEPHENS CITY, VA 22655 32 86 A 117A BUTCHER, GREGORY A PO BOX 410 CROSS JUNCTION, VA 22625 33 86 A 117 FREDERICK COUNTY SCHOOL BOARD 1415 AMHERST ST WINCHESTER, VA. 22601 34 86 A 79A MCCLELLAN, MARIE 307 BRANDY LN STEPHENS CITY, VA 22655 35 86 A 70 WYMER, KENNETH E. 731 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655 36 86 A 72 TRUSTEES OF FAITH BAPTIST CHURCH 104 BARKWOOD DR STEPHENS CITY, VA 22655 37 86 A 73 CONNER, SANDRA H & C/O SANDRA H SLACK PO BOX 818 STEPHENS CITY, VA 22655 38 86 A 74 NEFF, E R EXCAVATING, INC PO BOX 1027 STEPHENS CITY, VA 22655 39 86 A 75 NEFF, E.R. EXCAVATING, INC. PO BOX 1027 STEPHENS CITY, VA 22655 40 86 A 76 NEFF, E R EXCAVATING INC PO BOX 1027 STEPHENS CITY, VA 22655 41 86 A 77A NEFF, E R EXCAVATING INC PO BOX 1027 STEPHENS CITY, VA 22655 42 86 A 77 NEFF, E. R., INC. PO BOX 1027 STEPHENS CITY, VA 22655 43 186 A 82A WOLVERINE PROPERTY COMPANY TRUSTEE & C/O RITE AID CORP # 1933 PO BOX 3165 HARRISBURG, PA 17105 5/31/2007 Adjoining Property Owners within 200 Feet.xls 1 of 1 r A i r \ h__FairlfaxPike ' -------Driftwood Dr i ^\ a C, j 0r4' ° I .� i- i i �1 ---Twigg Ct v O r_ rr cu n 7 c CL Q W J D w w m O O o Z Q > Q H Z r \ h__FairlfaxPike ' -------Driftwood Dr i ^\ a C, j 0r4' ° I .� i- i i �1 ---Twigg Ct v O r_ rr cu n 7 c CL 86 A 82 Legend Subject Parcels Parcel Boundaries Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development Comprehensive Policy Plan Long Range Plan 86 A 81 86 A 78 86 A 79 86 A 80 tir PFe � o� - �,a Q� i '"-- --- s11 Centre Dr--- t O i O �m O` i ,O ii rm 86 A 80 277 .r hYXnk 'X1 \ �"\X' tA '7•\.��:�°�X°•�k`;C,�`X?(kxk���`�`�:?s'x7', �N`�k�;�,*;`X��.��Y Comprehensive Policy Plan Long mange Tian Business Institutional Map Data Source: Frederick County, Va- GIS Department, 2007 Data Recreation Residental 1 x^y�x u Nx r` ' >: , X,' 'yX K, x x r 'y', Feet _..� 400 200 0 400 800 Is W z z N1 UJ )fes CO W Z QQ W U) 0- >- Z O::)OUQ UC)J�c W W X � j W Y�ow0 Q > Z W rWC)Ir CV H Z OWZWC) LLI Uwz 0 o - Z QO or= O O U CO Z Q W J D w w m O o` o Z Q > Q H Z c7 Lu Z LU 86 A 82 Legend Subject Parcels Parcel Boundaries Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development Comprehensive Policy Plan Long Range Plan 86 A 81 86 A 78 86 A 79 86 A 80 tir PFe � o� - �,a Q� i '"-- --- s11 Centre Dr--- t O i O �m O` i ,O ii rm 86 A 80 277 .r hYXnk 'X1 \ �"\X' tA '7•\.��:�°�X°•�k`;C,�`X?(kxk���`�`�:?s'x7', �N`�k�;�,*;`X��.��Y Comprehensive Policy Plan Long mange Tian Business Institutional Map Data Source: Frederick County, Va- GIS Department, 2007 Data Recreation Residental 1 x^y�x u Nx r` ' >: , X,' 'yX K, x x r 'y', Feet _..� 400 200 0 400 800 Is W z z N1 UJ )fes CO W Z QQ W U) 0- >- Z O::)OUQ UC)J�c W W X � j W Y�ow0 Q > Z W rWC)Ir CV H Z OWZWC) LLI Uwz 0 o - Z QO or= O O U CO Z Q W J D w w m O Q o Z Q > Q H Z c7 Lu Z LU O O p W J z W W z Q W F Y U JF - �OI Z o - �Q wm U 0U w a� O J 0 Q 2i UO U_ o U) W a- Z OZ - CE N Q > > W r i C) Fn OT w XW OLML r- c co rIr W o C\J — N a-Ltl 2 W Q O o 0 r Bowman -Shoemaker wman- hoem ker Com anies 647ERoute 277 Mixed Use N w °LAJ Qa ° Urban Center Development 1*0 00 J ��r - I ! a;� Land Use Map c� �.7V Gm 4st`S� w1 dG�W s {�`et. - r I IMont If v _ - i ansa1 iJ_� s O 6 I ery Ci 1 �c Dice / tidy/ 1� gh°'•'°'�h 11� " ' '/ `t r r �a� W r . O ( W - - �'�/ Ct>,% . r r ,r `�•I'S Ct2. i ��r..V ✓ !`�� f''„ � 'i i r 7✓ ,� F� �D°, y�i y'° wp �, V �� � — f ►i � - � ` O ' , i' ��< _ \ �'� r _ _ r 1 �' ' l is .;y CO 00 �` i . --- —-�Fairfiax,Pike, i�� /r_� j J i, _ Z �S+` hoc /►o L ;' �J 611 :Centre�p t �' Q W i I �._ i r�Linwood`Ct s A s2 %�y,4_' r / / 0- W 2i 277W06dsi RJ YCC W >CiW XWln_86 A-8 c o/ J Q � W 0 I Q s6 A 79 i N Z - > < 1 1 11 -Ridgefield Ave 6 i I W Z 1 , o4V Driftwood Dr _ C7 ~ J e�C? Z Q Z 765 >, m a SQ D W Legend ✓�rQJ� a'� _ X04 ah z o / W i Subject Parcels ! J / cn O o �. LU I ' J U W �` � iTr—r j / j / ,� 726 — W — Q Z Parcel Boundaries \.�� Twigg Ct / ,{ < W z_ Land Use Codes ` J I_ i \ o - O W r ;'TY , 1 i 636 O o ll /CC �2 -Residential ��% �` Plankviood Ct. -� /� ;' /� V U W Q _J rn Jyy ,( I 4 -Commercial & Industrial,gd� j�C(� I� ��%/ �•.w/ �� Y U fr z 2i Cr � z o 5 -Agricultural 20-100 Acres ✓ �h C ' f/ Q z U)0 - 2 < O m U21) LL 6 -Agricultural 100+ Acres li I` / // i ° O W Q z w 73 - Government yQ 8_11 U) z C o 5 v % Z COO o i LU Ca n a) 74 -Religious � _ � T �.,; as , t � ,,c \ / � _ p O m � �etd �t =� ,yrs` ' Feet W W trLO 76 - EducationalV�h�tf�e��y /.� �`° �� m � O w o \ N — r— — �• Flayveonurst 79 - Moose Lodge `; /! 800 400 0 800 1,600 N w W Map Data Source: Frederick County, Va. GIS Department, 2007 Data Bowman -Shoemaker Companies Land Use and Densities Table 4429 Route 277 Mixed Use Urban Center Development Developed Undeveloped (Check Sums) Total Acres: 1267.07 887.58 1 379.49 1267.07 percent (of total) 100.00% 70.05% 29.95% 1 100.00% Acreage with Land Use Code = 2 (Residential) 601.85 1 411.6 1 190.25 1 601.85 percent (of total) 47.50% 32.48% 15.01% 47.50% (ercentof totalAcreage with Land Use Code = 4 (Commercial & Industrial) P ( )I 109.54 8.65% I 69.6 5.49% I 39.94 3.15% I 109.54 8.65% ith Land Use Code = 5 & 6 (Agricultural) rc�percent (of total) 246.14 19.43% 186.52 14.72% 59.62 4.71% 246.14 19.43% Acreage with Land Use Code = 73 (Government) percent (of total)l 1 245.30 19.36% 155.62 12.28% 89.68 7.08% 245.3 19.36% Acreage with Land Use Code = 74 (Religious) percent (of total) 22.25 1.76% 22.25 1.76% 0 0.00% 22.25 1.76% Acreage with Land Use Code = 76 (Educational) percent (of total) 39.78 3.14% 39.78 3.14% 1 0 0.00% 1 39.78 3.14% Acreage with Land Use Code = 79 (Moose Lodge) percent (of total) 2.21 0.17% 2.21 1 0.17% 0 0.00% 2.21 0.17% (Check Sums) 1267.07 100.00% 887.58 1 70.05% 379.49 1 29.95% 1267.07 100.00% Note: 7 parcels within the required distance of the subject parcels had an undefined Land Use Code; the Land Uses for these parcels were derived from investigation of aerial photos, neighboring parcels and parcel attributes in the GIS database, and overall knowledge of the area. Source: Frederick Co. GIS, 2007 Data Land Use and Density.xls 6/1/2007 T 11 � I14�XV47 CD W� �/ cr S C°c� StS t tiidrt'h St tA �J`� Ra�rfd t� / yae ,y�rhi oh A/ ,a V Y aC Linwood Ct .moo Woodside Cir Q� � / yc A° r —Ridgefield-Ave s :p� T Bowman -Shoemaker Companies Route 277 Mixed Use Urban Center Development Zoning Map t 9� d,�Or i M° At90 afrf% Qr JO L Qi me AO Bio �m Ur M° 04oh�' ( ntgomery Cir �i�,hor ✓etf erSOn /Ct", 41. U` F o o / �/ C') �y D a"0 O V O [ 1 0 a r-- ° Fairfax Pike at 'G L z\Ma ea a h Owtar °oma k < 3 O � ° i Q 0 Baa Driftwood Dr � 1 sf 4� °°°' is a` Qi C� Twigg Ct i4 \ / Plankwoot @ra n�h �t Feet � N 800 400 0 800 1,600 Map Data Source: Frederick County, Va. GIS Department, 2007 Data LI �r -L lam ,moo a� r -moo 86 A 82 86 A 81 `, 86 A 78 oc mF /s u w k 611 .0 !m ss A so s� 86 A 80 86 A 79 <" P�. aoLQ syr e�. e Centre Or d0 Q 277 vQ o` S09 P 765 , Y �a J A — - -- o Legend Subject Parcels Parcel Boundaries Ct Zoning B1 (Business, Neighborhood District) B2 (Business, General District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) RA (Rural Areas District) a oil i RP (Residential Performance District) N �y U) W z O U tY W Y Q W O z a Cedar Ln O CO z Yi z ud- W Z W Q LLJ (n Il OHO CE W � W X W Y p W r-- W N I.- 0 � W DU aCcQ COm Z O N W 0 m U o Q z �zU) Q o J tZ Q 0 Q >- v W Z z O I - z Q U W lL °��0o z ir 0 O W a Wr 0 � d) Lu tL lrO L LL U O o C O N Lij _JW Q U W 49/ 1/ Ln S.1 G Ae S�Qe�e N cr� W E n ct 0y S ev �X \ / \ V ,� i� f r Bowman Roa \ f r4 \ t a .0. v , �� Urban . :�� �, p \ v o SWS 647' e 'v Cf miS0 \ �\• ��. ,%�/Hyae f"4�j�' . Vii � L . �` �v � \ � %` � � ✓ �' � �.ID sr , .�� I",, \ 1, , \� , ",/—, //�. \\ d Qac \ X . \ —Ridgefield '0 \NIX \\\ \. X Q1 o � --�— ---L Fairfax Pike= �xA ` c ` r'',Linwood-XICts „\_ VI%oodsiea de Cir`F\Oft,/tk \'10 aa Driftwood Dr X x0 /'`yam dj Cif �� X \ , 0 iV X00, X a \; Twigg >Y, X'�xPlan 5 Y o A, Feet 800 400 0 800 1,600 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Ct 86 A 82 -Shoemaker Companies 19007e ute 277 Mixed Use fC Or_� Center Development �'� °�� /% j " X 1 i \.. A & UDA Boundaries �� j dSle ,^ion 6. a ti Cir , Jeffers �� "✓ + n Ct On �~ �\ Ct LC .i\ ` Fi Fo' \ ,\ 0 Cent 611 ✓ a . % \ a\\ r { l` \ \ n r 86 A81 W o J 86 A 78 m 86 A 80 LLJ 86 A 7s J _W Vd So 7O era C'r \ ni �m 86 A 80 c Legend a` 0 Subject Parcels all v rijQ acao Parcel Boundaries yr�y Urban Development Area r' Sewer -Water Service Area \\ \ CO \ ` \ _W I— z LZ LLJ 2 U) \ OHO Up rte\ oC W j a W _X W Q�� C ` 0r� oC wr-W ,c N H 0 LLI W e\ zOU QCcQ >� m \\ b m CO Lu _ Z � a l 2 OL U L t w� Y � Q� w I: O� cA L Z� Q � L Cedar. Ln �� 0 tY) ` W o J m 0 LLJ F- Zcf) J _W C3 cn W 1 Q j Jztr>� m F- o =)z �L) = Q i o O Q v� i "6U O LL o Q U Z O W 0 a 0 0 I 0 W W W C' o C LL o U = o N r W LLJ J a � U -- -- - - v, r ° \ Bowman -Shoemaker Companies61 •, b. ;��� Route 277 Mixed Use ,moo, V LU Urban Center Development /r ) Environmental Features le a v iUA III&AW Fairfax. Pike - �t�0o° x,735 86 A 82 611 , Centre e Dr � a t CO N 86 A 81 _ %5J '. Z Z760 Cn t W" E a W W W 641 277 W O }+ ! , Y.a i ) V J Q 86 A 80 Me.70,0 ar ' ss a 7s ,�-..� p ��h 75e µs ' ; W LL k �n v, ss A so W X_ W J O i� naer goo saCL <: rr f W N Aar �'0 o > '� O W Z �� T:W W Z .. O �� tr LO Z O Z + 86 A 79 vVn S4y QOCQ > 75 fi J ) C �,$`` xrr+ 740 m W 740 r.� e FaR k N rr Driftwood Dr �\ �3 735 '. m sw 0 cr - gg .rW P 735 ,+ 765 LU Z 755 a'ay< A " u)O o W J U w A: W — z rv' S t �h Q> W P- C7 WCO Legend v" 2 D — o r=�ui O Iro U W ¢ J ,� w Q _ Subject Parcels + >o . M 3�G ,� Ir w w w N o • h Lu J W ° v Parcel Boundaries' `� Q U Q f- o g O'. F Z Cn — Lakes &Ponds w m w 0 w j 'L Z 0 0 I Wetlands "s O z 0 I U 5 o � � w — � Trunk Drz cn W O W a Floodplain Q > > > p h i — Z O W `'' • ^ Streamst w w Feet 1 � X o- LL O O 0 5 ft. Intermediate Contours 4r,'. CO 0 s a� h 400 200 0 400 800 N W _Jc w, W 15'° 25 ft. Index Contour \ �.,. '�..' 0 Map Data Source: Frederick County, Va. GIS Department, 2007 Data i;PPA #09-07 VVAVERLY rARM COMMERCIAL o �, AP LE VIEW `ziAT£5 s . a m f HopewellrRd } C.£DAR itSLL £STA1£4 A P, fr, v Map Document: (N:\Planning_And_Development\GIS PROJFCTs\gnm Prniorfc\r DDAo\IAI- •...,..r.._.., nnnn v 17 Comp Plan CPPA # 09 - 07 Application Waverly Farm Parcel ID: Location in the County 33 - A - 69, 44 - A - 80 44 -A -80A Map Features O Hamlets Long Range Land Use *� Future Rt37 Bypass Rural Community Center ". Application Residential Airport Business Lakes/Ponds `Zs Industrial - Streams Q2� Institutional .: Buildings Recreation Streets . Historic Primary Z�, Mixed -Use "v.. Secondary Planned Unit Development Terciary Topography (5' interval) Urban Development Area SWSA 0 155 "00 30�J J `CK COG +� ® ec I llllllll� 5 Case Planner: Candice --------..,.—...._�-• • • •��.•._.. V1.urnu) uror4uu7 -- I C3V:ZOAINl WAVERLY FARM SEWER & WATER SERVICE AREA COMMERCIAL EXPANSION 710 ,w 00 t Comprehensive Policy Plan Amendment June 1, 2007 Contact Person: Evan Wyatt, AICP i GREENWAY ENGINEERING 151 Windy IIill Lane Founded in 1971 Winchester, Virginia 22602 Telephone 540-662-41.85 Engineers FAX 540-722-9528 Surveyors www-greenwayeng.com CONTENTS Aerial Overview Location Map Owner Signature Documents Comprehensive Policy Plan Amendment Application Special Limited Power of Attorney Form Property Owner Affidavit Comprehensive Policy Plan Amendment Application Owner Information Authorized Agent Information Legal Interest in Property Reason for Request Map Amendment Information Text Amendment Information Amendment Justification Amendment Impacts and Benefits Proposed Land Plan Subject Properties Composite Map Exhibit Adjoiner Map and Ownership Information Table Long Range Land Use Plan Existing Land Use Map and Densities Table Zoning Map UDA/SWSA Map Topographic and Environmental Features Map Map Data Source: Frederick County, Va. GIS Department, 2007 Data; Aerial Photos from March 2006 Comprehensive Policy Plan Amendment Waverly Farm — Sewer and Water Service Area Expansion Owner(s) Information Name: Waverly Farm c/o Michael Stiles Project Name: Waverly Farm — Sewer and Water Service Area Expansion Mailing Address: 461 Waverly Road Clearbrook, VA 22624 Telephone Number. (540) 667-8061 Authorized Agent Information Name: Greenway Engineering Project Name: Waverly Farm — Sewer and Water Service Area Expansion Mailing Address 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request Waverly Farm acquired legal interest in two parcels of land containing 373.80± acres in 1983, which are located in the southwest quadrant of the Hopewell Road/Waverly Road intersection at Interstate 81 Exit 321. A portion of this acreage was subdivided under the Frederick County Major Rural Subdivision and Family Division Lot standards resulting in Waverly Farm retaining approximately 194.17± acres that is comprised of three parcels of land. The Frederick County Board of Supervisors adopted amendments to the original Northeast Frederick Land Use Plan in calendar year 2000 to establish interstate business development opportunities on the eastern and western sides of the Interstate 81 interchange areas. This amendment expanded the Sewer and Water Service Area (SWSA) boundary to land areas on the west side of Interstate 81 Exit 321, which incorporated approximately 51.50± acres of the 194.17± acres for future business use. The expanded SWSA boundary incorporates portions of each of the three subject parcels; therefore, Waverly Farm is requesting the inclusion of the entire parcel acreage to allow for the rezoning and development of commercial and retail land uses, which cater to the interstate traveler and surrounding community residents. Waverly Farm CPPA #4915W/EAW For A Map Amendment PIN(s): 33-((A))-69; 44-((A))-80; & 44 -((A)) -80A Magisterial District: Stonewall District Parcel Size (approximate acres): 194.17± acres Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to Subject Properties Composite Map Plat Exhibit within Application Existing Comprehensive Plan land use classification: Business (Portion) Proposed Comprehensive Plan land use classification: Business (Entire Acreage) Existing Zoning and Land Use of the Subject Parcel: RA, Rural Areas District Agricultural & Residential What Use/Zoning will be Requested if Amendment is Approved?: The Waverly Farm — Sewer and Water Service Area Expansion is proposed to include commercial and retail land uses, which cater to the interstate traveler and surrounding community residents that is zoned B-2, General Business District. These land uses are envisioned to include hotel, restaurant and retail services within a planned commercial center design. This planned commercial center design will include green space with walking trails and gathering points to serve as a buffer between the commercial center and residential land uses that will be developed and maintained by the commercial tenants and can be utilized by the public and employees for active and passive recreational purposes. Describe the Existing Zoning, Comprehensive Police Plan Designations and/or Proposed Comprehensive Plan Designations, and/or Approved Uses and Densities along with other Characteristics of Properties that are within I mile: The Waverly Farm subject properties are currently zoned RA, Rural Areas District. The Comprehensive Policy Plan designation for a portion of the subject properties is for business land use. There is approximately 4,900 acres within a one -mile radius of the subject properties, of which the primary land use is agricultural and residential. There are approximately 355 acres with a land use designation of commercial and industrial within a one -mile radius of the subject properties, of which 43% are currently developed. Please refer to the Aerial Map Exhibit, Zoning Map Exhibit, the Comprehensive Policy Plan Long Range Plan, the Waverly Farm — Sewer and Water Service Area Expansion Land Plan and the Waverly Farm CPPA #4915W/EAW — Existing Land Use Map Exhibit and Densities Table for all properties within a one -mile radius of the subject site for additional information. The ?lTame, Mailing Address and Parcel _Number of all Properties within 200 feet of the Subject Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the Adjoining Property Map and Adjoining Property Ownership Table within the Application for all properties within 200 feet of the subject parcels and the signed Adjacent Property Owners Affidavit. For A 'Text Amendment The Northeast Frederick Land Use Plan and associated text is included within the Land Use Chapter of the Comprehensive Policy Plan beginning on page 6-34 through page 6-38.5. The Frederick County Board of Supervisors adopted amendments to the original Northeast Frederick Land Use Plan in 2000 to establish interstate business development opportunities on the eastern and western sides of the Interstate 81 interchange areas and associated text amendments to identify development objectives for these areas. The Northeast Frederick Land Use Plan text establishes specific objectives for future business and commercial development including the identification of appropriate locations for inclusion in the SWSA; the provision of interstate business development opportunities on the eastern and western sides of the Interstate 81 interchanges which cater to the interstate traveler; the development of appropriate locations for new connector roads and inter -parcel connectors within commercial areas to minimize traffic impacts on existing secondary roads; and adequate screening of commercial areas which adjoin existing residential uses. These land use plan objectives are all proposed as components of the Waverly Farm — Sewer and Water Service Area Expansion Land Plan; therefore, this Application does not propose any text amendments to the Northeast Frederick Land Use Plan. For All Amendments Justification of Proposed Comprehensive Policy Plan Amendment (provide attachments if necessan,). Describe why the change to the Comprehensive Policy Plan is being proposed: The Comprehensive Policy Plan has recommended commercial land use for approximately 51.50± acres of the subject properties since calendar year 2000 Waverly Farm CPPA #4915NWEAW 3 when amendments to the Northeast Frederick Land Use Plan were adopted. The Frederick County Sanitation Authority (FCSA) has prepared water and sewer plans for this geographic area of the County and has developed infrastructure including a 3.7 MGD water treatment plant located to the east on the Global Chemstone property, and an 8 -inch sewer force main and a 20 -inch water main that are located immediately across Interstate 81 adjacent to the Winchester & Western Railroad. The FCSA Director has advised the Applicant that this water and sewer infrastructure has adequate capacity and source to serve the future land uses proposed for the Interstate 81 Exit 321 area. Waverly Farm is interested in expanding the existing SWSA boundary to include the balance of their properties as future commercial and business development. These properties are an important addition to land plan design to accommodate the development of a new collector road system that will relocate the Waverly Road intersection immediately adjacent to the Interstate 81 Exit 321 southbound on-ramp, and to allow for appropriately sized commercial land bays with sufficient open space and gathering areas, a complete system of bicycle and pedestrian trails and buffering adjacent to existing and planned residential land uses. These design elements are consistent with the development objectives specified in the Northeast Frederick Land Use Plan. How would the resultant changes impact or benefit Frederick County? Consider, for example, transportation, economic development and public facilities: Transportation impacts associated with the Waverly Farm — Sewer and Water Service Area Expansion will include traffic attraction from the interstate traveler and the surrounding community. The proposed land plan provides for the development of a new collector road system that will eliminate and relocate the existing Waverly Road intersection immediately adjacent to the Interstate 81 Exit 321 southbound on-ramp, and will provide for a new signalized intersection and additional improvements on Hopewell Road. Additionally, it is anticipated that a commercial rezoning would provide a monetary contribution to assist in the relocation of the Brucetown Road/Hopewell Road intersection with Martinsburg to further mitigate transportation impacts associated with this development proposal. Economic development opportunities will be provided with the Waverly Farm — Sewer and Water Service Area Expansion through the development of commercial land bays at the southwestern quadrant of Interstate 81 Exit 321. These commercial land bay areas are anticipated to provide for approximately 800,000 — 1,000,000 square feet of land use, which will provide for various tax revenues to Frederick County including retail sales tax revenue, meals and lodging tax revenue and BPOL tax revenue. A portion of this tax revenue is anticipated to be provided by non-residents traveling through the community and 4 Waverly Farm CPPA #491 5W/EAW the land uses are anticipated to provide employment opportunities for residents of the community. Community services such as public schools are anticipated to benefit from the Waverly Farre — Sewer and Water Service Area Expansion, as additional revenues will be realized by the County to fund new community facilities. It is anticipated that commercial development will have an impact on fire and rescue services, which will be addressed during the rezoning process through monetary contributions to County and volunteer emergency service. Recreational amenities will be provided as a component of the Waverly Farm Land Plan that will include active and passive open space and trail systems. These facilities and areas will be developed and maintained by the commercial tenants for the benefit of the visitors to the commercial center, the commercial employees and the surrounding residential community. This design will allow for the planned continuation of this bicycle and pedestrian facility as properties adjacent to the project site develop. The impacts associated with the Waverly Farm — Sewer and Water Service Area Expansion can be sufficiently mitigated by the developer. This project will benefit Frederick County through the implementation of needed transportation improvements, and the provision of economic development projects that create tax revenues and employment opportunities. The Waverly Farm Land Plan has been designed to reflect the objectives of the Northeast Frederick Land Use Plan; therefore, impacts to adjoining properties will be mitigated. The development of this project will allow for the County to establish a planned commercial center with design elements that will serve as an example for future development within this area of the community. Waverly Farm CPPA #4915W/E.AW 5 Signatures: I (we), the undersigned, do hereby respectfitlly make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (isle) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. 3o O-7 Date: Applicant(s): ����::. - '� Owner(s): Date: �n J� JGt,?ti�/l �v i Special Limited Power of Attorney County of Frederick, Virginia Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, VA 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Waverly Farm c/o Michael Stiles (Address) 461 Waverly Road Clearbrook VA 22624 (Phone) (540) 667-8061 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. 060014297 on Page Parcel: 33 Lot: 69 Block: A Section: Subdivision: Instrument No. 050029700 on Page Parcel: 44 Lot: 80A Block: A Section: Subdivision: Deed Book 555 on Page 393 Parcel: 44 Lot: 80 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ® Comprehensive Policy Plan Amendment ❑ Site Plan 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) have hereto set my (our) hand and seal this y of tjLIy 200 , Signature(s) State of Virginia, Laity ounty f 6�✓,14-wit: r�na L- HE(l`Sv a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this .3&tk day ofN�, 200 % } yf,gip %It -d"'06) My Commission Expires: E_�2vrt,S 21; Z068, Notary Public Attachment I (TO BE COMPLETED BY APPLICANT) Si7I3�ECT PI i�PE]l� I'Y OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: `iivw.co.fre[1er'ick-va.us Department of Planning & Development, County of Frederick, Virginia 107 North Dent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540--66.5-6395 STATE OF VIRGINIA COUNTY OF FREDERICK MCS Z1�6 "7 This 3 U }-(n day of Year (Day) (Month) (Year) 1, '\J\Ja\/e P(;tV- n 6 C.. m iGtlCe-( Ski [es r .xJ„f-.,• .ontract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. jwnertract Purchaser/Authorized Agent) (circle one) COMMONWEALTH OF VIRGINIA: County of Fred epi ct:::� Subscribed and sworn to before me this 3&} -n day of MCy 2:yU-7 in my County and State aforesaid, by the aforenamed Principal. NOTARY PUBLIC My Commission expires: Ute` I 0 w. j11 LU W E J 173 O 1i 1 r"1r tJ�1, t, `j ::.' p 1A m ,to N w RQAD SEGMENT T I` a 1 BE REMOV / LUUA 0 to 1Cid MERCI M F`LYLY T'r-• y \ i i COMMERCM •P 42 R COMMERCIALS ,ACIle 42 R' w cc s /f ` J COINMERCIAlil COMM�#CIAL ! z Q z Aj3:2E. z ca r ^• --� �. �� 1 1 COMMERCIAL° 7-� 1 ✓ z Z w y' o A E- !/aO ■LU COMMERCIA4 . �� .� � �. ,�` j�'°' o w W LL ' % 1 00 L MMEOkiA a r.� / I + DATE: MAY 2007 �✓ 'l%/� r ,.,�- �I�q ''` ft" SCALE: 1" = 500' DESIGNED BY: �J 1 BSK JOB NO. 4915W ,S77 1 �SHEET 1 OF 1 co �C17 L17 �� b N 87°12'11" E a L6 / (� C/15 974.1 5 Li 5 ` C2 ly �4 L8 co o w �Q a ° _ C H ` 3 -C13 H S 80°52'21., TM. 33-((A))-69 -.2--c12 147.9 AC ± En o O O C=1 --d I Ico w WAVERLY RD 0W I W (0,,� r` RT. 665 �S 81°17'37 , cp 687.8' 7ir 1,- ' P-18 86°20'16" E TM: 44-((A))- 3510. L12 L26 40.9 AC + /' S-1 s r. i i i EXIT 321 t . - -1 z - �t v 5p456OoTM: 44 -((A)) -80A 6B° 548 rn w SyO36S mr L26 I CP 40 rn Q V� I N 73 48 491. B W W N L4 432 7' N 80°1p'58" iy p / 500 250 O 500 1000 SGALE: 1" = 500'\\ LINE BEARING LENGTH Ll S 14°57'57" E 287.9' L2 S 46°40'44" W 90.7' L3 N 22°42'56" E 206.7' L4 N 78°24'18" W 133.2' L5 N 03°46'01" W 148.0' L6 S 77°54'23" E 92.0' L7 S 49°57'56" E 34.0' L8 S 83°54'37" E 106.9' L9 S 33°25'16" W 100.8' L10 S 15°34'30" E 78.6' Lll S 21°40'07" W 66.0' L12 S 81°52'03" E 180.0' L13 N 15°34'30" W 78.6' L14 N 33°25'16" E 100.8' L15 N 83°54'37" W 106.9' L16 N 49°57'56" W 34.0' L17 N 77°54'23" W 90.9' L18 N 04°01'01" W 270.5' L19 N 38°27'23" E 19.2' L20 N 73°09'29" E 256.1' L21 S 08°50'48" W 197.6' L22 S 32°55'10" W 138.2' L23 S 42°35'16" W 123.2' L24 S 67°57'23" W 117.3' L25 S 00°47'38" W 40.5' L26 N 84°55'29" W 284.6' L27 N 84°45'42" W 265.5' J DELTA ANGLE RADIUS ARC LENGTH TANGENT CHORD BEARING CHORD LENGTH Cl 39°58'57" 100.0' 4 36.4' S 63°07'20" W 68.4' CURVE DELTA ANGLE RADIUS ARC LENGTH TANGENT CHORD BEARING CHORD LENGTH Cl 39°58'57" 100.0' 69.8' 36.4' S 63°07'20" W 68.4' C2 74°08'23" 120.0' 155.3' 90.7' S 40°50'12" E 144.7' C3 27°56'27" 240.0' 117.0' 59.7' S 63°56'10" E 115.9' C4 33°56'41" 240.0' 142.2' 73.2' S 66°56'17" E 140.1' C5 117°19'54" 46.0' 94.2' 75.6' S 25°14'41" E 78.6' C6 48°59'47" 150.0' 128.3' 68.4' S 08°55'23" W 124.4' C7 5°53'37" 350.0' 36.0' 18.0' S 12°37'42" E 36.0' C8 5°17'03" 1850.0' 170.6' 85.4' S 12°19'26" E 170.6' C9 40°53'41" 300.0' 214.1' 111.9' S 35°24'48" E 209.6' Clo 58°30'28" 265.0' 1 270.6' 148.4' N 44°13'11" W 259.0' Cil 3°06'53" 1800.0' 97.8' 48.9' N 11°14'20" W 97.8' C12 5°53'37" 400.0' 41.1' 20.6' N 12°37'42" W 41.1' C13 48°59'47" 100.0' 85.5' 45.6' N 08°55'23" E 82.9' C14 117°19'54" 96.0' 196.6' 157.7' N 25°14'41" W 164.0' C15 33°56'41" 190.0' 112.6' 58.0' N 66°56'17" W 110.9' C16 27°56'27" 290.0' 141.4' 72.1' N 63°56'10" W 140.0' C17 73°53'23" 100.0' 1 129.0' 75.2' N 40°57'42" W 120.2' Z W W Z z W " 0 " " a 0-1 3 3- Z W b Wa °' U co U CD to �o loo �� 00 a"' 00 F 5 ami o°, w w W W a 0 3:2E- E- 2 iw ca U H a Z E- Q� WQ 3x ¢z a WW��D yQ >� Wax �0 U ��W�a C>� W a >. W z W W W DATE: MAY 2007 SCALE: 1" = 500' DESIGNED BY: BSK JOB NO. 4915W SHEET 1 OF1 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Waverly Farm-SWSA Expansion, CPPA Application Adjoining Property Owners within 200 Feet 4915W Number Tax Ma Number Owner Mailing AddressCity &Stale ZIP 1 33 A 68 HOPEWELL MEETING LOT & C/O VIRGINIA RILEY 131 ACADEMY LN WINCHESTER, VA. 22601 2 33 1 11 HASH, KATHLEEN B & C/O KAREN BRUCE 7238 RURAL POINT RD MECHAINCSVILLE, VA 23116 3 33 6 16 COLLINS, MONTE & THELMA L 132 GRIMES GOLDEN RD CLEARBROOK, VA 22624 4 33 6 15 STILES, PAUL L 669 HOPEWELL RD CLEARBROOK, VA 22624 5 33 A 73 COOKE, RONALD R. & LINDA D. 722 HOPEWELL RD CLEARBROOK, VA. 22624 6 33 A 78 HMC, LP, LLP 920 HOPEWELL RD CLEARBROOK, VA 22624 7 33 A 164A HMC, LP, LLP 920 HOPEWELL RD CLEARBROOK, VA 22624 8 33 A 71 FISHEL, DAVID G 325 WAVERLY RD CLEARBROOK, VA. 22624 9 33 A 70 NEWCOME, VIOLET C 333 WAVERLY RD CLEARBROOK, VA. 22624 10 44 A 79 TAYLOR, RICHARD R. 386 WAVERLY RD CLEARBROOK, VA. 22624 11 44 A 78B SEKINGER, ROBERT E. & & JUDITH ANN MARIE GALLENGER 456 WAVERLY RD CLEARBROOK, VA 122624 12 44 A 78A KITTS, GARY M. & LOUISE L. 472 WAVERLY RD CLEARBROOK, VA 22624 13 44 A 78C SAVILLE, BRUCE ELLEN 144 MICHAEL DR CLEARBROOK, VA 22624 14 44 A 78 PRICE, THOMAS FRANKLIN 164 MICHAEL DR CLEARBROOK, VA 22624 15 44 A 80B MORELAND, ROBERT LORAIN & & SHIRLEY IRENE 162 MORELAND IN CLEARBROOK, VA 22624 16 44 A 2 MORELAND, ROBERT L. 162 MORELAND LN CLEARBROOK, VA. 22624 17 44 A 3 PAYNE, GARY L & PAMELA L PO BOX 121 STEPHENSON, VA 22656 18 44 A 3B PAYNE, GARY L & PAMELA L PO BOX 121 STEPHENSON, VA 22656 19 33 131 43 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 20 33 131 44 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 21 33 131 45 WAVERLY FARM, LLC 625 ELDEN ST #102 IHERNDON,VA 20170 22 33 131 47 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 23 33 131 49 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 24 33 131 51 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 25 33 131 53 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 26 33 131 55 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 27 33 131 62 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 28 33 131 64 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 29 33 13 1 66 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 30 33 13 1 3 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 31 133 131 1 WAVERLY FARM, LLC 625 ELDEN ST #102 HERNDON, VA 20170 6/1/2007 Adjoining Property Owners within 200 Feet.xis 1 of 1 Ole Orchard Dr Vieq, west �n Subject Parcels Parcel Boundaries � SWSA Boundary Comprehensive Policy Plan Long Range Plan Business X. Historic Industrial Feet 800 400 0 800 1,600 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Waverly Farm - SWSA Expansion Comprehensive Policy Plan Long Range Plan Moreland IA I� _ yardmaster Coo I� �r Tatanka Ln 11 'Mill Iv 0 z ana U1 LU z z us W cc i,�i�i�i♦i�♦�'i♦iii'♦''' i♦i♦i�i�i♦i�♦♦O♦i��.�►�♦♦ ♦♦ • • �i♦i♦i�ii♦iii♦iii%iii' i♦i�i♦i ',►��`oi♦i♦0i♦i♦i♦iii • ♦♦♦i♦ ♦i•`i♦i♦ii♦i♦i♦i♦i�'•i♦'♦iii♦' ►i♦i♦ii♦i♦i♦i♦i♦i ♦♦i�'♦i•'♦' �d♦�!♦�r'♦' �ii♦i♦♦i♦i♦i ►♦i♦�..�♦♦♦♦i,♦♦ y♦�♦�♦♦ ♦ii♦i�♦i♦i♦� ♦ii♦�i�i�'' • ►•i♦ice : ♦♦i� ♦♦♦♦i♦iii♦ • pI • - Cottonwood d C a i Hiatt Rl C I j lope h'el1 Ra / I 44, A 80 / r r A 80A Qa Feet 1,700 850 0 1,700 3,400 r A_ •�•. �' 0 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Old �� �}� d Charles_TOwill' 810 I Brucetown a�' Gray C e oy h4rQh Ra s Mtll; Ln Legend - 836 Subject Parcels t__�i\•�\SWSABoundary Parcel Boundaries Land Use Codes 666 L -12 - Residential �\�'\—•-, /pay' C /f y� 39 - Mobile Home Parks 4 - Commercial & Industrial 5 -Agricultural 20-100 Acres WA6 - Agricultural 100+ Acres j 73 - Local Government 74 - Religious 76 - Educational 79 - Lodge/Ruritan/Vol Fire Dept. z 001 NLL1JI I�1 Z I= ;o 4 z W �O Q� LL Z LU >- a-< U) MX LU z Q 0 3j J CO Z O W Z X W Q Q 2i W W �U) 2 p Z Q J Ir W Q ►1i W 0 ~ m U o Jaz to Z U) C) ILLJ o a>� W CE > � F-- rnZo Q U W a� W 3 O J U 0 o W W mg W W Lo N ami O W o F- W r; c U) O r 0 N W a v o U) ' r I i ;- In o,�� iii 749 U 0', « _ _ 41 alter s Mtll; Ln Legend - 836 Subject Parcels t__�i\•�\SWSABoundary Parcel Boundaries Land Use Codes 666 L -12 - Residential �\�'\—•-, /pay' C /f y� 39 - Mobile Home Parks 4 - Commercial & Industrial 5 -Agricultural 20-100 Acres WA6 - Agricultural 100+ Acres j 73 - Local Government 74 - Religious 76 - Educational 79 - Lodge/Ruritan/Vol Fire Dept. z 001 NLL1JI I�1 Z I= ;o 4 z W �O Q� LL Z LU >- a-< U) MX LU z Q 0 3j J CO Z O W Z X W Q Q 2i W W �U) 2 p Z Q J Ir W Q ►1i W 0 ~ m U o Jaz to Z U) C) ILLJ o a>� W CE > � F-- rnZo Q U W a� W 3 O J U 0 o W W mg W W Lo N ami O W o F- W r; c U) O r 0 N W a v o U) Waverly Farm Land Use and Densities Table 4915W SWSA Expansion ueveloped Undeveloped (Check Sums Total Acres: percent (of total) 4918.49 100.00% 3219.22 65.45% 1699.27 34.55% 4918.49 100.00% Acreage with Land Use Code = 2 (Residential, including Mobile Homes) percent (of total) 1454.25 29.57% 954.79 19.41% 499.46 10.15% 1454.25 29.57% Acreage with Land Use Code = 4 (Commercial & Industrial) percent (of total) 355.25 7.22% 152.2 3.09% 203.05 4.13% 355.25 7.22% Acreage with Land Use Code = 5 & 6 (Agricultural) percent (of total) 2972.051 60.43% 2005.43 40.77% 966.62 19.65% 2972.05 60.43% Acreage with Land Use Code = 73 (Government) percent (of total) 66.03 1.34% 66.03 1.341/ 0 0.00% 66.03 1.34% Acreage with Land Use Code = 74 (Religious) percent (of total) 9.43 0.19% 7.37 0.15% 2.06 0.04% J 9.43 0.19% Acreage with Land Use Code = 76 (Educational) percent (of total) 38.27 0.78% 10.19 0.21% 28.08 0.57% 38.27 0.78% Acreage with Land Use Code = 79 (Lodges- R uritan- Fire Dept.) percent (of total) 23.21 0.47% 23.21 0.47% 0 0.00% 23.21 0.47% (Check Sums)l 1100.00%1 4918.49 1 3219.22 65.45% 1699.27 34.55% 4918.49 100.00% Note: 18 parcels within the required distance of the subject parcels had an undefined Land Use Code; the Land Uses for these parcels were derived from investigation of aerial photos, neighboring parcels and parcel attributes in the GIS database, and overall knowledge of the area Source: Frederick Co. GIS, 2007 Data Land Use and Density.xls 6/1/2007 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Map Data Source: Frederick County, Va. GIS Department, 2007 Data a _645 Wa sion not er x _ •, "/,` R ,n Environmental Features x._. U kiwiLU r /` ` _a /aQh �h - - - - - - 672 z now r M°ew ■i u Yea .• `, �."". 1 =. � ca ,�, i �•, a//o/r i . a t' :i -.'.a i„ w E LU ' ^.t r a W m _ d r f, CY 33 A 69 740 -,5,.) — '-- t .1 730 14 6;1k) Olf V , Ra t, � U) LLI1 (3(p 665 s' _ _. r 4� rp O ��.0 6 1 635 LL LLI LL LL- z J 001 i 44 A 80 } Q Q �� X 44 A 80A �.Lr LIJ Z LLJ LU VJ < coz �t� ,tn�O r0 '7 ;ry �+ 33 A 69 11 Ya (n Er s�6 LU 1>10 a U1 w > "'� Rur/fah W �I CO ay \. 4,>' Z Legend _ o ./ a ' lip uJ lr W z Cn W Z �+ the ' Z Q — U)Subject Parcels= w YO � U' .1 a� • �t� , B . l Boundaries x ~ � W � \ Parcel r J a mac, ���� ✓" gyp'? v3 : W W W > 3; LO LL SWSA Boundary g ��� �� r` g`� a` �y C Q W o <, _ ?ti0 Lakes & Ponds ✓ ` ' 7C ,� C7 Z O H '� I -" :E w W U '� aP Wetlands (C) LL 0 C3 �. Floodplain a �,M m W z CD cz 141 — Streams j-,F� — us . a' a CO w z z ww m 710 �- , �`°� ,.�°'�` �-�` � Feet > w m o 5 ft. Intermediate Contours C�53, �'� ,, �I ¢ �` o r G U) o r 25 ft. Index Contours `� �► •�.' 600 300 0 600 1,200 Q 8 s; • n § Map Data Source: Frederick County, Va. GIS Department, 2007 Data CPYA # 10-07 FAIRFAX PIKE MIXED USE DEVELOPMENT Map Document: (N:\Planninq And Development\GIS PRO-IFCTS\9nm Pr,7a,+.t!`DDA..tr l i cuci iLit %_,V 1, IILY, VA Comp Plan CPPA # 10 - 07 �• Application Fairfax Pike Mixed Use Parcel ID: 86 -A -156,86-A-171 Location in the County 86 - A - 177, 86 - A - 178 86 - A - 178A, 87 - A - 1 87 -A -IA Map Features O Hamlets Long Range Land Use 44• Future Rt37 Bypass Rural Community Center ® CPPA1007_FairFaxPike_MixedUse Residential LTJ Airport Business A Lakes/Ponds Industrial ^— Streams ski Institutional Buildings Recreation Streets I Historic ^... Primary ® Mixed -Use Secondary GD Planned Unit Development '�- Tertiary Ur ban Development Area Topography (5' interval) SWSA L'ieFt w � + Case Planner: Candice — - - r, i vvuuu r .i nxu/ ororwU7 -- I I :dy:1 V AM ARCADIA BUILDING CO. FAIRFAX PIKE MIXED USE DEVELOPMENT r {�j. t �+,�,;, T t { � �' ,gyp , �' .f�t ��_►" ;, � �;„� Comprehensive Policy Plan Amendment ,Tune 1, 2007 Contact Person: Evan Wyatt, AICP f,�. GREENWAY ENGINEER 151 Windy IIill Lane Founded in 1971 Winchester, Virginia 22602 Telephone 540-662-4185 Engineers FAX 540-722-9528 Surveyors www.greenwayeng.corn CONTENTS Aerial Overview Location Map Owner Signature Documents Comprehensive Policy Plan Amendment Application Special Limited Power of Attorney Form Property Owner Affidavit Comprehensive Policy Plan Amendment Application Owner Information Authorized Agent Information Legal Interest in Property Reason for Request Map Amendment Information Text Amendment Information Amendment Justification Amendment Impacts and Benefits Proposed Land Plan Subject Properties Composite Map Exhibit Adjoiner Map and Ownership Information Table Long Range Land Use Plan Existing Land Use Map and Densities Table Zoning Map UDA/SWSA Map Topographic and Environmental Features Map _ 1 k 4, Arcadia Building Co. i Fairfax Pike Mixed Use (Development r _ Aerial Overview '�" ` "NMI M' yLZI W t Ok.44 UJ h L j .. M ,, ' �,, �v .*'' : r"i.� { ; , •�, igr :' a - F ` X 4y ► r y i �,� E 3� iS. #4 '•k. .,�.. > - �? '\' �*� b, /✓P:/ * ,'GYM )`. p• y, 636 4 - + g Mv W W O z J •rlr. 0 — W s sit t' fr ' J a> W : t r r 87 1 — r 86 A 156 ^ # r�+s �� +' rr ? �, _ ° ' .. i r Q LU L — Q OC r r v o W Q X r co • i F' 7 ro Qi 4 `�R s W r•., III O Q C7 y ,may LL 2 .._Fairfax Pike0 �_Lu > � — Q z > v .. o > c 4, — w Feet w z w k �,,•� R W •� "• :�� r Legend = ' _ . 500 0 500 1,000 Q w < < ° � _xaa W p. � . � R ,� 0 � U o y '7 Ca Subject Parcels .t M — o °-i } v U) t , Parcel Boundaries } c Q a oCT W T ILL STP ,;, N — ARr LL bi ' w o U) a AIL Map Data Source: Frederick County, Va. GIs Department, 2007 Data; Aerial Photos from March 2006 Comprehensive Policy Plan Amendment Arcadia Building Co. — Fairfax Pike Mixed Use Development Owner(s) Information Name: Pepper Lane Montery Road, LLC & Pepper Lane Land Acquisition LLC c/o Carla Coffey Project Name: Arcadia Building Co. - Fairfax Pike Mixed Use Development Mailing Address: P.O. Box 1150 Purcellville, VA 20134-1150 Telephone Number: (540) 751-0321 ext. 179 Authorized Agent Information Name: Greenway Engineering Project Name: Arcadia Building Co. - Fairfax Pike Mixed Use Development Mailing Address 151 Windy Hill Lane Winchester, VA 22602 Telephone Number. (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request Arcadia Building Co., through the Pepper Lane Montery Road, LLC & Pepper Lane Land Acquisition LLC, acquired legal interest in seven parcels of land containing 186.7± acres in 2004, which are located in the northeast quadrant of the Fairfax Pike/White Oak Road intersection. Frederick County has expressed interest over the past decade in creating a land use plan for the Route 277/Route 522 South "triangle". The 2007 Planning Commission Retreat focused on the Route 277 corridor as a planned urban center as a primary topic of discussion. Arcadia Building Co. is interested in including their property into the County's Urban Development Area (UDA) and proposes to incorporate several planned urban center design elements identified during the Planning Commission Retreat such as a new fire and rescue station, commercial development along Route 277, improvements to the Route 277 corridor- to facilitate intermodal transportation opportunities, and to provide for a continuation of an off-road bicycle and pedestrian facility that will allow for recreational amenities east of Sherando Regional Park. Arcadia Building Co. CPPA #4094/EAW For A Map Amendment PIN(s): 86-((A))-156; 86-((A))-171; 86-((A))-177; 86-((A))-178; 86 -((A)) -178A; 87-((A))-1 &$6-((A))-lA Magisterial District: Shawnee District Parcel Size (approximate acres): 186.7± acres Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to Subject Properties Composite Map Plat Exhibit within Application Existing Comprehensive Plan land use classification: Proposed Comprehensive Plan land use classification: Existing Zoning and Land Use of the Subject Parcel Undefined Mixed Use Urban RA, Rural Areas District Residential & Unimproved What UselZoning will be Requested if Amendment is Approved?: The Arcadia Building Co. - Fairfax Pike Mixed Use Development is proposed to include single-family detached residences zoned RP, Residential Performance District, commercial retail land use zoned B-2, General Business District, and public facilities including a fire and rescue station and 10 -foot public bicycle and pedestrian trail facility. Describe the Existing Zoning, Comprehensive Policy Plan Designations and/or Proposed Comprehensive Plan Designations, and/or Approved Uses and Densities along with other Characteristics of Properties that are within I mile: The Arcadia Building Co. subject properties are currently zoned RA, Rural Areas District. The Comprehensive Policy Plan Long Range Land Use Plan does not provide a designation for the subject properties; therefore, the property owners are proposing to have the Comprehensive Policy Plan designate these properties as mixed use urban use. There is approximately 5,100 acres within a one -mile radius of the subject properties, of which the primary land use is agricultural and residential. There are approximately 1,757 acres with a land use designation of residential within a one -mile radius of the subject properties, of which 68% are currently developed. There are approximately 277 acres with a land use designation of commercial and industrial within a one -mile radius of the subject properties, of which 63% are currently developed. Please refer to the Aerial Map Exhibit, the Zoning Map Exhibit, the Comprehensive Policy Plan Long Range Plan, the Arcadia Building Co. - Fairfax Pike Mixed Use Development Land Plan Arcadia Buildin-2 Co. CPPA #4094/EAW 2 and the Existing Land Use Map Exhibit and Densities Table for all properties within a one -mile radius of the subject site for additional information. The _]Name, _Mailing Address and Porcel _Number of all Properties within 200 feet of the Subject Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the Adjoining Property Map and the Adjoining Property Ownership Table within the Application for all properties within 200 feet of the subject parcels and the signed Adjacent Property Owners Affidavit. For A Text Amendment A land use plan has not been developed for the Route 277 corridor; therefore, this Application does not propose any text amendments to the Comprehensive Policy Plan. For All Amendments Justification of Proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed: Frederick County has expressed interest over the past decade in creating a land use plan for the Route 277/Route 522 South "triangle". The County has approved commercial and industrial areas within the northern portion of the "triangle", which is being developed as the Eastgate Commerce Center. Recently, the County has approved the Tasker Woods project within the northern portion of the "triangle", which is being developed as residential land use. The southern portion of the "triangle" between Wrights Run and Route 277 has remained primarily undeveloped to date. The 2007 Planning Commission Retreat focused on the Route 277 corridor as a planned urban center as a primary topic of discussion. Arcadia Building Co. is interested in including their property into the County's Urban Development Area (UDA) and proposes to incorporate several planned urban center design elements identified during the Planning Commission Retreat such as a new fire and rescue station, commercial development along Route 277, improvements to the Route 277 corridor to facilitate intermodal transportation opportunities, and a continuation of an off-road bicycle and pedestrian facility that will allow for recreational amenities east of Sherando Regional Park. The Arcadia Building Co. Fairfax Pike Mixed Use Development provides for appropriate land uses with residential in close proximity to regional park and Arcadia Building Co. CPPA #4094/EAW public schools facilities and commercial along the Route 277 corridor. The inclusion of the subject properties within the County's Urban Development Area will provide the first step necessary for the rezoning and development process required to implement planned urban design elements that are recognized as needs in this geographic area of the community. How would the resultant changes impact or benefit Frederick County? Consider, for example, transportation, economic development and public facilities: Transportation impacts associated with the Arcadia Building Co. - Fairfax Pike Mixed Use Development will include traffic generation from the residential component of the project and traffic attraction from the commercial component of the project. The proposed land plan provides for internal road and pedestrian connectivity between the residential and commercial land use components to mitigate transportation impacts to Route 277 and White Oak Road. Additionally, the land plan provides for the relocation of White Oak Road through the project that will ultimately eliminate the existing "S -turn" alignment. Right-of-way dedication along the Route 277 frontage will be provided, as well as additional lane and entrance improvements along this corridor to further mitigate transportation impacts associated with this development proposal. Public facilities enhancements are considered with the Arcadia Building Co. - Fairfax Pike Mixed Use Development through the provision of land dedication sufficient for the development of a new fire and rescue station within close proximity of the signalized Route 277/White Oak Road intersection. Additional study will occur as a component of the rezoning application for this project to determine the feasibility of the construction of the new fire and rescue station by the developer to further assist the County in the implementation of this desired capital improvement project. Public school impacts associated with the with the Arcadia Building Co. - Fairfax Pike Mixed Use Development will be realized as a result of the development of single-family detached residences. The developer will proffer to mitigate this impact through the provision of monetary contributions to Frederick County that are consistent with the County's Development Analysis Model. These monetary contributions will be established without credit for the commercial component of the project. Economic development opportunities will be provided with the Arcadia Building Co. - Fairfax Pike Mixed Use Development through the development of commercial land bays at the Route 277/White Oak Road intersection and along the Route 277 corridor. These commercial land bay areas are anticipated to provide for approximately 80,000 — 100,000 square feet of land use, which will Arcadia Building Co. CPPA #4094/EANN' 4 provide for various tax revenues to Frederick County and will assist in the mitigation of fiscal impacts associated with the residential component of the project. Additionally, the proximity of the commercial land bays to the residential components of the project allow for a pedestrian design element that creates a walkable community between the various land uses. Recreational amenities will be provided with the Arcadia Building Co. - Fairfax Pike Mixed Use Development through the development of a 10 -foot wide bicycle and pedestrian facility that will be constructed by the developer. This off-road bicycle and pedestrian facility will be available for public use and has been located within the project to allow for the continuation of a network from the Sherando Regional Park that will begin at White Oak Road and will continue throughout the project to the eastern property limits. This design will allow for the planned continuation of this public bicycle and pedestrian facility as properties to the east of the project site develop. The impacts associated with the Arcadia Building Co. - Fairfax Pike Mixed Use Development can be sufficiently mitigated by the developer. This project will benefit Frederick County through the implementation of needed transportation improvements, the provision of public facilities for fire and rescue services and parks and recreation services, and the provision of land use to will promote economic development. The development of this project will allow for the County to establish planned urban center design elements that will serve as an example for future development within this area of the community. Arcadia Building Co. CPPA V4094/EAW 5 Signatures,. I (we). the undersigned. do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): -- Date: Owner(s): Date: D i II Special Limited Power of Attorney County of Frederick, 'Virginia i Panning office, County of Frederick, 'Virginia, 107 Kent Street, Winchester, VA 22601 Phone 540-665-5651 Facsimile 46-665-6395 i Kna�, :U:' Men fay Thee Pars; ns: that I (A'c1 (Noris) Peover Lane Montero Road, LLC & Yegjxr_LttFs.! Awiu>tuon, LLC: (Addy --Ss) P.O_Sox 1150 Pureelhille, VA 20134-1150 (Phone) { 1751-0 2, I the uv ncr(s) of all those tracts or parcels of ]and ("Propetty") conveyed to me (us), by dasd rc:ordcd in the Clcrk's Office of the Cinwt Court or the County of Frederick. Virginia• by lnstnntrcnt No. 04001 ?61 on Page Parcel: 86 Lot 1556 Block- A Section: Subdivision' _ i inat umeat No. 04002271 7 on Page Parcel: 86 Lot 171 131ock- _A Section: —_ - Subdivision: -, _._. ltibrrusnent No- 040022717 on Page Pam& 86 Lot: 177 Block: A Section: _ _ Subdivision, Instrutncnt No. t•)40022717on Page _-� Parcel: 86 Lot: 17_8 Block: A Section: __. Subdivision: Instrument No. Q42QZ271 , on Page -�_ Parcel: 86 Lot: 17$8 Block: A Sa;uon: Subdiviswo, -- Inctru nent No. 0 on Page _ Parcel: 87 Lrx: I Block: A Section: Subdivision: Instru'nemt No. Q4Q(126139 on Page M Parcel: 67 Lot: JA Bloch: A Section: Subdivision: do herby make, constitute and appoint: (Name) Grmnway F.n&M(iag (Phone) (540)652-4185 (Address) 151 Wiady I ill lane. WimbsA :r. VA 22662 To act as my true and lawful attorney-in-fact fur and in my (our) name, place and stead with full power and authority I j(we) would have if acting personally to file planning application foe; my (our) above described Property, including. ❑ Rezoning (including proffers) ❑ Conditional Use Permits i ❑ Master Development Plan (Preliminary and Final) ❑ SuWivision L� Comprehensive Policy Plan Amrndmcnt ❑ Site Plar. My attomey-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 unti' it is otherwise. rescmdcd or modified. i] th in witness thereof, I (-c') have hereto set my (gu*-*nd and seal this I day of - Signaturc(s)7jt� State or Virginia. *4661cournty ofrQW%,aTo-wit: i 1, ENotaryPublic in and for the jurisdiction aforesaid, certify that the person(s) wbo signed to the foregoing instrument and who I (arc) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this day of M", 200) { My Conmtimion Expires: Nntary Public ```�tttllllltll�'' �\„� V�' • ” NOTARY' --..;P, REG =162680 n My COMMISSION EXPIRES ' 11/30/2010 ALTH 0 ��'1111111100 Aoochmc«I (J0 i3E COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT C(,)tjjjjv of Frederick, Virginia 1,jalining Web Site: �yw%v.coftr�dcrick.jj!.;I�. NVilicbester, Virginia 22,601 10-7 North Kent Street, Stifte 202 Phone 540-66-5-5,651 Facsimillc 540-66-3-6395 Sl�Al0FV|-GJNJ/\ [(}U��[Y0[FRF[>ER|CK [ his -fu dxyo[ ' ' ---�"-^-------'-' -- YH1omb) (Ym`o L-- - ---'— -- ' '- ' --- ' -- ei'Authonzeci Agent) h:ivbv make muh that flit' list o[PIoI)eny *woos ofUu uubVeci site, as submitted wiLh i|le oN)lic*.00, is x 'ule and accurate list based on h~ hIknnuumv providcd hv ihe Fi;Jccick CouotV � �or/niuxm*`nf1hcKc"onuc0[6oxxstaker 6nmIN: cut -rent ou\estate ussrsuux'm /e*omx. (I)Nki(��\� -AL OH0|`Vlk0DNW Comm yo[ Subscribed and 5`nxntobefore onr this 6oyo[ | � �/�r] nmv �nuu/yuodS/uuakihytile uK/, mncJPhn��7x| Cv/m ex�`oo� ` ~~�~ w COMMIS 13 9 El PALS I ff 0 iE,RCirA,,L V Ll 7-; I 6.� L R S IV LLI 0 m 11 f -j /I Aw J ■ fr LU Lli 0 . CD (D CV Ev 0 0 cv, (0) IN z LU 27 tv W V2 IL E- 14 E-1 _\ w C).J E-4 LL, Z �-4 E - z LL, 0 XE r4 7 z LLI wwrz CC CL k, moa LL. Cc LL. DATE: MAY 2007 SCALE: I" = 500' DESIGNED BY BSK JOB NO. 4094 SHEET 1 OF1 L7 L9 Ll c.0 Q? Vo 40 CID 60 TM: 86-((A))-156 50.4 AC + z U, ulLLI Z �1945" w t74 1535 7,v L LLU U Coll cio m CC) a v m �t w 0 -Q ID C, L23 122 . . ................... Z o Lu LLI Ot w A c� ok OVx1c OAS 4) q) 0 .5 TM: 87-((A))-1 124.8 AC + L36 L36 L38 c m c� c� TM: 86-((A))-171 3.4 AC + TM: 87-(q(A))-lA. �C + TM: 86 -((A)) -178A 2.9 AC + j/ 0.4 E- AC + TM: 86-((A))-177 S 73*52'38" E E- <4 L50 LU > 1.4 AC +1440.2' co Z U) cco LA6 CID C\2 z L49 0 IE In Ww CC) E- U) o cp 'n ....... .. ... x 0 cr) P f ------ LU TM: 86-((A))-178 FL U) Ale 2.4 AC + IU6 cc I L16 SEE SHEET 2 FOR TABLES I DATE: MAY 2007 1 SCALE: 1" = 500' 500 250 0 500 1000 DESIGNED BY BSK JOB NO. 4094 5GALIE-: SHEET :1: OF2 LINE BEARING DISTANCE Ll CURVE DELTA ANGLE RADIUS ARC LENGTH TANGENT CHORD BEARING CHORD LENGTH Cl 2°19'47" 2456.0' 99.9' 49.9' S 88°24'03" E 99.9' Z FE W W Z Z LUo cQm CV iy a ' m co to U co to bb �� �0 A Z LU D ai q; o", W ao to ti� F L2 N 33°14'58" E 117.9' L3 N 32'35'i9" E 160.4' L4 N 31°55'40" E 25.4' L5 S 60°37'44" E 342.0' L6 N 41°11'11" E 106.1' w A b 6� w a S 71°40'49" E 276.0' L8 N 66°00'57" E 24.3' L9 Z 49 F P�1 xCL W Q J .1 a LU a _Z U) _ �� �z OLLI O M � p M X x W C7 W w QW Z d o V� x U W nl �, U] LL 156.5' L10 S 87°44'20" E 293.4' Lll N 46°45'57" E 50.0' L12 S 58°48'18" E 149.9' Lia N 60°18'16" E 39.8' Li4 N 89°42'44" E 86.3' L15 S 77°03'47" E 124.6' L16 N 48°29'25" E 129.3' L17 S 75°19'12" E 65.9' L18 N 37°15'14" W 304.7' L19 N 20°44'57" W 63.2' L20 DATE: MAY 2007 SCALE: N/A DESIGNED BY: BSK JOB NO. 4094 SHEET 2 OF2 L22 S 68°21'26" E 338.6' LINE BEARING DISTANCE Ll N 32°36'53" E 249.5' L2 N 33°14'58" E 117.9' L3 N 32'35'i9" E 160.4' L4 N 31°55'40" E 25.4' L5 S 60°37'44" E 342.0' L6 N 41°11'11" E 106.1' L7 S 71°40'49" E 276.0' L8 N 66°00'57" E 24.3' L9 S 66°04'10" E 156.5' L10 S 87°44'20" E 293.4' Lll N 46°45'57" E 50.0' L12 S 58°48'18" E 149.9' Lia N 60°18'16" E 39.8' Li4 N 89°42'44" E 86.3' L15 S 77°03'47" E 124.6' L16 N 48°29'25" E 129.3' L17 S 75°19'12" E 65.9' L18 N 37°15'14" W 304.7' L19 N 20°44'57" W 63.2' L20 N 10°36'51" E 341.4' L21 S 42°14'57" W 348.4' L22 S 68°21'26" E 338.6' L23 S 78°22'49" E 596.8' L24 N 89°33'56" W 304.7' L25 N 10°41'27" E 157.9' L26 N 89°18'44" W 257.8' L27 S 24°57'02" W 231.0' L28 N 71°54'12" W 491.9' L29 N 68°52'19" W 440.0' L30 N 68°15'31" W 312.1' L31 N 72°24'03" W 263.6' L32 N 31°32'48" E 81.1' L33 N 67°25'14" W 236.5' L34 N 31°52'50" E 159.0' L35 N 58°01'12" W 5.0' L36 N 64°15'23" W 477.1' L37 S 44°19'42" W 276.9' L38 N 64°05'21" W 487.5' L39 S 22°30'46" W 158.4' L40 S 10°13'08" W 141.4' L41 S 06°03'22" W 237.7' L42 S 28°20'54" W 218.3' L43 S 15°58'13" W 162.7' L44 S 30°29'16" W 161.4' L45 S 10°41'26" W 1123.7' L46 S 88°36'45" E 89.3' L47 N 11°10'18" E 633.7' L48 N 25°03'52" E 832.7' L49 N 79°01'50" W 213.6' L50 S 73°52'38" E 216.4' c i I E-5 zE Z M, a • r + Q' r _ — _� �49X V, 2 .� 48 ..u., ,.., .: .. ,,,:..1 a ., � �:.� .� ..:s ,. �`.. � ,... .. .�., l V ..a P.. :.� :.�. � k. ! :: o v� ^...' , S t �...: -� ,Y, �. ,cc _ LU „•, /� os .<. .. �LU 0 LU LLJ .. 46 f 1421 F6 ,,. ,. .. k ,D as .;< � ,- ,n� ,.v .., nv <.. .. � ,... .... .,. ,� .,•. .. ,. 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Adjoining Property Owners within 200 Feet 4094 Fairfax Pike Mixed Use Development CPPA Application 5/30/2007 Adjoining Property Owners within 200 feet.xls 1 of 1 Number Tax Mag Number 1 86 A 155A Owner COATES, CHRISTOPHER D & DIXIE D Mailing Address 587 WHITE OAK RD Cit & State WHITE POST, VA ZIP 22663 2 86 A 155 FERTIG, JUANITA 557 WHITE OAK RD WHITE POST, VA 22663 3 75 A 113 LEONARD PROPERTY, LLC & C/O KEVIN BREEDEN PO BOX 1062 WARRENTON, VA 20188 4 76 A 53 WRIGHTS RUN, LP 2800 S SHIRLINGTON RD STE 803 ARLINGTON, VA 22206 5 76 A 53G HOME DEPOT, USA, INC & ATTN: PROPERTY TAX DEPT #5362 P.O. BOX 105842 ATLANTA, GA 30348 6 87 4 9 BASCUE, FRANCIS K. & ELEANOR M 319 WRIGHTS RUN LN WHITE POST, VA 22663 7 87 4 8 ADAMS, GARY A. & KATHLEEN M. 305 WRIGHTS RUN LN WHITE POST, VA. 22663 8 87 4 3 REID, DALE K & VALERIE L 259 WRIGHTS RUN LN WHITE POST, VA 22663 9 87 A 26 KELLEY, PAULINE L 218 JOURNEYMAN LN WHITE POST, VA 22663 10 87 A 25 HAWKINS, PAULINE L & C/O PAULINE L KELLEY 210 JOURNEYMAN LN WHITE POST, VA 22663 11 87 4 1 HAMMAN, DONNIE W & RACHEL A 160 JOURNEYMAN LN WHITE POST, VA 22663 12 87 A 3 LICHLITER, JENNINGS 173 JOURNEYMAN LN WHITE POST, VA 22663 13 87 A 2 FLETCHER, ELWOOD L JR & & ELIZABETH A 1445 FAIRFAX PIKE WHITE POST, VA 22663 14 87 A 11 BAKER, SAMUEL F & GLORIA H 1415 FAIRFAX PIKE WHITE POST, VA 22663 15 86 A 179D LIBERTY BAPTIST CHURCH PO BOX 67 STEPHENS CITY, VA 22655 16 86 A 179A CARLSON, SHIRLEY C 1312 FAIRFAX PIKE WHITE POST, VA 22663 17 86 A 179 CARLSON, SHIRLEY C 1312 FAIRFAX PIKE WHITE POST, VA 22663 18 86 A 174 ANDERSON, LUTHER & FRANCES 7419 BOUNDARY AVE MANASSAS, VA 20111 19 86 A 175 ANDERSON, LUTHER & FRANCES 7419 BOUNDARY AVE MANASSAS, VA 20111 20 86 A 176 ANDERSON, LUTHER & FRANCES 7419 BOUNDARY AVE MANASSAS, VA 20111 21 86 A 173 SCHEULEN, GEORGE E & C/O GEORGE SCHEULEN 7232 HUNTON ST WARRENTON, VA 20187 22 86 A 172 SCHEULEN, GEORGE E. & C/O GEORGE SCHEULEN 7232 HUNTON ST WARRENTON, VA. 20187 23 86 A 170 RIDINGS, BENJAMIN L & DANA L 1261 FAIRFAX PIKE WHITE POST, VA 22663 24 86 A 168 RODGERS, SARA K 202 HIGH ST HACKETTSTOWN, NJ 7840 25 86 A 169 RODGERS, SARA KATHLEEN & RODGERS, EUGENE ALLEN 202 HIGH ST HACKETTSTOWN, NJ 7840 26 86 A 167 THOMPSON, SAMUEL L & THOMPSON, TAMI L 1227 FAIRFAX PIKE WHITE POST, VA 22663 27 86 A 166 NESSELRODT, JUDY ANN 1217 FAIRFAX PIKE WHITE POST, VA 22663 28 86 A 165 WITT, THOMAS D 329 FAIRVIEW RD WOODSTOCK, VA 22664 29 86 A 164 RAMEY, ROBERT E & HESTER B 1201 FAIRFAX PIKE WHITE POST, VA 22663 3G 86 A 163 DOLBY, JOHN L 1195 FAIRFAX PIKE WHITE POST, VA 22663 31 86 A 162 MULLINS, CALEB CLIFFORD & & MILDRED ANN 1185 FAIRFAX PIKE WHITE POST, VA 22663 32 86 A 160 BOYER, LEWIS A 11 PO BOX 787 STEPHENS CITY, VA 22655 33 86 A 159 BOYER, LEWIS A 11 PO BOX 787 STEPHENS CITY, VA 22655 34 86 A 159A BOYER, LEWIS 11 PO BOX 1136 STEPHENS CITY, VA 22655 35 86 A 158 GLYNN, RICHARD P 1131 FAIRFAX PIKE WHITE POST, VA 22663 36 86 A 192 EMMONS, LEE L & CATHERINE E PO BOX 356 STEPHENS CITY, VA 22655 37 86 A 193 LYNCUR, LLC 732 BELL LN BERRYVILLE, VA 22611 38 86 A 196 LYNCUR, LLC 732 BELL LN BERRYVILLE, VA 22611 39 86 A 143B SANDY, WANDA L 1026 FAIRFAX PIKE STEPHENS CITY, VA 22655 40 86 A 143A YANCEY RENTALS, LC PO BOX 511 STEPHENS CITY, VA 22655 41 86 A 143E LARGENT, BRADLEY JAY & LARGENT, SUSAN M 774 WHITE OAK RD WHITE POST, VA 22663 42 86 A 144 CLEAVER, JESSE F & KATHLEEN S PO BOX 447 STEPHENS CITY, VA 22655 43 86 A 145 SPARKS, FRANK L 736 WHITE OAK RD WHITE POST, VA 22663 44 86 A 146 FLETCHER, DEBRA MARIE 703 WHITE OAK RD WHITE POST, VA 22663 45 86 A 147 MCKINLEY, ROBERT & MCKINLEY, PENNY 667 WHITE OAK RD WHITE POST, VA 22663 46 86 A 148 MCKINLEY, ROBERT & MCKINLEY, PENNY 667 WHITE OAK RD WHITE POST, VA 22663 47 86 A 149 iBAYLIS INVESTMENTS, LLC 2332 MIDDLE RD WINCHESTER, VA 22601 48 86 A 150 BAYLIS INVESTMENTS, LLC 2332 MIDDLE RD WINCHESTER, VA 22601 49 75 A 117A COUNTY OF FREDERICK 9 COURT SO # 601 WINCHESTER, VA. 22601 50 186 A 151 CHAPMAN, EDGAR P & JENNIFER D 1600 WHITE OAK RD WHITE POST, VA 22663 5/30/2007 Adjoining Property Owners within 200 feet.xls 1 of 1 Map Data Source: Frederick County, Va. GIS Department, 2007 Data e r" dote G 0 �rr� \ r of 4, / / mr ; / ✓/ Barb ° 9e s U 756 Ct l 642 Old Kitchen Rd Or\ �WON ri� .�..,� c ng tt 1' --- - - � ..47 Q] 7 y "D C, 1 G qjb Suffolk Cir _�'�c ��---- �' ��� - > �+' - _ , t? T Arcadia Building Co. E�+ 3Cedar Mountain Dr 's �.. . —1 I m , 0�<� ' 760 �, �� T Fairfax Pike Mixed ;,9 Y . 'o' Use Development w ��^���� ��`— ras < - j Land Use Map W s�� - ��... � s r on - - - 0 Qin a/tfa Arch � r� Q t e pr $ � ��` /� �� "�� JFJIT Q'a I eros,- \� Ci o � ry e4 � ry � U . - � � � tT- � �i; Homeplace Ct r A 0! r �, 3 i r '4e yJ•C ��L ���� �. ol` Za r rah Q+ OI' . beth r Or O r yQ ! fOy� to do GR h n. i W i i m r r OU �V fp 87``C i tom_ �i ' u ZLLJ O 86 n l k It LU r ry 86 <.' ';;•� LU `p�`5� A ;1 7 -� A n8an fl'�/ rw� i X LW C) sh ai 1, . �C�a ._ �__ _ a q� F rf'! p �. %� s5'A�7s e° / �`, w .1 m Q p eCL ike —/ �a� Reardon Rd� J LL 49, / U i ;i W 0 Ua Q �zOt cP U F/ 522 �_ % J " I� �: 726 }� ; a ' - � LU ! / Q J� �t / " '� , Q X j 41, 1 r ' 1 o o Q Q / °oCeder Ln '7' � m ��1 �-� � � 277 ��Cj� ! ° — ---'--_rte"J "An r'i" §oP h4 0� / ! � �, ti `` i ssr' �`z � � ire �g� k,'����`". E� � �•V 849 W W Z } `n w H p Q Z Oi Z co LU >D c U W J > z W fr} O U) W W Z D C/) o D0 D CQ O Q U w wo Q _X Q U Q 0 640 641 ��\ - _ f �' U Y W W m f W �•a 'Feet X >Q or o f zLL ,r 1,600 0 1,600 3,200w u; Map Data Source: Frederick County, Va- GIS Department, 2007 Data • Arcadia Building Co. Land Use and Densities Table 4094 Fairfax Pike Mixed Use Development Developed Undeveloped (Check Sums Total Acres: 15129.061 2450.1 2678.96 1 5129.06 percent (of total) 1100.00% 1 47.77% 1 52.23% 100.00% (Acreage with Land Use Code = 2 (Residential) et (f Iota!)1757.00 I 1189.68 I 567.32 I 1757.00 perc23.19! , 11.06% I 34.26% (Acreage with Land Use Code = 4 (Commercial & Industrial) percent (of total) I 277.70 5.41 % I 176.23 3.44% I 101.47 1.98% I 277.70 1 5.41% Acreage with Land Use Code = 5 & 6 (Agricultural) percent (of total) 2550.17 49.72% 841.39 16.40% 1708.78 33.32% 2550.17 -] 49.72% Acreage with Land Use Code = 73 (Government) percent (of total) 474.86 9.26% 173.47 3.38% 301.39 5.88% 474.86 9.26% Acreage with Land Use Code = 74 (Religious) percent (of total) 28.22 0.55% 28.22 0.55% 0 0.00% 28.22 0.55% Acreage with Land Use Code = 76 (Educational) percent (of total)l 39.78 0.78% 39.78 0.78% 0 0.00% 3 9. 78 0.78% Acreage with Land Use Code = 79 (Moose Lodge) 1 percent (of total) 1.33 0.03% 1.33 0.03% 0 0.00% 1.33 0.03% (Check Sums) 5129.06 100.00% 2450.1 47.77% 2678.96 52.23% 5129.06 100.00% Note: 15 parcels within the required distance of the subject parcels had an undefined Land Use Code; the Land Uses for these parcels were derived from investigation of aerial photos, neighboring parcels and parcel attributes in the GIS database, and overall knowledge of the area Source: Frederick Co. GIS, 2007 Data Land Use and Density.xls 6/1/2007 :Oc C0fi - a0 ,r t c/o. 9hd Fid=ate ��r tfjOr � l ker A 642 Suffolk Cir m c° o141 . of ti �— /0 d� J ory Ct r O O r e° cm G� Shetan iCentre Or �a O 3 co � 765 CL 3p/ash A 45 a aye �ru�k•D r ° ao •Y � ✓dso �r°t Legend Subject Parcels Parcel Boundaries Zoning B1 (Business, Neighborhood District) C B2 (Business, General District) - B3 (Business, Industrial Transition District) - M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) j R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) Map Data Source: Frederick County, Va. GIS Department, 2007 Data o �! r`-cj ores s� Ke�erne Ct i``o� �1, �a�eF �a v c^ a Sh Ct' cj o g [ C 756 3°c ���/// garb Ct y 0 756 Lucy hong Ct Cedar Mountain Dr d / m ° / 'Aer VAC mQ � �L77je/ 4 Coo7S , J �/ / Aryn , l 9pr�`�� om �o e r`n 1> 87 A 1 86 A 156 86 A 171 0 ' A 87 A �O ` 86 A �A�178A177 Fa%rf aX 86 A 178Pike cea Jc �o c J o`i c S 4 gC Q /QQ J ICedar o` y 4° «a 277 7. ss 0 old Kitchen Rd --\, Arcadia Bu'il'dingnCo. + F�airfan l�lnC i�ViiXcd �;S^c �2�021opr„ont 76 Zoning Map Gemstone Dr U .e Y N' c �o meplacel t -J) 01 Reardon Rd �R r `O V N wE S Feet 1,500 0 1,500 3,000 z O w U zY0 d C o M LL -s S� J 3 co � 765 CL 3p/ash A 45 a aye �ru�k•D r ° ao •Y � ✓dso �r°t Legend Subject Parcels Parcel Boundaries Zoning B1 (Business, Neighborhood District) C B2 (Business, General District) - B3 (Business, Industrial Transition District) - M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) j R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) Map Data Source: Frederick County, Va. GIS Department, 2007 Data o �! r`-cj ores s� Ke�erne Ct i``o� �1, �a�eF �a v c^ a Sh Ct' cj o g [ C 756 3°c ���/// garb Ct y 0 756 Lucy hong Ct Cedar Mountain Dr d / m ° / 'Aer VAC mQ � �L77je/ 4 Coo7S , J �/ / Aryn , l 9pr�`�� om �o e r`n 1> 87 A 1 86 A 156 86 A 171 0 ' A 87 A �O ` 86 A �A�178A177 Fa%rf aX 86 A 178Pike cea Jc �o c J o`i c S 4 gC Q /QQ J ICedar o` y 4° «a 277 7. ss 0 old Kitchen Rd --\, Arcadia Bu'il'dingnCo. + F�airfan l�lnC i�ViiXcd �;S^c �2�021opr„ont 76 Zoning Map Gemstone Dr U .e Y N' c �o meplacel t -J) 01 Reardon Rd �R r `O V N wE S Feet 1,500 0 1,500 3,000 z O w U zY0 d 0 � w 2i M LL z oQ� O Q Lt_ N CCC 0 Q X 2 Lu W m H p a ECaZ JO z p w (� w U w z 0 a- Q W Q GE >: o 0 to W J j 0 0 Z Cn 0 E- m W Z 0 () U u- < XQ ul o 0 2 N 263eo-Lo Q a U Y z W Q � 0 C X Q jro t L¢L ^o c O r N LL W W U) Map Data Source: Frederick County, Va. GIS Department; 2007 Data �s Arcadia Building Co. L °' ., , Fairfax Pike Mixed Use Development a ` u: E" s r r� v -' P Environmental Features 3 i` a r � 1 «a a i t - ' '.:,✓ r-•'' f°" a i°a't4 g ,,� •'iq, Y _ ,•1 t g 4__�y, i ��'>,."i ,€� :-7 yet �� ' { ' _ •'*'� _� � .•a°o � '4` � �v y`• , w.�� � 4`•33 +w�'0a..,...'8 I� 11C - • I n., . s ✓/. wj f . `, r' od _ r - ,r.° . ^'' U i'n _ e. _ ✓ _ � � - € 4m .+>"d../� s .t t `�' .,' tt' •' ✓ : n '+.� �3 =°ri ta'} ;,� � _ ,pp m,.>t'.. :•�•,!e° .t" � I r`/ s''r ?> ✓ �,, r ,� � f,/` .++rry% r'. �t0 t'"`r° r % � c� °� ..._..>` 'r�' ``' f ..,_.._..._.:.. n .r ° f f , - > .,: � ........ ,.,_«.✓ _ "�._ ,.¢� +e r rrr ter: ..� : tt "0`0�-... ..,....:.a'` 54 " ,r�,�..`:,% . •rt ,r.> f- �•:it �:')�•� ,r�I'rrJ.l r„, ,�yr'.t'_,'tt._.i__>' r_tr.r.- ..r,,f. � . -/ %•; ._:.o'•f °f'o� _, ✓. t/'. ,,�„11,' �a • i aJ S. „"•°`-�- ,.. Q, .6a,5 CO �f}� J1 %wj� � aU . �,7W bg O WfS',LL 6670 us Qi °735 s 0 z W W c 87 A 1 61 f JAS W J 00 ..:r✓� 1 ,.. yr r �” 's°" f _ 's }n w.a"'+n...e [� / ,t r 6 C) 1 i d mw 88 A 156 .5> 730...N,: Q (r w — U • a0 t 70 A Cc o A X > i 775 0 7w0 p CC W L> 4i? 1 cn r j ° + n �? 0� tD e 7(i' 'y t r 86 A 178A a RO' c oJ .Iry Ld 725- CO � 7,70 690 725 5 E85 .Lu � .pike 35 - 505 uU' z w 7cJ � —¢/ Qa _ : w277 44 Legend 55 a3� (5 LU � ow —7p" czom Subject Parcels C ^� mea s 0 0 ¢ < > c �ayoc Parcel Boundaries �� �q . ,\ �p Feet Q z Lakes &Ponds w... m z O �� Wetlands r#$.` o 2 U° LLo 500 0 500 1 000 ` fr ��,' _ z > _ ¢ O w Floodplain y y �„ Y w z w Streams 1 �, n �a . x w Q w o ra cCr =n o • m. �,w 5 ft. Intermediate Contours" .a:Y,� �; _ r r =,� 0 w O r _m_.... 25 ft. Index Contours ac°j va s� !> / - 3 r �• j fa_ a ¢ u; ca <a` rs.� s i Ti ® �� a, v 4 t w Map Data Source: Frederick County, Va. GIS Department, 2007 Data UPPA #11-07 MTT �T0-D TIKE M P J USE DEVELOPMENT ARCADIA DEVELOPMENT CO. MILLWOOD PIKE MIXED USE DEVELOPMENT Comprehensive Policy Plan Amendment June 1, 2007 Contact Person: Evan Wyatt, AICP REE AY eNr.INEER4N 151 Windy Ilill Lane Founded in 1971 Winchester, Virginia 22602 Telephone 540-662-4185 Engineers FAX 540-722-9528 Surveyors www _greenwayeng-corn CONTENTS Aerial Overview Location Map Owner Signature Documents Comprehensive Policy Plan Amendment Application Special Limited Power of Attorney Form Property Owner Affidavit Comprehensive Policy Plan Amendment Application Owner Information Authorized Agent Information Legal Interest in Property Reason for Request Map Amendment Information Text Amendment Information Amendment Justification Amendment Impacts and Benefits Proposed Land Plan Subject Properties Composite Map Exhibit Adjoiner Map and Ownership Information Table Long Range Land Use Plan Existing Land Use Map and Densities Table Zoning Map UDA/SWSA Map Topographic and Environmental Features Map Map Data Source: Frederick County, Va. GIS Department, 2007 Data; Aerial Photos from March 2006 Comprehensive Policy Plan Amendment Arcadia Development Co. — Millwood Pike Mixed Use Development Owner(s) Information Name: Arcadia Development Co., c/o Carla Coffey Project Name: Arcadia Development Co. — Millwood Pike Mixed Use Development Mailing Address: P.O. Box 1150 Purcellville, VA 20134-1150 Telephone Number: (540) 751-0321 ext. 179 Authorized Agent Information Name: Greenway Engineering Project Name: Arcadia Development Co. — Millwood Pike Mixed Use Development Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Telephone Number: (540) 662-4185 Legal Interest in the Property Affected or Reason for the Request Arcadia Development Co., acquired legal interest in tax map parcel 65-((A))-116 in 2004. This parcel contains 59.06± acres, and is located on the north side of Millwood Pike approximately 21/4 miles east of Interstate 81 Exit 313. This parcel is zoned B-2 District and is located with the County's Sewer and Water Service Area (SWSA). The subject property is within the study area boundary of the Route 50 East Corridor Land Use Plan, which was adopted by the Board of Supervisors in 1994 as a component of the Comprehensive Policy Plan Land Use Chapter, which can be found on pages 6-17 — 6-19. The current land use plan recommends future business, office and industrial land uses primarily around the Winchester Regional Airport, while an area of future residential is identified along the Route 50 East corridor within close proximity of the subject property. Arcadia Development Co., is interested in preparing a mixed-use development proposal for this property that will include general office use along Millwood Pike and Channing Drive extended, property for the new Public School Administration Office, high-end Arcadia Development Co. CPPA #4066/EAw townhomes, open space with bicycle and pedestrian facilities and property for the proposed Route 37 bypass. Arcadia Development Co., believes that the location of this property is ideally situated for a mixed-use development that can accommodate an employment center, residential opportunities for out -commuters and residents that desire to live close to urban services, and identified public facilitieS within an integrated urban design. For A Map Amendment PIN(s): 65-((A))-116 Magisterial District: Shawnee District Parcel Size (approximate acres): 59.06± acres Plat of area proposed for CPPA amendment, including metes and bounds description: Please refer to Subject Properties Composite Map Plat Exhibit within Application Existing Comprehensive Plan land use classification: Proposed Comprehensive Plan land use classification: Existing Zoning and Land Use of the Subject Parcel. Business Mixed Use Urban B2, Business General District Unimproved What Use/Zoning will be Requested if Amendment is Approved?: The Arcadia Development Co. - Millwood Pike Mixed Use Development is proposed to include single-family attached townhomes, general office use, land for the Public School Administration Offices and open space containing public bicycle and pedestrian trail facilities. Describe the Existing Zoning, Comprehensive Police Plan Designations and/or Proposed Comprehensive Plan Designations, and/or Approved Uses and Densities along with other Characteristics of Properties that are within 112 mile: The Arcadia Development Co. subject property is currently zoned B2, Business General District. The Comprehensive Policy Plan Long Range Land Use Plan designates the subject property as business. The property owners are proposing to have the Comprehensive Policy Plan designate this property as mixed use urban land use. There is approximately 1,260 acres within a 1/z -mile radius of the subject property, of which the primary land use is agricultural and commercial/industrial. There are approximately 310 acres with a land use Arcadia Development Co. CPPA P4066/EAW ` designation of commercial and industrial within a 1/2 -mile radius of the subject property, of which 53% are currently developed. There are approximately 292 acres with a land use designation of residential within a /'2 -mile radius of the subject properties, of which 59% are currently developed. Please refer to the Aerial Map Exhibit, the Zoning Map Exhibit, the Comprehensive Policy Plan Long Range Plan, the Arcadia Development Co. — Millwood Pike Mixed Use Development Land Plan and the Existing Land Use Map Exhibit and Densities Table for all properties within a '/2 -mile radius of the subject site for additional information. The Name, Mailing Address and Parcel Number of all Properties within 200 feet of the Subject Parcel(s), with Adjacent Property Owners Affidavit: Please refer to the Adjoining Property Map and the Adjoining Property Ownership Table within the Application for all properties within 200 feet of the subject parcels and the signed Adjacent Property Owners Affidavit. For A Text Amendment Route 50 East Corridor Land Use Plan Summary The Route 50 East Corridor Land Use Plan was adopted by Frederick County in July 1994. This wide area land use plan encompasses the area along Route 50 East from Interstate 81 to the Westview Business Center and the area along Route 522 South between Route 50 East and Buffalo Lick Run. The current land use plan recommends future business, office and industrial land uses primarily around the Winchester Regional Airport, while an area of future residential is identified along Route 50 East within close proximity of the Arcadia Development Co. property. The proposed mixed-use development is applicable to this portion of the current land use plan. The Route 50 East Corridor Land Use Plan is a component of the Comprehensive Policy Plan's Land Use Chapter, which can be found on pages 6-17 — 6-19. The intent of the Arcadia Development Co. — Millwood Pike Mixed Use Development proposal is to amend the current land plan text and mapping associated with the current land plan to provide for a mixed use development that would have office, residential and public uses. The Mixed Use Development concept has been approved within the study area for the Governor's Hill Development adjacent to the Winchester Regional Airport even though the Route 50 East Corridor Land Use Plan does not identify mixed use development future land use. Included is the current and proposed text associated with this proposal: Arcadia Development Co. CPPA #4066/EAW Route 50 East Corridor Land Use and Transportation Plan Amendment The Route 50 East corridor plan sinews identifies twe areas of business/office land use, a� industrial/office land use, and mixed land use development adjacent to the ai-i�ert Winchester Regional Airport. A proposed residential area and a mixed land use development area are identified on the north side of Route 50 East in the northeastern portion of the study area. One is a large aFea- se -1-411 R -f -Route 50, the other- is a smalle Route 522 and nef4h f Route 645 (A r f4 Road). Both These future development areas will benefit from their proximity to the aiFPert Winchester Regional Airport as well as easy iceess to Route 81 their proximity to Interstate 81 Exit 313, Route 50 East, Route 522 South and the existing secondary road network. An area designated for office/industrial land use is shown on the south side of Route 645 (Airport Road) across from the intersection with Route 728 (Victory Lane). T-meseare-s This land use is consistent with extensions ^f established land uses within this portion of the study area boundary. An area of 3ssieffiee use mixed land use development is also identified west of the intersection of Airport Road and Route 522. This area is planned to accommodate a r t' restilfing f the oxtension of " Read major collector road network including Warrior Drive, Airport Road extended, and East Tevis Street extended that connects to an Interstate 81 flyover bridge west into the City of Winchester. Plans t this timewould be io conneeiwith , extending, Read. This major collector road network and Interstate 81 flyover bridge is seen as an important component lid in the eve -call Winchester -Frederick A+ -ea Metropolitan Planning Organization 2030 Transportation Plan. An area of proposed residential and mixed land use development is identified on the north side of Route 50 East in the northeastern portion of the study area boundary. This portion of the study area is envisioned to include a mixture of residential, commercial, office and public facility land use. The location of the Route 37 bypass is identified as generally following the eastern study area boundary with a new interchange at Route 50 East adjacent to the mixed land use development area. Additionally, it is anticipated that the extension of Channing Drive will connect to Route 50 East through the mixed land use development area. Twe eonneetef r-oads between Roule 522 and 50 are jepieted in !he Plafi. The Purpose of these com9eeler-s would be to both Felieve some pr-essur-e ffem the existing 522/50/81 ifitefeb -P11 as to aet as a eefifieetei- betv,,ee-B the vaFiOUS parcels that would b b b ffofn Route 522 p.Rqt through the Pr-inee Fr-eder-iek Offiee Par4i and then nafth to Rout haped that this eenneetion fnight make it possible to Feleeate4he—DeleE) NaZa eHtFafleee and light at the 522 entFanee with one fuFther- south. at the inteFseetion of Rouie 522 and Arcadia Development Co. CPPA #4066/EAW 4 For All Amendments Justification of Proposed Comprehensive Policy Plan Amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed: The Route 50 East Land Use Plan was adopted by the Board of Supervisors in 1994. Several land use areas within this plan have been rezoned to promote the mixed land use development concept including the Governor's Hill Mixed Use Development and the Russell 150 Mixed Use Development. These mixed use development projects have been designed to accommodate many of the transportation improvements envisioned in the original Route 50 East Land Use Plan and have included public facility improvements identified in the County's Capital Improvements Plan. Arcadia Development Co. is interested in including their property into the County's Urban Development Area (UDA) and proposes to incorporate a mixed land use development project containing general office use, residential use, land for the Public School Administration Office and open space that provides for a bicycle and pedestrian facility to accommodate all proposed land uses. The inclusion of this property as a mixed land use development project may also provide for land for the Route 37 bypass and will allow for the development of the segment of Channing Drive extended that intersects Route 50 East. The inclusion of the subject properties within the County's Urban Development Area as a Mixed Land Use Development will provide the first step necessary for the rezoning and development process required to implement planned mixed land use and urban design elements that is consistent with other recently approved developments within the Route 50 East Land Use Plan boundary. How would the resultant changes impact or benefit Frederick County? Consider, for example, transportation, economic development and public facilities: Transportation impacts associated with the Arcadia Development Co. - Millwood Pike Mixed Use Development will include traffic generation from the residential component of the project and traffic attraction from the office and public facilities component of the project. The proposed land plan provides for internal road and pedestrian connectivity between the various land uses to mitigate transportation impacts to Route 50 East. Additionally, the land plan provides for the construction of Channing Drive extended, which will ultimately connect Senseny Road to Route 50 East. Right-of-way dedication along the Route 50 East frontage Arcadia Development Co. CPPA #4066/EAw will be provided, as well as the potential right-of-way dedication for the Route 37 bypass to further mitigate transportation impacts associated with this development proposal. Public facilities enhancements are considered with the Arcadia Development Co. - Fairfax Pike Mixed Use Development through the provision of land dedication sufficient for the development of a new Public School Administration Office. Additional study will occur as a component of the rezoning application for this project to determine the feasibility of completing the construction of the new Public School Administration Office through the PPEA process. Public school impacts associated with the with the Arcadia Development Co. - Fairfax Pike Mixed Use Development will be realized as a result of the development of single-family detached residences. The developer will proffer to mitigate this impact through the provision of monetary contributions to Frederick County that are consistent with the County's Development Analysis Model. Economic development opportunities will be provided with the Arcadia Development Co. — Millwood Pike Mixed Use Development through the development of office land use that is anticipated to provide for approximately 125,000 — 300,000 square feet of commercial space, which will provide for various tax revenues to Frederick County and will assist in the mitigation of fiscal impacts associated with the residential component of the project. Additionally, the proximity of the office complex to the residential components of the project allows for a pedestrian design element that creates a walkable community between the various land uses. Recreational amenities will be provided with the Arcadia Development Co. - Millwood Pike Mixed Use Development through the development of a bicycle and pedestrian facility that will be constructed by the developer for use by the community. This facility provides for passive and active recreational opportunities for residents of the community and employees in the office complex. This bicycle and pedestrian facility will be designed to connect to properties to the north to allow for the planned continuation of this recreational amenity. The impacts associated with the Arcadia Development Co. - Millwood Pike Mixed Use Development can be sufficiently mitigated by the developer. This project will benefit Frederick County through the implementation of needed transportation improvements, the provision of public facilities for Public Schools and parks and recreation services, and the provision of an office complex that will promote economic development. The development of this project will allow for the County to establish planned mixed land use urban design elements that will be consistent with other approved mixed land use developments within this area of the community. Arcadia Development Co. CPPA #4066/EAw 6 Signatures: I (.:'e), the undersigned. do hereby respectfully ;;iakc application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (xve.) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and. accurate to the best of my (our) knowledge. Applicant(s): �L Date: 0 I Owner(s): Date: x" l Chad r I Special Limited Power of Attorney County of Frederick, Virginia Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia Development Co. (Phone) (540) 751-0321 (Address) P.O. Box 1150 Purcellville, VA 20134-1150 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. 040026667 on Page , and is described as Parcel: 65 Lot: 116 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ® Comprehensive Policy Plan Amendment 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 therppf, I (wk)llhave hereto set 3044 day of�,- 200� Signature(s) v� �ii�a��j ti !//Ce' �'t�jl�`f�i� yC���%lE ��t°/O��-r�r� Co• State of Vipgipia, City/Geunty of To -wit: C't►�'IGC.L-?lr}i'ii� Cot l U �r;r:�c� 5c�u�Gi.0 (,k;r&. I, , a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed to the foregoing instrument and who I fie) known to me, personally appeared before me and has acknowledged thesame fore m in the jurisdiction aforesaid this ��ay of 200 "7 2010 My Commission Expires: -= f \, l 3 Notary Pu is GINA GO CommMlon # ?S Notary PLOIC - mvcomm. Apr 23. Attachment 1 (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: iiii,iN-.co.f►•edericic.ra.tis Depaz•ttitent of P1ant.1in; & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601. Phone 540-665-5651 Facsimile 540•-665-6395 STATE Of VIRGINIA COUNTY OF FREDFRIC:K 3 I �• This (Day) day of )-I (Month) (Year) t Purchaser/Authorized Agcalt) G�. hereby slake oath that the list of property Owners of the subject site, as submitted Nvith the application, is a true and accurate list based on the information movided by the Frederick County Commissioner of the Revenue office as taken from the curr •eal esta assessment records. V(O�vin,ern Tact Purchaser/Authorized Agent) (circle one) 4' Oct COMMONWEALTH OF VIRGINIA: '�/e/ Jrrre., �P. County of 1--o1�G1'��^ �ZW� Subscribed and sworn to before me this -3 1 day of � in m) County and State aforesaid, by the aforenamed Principal. P E. COFF��''� NO RY IC Q- • ' NOTARY V P'Jul REG =162680 My Commission expires: �c�Ve.,u�°a� �o.�o�v = ` ""Y�o>�A�SIO n EXPIRES :��'• 11130/2010 •' C9 7 0 O. m i .......... No I FOeNDED X, 4MERCI*L COMMERCIAL z r it COMMERCIAL Ali R\0`IE N4 -INI'STRATION 40frFICE o O`.e..�O d dE� >> � ,j`j(� �i 12 0) V " = 500' Z cc UA Ozz W O a co 0 QD tf) us q) 04 W RU A'n ; P4 cc to Fr CL oz .j E - LU U) E-4 V) > ja z P-1 E- :4 JW X 0 E - LU Wa 40 0 j A DATE: MAY 2007 SCALE. I" = 300' DESIGNED BY. BSK JOB NO. 4066 SHEET 1 OF1 V:300 .-54°1859„ E �3 1471 3' t11 CP OD. C� cp, TM: 65-((A))-116 co� 59.1 AC + C30 0 � o�- 0 . S 5829 34 W �141.7' -- i s t LINE BEARING LENGTH Ll N 28°13'01" W 26.1' L2 N 22010'09" W Z L3 N 35037'28" W 70.0' -- E a WoZ W Z Z fA > W EJ Q m N m "t ' U 3 .F co GU > LV �� W W a v �xd C14 LO � E LINE BEARING LENGTH Ll N 28°13'01" W 26.1' L2 N 22010'09" W 223.9' L3 N 35037'28" W 70.0' wv J 300 SGALE: 1" = 300' DESIGNED BY: BSK JOB NO. 4088 SHEET 1 OF1 Z -- E a WoZ a�a aW fA > Q IL O0 z � o Wig �o > LV �� w�WWQ a Q =� z a C14 -a �� 0 � �� WQ0 w � J ' J i DATE: MAY 2007 SCALE: 1" = 300' wv J 300 SGALE: 1" = 300' DESIGNED BY: BSK JOB NO. 4088 SHEET 1 OF1 50 f ` Pra°r Ct •�. } 72810 \ N W L �^ S Map Data Source: Frederick County, Va. GIS Department, 2007 Data 40 Arcadia Development Co. Millwood Pike Mixed Use Development Adjoining Property Owners within 200 Feet O I— U W w o W W W a 2 Y 0 Cc W WW 0-0-J OW 0 -LL W W CE O aN >0M W>W CMZ 0 U) z Q—:D z - 020p3: x Q � in a Z W= w o W Wm W W U 0w <z O0c) U W zU in Z W= 0 jr o W 0 H W J Q j co d D U) W W Z o W W � � D w X w U U C a W O :E [orLIJ o _Q 0 Y W _U W a U) a a z W o Cc Q O z = Jr p U ?> p U) LL o J O N r W _J Q LLI Q _j 0 Arcadia Development Co. Adjoining Property Owners within 200 Feet Millwood Pike Mixed Use Development CPPA Application Number Tax Map Number Owner MajLtaq Address City & State ZIP 1 64 A 158 PERRY PROPERTIES 1945 MILLWOOD PIKE WINCHESTER, VA 22602 2 65 A 102 TURNER ENTERPRISES, LLC 2971 VALLEY AVE WINCHESTER, VA. 22601 3 65 A 103A ROBINSON. DAVID C.& CAROL ANN 315 -SHAFFER LN W!NCH: STER, VA.22602 4 65 A 113 E INVESTMENTS, LLC 340 W PARKINS MILL RD WINCHESTER, VA 22602 5 164 A 159H EFG, LC 340 W PARKINS MILL RD WINCHESTER, VA 22602 6 164 A 159P MYERS, JAMES E E11038 100 MYERSONS DR WINCHESTER, VA 22602 7 164 A 159T JOBALIE, LLC HETH PLACE WINCHESTER, VA 22601 5/30/2007 Adjoining Property Owners within 200 feet.xls 1 of 1 O„• Map Data Source: Frederick County, Va. GIS Department, 2007 Data Arcadia Development Co. )d Pike Mixed Use Development ;omprehensive Policy Plan Long Range Plan ♦ ♦ 00 00 00 00 40 00 00 ♦' .0 00 ♦ ♦ ♦ 00 00 40 40 00 40 00 = Subject Parcel Parcel Boundaries — — - Proposed Route 37 East Comprehensive Policy Plan Long Range Plan Business Industrial Residential Feet_ 400 200 0 400 800 z Now LU W z lui ;0 - Not WR z us cc cs Z Q O �J U Za- LU } Z 2 Z wW0— a - n. -JOri 0o>w� >00�Q Lu w: UIr 0 -J 111 0 Q J =) 2 Z p�EowO Qw fr J °C� o a U U-1 o Z Q a w w U In o 00< Z 0 F- Q Z c� > (D L (D w w o O o > W a cnz�f-o Ja Q O Q w � U)? o >X W U C` 0 J Q O 2F LLI 0 o V_ _Q w 0 Y - LuU W WIr Jim- < d > Z z Q w w Q 0 W = LL C >0 W r J N di O o 0 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Arcadia Development Co. Land Use and Densities Table 4066 Millwood Pike Mixed Use Development Developed Undeveloped (.Check Suras) Total Acres: 1260.58 1 728.44 532.14 1 1260.58 percent (of total) 100.00% 57.79% 42.21% 100 nOO , Acreage with Land Use Code = 2 (Residential) percent (of total) 292.03 1 172.8 23.17% 13.71% 119.23 292,03 9.46° Acreage with Land Use Code = 4 (Commercial & Industrial) percent (of total) 309.75 24.57% 165.81 1 13.15% 143.94 11.42% 309.75 24.57`%b Acreage with Land Use Code = 5 & 6 (Agricultural) percent (of total) 564.02 44.74% 387.3 30.72% 176.72 14.02% 564.02 44.74`, Acreage with Land Use Code = 73 (Government) percent (of total) 92.25 7.32% 0 0.00% 92.25 7.32% 92.25 7.32 Acreage with Land Use Code = 74 (Religious) percent (of total) 2.53 0.20% 2.53 0.20% 0 0.00% 2.53 0.20°• (Checksums) 1260.5£% 100.00°-", 728.44 57.79'0' 532.14 42.21% 1260.58 100.00 Note: 10 parcels within the required distance of the subject parcels had an undefined Land Use Code; the Land Uses for these parcels were derived from investigation of aerial photos, neighboring parcels and parcel attributes in the GIS database, and overall knowledge of the area. Source: Frederick Co. GIS, 2007 Data Land Use and Density.xls 6/1/2007 N W F y S 9�A, r" Feet 800 400 0 800 1,600 Map Data Source: Frederick County, Va. GIS Department, 2007 Data Arcadia Development Co. Millwood Pike Mixed Use Development Zoning Map SUIPhur Snrin- n, a z ac KU z c s Lid Oct - - LU cc t; f �\ \ 719 O z ~ W z o stia ,' :E -',Z0 a- hert� it J Q n O Q ; J W 65 A� 116 W � apo °e Or° < W 3: W Z rd „ee� � � 0 J U) 0 �� Q J D N N _ It h Q N Q Q W U X 50 � Q 0000-114n <n. Legend Subject Parcel Parcel Boundaries Zoning B2 (Business, General District) _ M1 (Industrial, Light District) MH1 (Mobile Home Community District) R4 (Residential, Planned Community District) RA (Rural Areas District) W H o Z Y W op d U Lu o° Z0 Z of� W 0 J > W U- QW Q } 0 O w z J C) (D f— =) p Lu W z O w X Z O U W 0 2i O Q Y LU LL 0 Q W N w W U o0C o 00 o Y o a_ z w C) o U 0 W "'LO ami _ CE o Cf) c cJ o f G Q Q a � C O E m Arcadia Development Co. Millwood Pike Mixed Use Development Zoning Map SUIPhur Snrin- n, a z ac KU z c s Lid Oct - - LU cc t; f �\ \ 719 O z ~ W z o stia ,' :E -',Z0 a- hert� it J Q n O Q ; J W 65 A� 116 W � apo °e Or° < W 3: W Z rd „ee� � � 0 J U) 0 �� Q J D N N _ It h Q N Q Q W U X 50 � Q 0000-114n <n. Legend Subject Parcel Parcel Boundaries Zoning B2 (Business, General District) _ M1 (Industrial, Light District) MH1 (Mobile Home Community District) R4 (Residential, Planned Community District) RA (Rural Areas District) W H o Z Y W op d U Lu o° Z0 Z of� W 0 J > W U- QW Q } 0 O w z J C) (D f— =) p Lu W z O w X Z O U W 0 2i O Q Y LU LL 0 Q W N w W U o0C o 00 o Y o a_ z w C) o U 0 W "'LO ami _ CE o Cf) c cJ o f G Q Q a � Map Data Source: Frederick County, Va. GIS Department, 2007 Data