011-23 (RezoningGlobalHeadquartersLLC(BowmanTrucking)) ORDINANCE
a�
Action:
PLANNING COMMISSION: August 16, 2023 Recommended Approval
BOARD OF SUPERVISORS: September 27, 2023 Adopted
ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #02-23 Global Headquarters, LLC. (Bowman Trucking)
WHEREAS,REZONING#02-23 Global Headquarters,LLC(Bowman Trucking)was submitted to rezone 1.86+/-
acres from the M2(Industrial General)District to B2(General Business)District and 0.29+/-acres from B2(General
Business)District to the B2(General Business)District with proffers. The properties are located at 436 Fairfax Pike,
Stephens City and are identified with Property Identification Number 86-A-82 in the Opequon Magisterial District;
and
WHEREAS, the Frederick County Planning Commission held a public hearing on August 16, 2023 and
recommended approval; and
WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Rezoning during their
regular meeting on September 27th, 2023; and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this Rezoning to be in the best
interest of the public health, safety, and welfare.
NOW,THEREFORE,BE IT ORDAINED by the Frederick County Board of Supervisors,that in accordance with
Chapter 165 of the Frederick County Code, Zoning, the Zoning District Map is amended in accordance with
Rezoning#02-23 Global Headquarters, LLC (Bowman Trucking)to rezone 1.86+/-acres froin the M2 (Industrial
General)District to B2(General Business)District and 0.29+/-acres from B2(General Business)District to the B2
(General Business)District with proffers. The conditions voluntarily proffered in writing by the Applicant and the
Property Owners are attached.
This ordinance shall be in effect on the date of adoption.Passed this 27111 day of September 2023 by the following
recorded vote:
Charles S. DeHaven, Jr., Chainxtan (vote inaudible) Shawn L. Graber Aye
Heather H. Lockridge Aye Robert W. Wells Aye
Blaine P. Dunn Aye Josh E. Ludwig Aye
Judith McCann-Slaughter Aye
A COPY ATTEST
Michael L. Bollhoefer
Frederick County Administrator
Res. # 011-23
COtr REZONING APPLICATION#02-23
GLOBAL HEADQUARTERS, LLC.
(BOWMAN TRUCKING)
w Staff Report for the Board of Supervisors
Prepared: August 31,2023
,�gGtN!
138 Staff Contacts: John Bishop,AICP,Assistant Planning Director
Reviewed Action
Planning Commission: 08/16/23 Recommended Approval
Board of Supervisors: 09/27/23 Pending
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 09/13/23 BOARD OF
SUPERVISORS MEETING:
This is a rezoning application 402-23 of Global Headquarters,LLC(Bowman Trucking)submitted to rezone+/- 1.86
acres from the M2(Industrial General)District to the B2(General Business)District with proffers and+/-0.29-acres
from the B2(General Business)District to the B2(General Business)District with proffers for a total of 2.15-acres.
As proposed the requested rezoning proposal is in compliance with the Comprehensive Plan as well as the Southern
Frederick Area Plan portion of the Comprehensive Plan. While this relatively small parcel of land cannot,by itself,
meet all of the goals of the Sherando Center town center area as outlined in the Southern Frederick Area Plan,the
proposal and proffers can be incorporated into the overall concept with the trail and inter-parcel access features and
proper site plan implementation. Staff would also note that the proffers that have been updated since the Planning
Commission meeting providing right-of-way for the future Route 277 widening.
Review Agency Comments
Review Agency Comment Issuance Status
Date
Virginia Department of Transportation(VDOT) February 10, 2023 Comments resolved.
Frederick Water Aril 13, 2023 Comments resolved.
Frederick County FC Public Works March 17, 2022 No comments.
FC Fire Marshal March 15, 2022 No comments.
FC Parks and Recreation NA NA
FC Public Schools (FCPS) NA NA
FC Attorney June 23, 2023 Comments resolved
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be a,2,2rogriate. The A,2,2licant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
Rezoning 902-23 Global Headquarter(Bowman Trucking)? LLC)
August 31,2023
Page 2
This report is prepared by the Frederick County Plannin'-Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerninz this application are noted by staff where relevant throughout this staff report.
PROPOSAL: Submitted to rezone +/- 1.86 acres from the M2 (Industrial General) District to the B2 (General
Business)District with proffers and+/-0.29-acres from the B2(General Business)District to the B2(General Business)
District with proffers for a total of 2.15-acres.
LOCATION: The property is located at 436 Fairfax Pike, Stephens City, Virginia and is identified by Property
Identification Number(PIN) 86-A-82 in the Opequon Magisterial District.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBERS: 86-A-82
PROPERTY ZONING: M2 (Industrial General) & B2 (General Business) District
PRESENT USE: Bowman Trucking Company
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RP (Residential Performance) Use: Residential
South: RA (Rural Areas) Use: Agricultural
East: B2 (General Business) Use: Residential
West: B2 (General Business) Use: Dollar General
Rezoning 902-23 Global Headquarter(Bowman Trucking)? LLC)
August 31,2023
Page 3
REVIEW EVALUATIONS:
Planning & Zoning:
1) Site History
The original Frederick County zoning map(U.S.G.S.Stephens City,VA Quadrangle)identifies
the majority of the subject property as being zoned M2. The M2 zoning classification was
modified to B2(General Business)and M2(Industrial General)District on February 14, 1990,
during the comprehensive amendment to the County's Zoning Ordinance.
2) Comprehensive Plan
The Comprehensive Plan is the guide for the future growth of Frederick County.
The Comprehensive Plan is an official public document that serves as the community's guide
for making decisions regarding development, preservation, public facilities and other key
components of community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence; the Plan is a composition of
policies used to plan for the future physical development of Frederick County. The Area Plans
and Appendix I of the Comprehensive Plan are the primary implementation tools and will be
instrumental to the future planning efforts of the County.
Land Use
The Comprehensive Plan and specifically the Southern Frederick Area Plan identify this
property as part of the Sherando Center town center area. The plan calls for this area to develop
as an"intensive,walkable urban area that is well integrated with the surrounding community".
The current M2 (Industrial General)District would not be considered to be consistent with the
Comprehensive Plan. However, the proposed B2 (General Business)District would provide
more consistency with the goals of the Comprehensive Plan. As noted in the Executive
Summary, while this relatively small parcel cannot individually meet all the goals of the
Sherando Center town center area, the proposed zoning will be able to integrate into that
concept more easily than the current zoning designation of M2 (Industrial General).
Transportation and Site Access
The property is currently served by one entrance onto Route 277. The Comprehensive Plan
calls for the widening of Route 277 as well as enhanced access management practices as was
recently completed in the Route 277 project from Exit 307 to Double Church Road,just west of
this project. The proffers provided in this application do provide access management
improvements, however they do not currently provide necessary right-of-way for the future
Route 277 widening.
3) Proffer Statement,Dated August 28,2023, staff notes in bold italics
1. TRANSPORTATION:
Rezoning 902-23 Global Headquarter(Bowman Trucking)? LLC)
August 31,2023
Page 4
1.1 The Owner shall restrict direct access to Fairfax Pike — Route 277 and will gain access to
VDOT right-of-way, as depicted in the attached September 30,2022"Off-Site Improvements
&Access Concept" and Traffic Impact Analysis prepared by Pennon Associates, Inc, and in
the attached June 21, 2023 "Bowman Trucking Rezoning Generalized Development Plan
Sherando Green Land Bay C"as prepared by Pennoni Associates Inc.,through an inter-parcel
connection and ingress/egress easement through the adjacent property, TM 86-A-81.
1.2 The Owner shall dedicate additional right-of-way along Fairfax Pike as necessary to construct
road frontage improvements for the full access entrance on the adjacent property,identified as
TM 86-A-81, which will provide inter-parcel access to the subject property. The dedication
will locate the new Route 277 Fairfax Pike right-of-way line 60' from the centerline of the
existing roadway fronting the subject property. Said right of way shall be dedicated within 90
days of receiving written notice from Frederick County.
2. FIRE AND RESCUE
2.1 The Owner shall contribute to the Board the sum of$0.10 per square foot of gross floor area for
fire and rescue purposes, payable upon the issuance of a building permit for each structure.
PLANNING COMMISSION SUMMARY AND ACTION FROM THE 08/16/23 MEETING:
The Planning Commission held a public hearing on 8/16/2023. The applicant verified the intention to
address the staff comments regarding right of way for Route 277. There were no public comments
made. Upon the closure of the public hearing the Planning Commission voted unanimously to
recommend approval of the rezoning.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The Applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
REZ # 02 - 23: Global Headquarters, LLC (Bowman Trucking)
PIN: 86 - A - 82
Rezoning from M2 to B2 and B2 to B2
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To be completed by Planning Staff. Fee Amount Paid $ 1
Zoning AmendmentNu ber� Anticipated PC Hearing Date a3
Date Received (0 1"Jj d—�5 Anticipated BOS Hearing.Date 31123
REZONING APPLICATION
FREDERICK COUNTY,VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name: Global Headquarters, LLC
Specific Contact Person if Other than Above: Beverly Shoemaker, President
Address: PO BOX 480 STEPHENS CITY STEPHENS CITY, VA
Telephone: 540.869.1800 Email:
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: _ Email:
2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s)
if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email.
3. Law firm, engineering firm, or other person, if any, serving as the primary contact
person for this application:
Firm Name: Pen noni Associates, Inc.
i
Specific Contact Person at Firm: David Frank
Address: 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601
Telephone: 540-771-2087 Email:
Please note that, if a law firm, engineering firm, or other person, other than the owner of the
property, will be acting on behalf of the owner and/or executing papers on behalf of the
owner in connection with the rezoning, the owner will need to execute a power of attorney
form granting the firm or person such authority.
Page 12
4. Project Name (if any): Bowman Trucking
5. Property Information:
a. Property Identification Number(s): 86-A-82
b. Total acreage of the parcel(s): ±2.15
c. Total acreage of parcel(s) to be rezoned (if other than whole parcel(s) is being rezoned):
d. Current zoning designation(s) and acreage(s) in each designation:
M-2 ±1.86 AC, B2 ±0.29 AC
e. Proposed zoning designation(s) and acreage(s) in each designation:
B-2 ±2.15
f. Magisterial District(s): Opequon
g. Location - the property is located at (give street address(es) if assigned or otherwise exact
location based on nearest road and distance from nearest intersection, using road names
and route numbers):
436 Fairfax Pike, Stephens City, VA 22655
Parcel directly south of the T intersection of Fairfax Pike and Nottoway Dr.
Approx. 300 LF east of the intersection of Fairfax Pike and Double Church Rd.
h. Adjoining Properties:
Parcel ID Number Use Zoning
J
See Attached List
Please attach additional page(s) if necessary.
Property identification numbers, magisterial districts, and deed book and page numbers/
instrument numbers may be obtained from the Office of the Commissioner of the
Revenue, Real Estate Division, 107 North Kent Street, Winchester, VA 22601.
i
Page 13
6. Disclosure of real parties in interest.
Virginia Code § 15.2-2289 provides that localities may by ordinance require any applicant
for a zoning amendment to make complete disclosure of the equitable ownership of the real
estate to be affected including, in the case of corporate ownership, the name of stockholders,
officers, and directors, and in any case the names and addresses of all real parties of interest.
Frederick County has,by County Code § 165-101.09, adopted such an ordinance.
For each business entity that is an owner or contract purchaser of the property, please list the
name and address of each person owning an interest in, or who is an officer or director
of, any entity that is an owner or contract purchaser of the property (you need not
indicate the amount or extent of the ownership interest). Please note that this requirement
does not apply to a corporation whose stock is traded on a national or local stock exchange
and having more than 500 shareholders.
GLOBAL HEADQUARTERS, LLC
C/O Beverly Shoemaker
PO Box 480, Stephens City, VA 22655
Please attach additional page(s) if necessary.
7 Checklist. Please check that the following items have been included with this application:
Location Map
❑✓ Plat Depicting Metes/Bounds of Proposed Zoning
Impact Analysis Statement
Z Proffer Statement(if any)
0 Agency Comments
Fee
Copies of Deed(s) to Property(les)
Tax Payment Verification
0 Digital copies (pdf's) of all submitted items
Page 14
7. Signature(s):
I (we), the undersigned, do hereby respectfully make application and petition the Frederick
County Board of Supervisors to amend the zoning ordinance to change the zoning map of
Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property
for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed at
the front property line at least seven days prior to the Planning Commission public
hearing and the Board of Supervisors public hearing and maintained so as to be visible
from the road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my(our) knowledge.
Owner: Date •Zb Z�
If signing on e a o an entity, please state name of entity and your title:
L5gC1,& , L w
P7L4C_
Owner: Date
If signing on behalf of an entity, please state name of entity and your title:
Other Applicant Party(if any): Date
If signing on behalf of an entity, please state name of entity and your title:
If additional signature lines are necessary, such as if more than two persons are owners,
please use additional copies of this page.
Page 15
ADJOINING PROPERTY OWNERS
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the
Frederick County Administrative Building, 107 North Kent Street.
.Name and Property Identification Number Address
Name WEC 97A-22 INVESTMENT TRUST & C/O Dollar Tree Stores INC #7803
JFL MANAGEMENT LLC TRUSTEE
500 Volvo PKWY Dept 300
Property#86 A 82A Chesapeake VA 23320
Name GLOBAL HEADQUARTERS LLC PO Box 480
Property#86 A 81 Stephens City, VA 22655
Name NEFF E R INC PO Box 1027
Property#86 A 77 Stephens City, VA 22655
Name MTN VIEW LLC 1215 Marlboro RD
Property#86 A 85A Stephens City, VA 22655
Name FINCHAM EDDIE C 429 Fairfax Pike
Property#86 A 85B Stephens City, VA 22655
Name ALLEN RONALD LAWRENCE 90 Nottoway DR
Property#86 A 85C Stephens City, VA 22655
Name DAILEY CONNIE M FURSTENAU 408 Westmoreland DR
Property#86 A 85D Stephens City, VA 22655
Name RITTER ELIZABETH ANN 107 Plankwood CT
Property#86 A 85E Stephens City, VA 22655
Name ATHEY JOSEPH W JR & 469 Fairfax Pike
ATHEY ALICE M
Property#86 A 86 Stephens City, VA 22655
16
Adjoining Properties
Parcel ID Number Use Zoning
1 86 A 82A Commercial B2 & M2
2 86 A 81 Commercial B2 & M2
3 86 A 77 Vacant Land RA
4 86 A 85A Dwelling M2
5 86 A 85B Dwelling M2
6 86 A 85C Dwelling RP
7 86 A 85D Dwelling RP
8 86 A 85E Dwelling RP
9 86 A 86 Dwelling M1
Special Limited Power of Attorney
iCounty of Frederick, Virginia
Frederick Planning Website: www.fcva.us
Department of Planning&Development,County of Frederick, Virginia
107 North Kent Street,Winchester,Virginia 22601
Phone (540) 665-5651 Facsimile (540)6656395
Know All Men By These Presents That:
GLOBAL HEADQUARTERS, LLC
Name of Property owner/Applicant
Please note: rf tht pmpaty owner/applicant is an alit the name of the eatity sha,ld appear above.
if multiple persons own the property or are aPPlica�,as M=ded power of attomey from each a v»er wi0 be needed.
ao,
J Po B=rStephens ay,VA 2M ago tern
Marking Address of Property owner/Applicant Telephone Number
as owner of,or applicant with respect to,the tract(s)or parcel(s)of land in Frederick County,
Virginia:idetitified by following property identification numbers;
W-A-82
do hereby make,constitute,and appoint:
PenrtonI Associates,Ina.
Name ofAnotney-Ia-Fait
117 E.Pkcq^Street aao r7t zabr
a Mailing Address of Attomey-In-Fact Telephone Number
to act as my true and lawful attorney-in-fact for and'a my name,place,and stead,with the same
fall power and authority I would have if atttgg personally,to file and act on my behalf with respect
to application with Frederick County;Virginia for the foilowin for the above'dentifted property:
'r Rezoning Subdivision
Conditional Use Permit site Plan
Master Development Plan(prelim.or final) Variance or Zoning Appeal
and,further,my attorney-la-fact shall have the authority to o er proffered conditions and to make
_ amendments to previously approved proffered conditions except as follows.,
This appointment shall expire one year from the day that it's signed,or at such sooner time as I
' otbww1se rescind or modify it.
Signature , s
Title(if signing onE"Ptlity�=,r z v hoeQtaker.. I`fana:rer
State of vi rgini a CountyofFred k TO wit:
a Notary Public in and for thejurisdiction aforesaid,certify that
the person who signed the fo egoing instrument personally appeared before we and has acknowledged the
same before me in the jurisdiction aforesaid this. day of_Januar. ,2023,
1 `- _�
M Commission Expires: 3
No INA L. SCR UGGMegis ion Number: L
NOTARY PUBLIC
REG. #334353
COMMONWEALTH OF VIRGINIA I
MY COMMISSION EXPIRES JAN.31,2023
A — _
Bowman Trucking Proffer Statement
PROFFER STATEMENT
REZONING: RZ.#: B2- Business General District (+/- 0.84 acres)/M2-
Industrial General District (+/- 1.31 acres) to B2 (Business
General) +/-2.15 acres
PROPERTY: 2.15 Acres +/-;
Tax Map Parcel 86-A-82 (the "Property")
RECORD OWNER: Global Headquarters,LLC
APPLICANT: Global Headquarters,LLC (the "Owner")
PROJECT NAME: Bowman Trucking—Land Bay C Sherando Green
ORIGINAL DATE
OF PROFFERS: March 7,2022
REVISION DATE(S): Revised January 17, 2023, Revised May 12, 2023, Revised June
26,2023,Revised August 28,2023
The undersigned hereby proffers that the use and development of the subject
property ("Property"), as described above, shall be in strict conformance with the following
conditions, which shall supersede all other proffers that may have been made prior hereto.
In the event that the above referenced B2 conditional rezoning is not granted as applied for
by the Owner ("Owner"), these proffers shall be deemed withdrawn and shall be null and
void. Further, these proffers are contingent upon final rezoning of the Property with "final
rezoning" defined as that rezoning which is in effect on the day following the last day upon
which the Frederick County Board of County Supervisors (the "Board") decision granting
the rezoning may be contested in the appropriate court. If the Board's decision is contested,
and the Owner elects not to submit development plans until such contest is resolved, the
term rezoning shall include the day following entry of a final court order affirming the
decision of the Board which has not been appealed, or, if appealed, the day following which
the decision has been affirmed on appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of
any provision of the proffers. The improvements proffered herein shall be provided at the
time of development of that portion of the Property adjacent to or including the
improvement or other proffered requirement, unless otherwise specified herein. The term
"Owner" as referenced herein shall include within its meaning all future owners and
successors in interest.
1. TRANSPORTATION:
1.1 The Owner shall prohibit direct access to Fairfax Pike — Route 277 and will
gain access to VDOT right-of-way, as depicted in the attached September 30,
2022 "Off-Site Improvements & Access Concept" and Traffic Impact
Page 1 of 2
Bowman Trucking Proffer Statement
Analysis prepared by Pennoni Associates, Inc, and in the attached June 21,
2023 "Bowman Trucking Rezoning Generalized Development Plan
Sherando Green Land Bay C" as prepared by Pennoni Associates Inc.,
through an inter-parcel connection and ingress/egress easement through the
adjacent property,TM 86-A-81.
1.2 The Owner shall dedicate additional right-of-way along Fairfax Pike as
necessary to construct road frontage improvements for the full access
entrance on the adjacent property, identified as TM 86-A-81, which will
provide interparcel access to the subject property. The dedication will locate
the new Route 277 Fairfax Pike right-of-way line 60' from the centerline of
the existing roadway fronting the subject property. Said right of way shall be
dedicated within 90 days of receiving written notice from Frederick County.
2. FIRE AND RESCUE
2.1 The Owner shall contribute to the Board the sum of$0.10 per square foot of
gross floor area for fire and rescue purposes, payable upon the issuance of a
building permit for each structure.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Respectfully submitted,
Global Headquarters,LLC
By:
Beverley Shoemaker
Title:
STATE OF VIRGINIA,AT LARGE
FREDERICK COUNTY,To-wit:
The foregoing instrument was acknowledged before me this day of ,
2023, by of Global Headquarters LLC a
Virginia corporation, on behalf of the corporation.
Notary Public
Registration Number:
My Commission Expires:
Page 2 of 2
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Bowman Trucking Proffer Statement
Deleted "Proposed"PROFFER STATEMENT
REZONING: RZ.#: B2- Business General District (+/- 0.84 acres)/M2-
Industrial General District (+/- 1.31 acres) to B2 (Business
General) +/-2.15 acres
PROPERTY: 2.15 Acres +/-;
Tax Map Parcel 86-A-82 (the "Property")
RECORD OWNER: Global Headquarters,LLC
APPLICANT: Global Headquarters,LLC (the "Owner")
PROJECT NAME: Bowman Trucking-Land Bay C Sherando Green
ORIGINAL DATE
OF PROFFERS: March 7,2022
REVISION DATE(S): Revised January 17, 2023, Revised May 12, 2023, Revised June
26,2023,Revised August 28,2023
The undersigned hereby proffers that the use and development of the subject
property ("Property"), as described above, shall be in strict conformance with the following
conditions, which shall supersede all other proffers that may have been made prior hereto.
In the event that the above referenced B2 conditional rezoning is not granted as applied for
by the Owner ("Owner"), these proffers shall be deemed withdrawn and shall be null and
void. Further, these proffers are contingent upon final rezoning of the Property with "final
rezoning" defined as that rezoning which is in effect on the day following the last day upon
which the Frederick County Board of County Supervisors (the "Board") decision granting
the rezoning may be contested in the appropriate court. If the Board's decision is contested,
and the Owner elects not to submit development plans until such contest is resolved, the
term rezoning shall include the day following entry of a final court order affirming the
decision of the Board which has not been appealed, or, if appealed, the day following which
the decision has been affirmed on appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of
any provision of the proffers. The improvements proffered herein shall be provided at the
time of development of that portion of the Property adjacent to or including the
improvement or other proffered requirement, unless otherwise specified herein. The term
"Owner" as referenced herein shall include within its meaning all future owners and
successors in interest.
1. TRANSPORTATION:
1.1 The Owner shall restrict direct access to Fairfax Pike — Route 277 and will
gain access to VDOT right-of-way, as depicted in the attached September 30,
2022 "Off-Site Improvements & Access Concept" and Traffic Impact
Page 1 of 2
Bowman Trucking Proffer Statement
Analysis prepared by Pennoni Associates, Inc, and in the attached June 21,
2023 `Bowman Trucking Rezoning Generalized Development Plan
Sherando Green Land Bay C" as prepared by Pennoni Associates Inc.,
through an inter-parcel connection and ingress/egress easement through the
adjacent property,TM 86-A-81.
1.2 The Owner shall dedicate additional right-of-way along Fairfax Pike as
necessary to construct road frontage improvements for the full access
entrance on the adjacent property, identified as TM 86-A-81, which will
provide interparcel access to the subject property. The dedication will locate
the new Route 277 Fairfax Pike right-of-way line 60' from the centerline of
the existing roadway fronting the subject property. Said right of way shall be
dedicated within 90 days of receiving written notice from Frederick County.
2. FIRE AND RESCUE
2.1 The Owner shall contribute to the Board the sum of$0.10 per square foot of
gross floor area for fire and rescue purposes, payable upon the issuance of a
building permit for each structure.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Respectfully submitted,
Global Headquarters,LLC
By:
Beverley Shoemaker
Title:
STATE OF VIRGINIA,AT LARGE
FREDERICK COUNTY,To-wit:
The foregoing instrument was acknowledged before me this day of ,
2023, by of Global Headquarters LLC a
Virginia corporation, on behalf of the corporation.
Notary Public
Registration Number:
My Commission Expires:
Page 2 of 2
March 2022 Bowman Trucking Rezonin
INTRODUCTION
The +/- 2.15-acre former Bowman Trucking Property located at 436 Fairfax Pike, further
identified as tax snap parcel 86-A-82, is currently split zoned B2-Business General District
and M2- Industrial General District and is located in the Opequon Magisterial District. The
M2 zoning is a direct result of the commercial trucking land use formerly present on the
property. Over the past few years, this Route 277 corridor has become increasingly
commercial and the appropriateness to rezone the M2 portion of this parcel to B2 and
match the planned character of the Fairfax Pike corridor has become apparent. The adjacent
properties on the south side of Rt 277 are currently zoned B2. Furthermore, the efficient
and well-planned future redevelopment of this corridor calls for the M2 zoning to convert to
the same B2 zoning as the adjacent properties. The subject of this application is to rezone
the entire +/- 2.15 acre property to B-2 —Business General District with proffers. The site
is located wholly within the Sewer and Water Service Area (SWSA) and Urban Development
Area (UDA). The applicant is confident that the proposed rezoning is consistent with the
land use policies of the Comprehensive Policy Plan, and development of the subject
property entirely under the B2 zoning district will not result in negative net impacts from the
by-right current B2/M2 zoning.
COMPREHENSIVE PLAN
The subject property is located within the Southern Frederick Land Use Plan (SFLUI� and
is wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area
(UDA). The subject property is also with the area of the Sherando Urban Center. Urban
Center's are defined in the Comprehensive Plan as: Urban centers are larger than the Neighborhood
Village and are envisioned to be a more intensive, walkable urban area with a larger commercial core, higher
densities, and designed around some form of public pace or focal point. Urban centers should be located in
close proximity to major transportation routes and intersections. These documents are intended to
serve as a guide for the intended future land uses within the SWSA and UDA as properties
within those growth boundaries develop. The plans identify the subject property as business
and the adjacent property to other property also intended to be a business and within the
designated urban center. Consequently, the proposed rezoning of the subject property to B2
March 2022 Boivman Trucking Rezonin
is in conformance with the Comprehensive Plan, as the property= would develop as an
extension of the existing and future commercial land uses intended by the plan.
LAND USE
The subject property seeks to rezone from the split zoned 132/M2 districts to the B2
Business General District. The property is bordered to the East and West by properties
currently zoned B2. To the south is a tract zoned RA ands to the north across Rt 277
Fairfax Pike are RP and M2 zoned tracks on the east and west sides of Nottaway Drive,
respectively. The parcel to east is occupied by an existing retail establishment located on
the southeast corner of the Fairfax Pike-Double Church Road Intersection. The proposed
land use will be compatible with the existing and planned commercial development along the
Route 277 Fairfax Pike corridor.
ACCESS AND TRANSPORTATION
The Property has approximately 440' of frontage on Fairfax Pike — Route 277. Planned
commercial development on the south side of the Route 277 corridor prepared a Traffic
Impact Analysis and Signal Justification Report received VDOT approval in November of
2022. The subject property will develop in accordance with the TIA and SJR. This
application includes a proffer statement committing to the recommendations of the
approved TIA and will result in a shared full access with adjacent property immediately to
the east. TM 86-A-81. This entrance aligns with the existing entrance on parcel 86-A-86 on
the north side of Fairfax Pike. This future entrance is approximately 165 feet east of the
subject property. A moderate increase in daily traffic is expected from a fully developed B2
land use than from a split zoned B2/M2 land use. Consequently, to mitigate transportation
impacts, this application proffers to close all existing entrances to Fairfax Pike and will gain
access through an inter-parcel connection with TM 86-A-81 to the east to align with the
current traffic planning and studies coordinated by the owner,VDOT and Frederick County.
Closure of the existing entrance and coordinating interparcel access with adjacent properties
will mitigate the transportation impacts resulting from the development of the subject
property under the B2 zoning district and will utilize the broader transportation
March 2022 Bowman Trucking Rezonin
improvements implemented by the commercial and residential development underway in the
Fairfax Pike corridor.
SITE SUITABILITY
The site conditions relate very positively to the proposed development activities. The
proposed rezoning would not result in impact on areas of steep slopes, stream channels,
lakes,ponds, flood plain,or wetlands. The site generally slopes from 24% toward the east.
During the engineering phase of the project, a stormwater management plan will be created
to adequately and effectively retain stormwater in a manner that will avoid negative impacts
on adjacent properties. The existing soils on the subject property are identified as 3B -
Blairton Silt Loam and do not present any significant challenges to potential commercial
land development.
SEWAGE CONVEYANCE AND WATER SUPPLY
Sewage flows generated by the site will discharge into the existing Frederick Water sanitary
sewer facilities present in the vicinity of the subject property. Sanitary sewer main extensions
from the Sherando Pump Station to the east will be required and final engineering shall
determine the size and locations of any sewer and water main extensions at time of a Site
Plan application. Under current conditions, the existing Sherando Pump Station will need to
be upgraded to serve the subject property. It is acknowledged that the subject property will
be required to demonstrate existing sanitary sewer capacity in the Sherando Pump Station at
time of Site Plan application or propose the necessary off-site sanitary sewer improvements
at and/or leading to the existing Sherando Pump Station facility. It is not anticipated that
rezoning the property to B2 will result in any increase in demand for water and sewer
services already allowed under the current B2/M2 zoning. An existing 16" Frederick Water
water main runs along the Route 277 Fairfax Pike frontage.
HISTORIC SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify any structures of historic
importance on the subject site. It is also observed that the previous land use and
March 2022 Bowman Trucking Rezoning;
development of the property has resulted in the loss of any historical integrity. As such, the
re-development of the subject property will not impact historical sites and structures.
IMPACT ON COMMUNITY FACILITIES
The development of the property for the allowed commercial uses under the proposed B2
zoning will result in a net positive fiscal impact for Frederick County. Furthermore, this
application recognizes a potential increase in services for the Frederick County fire and
rescue services. Consequently, the proffer statement associated with this application secures
a provision for a $0.10 per building square foot monetary contribution, specifically directed
to the Frederick County fire and rescue services.
David Frank
From:
Sent: Friday, February 10, 2023 1:06 PM
To: David Frank
Cc:
Subject:
Attachments: um fission com inep ; pp.p erando Green Entrance Plan
rev20221003_thru cut markup 20221118.pdf;VDOT TRANSMITTAL - 20230117.pdf
David,
VDOT has finalized its review of the proposed rezoning. We have no objection to the proposal and
are satisfied with the good access management practices in the proffers with entrance consolidations.
Please let us know if you have any questions.
Thanks,
Timothy Rhodes
Land Development Engineer
Clarke, Frederick, Shenandoah &Warren Counties
14031 Old Valley Pike
Edinburg, VA. 22824
(540)-534-3206
From: David Frank<DFrank@Pennoni.com>
Sent: Monday,January 16, 2023 8:58 PM
To:Timothy Rhodes<� ov>;Joseph Johnson < os >
Cc:John Bishop<4him` -— - >; Rhonda Funkhouser<r >
Subject: RE: Bowman Trucking Rezoning
Good evening Tim,
I am attaching a revised application package for your review. The revisions take into account the recent TIA and SJR
approved in November. Will you need hard copies printed and forwarded to your office, or can this be processed
digitally?
David
David Frank, PLA
Office Director
�d 117 East Piccadilly Street I Winchester,VA 22601
Direct:+1(540)771-2087
www.pennoni.com I DFrank@Pennoni.com
1
From:Timothy Rhodes< v>
Sent:Thursday, March 31, 2 .
To: David Frank<DFrank@Pennoni.com>
Cc: Bradley Riggleman <br lav riaalaman(o7vrint virainin any>;John Bishop < ; Rhonda Funkhouser
< virpinia.�>
Subject: Bowman Trucking Rezoning
David,
We have received the rezoning application for the Bowman Trucking site. Prior to providing formal comments on this
application,we believe it would be advantageous to have you attend an Engineer Review Meeting to discuss the site. A
different consultant made application for rezoning on this parcel not too long ago and we feel it would be good to
discuss some of the previous conversations with you and the county staff. Our next review meeting is scheduled for
Tues. 4/12. Would you like to be added to the agenda? If so, we can get you included and Rhonda will send out an
invite with a time slot a few days prior.
Please let us know if this date works for you.
Thanks,
Timothy Rhodes
` I)OT—Land Development Engineer
Clarke, Frederick, Shenandoah&Warren Counties
14031 Old Valley Pike
Edinburg, VA. 22824
(540)-534-3206
2
4�
Rezoning Comments N�
Frederick Water
1EGStil
Mail to: Hand deliver to:
Frederick Water Frederick Water
Attn: Engineer Attn: Engineer
P.O. Box 1877 315 Tasker Road
Winchester, Virginia 22604 Stephens City, Virginia
(540) 868-1061
Applicant: Please fill out the information as accurately as possible in order to assist the agency with their
review. Attach a copy of your application form, location map, proffer statement, impact analysis,
and any other pertinent information.
Applicant's Name: Pennoni Associates, Inc. Telephone: 540-771-2087
Mailing Address: 117 E. Piccadilly Street,Suite 200
Winchester,VA 22601
Location of property: 436 Fairfax Pike,Stephens City. Parcel south of the T intersection
of Fairfax Pike and Nottoway Dr.Approx.300 LF east of the
intersection of Fairfax Pike and Double Church Rd.
Current zoning: M1, B2 Zoning requested: B2 Acreage: +i-2.15
Frederick Water Comments:
_The Bowman Trucking Rezoning package dated March 2023 acknowledging the limitation of the
downstream pump station and the developer's responsibility to upgrade, is acceptable to Frederick
Water.
Frederick Water Signature & Date: April 13, 2023
Notice to Frederick Water- Please Return This Form to the Applicant
26
Rezoning Comments j
R
Frederick County Department of Public Works
Nail to: Hand deliver to:
Frederick County Dept. of Public Works Frederick County Dept. of Public Works
Attn: Director of Engineering Attn: .Director of Engineering
107 North Kent Street 107 North Kent Street
Winchester, Virginia 22601 Suite 200
(540) 665-5643 Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Deparunent of
Public Works with their review. Attach a copy of your application form, location map, proffer
statement,impact analysis,and any other pertinent information.
Applicant's Name: Pennoni Associates, Inc. Telephone: 540-771-2087
Mailing Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Location of property: 436 Fairfax Pike,Sterhens Cit^. Parcel south of the T intersection
of Fairfax Pike and Nottoway Dr. Approx.300 LF east of the
intersection of Fairfax Pike and Double Church Rd. -
Current zoning: M2, B2 Zoning requested: B2 Acreage: +1-2.15
Department of Public Works Comments:
Public Works Signature & Date: 3- 7- ZZ
r
Notice to Dept. of Public Works -Please Return This Form to the Applicant
22
Rezoning Comments
ly '
Frederick County Fire Marshal .a" 4
Mail to: Hand deliver to:
Frederick County Fire Marshal Frederick County Fire&Rescue Dept.
1080 Coverstone Drive Attn: Fire Marshal
Winchester, Virginia 22602 Public Safety Building
(540) 665-6350 1080 Coverstone Drive
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County
Fire Marshal with his review. Attach a copy of your application form, location map, proffer
statement,impact analysis, and any other pertinent information.
Applicant's Name: Pennoni Associates, Inc. Telephone: 540-771-2087
Mailing Address: 117 E. Piccadilly Street,Suite 200
Winchester, VA 22601
Location of property: 436 Fairfax Pike,Stephens Citv. Parcel south of the T intersection
of Fairfax Pike and Nottoway Dr. Approx.300 LF east of the
intersection of Fairfax Pike and Double Church Rd.
Current zoning: M2, 62_ Zoning requested: 62 Acreage: +1-2.15
Fire Marshal's Comments:
Fire Marshal's Signature & Date:
Notice to Fire Marshal- Please Return This Form to the Applicant
23
Frederick County Fire and Rescue Department
Office of the Fire Marshal
1080 Coverstone Drive
Winchester, VA 22602
� _ Phone: 540-665-6350 Fax: 540-678-4739
c � fmo@fcva.us
Plan Review
Rezoning
Status: Approved
Business Name
Global Headquarters LLC
Global Headquarters, Llc
436 Fairfax Pike
Stephens City, Virginia 22655
Printed Date: 03/15/2022
Engineering Firm :
Pennoni Associates, Inc.
General Information
Received Date: 03/09/2022 Occupancy Type:
Review Begin Date: 03/15/2022 Property Use:
Review End Date: 03/15/2022 Activity Number: 1031091
Hours: 1.0000
Comments:
No comments at this time.
Adam Hounshell
Lieutenant/Assistant Fire Marshal
Page 1 of 1
David Frank
From: Rod Williams <
Sent: Friday,June 23,
To: David Frank
Cc: Tyler Klein;John Bishop
Subject: RE: '[External]'RE: '[External]'RE: Bowman Trucking Property, TM 86-A-82 - proposed
rezoning/draft proffer statement
David,
Thanks for sending the updated proffer statement. I have reviewed it and have just one
question and related comment. With respect to the "Off-Site Improvements & Access Concept"
diagram, with one slight change, I am fine with the proffer statement language, but the only such
document that I have seen is the one in the materials for "Sherando Green Commercial".
With respect to that particular diagram, I am simply failing to see where it shows the interparcel
connection. In fact, the only depiction on that diagram of the area that constitutes the subject parcel
(86-A-82) is in the bottom left corner— "Proposed Site Landbay `C"' — and that shows only a corner of
the parcel and makes no reference to an interparcel connection. If I have missed some other or
different diagram from the one I refer to, please accept my apologies, but could you kindly forward a
copy to me.
Finally, the one slight text change is that I believe that the diagram should be attached to the
proffer statement, so that all commitments are self-contained in the proffer statement, and, as such,
the text should refer to it as "the attached September 30, 2022 ..." diagram.
As long you address this question/comment in the actual filing with the Planning Department, I
do not need to seethe materials again before you make the actual filing.
Best,
Rod
Roderick B. Williams
County Attorney
Frederick County, Virginia
107 North Kent Street
Winchester, Virginia 22601
540-722-8383
From: David Frank<DFrank@Pennoni.com>
Sent: Monday, June 19, 2023 7:16 PM
To: Rod Williams <rwillia@fcva.us>
Subject: '[External]'RE: '[External]'RE: Bowman Trucking Property,TM 86-A-82 - proposed rezoning/draft proffer
statement
Good evening Rod,
wanted to follow up on the status of your review on the updated application that was resubmitted. I do not have a
follow-up email on this so it may be that the hard copies may have only been delivered to planning. I apologize if that is
the case. I will be forwarding a hard copy to your office tomorrow morning either way. Please review the attached. In
short,we have:
1
• coordinated the POA and Application form to be consistent with the Record Owner
• corrected the word approved to now read "accepted"by VDOT. We have noted the September 30th date of the
document referenced.
• updated the signature block.
• removed the word "PROPOSED"from the document.
• substituted the word "Owner"for the word "Applicant."
• updated Proffer 1.1 to state "shall prohibit".
I believe we have all of the other agency comments in hand and are only needing the review from your office in order to
forward this to the Planning Commission. Please let me know if you have any questions for me. Thank you for your
time.
David
David Frank, PLA
Office Director
Pennoni
117 East Piccadilly Street I Winchester,VA 22601
Direct:+1(540)771-2087
From: Rod Williams<rw
Sent: Monday, March 20, 2023 11:01 AM
To: David Frank<
Cc:Wyatt Pearson <;; .._,>;John Bishop < ;Tyler Klein <tkl
Subject: RE: '[External]'RE: Bowman Trucking Property,TM 8 - - - proposed rezoning/draft proffer statement
David — Thanks. Well understood.
Rod
From: David Frank<D >
Sent: Monday, March 20, 2023 9:37 AM
To: Rod Williams <
Cc:Wyatt Pearson VIN6wjs>;John Bishop Tyler Klein <
Subject: '[External]'RE: Bowman Trucking Property, TM 86-A-82-proposed rezoning/draft proffer statement
Thank you for your comments. This had been tabled for quite some time with the VDOT reviews and the proffer
statement revisions were missed when dusted off and resubmitted to your office. We will update the proffers
accordingly and resubmit to you.
David Frank, PLA
Office Director
2
117 East Piccadilly Street I Winchester,VA 22601
Direct:+1(540)771-2087
From: Rod Williams<r >
Sent: Monday, March , 29 AM
To: David Frank<DF
Cc:Wyatt Pearson<wyatt. -.0 >;John Bishop<�_,...c>;Tyler Klein <
Subject: RE: Bowman Trucking Property,TM 86-A-82 -proposed rezoning/draft proffer statement
You don't often get email from rwilliaffcva.us Learn why this is important
Dear David:
I have now reviewed the revised package that you submitted last month for this matter,
including the proffer statement with revision date January 17, 2023. Please accept my apologies for
the delayed response. Based on my review, I note that my previous comments, in my message of
March 21, 2022, below, remain unaddressed and I have the following additional comments:
• Application form and power of attorney— Both of these documents now indicate the owner to
be Beverley Shoemaker, but the record owner of the property is Global Headquarters, LLC, as
the proffer statement shows. Accordingly, until we are in receipt of an application and, if the
owner wishes to grant a power of attorney, a power of attorney, made by Global Headquarters,
LLC, such documents are of no legal effect, and the County cannot accept them to initiate the
rezoning process.
• Proffer 1.1 — In addition to the comment in my previous message below, the proffer should
specifically incorporate, as an attachment, the referenced "Off-Site Improvements & Access
Concept" and include the specific date of that document (September 30, 2022). Also, I note
that the proffer refers to that document as "approved". If the proffer statement is to include the
approval reference, I am unable to give any final approval as to the form of the proffer
statement without receipt of satisfactory evidence of approval.
• With respect to the signature block for the proffer statement, because proffer statements, upon
approval, are subject to recordation in the land records, I note that the Clerk's Office asks that
signature blocks for entities comply with the requirements of Virginia Code Section 55.1-621.
Attached please find a general information sheet regarding those requirements.
Sincerely yours,
Roderick B. Williams
County Attorney
Frederick County, Virginia
107 North Kent Street
Winchester, Virginia 22601
540-722-8383
From: Rod Williams
Sent: Monday, March 21, 2022 3:49 PM
To: David Frank<.. .:.iik of?Pennoni.com>
Cc:Wyatt Pearson <wyatt.pearson@fcva.us>;John Bishop <ibishop@fcva.us>;Tyler Klein <tklein@fcva.us>
Subject: Bowman Trucking Property, TM 86-A-82 - proposed rezoning/draft proffer statement
3
Dear David:
have reviewed the draft proffer statement for the proposed rezoning of the above property
from the B2 and M2 zoning districts to the B2 zoning district and it is my opinion that the proffer
statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance
and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the
following comments:
• Please ensure that the word "Proposed" does not appear in the title of any final signed version,
as we have found that the word sometimes remains after approval and causes confusion at the
time of recording in the land records.
• Within the text of the proffer statement, it may be better to change all references from
"Applicant" to "Owner".
• In Proffer 1.1, for best clarity, "shall restrict" might be stated as "shall prohibit", as the word
"restrict' means only to keep within certain limits, as opposed to limiting completely.
I have not reviewed the substance of the proffers as to whether the proffers are suitable and
appropriate for this specific development, as my understanding is that review will be done by staff and
the Planning Commission.
Sincerely yours,
Roderick B. Williams
County Attorney
Frederick County, Virginia
107 North Kent Street
Winchester, Virginia 22601
540-722-8383
4
Air
ti COUNTY of FREDERICK
Department of Planning and Development
rtiRVl.y
540/665-5651
Fax: 540/665-6395
May 18, 2023
David Frank, PLA
Pennoni Associates, Inc.
117 E. Piccadilly St.
Winchester, VA 22601
RE: Proposed Rezoning for Bowman Trucking
Property Identification Numbers(PIN): 86-A-82
Dear Mr. Frank:
Planning and Development staff has had the opportunity to review the draft rezoning
application. This application seeks to rezone parcel 86-A-82 from the current zoning
designation of M2(Industrial General)and B2 (General Business)to all B2 with proffers. The
subject property is located along the south side of Route 277 and east of the Route 277
intersection with Double Church Road. Prior to formal submission to the County,please ensure
that these comments and all other review agency comments are adequately addressed. At a
minimum, a letter describing how each of the agencies and their comments have been
addressed should be included as part of the submission.
1. Comprehensive Plan Conformance. The proposed rezoning requests B2 (General
Business)Zoning District. The Comprehensive Plan, adopted on November 10, 2021,
designates the properties in question as "Urban Center." The property is also within
the Southern Frederick Area Land Use Plan designated as the"Sherando Center." Per
that plan the area is envisioned to be an intensive, walkable urban area that is well
integrated with the surrounding community. Principles of New Urbanism and
Traditional Neighborhood Design should be considered in the development of this
area, per the plan. Public spaces such as pocket parks,plazas, and green space are
important considerations as well. While staff believes the requested zoning
designation to be in general conformance with the Comprehensive Plan, we would
encourage the applicant to keep all of the principles outlined for the Sherando Center
in mind as the application is developed and moves forward.
2. Impact Analysis Statement.The impact analysis accurately notes the existence of the
property within the Sherando Center in the impact analysis statement as well as the
desired elements of that center. However, staff offers the following comments:
Traffic: The application notes a moderate increase in traffic with the proposed rezoning
from M2 to B2, and staff would note that while there is an increase in number of
vehicles, there is a decrease in tractor trailer traffic which is meaningful. The closing
of entrances along Route 277 noted are appropriate.
Preliminary Comments - Bowman Trucking
May 18,2023
Page 2
Sewer and Water Service:The property is within the limits of Sewer and Water Service
Area(SWSA)and has outlined a plan for serving the property. Staff would recommend
that any needed agreements or easements be in place prior to rezoning.
3. Proffer Statement.
a. Transportation: Staff would note the need for right of way for future Route
277 widening along the property frontage.
b. Transportation: Staff would note the possible need for right of way at the south
east corner of the property for eventual connection to Double Church Road.
c. Staff would suggest the inclusion of proffers that aid in ensuring that the
property will develop with the principles outlined for the Sherando Center area
as noted earlier in this correspondence. Consider items such as the following:
i. Trail along Routed 277 frontage.
ii. Greenspace
iii. Screening adjoining RA zoning
d. Please include a Generalized Development Plan
4. Azency Comments. The following agencies shall provide written comment:
Frederick County Attorney
Virginia Department of Transportation (VDOT)
Frederick County Public Works
Frederick County Fire Marshal
Frederick Water
5. Application Materials& Fee. Based on the fees adopted by the Board of Supervisors,
the rezoning fee for this application would be $10.215. Please ensure that listed
acreage is consistent across all materials. The application notes acreage of 2.15 while
comment sheets reference 2.13.
All of the above comments and reviewing agency comments should be appropriately addressed
by the Applicant before staff can accept this rezoning application for public hearing. The
Applicant should verify with Planning& Development staff application completeness prior to
final submission.
Please feel free to contact me with questions regarding this application.
Sincerely,
Jo .
Assistant Planning Director
JAB/pd
BK854PG 1204
DEED
THIS DEED,dated as of this 614—day 00R,�, 1996,by and between James L.
BOWMAN,Grantor,and RITE AID OF VIRGINIA,INC.,a Virginia corporation,Grantee,
whose mailing address is P.O.Box 3165,Harrisburg,Pennsylvania 17105.
WITNESSETH
C" That for and in consideration of the sum of Ten Dollars($10.00)and other good and
f0
valuable consideration,the receipt and adequacy of which are hereby acknowledged,the
W
0 Grantor does hereby grant,bargain,sell and convey with General Warranty and English
w Covenants of Title,unto the Grantee,the following described property(the"Property")-
700
Property")-200
0�(1 THAT certain tract or parcel of land with the appurtenances thereunto
belonging,situated in Opequon District,Frederick County,Virginia,described
as"LOT T'on that certain subdivision plat{"Plat']entitled"Final Plat of
Subdivision on the Property of James L.and Jane H.Bowman"dated
December 19,1995,prepared by Walter L.Phillips,Incorporated(attached
hereto and incorporated by reference herein);together with a perpetual
easement in,over and under a strip of Grantor's remaining land shown as
"LOT 1"on the Plat,such strip being ten(10)feet in width and shown on the
Plat as"CIL 10'Temporary Stoma Drainage Easement,"for the construction,
maintenance,use,operation,repair and replacement of lines,pipes,wires,
conduits,stormwater drainage facilities and other utilities(Grantor reserving
the right to relocate such easement at Grantor's sole cost and expense and
without interference or interruption of any utility or other use of the easement
by Grantee);together with an easement in,over and under that portion of LOT
I shown on the Plat as"Ex.10'Utility Esm't"for the construction,
maintenance,use,operation,repair and replacement of lines,pipes,wires,
conduits and other utilities of every nature,including,without limitation,gas,
water,electric,telephone and cable;together with the right to enter LOT I for
access to the easements for the purposes set forth above;together with an
easement in,over and under that portion of LOT I shown on the Plat as
"Temporary Public Street And Construction Esm't."for the construction,
maintenance,use,operation,repair and replacement of access roads,entrances,
1 �
OK854PG1205
turn lanes,pavement,curbs,gutters and other roadway facilities;together with
an easement to place and maintain fill material on the western edge of LOT 1
as shown on the site plan approved by Frederick County on March 7,1996,and
any amendments thereto;together with all right,title and interest of Seller in
and to all streets,roads,avenues,alleys and passageways,public,private,open,
closed or proposed,abutting the Property.
IT BEING a portion of the same property conveyed to James L.Bowman by deed
dated December 5,1949 from Joseph A.Massie,Jr.and J.Edward Thomas,Special
Commissioners in Chancery,recorded in the Clerk's Office of the Circuit Court of
Frederick County,Virginia,on January 4,1950 in Deed Book 213,page 72.
IT ALSO BEING the same property conveyed to James L.Bowman by Boundary Line
Adjustment Agreement by and between James L.Bowman and E.R.Neff Excavating,
Inc.,dated February 16,1996 and recorded in the Clerk's Office of the Circuit Court
of Frederick County,Virginia,on February 21,1996 in Deed Book 853,page 0390.
Grantor reserves the right,liberty and privilege to use certain strips of land on the
Property,hereafter referred to as Easement Areas(as defined below),for the purposes of
vehicular and pedestrian ingress and egress on,over and across the Property to provide LOT I
with access across the Property to and from State Route 277 and State Route 641. "Easement
Areas"means and refers to(i)that certain strip of land within the Property,such area being
twenty-six(26)feet in width and being more particularly shown and designated on the Plat as
"26'ingress-Egress Esm'V and(ii)that certain strip of land within the Property,such area
being twenty-six(26)to thirty(30)feet in width and being more particularly shown and
designated on the Plat as"C/L Ingress-Egress Esm't." Grantor and Grantee shall indemnify
and hold the other harmless from and against any and all damage to the Easement Areas
caused by any extraordinary use thereof by the indemnifying party. Extraordinary use
includes,but is not limited to,the use of roads for ingress and egress for construction
equipmen. Any use of the Easement Areas by Grantor shall not exceed the capacity of the
2
OK854PG 1206
Easement Areas or interfere with or hinder the use and enjoyment of the Property by Grantee.
Upon the issuance of a Certificate of Occupancy for any structure on LOT 1 or upon any other
substantial use of LOT 1,Grantor shall share all maintenance and repair costs and expenses
for the Easement Areas equally with Grantee_ Payment of Grantor's share of the costs shall
be due within ten(10)days of presentation of a bill by Grantee. If Grantor should fail to
comply with its payment obligations within thirty(30)days of receipt of a bill demanding
payment,all easement rights reserved by Grantor within this paragraph shall terminate.
Unless earlier terminated as provided above,this easement shall continue for ten years and for
so long thereafter as Grantor or its successors shall use the same for the purpose specified,but
upon discontinuance of said use for a continuous period of one year,this easement shall
expire without further notice being required and shall be of no further force or effect. Grantor
agrees that,upon such termination,Grantor will execute a quit claim deed or other appropriate
recordable instrument evidencing the termination of the rights reserved hereunder.
Further,Grantor reserves the right,liberty and privilege of maintaining a water line
under that certain strip of land within the Property,such area being ten(10)feet in width and
being more particularly shown and designated on the Plat as"C/L 10'Water Main Easement."
All such maintenance by Grantor shall be at no cost to Grantee and shall be performed to
interfere as little as possible with the use and enjoyment of the Property by Grantee or other
occupants or persons thereon. To effectuate this intent,Grantor,among other things that may
be necessary,shall provide and maintain safe vehicular or pedestrian bridges for use by
Grantee's customers,agents,employees and invitees,where necessary to continue free access
3
4
--
OKS54PG 1207
to stores or other areas and parking lots,keep the Property free of equipment and materials at
all times,except when necessary because workmen are actively working in the easement area,
and provide all safety measures. All improvements,fixtures and equipment in the easement
area shall be installed below the ground surface and below the foundations of any paving,
curbing,or any other improvements installed by Grantee and shall not be visible from the
surface. If the surface of any part of the Property or if any improvements thereon are
disturbed by Grantor's activities at any time,the surface and improvements shall be promptly
restored by Grantor and to good condition.
I
Grantee and its successors or assigns shall have the right to use the land within the
easement area for a Rite Aid pharmacy in accordance with all approved site plans and in any
other manner that does not interfere with the rights of Grantor,including,without limitation,
the right to pave the land and use the same as a parking lot or roadway and the right to install,
maintain,replace,repair,remove and operate utility lines,such as sanitary sewers,storm
sewers and gas lines. Notwithstanding anything to the contrary,Grantee,for itself and its
grantees,its successors and assigns,shall have the right,at Grantee's expense,to relocate all
or any part of the water lines installed by Grantor in the easement area to the extent desired
from time to time to permit further development of the Property.
This easement shall continue so long as Grantor or its successors shall use the same
for the purpose specified,but upon the discontinuance of said use for a period of one year,this
easement shall expire without notice being required and shall be of no further force or effect.
Grantor agrees that,upon such expiration,Grantor will execute a quit claim deed or other
4
V.
BK854PG 1208
appropriate recordable instrument evidencing the termination of the rights reserved under this
Deed. Neither Grantee not its successors or assigns nor persons occupying or present on the
Property shall be liable to Grantor for damage,if any,caused by normal use of,or vehicular or
pedestrian traffic over,the easement area Normal use shall include the right to park vehicles
on the easement area and install,operate and maintain parking lot improvements such as
pavement,bumper curbs,light standards,landscaping and striping.
Grantor will not permit any mechanics,materialmens'or other liens to stand against
the Property for work or materials furnished in connection with the easement rights,and
Grantor agrees to defend,indemnify and hold Grantee harmless from the same(including
attorney's fees). Grantor agrees to defend,indemnify and save Grantee harmless from all
liabilities,losses,damages,demands,claims,causes of action or judgments,and expenses
incurred in investigating or legal fees for defense,relating to any injury to person,loss of life
or damage to property occurring on the easement area or arising out of Grantor's use and
occupancy of said area,or occurring anywhere by reason of Grantor's exercise of its easement
rights. Grantor agrees to maintain adequate insurance covering its obligations as herein stated
in respect of injury to person or property and loss of life,and agrees to furnish Grantee with
certificates of such insurance on request Without the prior written consent of Grantee in each
case,Grantor shall have no right to assign,sublet or license to any other person or entity the
use of the easement areas or its rights reserved under this Deed,and shall not permit or suffer
any other person or entity to use the easement area.
If any easement areas or any part thereof or if Grantor's easement rights are taken by
5
OH854PG 1209
eminent domain,any award for such a taking or damages paid as a result of the taking shall be-
the
ethe sole,and exclusive property of Grantee. Grantor agrees to execute any instrument of
assignment as may be required by Grantee for the recovery of damages and agrees to tum over
to Grantee any damage proceeds that may be recovered,but Grantor may recover for itself
damages for any items or property belonging to Grantor(such as pipes,wires or conduits)
which are so taken,provided Grantee's award is not reduced as a result thereof..
This conveyance is made expressly subject to the conditions,restrictions,reservations,
easements and other matters affecting title to the property hereby conveyed,contained in duly
recorded deeds,plats,and other instruments constituting constructive notice in the chain of
title to the property hereby conveyed,or otherwise existing,that have not expired by a time
limitation contained therein or otherwise become ineffective.
WITNESS the following signatures and seals:
GRANTOR:
e�
i
STATE OF VIRGINIA
CITY/COUNTY OF r `
„tet f -a'3.�c 1he foregoing instrument was acknowledged before me this"day of
.lames L.Bowman.
4001iiiW
Notary Public
.... Commission Expires: a ri
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YiCIN 1 MA SCALE: 1"=2,000'
SURYEYMS CffnMATE
I, EDWARD L. JOHNSON, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, DO HEREBY
CERTIFY, TO THE BEST OF lull' KNOWLEDGE AND BELIEF, THAT THE LAND SHOWN HEREON IS NOW IN THE NAME
OF JAMES L. AND JANE H. BOWMAN AND WAS ACQUIRED BY DEED RECORDED IN DEED BOOK 254 AT PAGE 71
AND DEED BOOK AT PAGE AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA.
f+
GIVEN UNDER MY HAND AHIS 27T DAY OF NOVEMBER, 1995.
EUWf1299-03
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VIRGI l fRANSPORTATI
FREOER C T SANITATION AUTHORITY
BOA OF SUPER ISOS
PLANNING *ISSION � / 2S �SUBDA
FNAL PLAT OF SUBDWISION
ON THE PROPERTY OF
JAMES L AND JANE H. BOWMAN
OPEGUON DISTRICT
FREDERICK COUNTY, %ARGINIA SHEET 1 OF 4
WALTER L. PHILLIPS �``" 0
CIVIL ENGINEERS
LAND SURVEYORS c
PLANNERS
LANDSCAPE ARCHITECTS '} EDWARD L
{ xo7 r vHOla No. 1 B
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DOE DEL9®t I4,IVA Scu£: f � 50' �/� SUR`1�y .
A ID.9�U96 Rd on wm Wi
OWNER'S CERTIRCATE
Cl(BSwr. ,.
WE, THE UNDERSIGNED OWNERS, DO HERESY CERTIFY THAT THE SUBDIVISION, STREET DEDICATION AND
EASEMENT GRANTINGS SHOWN HEREON'ANO KNOWN AS "FINAL PLAT OF SUBDtVISION ON THE PROPERTY OF
JAMES t. AND JANE H. BOWMAN' IS WITH OUR FULL DESIRE AND CONSENT.
IT IS FURTHER AGREED THAT IRON PIPES WILL BE SET AT ALL PROPERTY CORNERS AS REQUIRED BY STATE
AIR COUNTY 0 NANCES AND R 07ULATIONS UNDER.THE SUPERVISIONS OF A LICENSED LAND SURVEYOR
a4LI S=6.
i
COMMONWEALTH OF VIRGINIA AT LARGE
CITY
1D[JIi1IX OF WINCHESTER, To-wit:
1. THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR THE COMytONWEALTHxa mX50m Jl7cSHOWN ABOVE. DO
HEREBY CERTIFY THAT THE ABOVE NAMED OWNER DID PERSONALLY APPEAR BEFORE ME AND ACKNOWLEDGE
THE ABOVE STATEMENT TO BE THE ACT AND DEED OF SAME.
GIVEN UNDER MY HAND THIS 19th DAY OF January 1996 .
11/30/99
NOIAPY Ou61_1" MY COMMISSION EXPIRES
I
NOTES`
I
1. THIS PROPERTY IS IDENTIFIED BY FRECERICK COUNTY AS MAP N0, 86-A-82 ANDAS S CURRENTLY
ZONED 8-2 AND M-2.
2. FROM AVAILABLE RECORDS, NO GRAVE LOCATION, OBJECT OR STRUCTURE WHICH INDICATES
A PLACE OF BURIAL IS KNOWN.
3. THIS PLAT DOES NOT SHOW ALL COVENANTS, EASEMENTS, OR DEDICATIONS OF RECORD WHICH MAY
EXIST IN THE CHAIN OF TITLE. NO TITLE REPORT FURNISHED. E
CURVE TABLE _
CURVE RADIUS LENGTH TANGENT DELTA CHORD BEARING
1 1879.86' 391.88 196.65' 11'56'38 391.17 S 77'15'19 E
2 1879.86 122.98' 61.51 03-44'54" 122.96 5 73'0927 E
3 1879.86' 268.90 134.68 08'11 45" 268.67 S 79'0746 E
4 45.00' 73.91 48.34 94'06 13" 65.88 N 51-03'07" E
5 1867.86 223.46 111.86' 06'5116' 223.32 5 78'28'09 E
AREA TABULATION
LOT 1 = 93,718 SF OR 2.1515 AC I
LOT 2 = 57,822 SF OR 1.3274 AC
DEDICATION = 7,423 SF OR 0.1704 AC P
TOTAL AREA = 158,963 SF OR 3.6493 AC
FINAL PLAT OF SUBDNEM
ON THE PROPERTY OF f
.JAMES L AND JANE H. BOWMAN II
MEQUON DISTRICT
FREDERICK COUNTY, VIRGINIA SHEET 2 OF 4
WALTER L. PHILLIPSxIM 0
INCORPORATED aI
CIVIL ENGINEERS }
LAND SURVEYORS a
PLANNERS
LANDSCAPE ARCHITECTS
FAU-S PARK AVD"
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(7m)
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50 0 25 50 100 200
(IN FEET) BR O 5 4 FG 12 12
1 INCH = 50'
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(PERMANENT ESMT LOCATION \ \
SUBJECT TO FUTURE
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; =7r JA ES L. AND JANE H. SO AN
158,963 S.F. OR 3.6493 ACRES B> $
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* TEMPORARY EASEMENT TO BE NULL AND VOID WHEN
PERMANENT DEDICATION AND FRONTAGE IMPROVEMENTS
ARE PROVIDED ON LOT I.
FINAL PLAT OF "DMS'ION
ON THE PROPERTY OF
JAMES L AND JANE K BOWMAN
OPEOXW DiSlRICT
FREDERICK COUNTY, VIRGINIA SHEET 3 OF 4
WALTER L. PHILLIPS
INCORPORATED
CIVIL ENGINEERS
I LAND SURVEYORS
PLANNERS ED E
LANDSCAPE ARCHITECTS AWMM Na 1
( 5532f.,aa�°533-1301
aq[ Dmom 19, 19% SW£ 50' D SURll
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50 0 25 50 100 200
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86-A-77
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TER ANENT ESMT LOCA11ON 'c
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N 79*36'20* W 46,00
31: LOT 2
c' RESIDUE - 57,822 SF OR 1.3274 AC45 j
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SAN SEW ES T
,-C/L INGRESS- N8320'54'W 1155-
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D8 241 PC 291 08 166 PG 24 "s fiY8
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FAIRFAX PIKE
STATE ROUTE SF HEREBY
(60' ROW) DEDICATED TO PUBLIC
STREET PURPOSES.-
RNAL PLAT OF SLBDNWN
ON 7HE PROPERLY OF
JAMS L AND JANE H. BOWMAN
OPEQUON OM ICT
FREDERICK COUNTY, VIRGINIA SHEET 4 OF 4
WALTER L. PHILLIPS A H OF
/Xl\ INCORPORATED
CIVIL ENGINEERS VMGINIX FREMICKOOUNW-6CT.
LAND SURVEYORS Thal inwyment 0 Ie¢was pro&ced to rf."gon I <��
PLANNERS
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F U 5854 Iww be.,pWd,a assessable
(;P3) V2-71%V*FAMXfQ"533—f30f 27, LdJ-L - I! I/ . - 'A
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100012460
i
THIS DEED,made and dated this c&) day of December,2010,by and between
ELIZABETH PROPERTIES L.C.,a Virginia Limited Liability Company,party of the
first part,hereinafter called the Grantor;and GLOBAL HEAD UARTE LL ,a
Virginia limited liability company,party of the second part,hereinafter called the Grantee. f
� I
NOW,THEREFORE WITNESSETH:That for and in consideration of the
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° premises and the sum of Ten Dollars($10.00),cash in hand paid,receipt of which is hereby
v�
�C9acknowled ed,the Grantor does hereby grant,bargain,sell and convey,with warranty
anty
oof title,unto the Grantee,in fee simple,the following described property,to-wit:
m
o�
PARCEL ONE:
co U
All of that certain lot or parcel of land,together with all improvements
thereon and all rights,rights of way and appurtenances thereunto belonging,
lying and being situate South of Fairfax Pike(Route 277),East of the Town of
v' Stephens City,Virginia,in Opequon Magisterial District,Frederick County,
U Virginia,containing 5:1542 acres,more or less,and more particularly described
`% by that certain"Boundary Survey of the Land of Rachel Omdorff'dated
$ January 23,2003,drawn by Douglas C.Legge,L.S.,a copy of which is
attached to the hereinafter mentioned Deed and incorporated herein by
reference as if set out in full;and being the same lands acquired by Elizabeth
Properties,L.C.,a Virginia Limited Liability Company,by that certain Deed
dated January 24,2003,from Rachel S.Orndorft of record in the Clerk's
Office of the Circuit Court of Frederick County,Virginia as Instrument No.
030001543.Reference is hereby made to the aforesaid instruments and the
references therein contained for a more particular description of the property
0 m conveyed hereby.
W ai
o m
U
4-1
Tax Map No.: 86-A-78
PARCEL TWO:
a-�
V All of that certain lot or parcel of land,together with all improvements
thereon and all rights,rights of way and appurtenances thereunto belonging,
lying and being situate South of Route 277,adjacent to property owned by the
-82 County School Board of Frederick County,Virginia,in Opequou Magisterial
&c District,Frederick County,Virginia,containing 44.2334 acres,more or less,
Q7 and further described by plat and survey of Douglas C.Legge,L.S.,dated
rt January 25, 1999,of record in the Clerk's Office of the Circuit Court of
Frederick County,Virginia in Deed Book 938,at Page 722;and being the same
%Iichaet L.Bryan lands acquired by Elizabeth Properties,L.C.,a Virginia Limited Liability
16 S.Braddock St Company,by that certain Deed dated October 3,2002,from Sam-Mag
Winchester,VA Properties,L.C.,a Virginia Limited Liability Company and Samuel H.Smith,
1
CM
ry
Cn
ry
Jr.and Amy L. Smith,of record in the aforesaid Clerk's Office as Instrument
No.020016888. Reference is hereby made to the aforesaid instruments and the
references therein contained for a more particular description of the property
conveyed hereby_
Tax Map No.: 86-A-79
PARCEL THREE:
All of those certain lots or parcels of land,together with all
improvements thereon and all rights,rights of way and appurtenances thereunto
belonging,containing in the aggregate 20.4790 acres,more or less,lying and
being situate East of the Town of Stephens City,in Opequon Magisterial
District,Frederick County,Virginia,and more particularly described as
follows:
Parcel One: That certain lot or parcel of land,situate on the South
line of Fairfax Pike(VA.Route 277),and fronting on the West line of South
Warrior Drive,containing 18.9906 acres,more or less,and being more
particularly described as the aggregate of those two certain parcels as
designated and described on that certain"Boundary Survey of the Land of Fruit
Limited Partnership"dated July 20,2004,drawn by S.W.Marsh,L.S.,a copy
of which is attached to the hereinafter mentioned Deed and incorporated herein
by reference as if set out in full.
Parcel Two: That certain lot or parcel of land containing 1.4884
acres,more or less,situate on the East line of South Warrior Drive,and being
more particularly designated and described on that certain"Boundary Survey of
the Land of Fruit Limited Partnership"dated July 20,2004,drawn by S.W.
Marsh,L.S.,a copy of which is attached to the hereinafter mentioned Deed and
incorporated herein by reference as if set out in full.
The foregoing lots or parcels of land are the same lands acquired by
Elizabeth Properties,L.C.,a Virginia Limited Liability Company,by that
certain Deed dated August 4,2004,from Fruit Limited Partnership,a Virginia
Limited Partnership,of record in the Clerk's Office of the Circuit Court of
Frederick County,Virginia as instrument No.040015483. Reference is hereby
made to the aforesaid instruments and the references therein contained for a
more particular description of the property conveyed hereby.
Tax Map No.: 86-A-80
PARCEL FOUR:
All of that certain lot or parcel of land,together with all improvements
thereon and all rights,rights of way and appurtenances thereunto belonging,
lying and being situate on the South side of Fairfax Pike(State Highway No.
Michael L.Bryan 277), in Opequon Magisterial District,Frederick County,Virginia,containing
16 S.Braddock SL 10.094 acres,more or less,and being more particularly described by that
winckester,VA certain plat and survey dated May 18, 1967,drawn by Richard U.Goode,
2
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i
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Certificate Surveyor,which plat and survey are attached to and made a part of
that certain Deed dated May 26, 1967,which Deed is of record in the Clerk's
Office of the Circuit Court of Frederick County,Virginia in Deed Book 332,at
Page 340;and being the same lands acquired by Elizabeth Properties,L.C.,a
Virginia Limited Liability Company,by that certain Deed dated December 14,
2006,from The James L.Bowman Trust UTA Originally Dated May 31, 1994,
Amended and Restated Effective March 27, 1997 With Such Agreement Being
Subsequently Amended on October 15, 1999,of record in the aforesaid Clerk's
Office as Instrument No.060023366. Reference is hereby made to the
aforesaid instruments and the references therein contained for a more particular
description of the property conveyed hereby.
Tax Map No.: 86-A-81
All of that certain lot or parcel of land,together with all improvements
thereon and all rights,rights of way and appurtenances thereunto belonging,
lying and being situate in Opequon Magisterial District,Frederick County,
Virginia,situate on the North side of Fairfax Pike(Route 277),containing
72,035 square feet,more or less,being more particularly described as Parcel 2
on that certain plat titled"Plat Of The Division Of The Land Of Pine
Investment Corp.",dated July 28, 1975,revised September 9, 1975,drawn by
J.R.Nicely,C.L.S.,which plat is attached to and made a part of that certain
Deed dated October 6, 1975,of record in the Clerk's Office of the Circuit
Court of Frederick County,Virginia in Deed Book 450,at Page 401;and being
the same lands acquired by Elizabeth Properties,L.C.,a Virginia Limited
Liability Company,by that certain Deed dated May 30,2007,from The James
L_Bowman Trust U/A Originally Dated May 31, 1994,Amended_and Restated
Effective March 27, 1997 With Such Agreement Being Subsequently Amended
on October 15, 1999,of record in the aforesaid Clerk's Office as Instrument
No.070008757. Reference is hereby made to the aforesaid instruments and the
references therein contained for a more particular description of the property
conveyed hereby.
Tax Map No.: 86-A-92
This conveyance is made subject to all easements,rights of way and restrictions of
record affecting the subject property;provided,however,that the foregoing shall not be
deemed in any way to reinstitute or republish any restrictions of record that may have expired
or lapsed.
The Grantor does hereby covenant that it has the right to convey to the Grantee;that
the Grantee shall have quiet and peaceable possession of the said property,free from all
dichael L.Bryan
_16 S.Braddock S4 liens and encumbrances;and it will grant such further assurances of title as may be requisite.
Winchester,VA
3
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WITNESS the following signature and seal:
ELIZABETH PROPERTIES,L.C.
By: (
BAeBe
MMMV—
STATE OF VIRGINIA,AT LARGE,
CITY COUNTY F c-L to-wit:
The foregoing instrument was acknowledged before me,a Notary Public in and for
the State and Jurisdiction aforesaid,this 0 day of December,2010,by Beverley B.
Shoemaker,Manager of Elizabeth Properties,L.C.,a Virginia Limited Liability Company.
My Commission expires: aG I
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i
NOT
THIS INSTRUMENT PREPARED BY:
Michael L.Bryan,Esquire
Bryan&Coleman,P.L.C.
116 South Braddock Street
Winchester,Virginia 22601 � �4 0���•M1
Dcc& ftpm=a QoW xndymmum
iv1zno
This instrument of writing was produced to me o,.
at �ol
and with certitc c a.,.r:;rn' tr_c xnt thereto Anexcu
was admitted to recimd. rax by Sec.58.1-802 of
e ,and 58.1-&1 have been paid,if assessable. f
Qerk i
i
Michael L.Bryan
16 S.Braddock SL
Winchester,VA
4
COUNTY OF FREDERICK
P.O.BOX 225
WINCHESTER,VA 22604-0225
C.WILLIAM ORNDOFF,JR
Real Estate Taxes Paid for Tax Year 2022
Map Number: 86 A 82 Account#: 8025574
GLOBAL
RE2022: 14831 LHEADQUARTERS= 4/25/2022 :2.15 ACRES $565.78
-LLC
GLOBAL
RE2022' 14831, 2HEADQUARTERS 4/25/2022 ,'2.15 ACRES $565.77
`LLC
Total Paid: $1,131.55
This amount represents payments applied during calendar year 2022 and does not include Penalty, Interest or
Credit Card Fees.
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