038-24 (RezWilliam&BarbaraHoudershell) DENIAL ACTION
Action:
PLANNING COMMISSION: September 4, 2024 Tabled
November 6, 2024 Recommended Denial
BOARD OF SUPERVISORS: December 11, 2024 Denial Action Carried
AMENDING THE ZONING DISTRICT MAP
REZONING 07-24
WILLIAM & BARBARA HOUDERSHELL
WHEREAS, REZONING 07-24 for William & Barbara Houdershell was submitted to rezone
+/- 5.00 acres from the M1 (Light Industrial) District to the RA (Rural Areas) District of the
property located at 8183 Valley Pike, Middletown and identified by Property Identification Number
91-A-28B in the Back Creek Magisterial District; and
WHEREAS, the Frederick County Planning Cominission held a public hearing on this rezoning on
September 4, 2024 and tabled the application; and
WHEREAS, the Frederick County Planning Commission discussed the rezoning on November 6,
2024 and recommended denial; and
WHEREAS, the Frederick County Board of Supervisors held a public hearing on December 11,
2024; and
A MOTION TO DENY Rezoning 07-24 William& Barbara Houdershell to rezone+/- 5.00 acres
from the M1 (Light Industrial) District to the RA (Rural Areas)District carried on this December I I"'
of 2024 by the following recorded vote.-
Josh
ote:Josh Ludwig, Chairman Aye John Jewell Aye
Heather H. Lockridge Aye Robert W. Wells No
Blaine P. Dunn Aye Robert Licro Aye
Judith McCann-Slaughter Aye
A COPY ATTEST
Michael L. Bollhoe er
Res. No. 038-24 Frederick Count dministrator
14-90-1-6-11 REZONING#07-24
William & Barbara Houdershell
Staff Report for the Board of Supervisors
Prepared: November 25,2024
Staff Contact: Kayla Peloquin, Planner
Executive Summarv:
Meeting Schedule
Planning Commission: September 4, 2024 JAction: Tabled
PlanningCommission: November 6, 2024 Action: Recommended Denial
Board of Supervisors: December 11, 2024 Action: Pending
Property Information
Property Identification Number PIN 91-A-2813
Address 8183 Valley Pike, Middletown, VA
Magisterial District Back Creek
Acreage +/- 5.00 acres
Zoning & Present Land Use Zoning: M1 (Light Industrial)
Land Use: Residential
Proposed Zoning RA Rural Areas
Adjoining Property Zoning & Present Land Use
North: RA(Rural Areas) Land Use: Department of Historic Resources
DHR Easement
South: M1 (Light Industrial Land Use: Industrial
East: M1 (Light Industrial Land Use: Vacant In Middletown
West: M1 (Light Industrial Land Use: Industrial
Proposed Use
The Applicant proposes rezoning the property from M1 (Light Industrial)to RA(Rural Areas)
District in an effort to protect the historic property by restricting the allowed uses and ensure
future underwriting for loans on the property is not obstructed.
Page 2 of 4
Review A2ency Comments:
Review Agency Comment Date Comment Summary
Historic Resources Advisory August 16, 2024 Recommended approval
Board
Planning & Zoning Staff Analvsis:
Site History:
The property and the surrounding area were rezoned from A2 (Agricultural General) to MI
(Industrial Limited) in 1975. The M1 Zoning District later was renamed "Light Industrial." The
property that was rezoned was later subdivided and this 5-acre lot was created.
The residence,Monte Vista(DHR ID 9034-0014), is listed on the VA Landmarks Register and the
National Register of Historic Places. The house was built around 1883 and has been well
preserved. It is currently used as a residence.
Proffers:
There are no proffers associated with this property or proposed with this rezoning.
Zoning Ordinance Requirements:
Should this property be rezoned to RA (Rural Areas), adjacent M1 (Light Industrial) properties
would be allowed to continue all allowed industrial uses with no change to setback requirements.
However,there would be buffer requirements for M1 zoned land adjacent to an RA property used
as a residence in accordance with §165-203.02(D) which would only be required upon
redevelopment of the adjoining M1 property.
Comprehensive Plan Conformance:
The Comprehensive Plan provides guidance when considering any land use action. The property
is located outside of the Frederick County Sewer and Water Service Area(SWSA) and the Urban
Development Area (UDA). This property was included in a blanket agreement for the sewer and
water service to be provided by Middletown that predates the Board policy regarding these matters.
The long-range land use of the property is designated to remain rural in nature.The property is not
located within a small area plan and has likely not been extensively studied. Historic preservation
is one of the preferred uses for the County's rural areas (Comprehensive Plan, pg. 14). The
proposed rezoning is in general conformance with the Comprehensive Plan.
Planning Commission Summary&Action from the September 4,2024,Meeting:
The Planning Commission held a public hearing on September 4, 2024. The commissioners
discussed the impacts on adjoining properties should this rezoning be approved. Staff stated that
should the adjoining property to the south redevelop and submit anew site plan, they would have
to accommodate a Category C buffer in accordance with §165-203.02(D). Staff noted the
Page 3 of 4
ordinance section that allows a common shared buffer and screening easement to be recorded with
the consent of both landowners. Staff stated they would look into potential impacts on the adjoining
property to the north within the Town of Middletown.
The commission discussed the Comprehensive Plan, which designates the area south of
Middletown as rural, despite existing industrial uses in the vicinity. The commission directed staff
to work with the applicant and the adjoining property owner to the south to facilitate an agreement
regarding the shared buffer. The application was tabled until the first meeting in November
(11/6/2024)to give both parties time to come to an agreement.
Staff Follow UP:
Since the Planning Commission meeting, staff looked through the Middletown Zoning Ordinance
and did not determine any impacts from the zoning of the subject property on the property to the
north should that property be developed. Staff worked with the applicant and the owner of
adjoining property to the south to explore various options, including a common shared buffer and
screening easement or a waiver of the buffer requirements entirely. After in-person and phone
discussions of shared buffer options for the negotiations concluded with the applicant offering to
waive the buffer requirement entirely. The adjoining property owner to the south communicated
they would still object to the downzoning even if the buffer requirement was waived.
Listed below are the applicable ordinance sections on zoning district buffer requirements. Should
the rezoning be approved,these requirements would only apply if the industrial property submitted
a new site plan to expand or redevelop the current site.
• §165-203.02(D)Zoning District Buffers
• §165-203.02(B) Screening Requirements
• §165-203.02(A)Distance Buffers
Planning Commission Summary and Action from the November 6, 2024, Meeting:
Staff stated that from the time the agenda was prepared, an agreement to waive the buffer
requirement that would be imposed on the adjoining property should this rezoning be approved
has been drafted, but is still being reviewed by all parties, including Frederick County. The
Planning Commission discussed that although progress has been made,the agreement has not been
finalized. Staff added that the agreement's purpose is to waive the buffer, which is the only
identified ordinance requirement imposed on the adjoining industrially zoned property, therefore
the agreement should simply state that and cite the relevant ordinance section to be in a form
acceptable to the County Attorney.
Staff stated the Middletown Zoning Ordinance does not consider the adjoining Zoning District in
the County, therefore there are no additional requirements depending on the zoning of the subject
property should the adjoining property to the North (within the Town of Middletown) develop.
The Planning Commission discussed the applicant's goal to preserve the property, and the intent
of the rezoning to make the zoning district reflect the reality of the past, current,and desired future
use of the property, which in turn would make it more feasible for someone to acquire a loan on
the property in the future who would want to continue using the property as a residence.
Page 4 of 4
The Planning Commission recommended denial of the rezoning because an agreement to waive
the buffer has not yet been finalized. Upon a vote of 7 in favor and 4 against, the motion carried.
Staff Follow UP:
Staff collected comments on the agreement to waive the buffer from the applicant, the County
Attorney, and County Administration to ensure all parties had provided feedback on the draft
agreement. Those comments were provided to the adjoining property owner and his legal counsel
on November lith, 2024. In short, the County is unwilling to be parry to an agreement that is
structured to achieve anything other than waiving the buffer requirement. The draft agreement
includes properties within the Town of Middletown that are entirely unaffected by this land use
action, a restriction on the Houdershells from objecting to how the adjoining property is utilized,
a provision that would overturn the Board's rezoning action if they agreement was ever violated,
and lastly an exemption of the property from future Board actions that change the ordinance and
potentially impose new standards for redevelopment on the property.
Following a public hearing, staff is seeking a decision from the Board of.Supervisors on this
rezoning application.
REZ # 07 - 24: William and Barbara Houdershell
PIN: 91 - A - 28B
Rezoning from M1 to RA
Zoning Map
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REZ # 07 - 24: William and Barbara Houdershell
PIN: 91 - A - 28B
Rezoning from M1 to RA
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REZ # 07 - 24: William and Barbara Houdershell
PIN: 91 - A - 28B
Rezoning from M1 to RA
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Zoning Amendment Numbei Anticipated PC Heari..&Date
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-
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name: Barbara Houdershell
Specific Contact Person if Other than Above:
Address: 8183 Valley Pike, Middletown, VA 22645
Telephone: 540 Email: bai
Name: William Houdershell
Specific Contact Person if Other than Above:
Address: 8183 Valley Pike, Middletown, VA 22645
Telephone: 540 Email: b
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:
Specific Contact Person at Firm: _
Address:
Telephone: _ 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.
15
4. Project Name (if any):
5. Property Information:
a. Property Identification Number(s): Map#91-A-28B
b. Total acreage of the parcel(s): 5 acres
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-1 Light Industrial
e. Proposed zoning designation(s) and acreage(s)in each designation:
RA Rural Agricultural
f. Magisterial District(s): Back Creek
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):
8183 Valley Pike, Middletown, VA 22645
h. Adjoining Properties:
Parcel ID Number_ Use Zoning
91-A-28 Undeveloped Land(12.56 acres) M-1
91-A-28A Green Industrial Realty M-1
91-A-28C Cedar Creek Battle Foundation RA
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.
16
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 PH Real Estate Group, LLC 22742 Airmont Hunt Drive
Property#91-A-28 Ashburn, VA 20148
NameGreen Industrial Realty P.O. Box 2566
Property#91-A-28A Winchester, VA 22604
Name Cedar Creek Battlefield Foundation ! P.O. Box 229
Property#91-A-28C Middletown, VA 22645
Name {
Property#
Name
Property#
Name
Property#
Name
Property#
Name
Property#
Name
Property#
19
S. 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.
' y
Owner: Date
If signing on behalf of an entity,please state name of entity and your til fie:
Owner: Date L
d Q a
If signing on behalf of an entity,please state name of entity and your title:
Other Applicant Parry(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.
18
Attachment for Rezoning Request (William & Barbara Houdershell)
Our residence (Monte Vista) is located at 8183 Valley Pike, Middletown, VA. The 5-acre property is on
Route 11 across the road from the Cedar Creek Battlefield (on the south side of Middletown but
outside the town limits). The property is a recognized historic property on both the Federal Register
and the State Register. It was the 4th house in Virginia to receive such designation.
The house was built in 1883 by Charles Heater who grew up in the Heater House located across the
road from our house on the what is now the Cedar Creek Battlefield. Our house was built after the
Heater family received Civil War reparations from the Federal government based on their support and
care for Union soldiers injured during the Civil War. This property was identified in a Frederick County
booklet published by the Winchester-Frederick County Historical Society as "the most elaborate
dwelling constructed in Frederick County during the thirty-five-year period following the Civil War
(Frederick County,VA, History Through Architecture authored by Maral S. Kalbian)
Two years ago we discovered that the property beside and behind our property had been sold and the
new owners had submitted a Concept Plan to Frederick County to build a Tractor Trailer Repair&Sales
Facility. I inquired (to the Planning& Zoning Department) about ways to fight the proposal and if
unsuccessful what regulations could be imposed relative to buffer zones for my property. I learned
that the property was zoned M-1 (Light Industrial) and that little could be done when/if the new
owners submitted a formal Site Plan as long as they met Frederick County requirements for such
zoning. The shocking info was that our property was also zoned M-1 even though it had been a
residence since 1883 (to my knowledge). I sent a letter to all the Frederick County Supervisors on
August 17, 2022 asking for information and assistance, if possible. Accordingly, I received a call from
Mr. Charles DeHaven who recalled that when Route 81 was built it went thru a large farm on which our
house is located and that the entire area was rezoned as M-1. He further stated there was strong
objection from some Frederick County residents who did not want the house torn down and replaced
with a commercial facility. The end result was that 5 acres (with the house, barn & other outbuildings)
were carved out to preserve the property and allow continued use as a residence. However, it appears
that nothing was ever done to change the zoning back to Agricultural or Residential.
I inquired about changing the zoning during conversations with personnel in the Planning and Zoning
Department two years ago but did not move forward due to the anticipated cost and the hope that the
owners of the adjacent property would never move ahead with their plan. Since then the town of
Middletown has incorporated that property into the town limits and there are on-going discussions
about construction of a Tractor Trailer truck facility and why a special use permit is being proposed to
allow such facility within the town. Regardless of that outcome, we have decided it is best to get the
zoning designation of our property changed to accurately reflect the use of the property. We have
spent more than 10 years carefully restoring this historic property so that it is not only a wonderful and
comfortable home now, but is also a property that should be preserved for the future.
Thank you for your assistance in this matter.
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David M. Burns \ D.B. 701, P. 733
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Lot 1 — Monte Vista Associates \.
Opequon Magisterial District, Frederick County, Virginia
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effective July 17. 1978. 0-
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parcel. Location is limited to the encroaching granary.
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THIS DEED made and dated this 6th day of June, 2006, by and between
DAVID M. BURNS and SVETLANA N. BURNS, his wife, parties of the first part,
hereinafter called the Grantors, and WILLIAM HOUDERSHELL and BARBARA
HOUDERSHELL, his wife,parties of the second part, hereinafter called the Grantees.
WITNESSETH: That for and in consideration of the sum of Ten ($10.00)
Dollars,cash in hand paid,and other good and valuable consideration,the receipt ofwhich
is hereby acknowledged,the Grantor does hereby grant and convey with general warranty
oa
N and English Covenants of title unto the Grantees,in fee simple absolute,as tenants by the
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$ V entirety with common law right of survivorship, all of the following described tract or
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t 3 z parcel of land:
>
' 1n ; All that certain lot or parcel of land, lying and being situate in
Opequon District,Frederick County,Virginia,described as"Lot One,
part of Parcel `A' " located a short distance south of Middletown,
more particularly described as beginning at a point on the
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a southeasterly right-of-way line of U.S. Route 11, said point being
d'
H S 52052'44" W 273.95 feet and S 54°54'54" W 111.16 feet from a
wcorner of a tract of land in the name of Driskell; then departing said
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3 5 Route 11 through the tract S 35°43'00" E 724.35 feet and
o > S 54017'00" W 300.00 feet to a point in the line of Stowe Woodward
F
X1 South, another part of Parcel `A';then with Stowe Woodward South
zti �' 3
a N 35043'00"W 727.65 feet to a point on the aforementioned right-of-
way line of U.S.Route 11;then with said right-of-way N 54°54'54"E
Page 1 of 2
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300.02 feet to the point of beginning,containing 5.000 acres,more or
less; AND BEING the same property conveyed to David M. Burns
and Svetlana M. Burns, his wife, by Deed dated July 29, 2005 from
David B.Holliday,of record in the Clerk's Office of the Circuit Court
of Frederick County,Virginia, as Instrument No. 05-0016849.
This conveyance is made subject to all easements,rights of way and restrictions
of record affecting the subject property.
WITNESS the following signatures and seals.
—_ — (SEAL)
David M. Burns
A (SEAL)
Svetlana . urns ,
k
STATE OF VIRGINIA,
CITY OF WINCHESTER; TO-WIT:
I, SS , a Notary Public in and for the State and
jurisdiction aforesaid,do hereby certify that David M.Burns and Svetlana N.Burns,his wife,
whose name is signed to the foregoing DEED dated the 6th day of June,2006 has personally
appeared before me and acknowledged the same in my State and jurisdiction aforesaid.
Given under my hand this 6th day of June,2006.
My Commission expires - 3 D• O'T
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17A84Bum\AMEED-Burnt to HQLwianhe8.wpd -r. X10
Page 2 of 2 -,,, �Fj• ��,
VIRGINIA:FREDERICK COUNTY.WE
This instrument of writing was produced to me on
vri-
arra with a-rfiscace oft thereto>,me�ea
was admitted to record.l as Wpoa d by Sec.36,1-802 of
—4.4 rr...,...6u
7/18/24, 11:39 AM Frederick County Taxes
COUNTY OF FREDERICK
P.O.BOX 225
WINCHESTER,VA 22604-0225
C.WILLIAM ORNDOFF,JR
Real Estate Taxes Paid for Tax Year 2024
Map Number: 91 A 28B Account#: 8026942
Dept# Ticket# Seq# (.Avner Name Bill Date L Description Tax I'Ad
HOUDERSHELL
RE2024 19592 1 WILLIAM A + 4/15/2024 5.00 ACRES $3,155.88
TRUSTEE 1
Total Paid: $3,155.88
This amount represents payments applied during calendar year 2024 and does not include Penalty, Interest or
Credit Card Fees.
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https://fctaxes.co.frederick.va.us/ApplicationslTR_PayTaxes/PdntYearlyTaxes.aspx 111
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
0 Fax: 540/ 665-6395
August 16, 2024
Barbara Houdershell
8183 Valley Pike
Middletown, VA 22645
RE: Request for Historic Resources Advisory Board (HRAB) Comments
Houdershell Rezoning Application
Property Identification Number (PIN): 91-A-28B
Magisterial District: Back Creek
Dear Mrs. Houdershell:
The Historic Resources Advisory Board (HRAB) considered the above referenced rezoning application
during their August 16, 2024 meeting. The rezoning application is for a +/- 5.00 acre property
(Property Identification Number 91-A-28B) from the M1 (Light Industrial) Zoning District to the RA
(Rural Areas) Zoning District with no proffers. The property is located off of Route 11 and adjoins the
southern boundary of the Town of Middletown in the Back Creek Magisterial District.
Following their review of this application, the HRAB recommended approval of the application.
Thank you for the opportunity to comment on this application. Please call if you have any
questions or concerns.
Sincerely,
V
Kayla Peloquin, Planner
Planning & Development
cc: Lucas Cook, HRAB Chairman
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
AGREEMENT
THIS AGREEMENT was entered into on November 2024, by and between
BARBARA HOUDERSHELL and WILLIAM HOUDERSHELL (collectively, "Houdershell"),
GREEN INDUSTRIAL REALTY II, L.C., PH REAL ESTATE GROUP LLC, and the COUNTY
OF FREDERICK,VIRGINIA, and which Agreement shall be incorporated into a rezoning request
filed by Houdershell; and
WHEREAS, the property owned by Houdershell, which is identified more specifically on
the attached and incorporated plat (the "Houdershell Property"), was and has been continuously
zoned M-1 from 1975 to the present; and
WHEREAS, Houdershell has filed a request with the County seeking to rezone the
Houdershell Property from M-1 to RA; and
WHEREAS, Houdershell recognizes that changing the zoning of the Houdershell Property
could have a damaging effect on the adjoining properties, which are zoned M-1 for numerous
reasons, including, but not limited to, increased setback requirements and other ordinance
requirements that are triggered when there are two properties of differing zoning categories that
adjoin one another; and
WHEREAS,Houdershell acknowledges the above and submits that their rezoning is being
filed solely for the purposes of protecting and preserving the five (5) acre tract owned by
Houdershell and not to affect or impact adjoining properties and/or property rights; it is
NOW THEREFORE AGREED that the recitals set forth above are incorporated herein in
their entirety, and it is agreed that any rezoning of the Houdershell Property shall be approved only
if it has no adverse effect on the adjoining industrial properties, that it does not restrict in any way
the adjoining industrial properties from being developed in the future for industrial purposes, and
that there shall be no enforcement of any ordinance requirement that exists now or that may exist
in the future for buffering/screening setbacks of industrial activities of any kind as a result of the
Houdershell Property being zoned to a category of something other than M-1; and it is further
AGREED that the owners of the Houdershell Property, current and future, shall not
interfere with or object to adjoining property owners' industrial uses or property rights that the
adjoining property owners possess; and it is further
AGREED that in the event the current or subsequent property owners of the Houdershell
Property do attempt to interfere with the property owners of the adjoining industrial uses and/or
any industrial activities on the adjoining properties then any ordinance changing the Houdershell
Property from M-1 shall be immediately revoked and the zoning of the Houdershell Property shall
then automatically revert to M-1/Light Industrial.
[remainder of the page intentionally left blank]
2
WITNESS THE FOLLOWING executed signatures of the property owners and the County
of Frederick,Virginia:
BARBARA HOUDERSHELL
STATE/COMMONWEALTH OF ,AT LARGE
CITY/COUNTY OF ,to-wit:
The foregoing instrument was acknowledged before me this day of ,
2024, by BARBARA HOUDERSHELL.
NOTARY PUBLIC
My commission expires:
Registration number:
[signatures continue on the following page]
3
WILLIAM HOUDERSHELL
STATE/COMMONWEALTH OF ,AT LARGE
CITY/COUNTY OF to-wit:
The foregoing instrument was acknowledged before me this day of ,
2024, by WILLIAM HOUDERSHELL.
NOTARY PUBLIC
My commission expires:
Registration number:
[signatures continue on the following page]
4
GREEN INDUSTRIAL REALTY II, L.C.
By:
Its:
STATE/COMMONWEALTH OF ,AT LARGE
CITY/COUNTY OF , to-wit:
The foregoing instrument was acknowledged before me this day of ,
2024, by of GREEN INDUSTRIAL REALTY II,
L.C.
NOTARY PUBLIC
My commission expires:
Registration number:
[signatures continue on the following page]
5
PH REAL ESTATE GROUP LLC
By:
Its:
STATE/COMMONWEALTH OF ,AT LARGE
CITY/COUNTY OF , to-wit:
The foregoing instrument was acknowledged before me this day of ,
2024, by of PH REAL ESTATE GROUP LLC.
NOTARY PUBLIC
My commission expires:
Registration number:
[signatures continue on the following page]
6
COUNTY OF FREDERICK, VIRGINIA
By:
Its:
APPROVED AS TO FORM:
County Attorney
STATE/COMMONWEALTH OF ,AT LARGE
CITY/COUNTY OF to-wit:
The foregoing instrument was acknowledged before me this day of ,
2024, by of the COUNTY OF FREDERICK,
VIRGINIA.
NOTARY PUBLIC
My commission expires:
Registration number:
7