HomeMy WebLinkAbout050-25 (RezNeffPropertyCommercial(ERNeffExcavatingInc)) ORDINANCE
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Action:
PLANNING COMMISSION: February 19, 2025 Recommended Approval
BOARD OF SUPERVISORS: March 12, 2025 Adopted
AMENDING THE ZONING DISTRICT MAP
REZONING#01-25 FOR NEFF PROPERY COMMERCIAL
(E R NEFF EXCAVATING INC.)
WHEREAS,REZONING #01-25 for Neff Property Commercial (E R Neff Excavating Inc.) submitted to rezone
6.6+/- acres of a 9.83+/-acre parcel from RA (Rural Areas) Zoning District to B2 (General Business) Zoning
District with proffers to enable commercial development. The property is generally located south of Route 277
(Fairfax Pike) and immediately east of Double Church Road, Stephens City and is identified by Property
Identification Number 86-A-77 in the Opequon Magisterial District; and
WHEREAS,the Frederick County Planning Commission held a public hearing on this rezoning on February
19, 2025, and recommended approval; and
WHEREAS,the Frederick County Board of Supervisors held a public hearing on March 12,2025; 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,and in conformance with the Comprehensive Plan;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors,that Chapter 165 of
the Frederick County Code,Zoning,the Zoning District Map is amended in accordance with Rezoning#01-25 for
Neff Property Commercial (E R Neff Excavating Inc.) submitted to rezone 6.6+/- acres of a 9.83+/-acre parcel
from RA (Rural Areas) Zoning District to B2 (General Business) Zoning District with proffers. The conditions
voluntarily proffered in writing by the Applicant and the Property Owner are attached.
This ordinance shall be in effect on the date of adoption.
Passed this 12111, day of March 2025 by the following recorded vote:
Josh E. Ludwig, Chairman Aye John F. Jewell Aye
Heather H. Lockridge Aye Robert W. Wells Aye
Blaine P. Dunn Aye Judith McCann-Slaughter Aye
Robert T. Liero Aye
A COPY ATTEST
iWiiw6m
Michael L. Bollhoefer
Frederick County Administrator
Res. 050-25
REZONING#01-25
Neff Property Commercial (E R Neff Excavating Inc.)
Staff Report for the Board of Supervisors
Prepared: March 5,2025
Staff Contact: M. Tyler Klein,AICP, Senior Planner
Executive Summary:
Meeting Schedule
Planning Commission: February 19, 2025 Action: Recommended Approval
Board of Supervisors: March 12, 2025 Action: Pending
Property Information
Property Identification Number PIN 86-A-77
Address Double Church Road (Route 641), Stephens
city
Magisterial District O e uon
Acreage +/- 6.6-acres
Zoning &Present Land Use Zoning: RA(Rural Areas)
FB2
and Use: Vacant
Proposed Zoning General Business
Adjoining Property Zoning & Present Land Use
North: B2 General Business Land Use: Commercial
South: RA Rural Areas Land Use: Commercial
East: RA Rural Areas Land Use: Vacant
West: B2 General Business Land Use: Commercial
Proposed Use
This is a request to rezone+/-6.6-acres of a+/-9.83-acre parcel from RA(Rural Areas)Zoning
District to B2 (General Business)Zoning District with proffers to enable commercial
development.
Positives Concerns
The proposal includes proffered transportation The requested zoning district, B2, only
improvements to address future widening of partially implements Plan policy specific to
Double Church Road (Route 641), and inter- the "Sherando"urban center. Plan policies,
parcel connectivity with development to the including elements of"traditional
west in conformance with Plan policy. neighborhood design" and a"strong street
Approval of the rezoning enables completion presence" are absent from the proposal and
of a planned road connection between South could further enhance the implementation of
Warrior Drive and Double Church Road. the desired development patterns envisioned
by the Plan.
Page 2 of 5
Any allowed B2 uses would be permitted,
some of which may not fully implement plan
policies for"urban center."
Review Agency Comments:
Review Agency Comment Comment Summary Status
Date
Frederick April 29, "We offer no comments at this time."
County (FC) 2024
Public Works
FC Fire January 3, See attached comment letter.
Marshal 2025
FC County November 26, See attached comment letter. Comments
Attorney 2024 addressed.
Frederick Water April 29, See attached comment letter.
2024
Virginia November 13, "VDOT has reviewed the rezoning Comments
Department of 2024 application for the Neff property addressed.
Transportation (TM#86-A-77) located on Double
(VDOT) Church Road (Route 641) near the
intersection with Fairfax Pike (Route
277) and we are in agreement
with the recommendations identified
within the Traffic Impact Analysis
dated 10/02/2024. The applicant
proposes to extend Berkeley Street
through the site which provides a
parallel roadway that sufficiently
mitigates any impacts of this
development."
See attached comment letter.
Planning & Zoning Staff Analysis:
Comprehensive Plan Conformance:
The Comprehensive Plan (adopted November 2021) and the Southern Frederick Area Plan
(SOFRED, 2017) provide guidance on the future development of the subject property. The Plan
identifies the subject property with a"urban center"land use designation and as being within the
limits of the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA).
Further,the SOFRED plan identifies the subject properties within the"Sherando Center"planning
area. The plan states:
Page 3 of 5
"The Sherando Center is envisioned to be an intensive, walkable urban area that is well
integrated with the surrounding community. The center should be based on the principles
of New Urbanism or Traditional Neighborhood Design promoted in the Comprehensive
Plan. It shall contain a large commercial core, generally higher residential densities with
a mix of housing types, an interconnected street system, and public open space around
which the center is designed. Community facilities shall also provide a focal point for the
center and surrounding community. Presently, Sherando High School and Sherando Park
provide this function. In the future, these resources shall be complemented by a new
elementary school which shall serve the existing and future population and be located
within the center. Public spaces in the form of pocket parks, plazas, or greens shall be
further integrated into the design of the Sherando Center.
The commercial and residential mix of land uses shall have a strong street presence and
shall relate to existing Route 277, Warrior Drive and Double Church Road. The mix of
commercial, residential, employment, and community uses shall be linked to the
surrounding community with intermodal transportation choices and public open spaces.
The Sherando Center is centrally located to the community and is in the short term,
respectful to the Agricultural District. "
The proposed rezoning request B2 (General Business) zoning district and this district may be
associated with the"urban center"land use designation in the Comprehensive Plan if the proposed
development is properly integrated and connected with a larger mix-used area and implements
other stated Plan policies (above). This proposal may be further enhanced, and better address plan
policies, through use of the Tradition Neighborhood Design-Business (TNDB) Overlay District
which is intended to be utilized by parcels identified as potential "urban centers." The proposal
also provides a physical connection to the east to the Sherando Green/Fairfax Downs development
(under development), addressing "integration and connection with a larger mixed-use area".
As proposed, the rezoning is partially compatible with the Comprehensive Plan future land use
policies.
Transportation & Site Access
The Plan also identifies transportation improvements in the vicinity of the subject property.Double
Church Road (Route 641) is identified as an "improved major collector" roadway. Further, the
Plan identifies as "new minor collector"bisecting the site east to west from Double Church Road
west to the planned Fairfax Downs mixed-use development. See future land use plan inset below.
The rezoning proposal includes improvements to serve the development to Double Church Road
and construction of the east/west minor collector from Sherando Green/Fairfax Downs to Double
Church Road, and dedication of right-of-way for future Double Church Road widening. The
proposal is generally consistent with the planned improvements in the Comprehensive Plan.
Page 4 of 5
3,
Proffer Statement, Generalized Development Plan (GDP), &Impact Anal
Proffers Staff Comment
(Dated 12/12/24)
Proffer 1 —Transportation No comment.
Proffer 2—Fire and Rescue No comment.
The generalized development plan (GDP) dated November 19, 2024, is included below. The
GDP depicts proffered improvements as described in Proffer 1.
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Page 5 of 5
Planning Commission Summary from 02/19/25 Regular Meeting
The Planning Commission held a public hearing on February 19, 2025. There were no public
speakers. There was no discussion. The Planning Commission unanimously recommended
approval of the proposed rezoning (Commissioner Kerns—absent).
Following a public hearing, staff is seeking a decision from the Board of Supervisors on this
Rezoning application.
REZ # 01 - 25: Neff Property - Commercial
PIN: 86 - A - 77
Rezoning from RA to B2
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REZ # 01 - 25: Neff Property - Commercial
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Rezoning from RA to B2
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Neff Property Proffer Silw ent
PROFFER'STATEMENT
REZONING: RZ.#: RA Rural Areas District (+/- 7.4 acres) to B2 Business Getteral
7.4 acres)
PROPERTY: 9.83 Acres +/-
Tax Map Parcel 86-A-77 (the"Property")
RECORD OWNER: E R Neff Excavating Inc
APPLICANT: E R Neff Excavating Inc (the "Owner")
PROJECT NAME: Neff Property—Commercial
ORIGINAL DATE
OF PROFFERS: April 5,2024
REVISION DATE(S): November 15, 2024:December 12,2024
The undersigned hereby proffers that the use and development of the subject property C 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 f nal 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 and the time for any further appeal has expired.
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 On or before the first occupancy permit in the B2-Business General District portion of the
property, the Owner shall construct Berkeley Street from its terminus (Point A) to the
subject property (Point B),generally consistent with and as depicted in the attached April 5,
2024 Rezoning Generalized Development Plan prepared by Pennoni Associates, Inc.
Construction of the roadway improvements shall be in accordance with the VDOT accepted
"Neff Rezoning Traffic Impact Study"prepared by Pennoni Associates Inc dated October 2,
2024.
Page 1 of 4
N5firPrqp,r6 Pro ftr Stnte,.ent
1.2 On or before the first occupancy permit in the B2-Business General District portion of the
property, the Owner shall construct Berkeley Street from its eastern property line (Point B)
to the Intersection with Double Church Road (Paint C), generally consistent with and as
depicted in the attached April 5,2024 Rezoning Generalized Development Plan prepared by
Pennoni Associates, Inc. Construction of the roadway improvements shall be in accordance
with the VDOT accepted "Neff Rezoning Traffic Impact Study" prepared by Pennon
Associates Inc dated October 2, 2024.
1.3 The Owner shall dedicate additional right-of-way along Double Church Road as necessary to
construct road frontage improvements for the Double Church and Berkeley Street
intersection and the right-in /right-out access entrance to the property,identified as TM 86-
A-77.
2. FIRE AND RESCUE
2.1 The Owner shall contribute to the Board the sum of $0.10 per square foot of gross floor
area for Fire and rescue purposes, payable upon the issuance of a building permit for each
structure.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Respectfully submitted,
E. R. Neff Excavating Inc
By:
Anoligimm—
Jeff Neff
Title: Tyr-ce��e�ier,
President
STATE OF VIRGINIA,AT LARGE
FREDERICK COUNTY,To-wit:
The foregoing instrument was acknowledged before me this rl* day of AjoinUOLN , 2025 by
Jeff Neff,President of E. R. Neff Excavating Inc a Virginia corporation, on behalf,of the corporation.
Notary Public
Registration Number: Christina Dawn Neff� r Commonwealth of Virginia
My Commission Expires: 03-3 l- ROMP � Notary Public
Commission No.7977793
My Commission Expires 3/31/2026
Page 2 of
Lr Pro erg Pro ff Status Mt
E. R. Neff Excavating Inc
By:
Tod
Title: _rre Q.�U
Treasurer
STATE OF VIRGINIA,AT LARGE
FREDERICK COUNTY,To-wit
The foregoing instrument was acknowledged before me this ql
ru t day of cm uaQ , 2025 by
Todd Neff,Treasurer of E. R. Neff Excavating Inc a Virginia corporation, on behalf of the corporation.
Notary Public fi t'i Q Christina Dawn Nett
Registration Number: Com Nate nwealth
ofPublic irginia
My Commission Expires: _ - �4p Commission No.7977793
' My Commission Expires M112Q2$
E. R. Neff Excavating Inc
By:
WN&MI(M=
Title: Oct Atf+
Vice President
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY,To-wit: ,,
The foregoing instrument was acknowledged before me this ��1 day of pi tMrM _ , 202.5 by
Jay Neff, Vice President of E. R.Neff Excavating Inc a Virginia corporation, on behalf of the corporation.
Notary Public
Registration Number; CIA rl rl r 9 3 Christina Dawn Neat
Commonwealth of Virginia
My Commission Expires: -01- Notary Public
Commission No.7977793
My commasswn Expires 313112Q26
Page 3 of
NeffProperft bra er Stwommif
E. R. Neff Excavating Inc
By: "*OEM=
Joe Neff
Title: Vie Pre3l .f
Vice President
STATE OF VIRGINIA,AT LARGE
FREDERICK COUNTY,To-wit:
The foregoing instrument was acknowledged before me this day of dantlaw 202* by
Joe Neff,Vice President of E.R. Neff Excavating Inc a Virginia corporation, on behalf o the corporation.
Notary Public Christina Dawn Neff
Registration.Number- S l 'l .J Commonwealth of Virginia
Notary Public
My Commission Expires: t Q Commission No.7977793
My Commission Expires 3131/2026
Page 4 of 4
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Frederick County, Virginia
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF THE
Neff Property
TM 86-A-77
Opequon Magisterial District
April 2024
Prepared by:
Pennoni Associates Inc
117 E. Piccadilly Street
Suite 200
Winchester,Virginia 22601
March 2022 Bowman Trucking Rezoning
INTRODUCTION
The subject +/- 9.83-acre property identified as Tax Map 86-A Parcel 77 is currently zoned
RA Rural Areas District and located in the Opequon Magisterial District. Over the past few
years, the Route 277 corridor has seen VDOT traffic improvements as well as increased
commercial and residential development. The location of the property and adjacent
development plans underway make the rezoning of a portion of the property to B2 Business
General District appropriate. The adjacent real estate to the west and, fronting Double
Church Road, is existing commercial property. To north are existing and zoned commercial
properties fronting on Route 277. Immediately to the east is a residential subdivision under
construction with the termination of the east-west collector roadway known as Berkeley
Street. The subject of this application is to rezone a +/- 6.6 acre portion of the +/- 9.83
acre parcel; from RA Rural Areas District to B2 Business General District with proffers.
The area to be rezoned will be the land north of the proposed extension of Berkeley Street
from its proposed terminus just east of the subject property to Double Church Road. 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 rezoned portion of the subject property under the B2 zoning district will not result in
negative net impacts.
COMPREHENSIVE PLAN
The subject property is located within the Southern Frederick Land Use Plan (SFLUP) 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 space 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
April 2024 Neff Property Rezoning
and adjacent to other property also intended to be a business and within the designated
urban center. Consequently, the proposed rezoning of a portion of the subject property to
B2 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 RA zoning district to the B2 Business
General District. The property is bordered to the North and West by properties currently
zoned B2. To the south is additional property, owned by the applicant, zoned RA and to the
east are RA zoned properties that are either owned by the applicant or open space areas to
the neighboring 'A acre lot subdivision. The proposed land use will be compatible with the
existing and planned commercial development along the Route 277 Fairfax Pike corridor
and will greatly contribute to the planned and desired traffic circulation supporting the
existing and currently developing land uses.
ACCESS AND TRANSPORTATION
The Property has approximately 650 of frontage on Double Church Road — Route 641.
Planned commercial and residential development to the north and east are construction
Berkeley Street and terminating near the property boundary of the subject application. A
Traffic Impact Study (TIS) has been submitted and will be accepted by VDOT prior to
scheduling any public hearings with the county Board of Supervisors. The subject property
proposes to construct the westernmost segment of Berkeley Street from the approved
Fairfax Downs and Sherando Greens Commercial public improvement plans. This results in
approximately 1,330 LF of VDOT urban collector (GS-7) roadway to its connection to
Double Church Road. The project additionally proposes to make the improvements
recommended in the TIS along Double Church Road. The improvements identified in the
TIS adequately mitigate the impacts of the proposed rezoning, as well as provide a key
roadway connection that will serve the commercial, residential and Frederick County School
traffic needs in the immediate vicinity.
April 2024 Neff Property Rezoning
This application includes a proffer statement committing to the recommendations of the TIS
and will result in the extension of Berkeley Street from its terminus as proposed with the
adjacent commercial and Residential projects. The TIS also provides for the widening of
Double Church Road to accommodate the necessary turn lanes and right-in/right out
entrance associated with the B2 land uses. Consequently, to mitigate transportation impacts,
this application proffers to dedicate and construct the westernmost leg of Berkeley Street to
Double Church Road and Double Church Road improvements.
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
The proposed uses in the Traffic Impact Statement for the rezoning of the property to B2
General Business District yields on fast-food pad site with drive through and +/ 54,000 sf of
general commercial shopping plaza. We estimate that the fast-food use would generate
sanitary sewer and water demand of +/-3,500 GDP and the remaining retail +/- 12,000
GPD. The 12,000 GPD was based on a 2,000 GPD per acre for the remaining +/- 6 acres
outside of the fast-food land use parcel. Sewage flows generated by the site will discharge
into the existing on-site Frederick Water gravity sanitary sewer and flow to the pump station
facility at Woodside Estates approximately 1,500 feet south of the Double Church Road and
Brandy Lane intersection. Final engineering shall determine the size and locations of any
sewer and water main extensions at time of a Site Plan application. It is acknowledged that
April 2024 Neff Property Rezoning
the subject property will be required to demonstrate existing sanitary sewer capacity in the
existing Pump Station at time of Site Plan application or propose the necessary off-site
sanitary sewer improvements at and/or leading to the existing Pump Station facility. An
existing 8" Frederick Water water main runs along the Double Church Road frontage, and
the extension of the proposed 8" waterline in Berkeley Street would be required to be
extended along Berkeley Street to loop into the Double Church watermain.
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
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. It is
the desire of the applicant to preserve the long-standing family homestead on the remainder
properties to the south. The resulting Berkeley Street Extension and Double Church Road
Widening may result in creating a non-conforming structure due to the new setback
locations with the adjusted Right-of-Way that will be required for the roadway
improvements. This structure will not be allowed to expand its footprint in the future as a
condition of the rezoning approval.
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. 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. Additionally, this project proposes the
completion of Berkeley Street through the adjacent off-site property, allowing the
connectivity and alternative circulation for Sherando High School, the residential
neighborhood and the commercial properties fronting on Rt 277 Fairfax Pike.
David Frank
From: Johnson,Joseph (VDOT) <JosephW.Johnson@vdot.virginia.gov>
Sent: Wednesday, November 13, 2024 11:19 AM
To: Spielman,Joseph (VDOT); Douglas R. Kennedy; Wan Chong; David Frank;
Cc: Funkhouser, Rhonda (VDOT); Tyler Klein; (jbishop@co.frederick.va.us)
Subject: Re: Neff Property Commercial rezoning Frederick County TM 86-A-77
David/Tyler,
VDOT has reviewed the rezoning application for the Neff property(TM#86-A-77) located on Double
Church Road (Route 641) near the intersection with Fairfax Pike (Route 277) and we are in agreement
with the recommendations identified within the Traffic Impact Analysis dated 10/02/2024. The applicant
proposes to extend Berkeley Street through the site which provides a parallel roadway that sufficiently
mitigates any impacts of this development. Please let me know if you have any additional questions.
Joseph W. Johnson, PE
Area Land Use Engine 'Fdinburg Residency
Virginia Department of Transportation
14031 Old Valley Pike/ Edinburg, VA 22824
Phone#540.534.3223
0osephw.iohnsonCcDvdot.virainia.aov
From:Spielman,Joseph (VDOT) <Joseph.Spielman@vdot.virginia.gov>
Sent:Thursday, October 17, 2024 8:47 AM
To: Douglas R. Kennedy<dkennedy@Pennoni.com>;Johnson,Joseph (VDOT) <JosephW.Johnson@vdot.virginia.gov>;
Wan Chong<WChong@Pennoni.com>; David Frank<DFrank@Pennoni.com>; erneff@yahoo.com <erneff@yahoo.com>
Cc: Funkhouser, Rhonda (VDOT) <Rhonda.Funkhouser@VDOT.Virginia.gov>;Tyler Klein <tklein@fcva.us>;
(jbishop@co.frederick.va.us) <jbishop@co.frederick.va.us>
Subject: Re: Neff Property Commercial rezoning Frederick County TM 86-A-77
Doug,
VDOT has reviewed the Neff Rezoning-Traffic Impact Study, dated 10-2-2024 and agree with the findings
and have no additional comments.
We will provide any additional comments, if needed, once the complete rezoning package is submitted.
Ryan
NVDOT i
Joseph Ryan Spielman
Land Deveioptnent Engineer/Edinburg Residency
Virginia Department of Transportation
540-535-1829
ioseph.spielman(a)-vdot.virginia.gov
1
Rezoning Comments 1
Frederick County Department of Public Works
Mail to: Hand deli*er 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 passible in order to assist the Department of
Public Works with their review. Attach a copy of your application form, location map, proffer
statement, impact analysis, and any ether pertinent information.
Applicant's Name: PennoniAssociales,Inc, fcic�hcl�le: 60-771.2067
Mailing Address: 117 E.Piccadilly street,suite 200
Location of property: ease-A�of Doubts Church(load epproxmc"asp Fear sown,ar Routa 277 6ouhle Ch&cP aaau Udsaedlon
Current zoning: IIA.11t1 fi.-g age Zoning requested: 112-&usk .a C3wwvI Acreage: */-6.6 acrPs
Department of Public Works Comments:
WA o-V C r wi.
Public Works Signature&Date?A���. 4(' ?-1 • ZQ ZV
Notice to Dept. of Public Works - Please Return This Form to the Applicant
25
.f
Rezoning Comments
Frederick Water
Mail to: Band deliver to:
Frederick Water Frederick Water
Attn: Engineer Attn: Engineer
P.D. 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: Eas,5K.a'Oa��".�RmW ,25D fee0& 77'-�e Tc.g,*e Rawd i ce,
Current zoning: RA-Rural Areas Zoning requested: B2-goalless--1o�;a Acreage: +1-6.6aces
Frederick Water Comments:
Please see letter dated April 29, 2024.
Frederick Water Signature& Date: *0— 4/29/2024
Notice to Frederick Water- Please Return This Form to the Applicant
76
FREDERICK
WATER
315 Tasker Road PH(540)868-1061 Eric R.Lawrence
Stephens City,Virginia 22655 Fax(540)868-1429 Executive Director
www.FrederickWater.com
April 29, 2024
David Frank
Pennoni
117 East Piccadilly Street
Winchester, Virginia 22601
RE: Rezoning Application Comment
Neff Property—Stephens City Commercial Rezoning
Tax Map Numbers: 86-A-77
7.4-acres of a 9.83-acre parcel
Dear Mr. Frank:
Thank you for the opportunity to offer review comments on the Neff Property commercial
rezoning application package, dated April 2024, and received at Frederick Water on April 16,
2024. Frederick Water offers comments limited to the anticipated impact/effect upon
Frederick Water's public water and sanitary sewer system and the demands thereon.
The project parcel is located within the sewer and water service area (SWSA), and therefore by
county policy, Frederick Water's water and sewer services are available. An 8-inch water main
traverses the property frontage along Double Church Road. A gravity sanitary sewer manhole is
located on an adjacent property south of the site; this adjacent property is owned by the
applicant.
The application's Impact Statement projects water and sewer demands of +/- 15,500 gpd. The
applicant has not evaluated the existing water service flows and pressures in the adjacent fl-
inch water main. Nor has the applicant assessed the available capacities in the sanitary sewer
system to accommodate the projected sewer flows from the property. The manhole on the
adjacent property could initially receive sanitary sewer flows, but then the flows will traverse a
series of gravity sewers, pump stations, and force mains before ultimately being received by the
Parkins Mill wastewater treatment plant. Capacity in these downstream sanitary sewer facilities
will need to be analyzed to ensure adequate capacity exists prior to construction on the site.
Water At Your Service
Page 2
Neff Property commercial rezoning application
David Frank
April 29, 2024
Identified constriction in the sanitary sewer system may require the applicant to undertake
improvements to ensure conveyance capacity exists to accept projected demands.
Water and sanitary sewers are to be constructed in accordance with Frederick Water standards
and specifications. Easements will be required to accommodate infrastructure that is dedicated
to Frederick Water. Please be aware that Frederick Water is offering these review comments
without the benefit or knowledge of the actual use proposed and water and sewer demands for
the site.
Please keep in mind that water supplies and sanitary sewer conveyance capacities change daily;
with each new customer connection brings additional demands and generated flows. This letter
does not guarantee system capacities to accommodate your development proposal.
Thank you for the opportunity to offer review comments.
Sincerely,
0 M
Eric R. Lawrence
Executive Director
RECEIVED JAN 0 2 203
Rezoning Comments
Frederick County Fire Marshal
mail to: Hand deliver to:
Frederick County Fire Marshal Frederick County Fire& Rescue Dept.
1800 Coverstone Drive Attn: Fire Marshal
Winchester,Virginia 22602 Public Safety Building
(540) 665-6350 1800 Coverstone Drive
Winchester, Virginia
Applicant: 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.
Applicants Name: P-noniAssodaW,Inc Telephone. 540711 2087
Mailing Address: 117 E.Piccadilly street,Suite 200
Location of property: E""di 00MUs Church Pwd v�mawy zw+ooe south w Pb,n 277 DO,a.raRGAu Rua um- ti—
Current zoning: RA-Rural Areas Zoning requested: B2-ausir,am G'a^er&[Diwid Acreage: + 6-6 ar ea
Fire Marshal's Comm nts:
Fire Marshal's Signature & Date: 1
Notice to Fire Marshal-Please Return This Form to the Applicant
26
Frederick County Fire and Rescue Department
Office of the Fire Marshal
iCK 1080 Coverstone Drive
Winchester,VA 22602
Phone: 540-665-6350 Fax: 540-678-4739
fmo@fcva.us
Plan Review
Rezoning
Status: Approved with Conditions
Business Name
Neff Property
000 [Double Church Road
Stephens City,Virginia 22655
Engineering Firm : Printed Date: 01103/2025
Pennoni Associates, Inc.
General Information
Received Date: 01/02/2025 Occupancy Type:
Review Begin [Date: 01/03/2025 Property Use:
Review End Date: 01/0312025 Activity Number: 10110092
Hours: 0.5000 Review Cause: Application
Comments:
Any and all future development shall comply with applicable sections of the Frederick County Fire Prevention Code.
A
& 0 -
William Pifer
Lieutenant/Assistant Fire Marshal
Page 1 of 1
To be completed by Planning Staff. Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BDS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY,VA DEPARTMENT OF PLANNING & DEVELOPMENT
1. Property Owner(s) (please attach additional page(s)if more than two owners):
Name: E R Neff Inc
Specific Contact Person if Other than Above: Jeff Neff
Address: 561 Double Church Road Stephens City, Virginia 22655
Telephone: (54Q) Email: 1
Name: E R Neff Inc
Specific Contact Person if Other than Above: Todd Neff
Address: 561 Double Church Road Stephens City, Virginia 22655
Telephone: (540) 869`1010 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: Pennoni Associates Inc
Specific Contact Person at Firm: David Frank
Address: 117 East Piccadilly Street,suite 200 Winchester, Virginia 22655
Telephone: (540) 771-2087 Email: dlrank@pennoni.ram
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
To be completed by Planning Staff. Fee Amount Paid $
Zoning Amendment Number Anticipated PC Hearing Date
Date Received Anticipated BOS Hearing Date
REZONING APPLICATION
FREDERICK COUNTY, VA DEPARTMENT OF PLANNING& DEVELOPMENT
1. Property Owner(s)(please attach additional page(s)if more than two owners):
Name: E R Neff Inc
Specific Contact Person if Other than Above:
K" -49W--
Address: 561 Double Church Road Stephens City, Virgi is 22655
540 869-1010
Telephone: ) Email:
-sappoom
Name. E R Neff Inc
Specific Contact Person if Other than Above:
Address: 561 Double Church Road Stephens City, Virginia 22655
Telephone: (540)869-1010 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: Pennoni Associates Inc
Specific Contact Person at Firm: David Frank
Address: 117 East Piccadilly Street,suite 200 Winchester, Virginia 22655
Telephone: (540) 771-2087 Email: 'dtrank@pennoni.com
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 and): Neff Property - Commercial
S. Property Information:
a. Property Identification Number(s): TM 86-A-77
b. Total acreage of the parcel(s): 9.83
c. Total acreage of parcel(s) to be rezoned (if other than whole parcel(s) is being rezoned):
+l-6.6 ac.
d. Current zoning designation(s)and acreage(s) in each designation:
RA- Rural Area District
e. Proposed zoning designation(s)and acreage(s) in each designation:
B2 - Business General District
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):
East side of Double Church Road in Frederick County
h. Adjoining Properties: See Attached List
Parcel ID Number Use Zoning
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
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.
Jeff Neff
Todd Neff
Jay Neff
Joe Neff
Please attach additional page(s)if necessary.
7. Checklist. Please check that the following items have been included with this application:
21 Location Map - GDP
FK1 Plat Depicting Metes/Bounds of Proposed Zoning
[ Impact Analysis Statement
® Proffer Statement(if any)
® Agency Comments
Fee
® Copies of Deed(s) to Property(ies)
® Tax Payment Verification
DO Digital copies (pdf s)of all submitted items
17
8. 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: APW*MMDate I I - o S
If signing on behalf of an entity,please state name of entity and your title:
Owner: Date I- -1�1116
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.
18
8. 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 snap 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
If signing A/ehalf of an entity,please state name of entity and your title:
�kratl -b- , rye Pros is PM
Owner: #N*iM[— Date
If signing on behalf of an entity,please state name of entity and your title:
. Mt 6E Lum.- : . V i Ce ,ire s i ode
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.
18
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: wwwAva.us
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester,Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents That:
ER Neff Excavating Inc.
Name of Property Owner/Applicant
Please hole: If the property ownertapplicant is an entity,the name of the entity should appear whore.
If multiple persons own the property or arc applicants,an executed power of attorney from each owner will be needed.
Po Ber 1027 Stephens oily,VA 2M5 540-1169.1010
Mailing Address of Property Owner/Applicant Telephone Number
as owner of, or applicant with respect to,the tract(s) or parcels)of land in Frederick County,
Virginia,identified by following property identification numbers:
TM 96-A-77
do hereby make,constitute,and appoint:
PEN140NI Associatas Inc.
Name of Altorney-In-Fact
117 E.Piccadilly St.Ste.200 Winchester,VA 22604 54)7>1 2ne7
Mailing Address ofAtturn%e y-ln-Fact Telephone Number
to act as my true and lawful attorney-in-fact for and in my name, place, and stead,with the same
full power and authority I would have if acting personally,to file and act on my behalf with respect
to application with Frederick County, Virginia for the follow in ,for the above identified property:
0 Rezoning Subdivision
Conditional Use Permit Site Plan
d Master Development Plan (prelim. or final) Variance or Ltinirig Appeal
and, further, my attorney-in-fact shall have the authority to offer proffered conditions and to make
amendments to previously approved proffered conditions except as follows:
This appointment shall expire one year from the day that it is signed,or at such sooner time as I
otherwise rescind or modify it.
Signature
Title (if signing on Fa Foan
eti :c1
State of ( ,i tAi 0 ,Gaunt ity of_ f. To wit:
r
1, _ ,a Notary Public in and for the jurisdiction aforesaid,certify that
the person who signed the foregoing instrumcnt personally appeared before the and has acknowledged the
same before me in the jurisdiction aforesaid this l '1 day of 20 c4.0
My Commission Expires.-
Notary Public Registration Number: rl r r
CNlstlns Dawn Neff
Commonweath of Virginia
Notary Public
Commission No.797T793 21
'.9r:
Q Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.feva.us
Department of Planning& Development, County of Frederick, Virginia
107 North Kent Street, Winchester,Virginia 22601.
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents That:
ER Neff Excavating Inc.
Name of Property Owner/Applicant
Please note: If the properly owner/applicanr is an Ln►ity.the name ofthe entity should appear above.
If multiple persons own the property or are applicants,an executed power of attorney from each owner will be needed.
PO Sox 1027 Stephens 0ty.VA 22655 540-SWIO10
Mailing 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, identified by following property identification numbers:
TM 86-A-77
do hereby make,constitute,and appoint:
PENNONi Associates Ind
Name of Attorney-In-Fact
117 E.Piccadilly SL Ste.200 Winchester,VA 22601 540.77P 2007
Mailing Addre .of Attorney-In-Fact Telephone Number
to act as my true and lawful attorney-in-fact for and in my name, place,and stead,with the same
full power and authority 1 would have if acting personally,to file and act on my behalf with respect
to application with Frederick County,Virginia for the following,for the above identified property:
Q Rezoning Subdivision
Conditional Use Permit Site Plan
✓ Master Development Plan(prelim.or final) Variance or Zoning Appeal
and, further,my attorney-in-fact shall have the authority to offer proffered conditions and to snake
amendments to previously approved proffered conditions except as follows:
This appointment shall expire one year from the day that it is signed,or at such sooner time as I
otherwise rescind or modify it.
Signature
Title(if s'gning on behalf o an entity)- T12&CL 2► _
State of *rm nA CL ,Coun City of rU Lr- CV- ,To wit:
a Notary Public in and for the jurisdiction aforesaid,certify that
the person who signs t e"oregmIng instrument personally appeared before me and has acknowledged the
saaforesaid this day of ,20i95
My Commission Expires: a
N Registration Number: rt
Christina Derwn Neff
Commonwealth of Virginia
Notary Public
..4 i r; Carrrrnission No.7977793 21
-.,y Fjy cornmission
co Special Limited Power of Attorney
County of Frederick, Virginia
�• Frederick Planning Website: www.fcva.us
Department of Planning& Development, County of Frederick,Virginia
107 North Dent Street,Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540)665-6395
Know All Men By These Presents That:
ER Neff Excavating Inc.
?Name of Property Owncr/Applicant
Please note: If the property ownerlappli.ant is an untity,the name of the entity should appear above.
If multiple persons own the property or are applicants,an executed power of attorney froth each owner will be neoded.
PO Box 1027 5'e ns CHV,VA 22655 540.669-1010
Mailing Address of Property Owner/Applicant Tet ep h one Nu mber
as owner of, or applicant with respect to,the tract(s)or parcel(s)of land in Frederick County,
Virginia,identified by following property identification numbers:
TM d6-A•77
do hereby make,constitute,and appoint:
PEN140NI Associates Inc.
Name of A[to rn ey-In-Fact
117 E.Piccadilly St.Ste.200 Winchester,VA 22601 W 771 2087
Mailing Address of Attorney-In-FaLt Telephone Number
to act as my true and lawful attorney-in-fact for and in my name, place,and stead,with the same
full power and authority I would have if acting personally,to file and act on my behalf with respect
to application with Frederick County,Virginia for the folIowin ,for the above identified property:
0 Rezoning Subdivision
Conditional Use Permit Site Plan
Master Development Plan(prelim. or final) ❑ Variance or Zoning Appeal
and, further,my attorney-in-fact shall have the authority to offer proffered conditions and to make
amendments to previously approved proffered conditions except as follows:
This appointment shall expire one year from the day that it is signed,or at such sooner time as I
otherwise rescind or modify it.
Signature i
Title (if sAi °Ding ni behalf of an e -
State of (o:u:n;;b ity of C rldt;L ,To wit:
1, a Notary Public in and for the jurisdiction aforesaid,certify that
the instrument personally appeared before me and has acknowledged the
same before me in the jurisdictio a oresaid this�day of ,20S2
My Commission Expires: o� tJ
u Registration Number:
Christina Down Neff
Cornnxx Y eelth of Vtgirti8 21
Commission No,7977793
My Commission Expires 31/2026
a`c , C Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.fcva.us
„
Department of Planning & Development,County of Frederick, Virginia
107 North Kent Street, Winchester,Virginias 22601
Phone (540) 665-5651 Facsimile (540)665-6395
Know All Men By These Presents That:
ER Neff Excavating Inc.
Name of Property Owner/Applicant
Please note: If the property owner/applicant is an entity.the name of the entity should appear above.
If multiple persons own the property or are applicants,an executed power of attemey from each owner will be needed.
PO Box 1027 5!1'phens 04r,VA 22655 640•969-1010
Mailing Address of Property OwnerlApplicant Telephone Number
as owner of,or applicant with respect to,the tract(s)or parcel(s)of lend in Frederick County,
Virginia,identified by following property identification numbers:
TM 06-A-77
do hereby make,constitute,and appoint.
PENNONi Associates Inc.
Name of Attorney-In-Fact.
117 E.Piccadilly St.Ste,200 Winchester,VA 22601 Sop 777 2087
Mailing Address o(Atlamey-In-F'a,t Telephone Number
to act as my true and lawful attorney-in-fact for and in my name,place, and stead,with the same
full power and authority I would have if acting personally,to file and act on my behalf with respect
to application with Frederick County,Virginia for the follow in ,for the above identified property:
[] Rezoning Subdivision
Conditional Use Permit Site Plan
Master Development Plan(prelim. or final) Variance or Zoning Appeal
and, further,my attorney-in-fact shall have the authority to offer proffered conditions and to make
amendments to previously approved proffered conditions except as follows:
This appointment shall expire one year from the day that it is signed,or at such sooner time as I
otherwise rescind or modify it.
r
Signature
Title (if sig ing on behalf o an entity) V,'te, Prea.a -c-A l ,
State of t (� Count City of (:`r-f L d C_ ,To wit:
__CJJJJJJJJJ�(I, ,a Notary Public in and for the jurisdiction aforesaid,certify that
the person who signed the foregoing instrument personally appeared before me and has acknowledged the
sa id this day of]��.2005
My Commission Expires: Q 0Q{O
ICI Registration Number: t r
Christina Dawn Neff
1, Commonwealth of Virginia
1 Notary loubsic
Commission No.79T77$3 21
is f .
11/29/88
a1ti ' BK699-FGIS6
THIS CC7l rXRNA' XOM OF PLAT, wade and dated this
lot day of December, 1988, by Z. -it. N"F.Mq&V_&j1FQ,
INC., a Virginia Corporation,.
WHEREAS, by deed dated November 8, 1988, of record
in the office of the clerk of the Circuit court of Frederick
County, Virginia, in Deed Hook 699, at Page 135, Gayle
Painter, at al, conveyed eleven (111 Acres, more or less, to
said Corporation; and.
WHZPYns, said corporat on has cause4 said parcel
to be surveyed by H. Bruce Edens, C.L_S.
NOW, THEREFORE, said Corporation hereby causes and
places this confirmation of said plat and survey of said
eleven t11) Acre parcel which is attached hereto and by this
reference evade a part hereof as if meet out in full. Said
plat shows said parcel to contain 9.860 Acres and is dated
seeptember 12, 1988.
WITNESS the following signature and weals
i
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8. R. NPFF 8X AVATING, INC.
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`"MrepresentatiVe
STATE of V7RGI:NIA, AT-LARt38 r
41 CITY/ComxTY OF WINCHESTER , TO-WITz
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1, Patricia A. firesheets , i Notary Public is
and !for the State and Iaerisdiat OU afarssaid, do hereby
certify that JOHN M. H�
. who is
Vice President of R. R. VIWF RICAVATING, TUC., a
Vir91xaia Corporatiaa, Whose name is signed to the foregoing
Confirsiati.aa a! Plat, dated December ist ., 1908, has
perewmally appeared befare pee and acknowX*dged the same is
my State and 3urie4icti4u aforesaid.
WVM trader JW band this at day of December,
rs s 1988.
f In i lilt Caswtission empires c7ctober 1. 1989
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CAtE y ! OQ" DATE+ 3Eo7''-,-4f !� !5'88 �nt�ul t M&
bi-174 40M .
GREEIIWAY ENGIIIEERING AND 3 SURVEYING {spry IK �.
lAM9�
wnncr+earcw,v�}nrw ..�
slu
E. R. NEFF EXCAVATING. MtC_
P_0. Sox 1027
Sl'EPHENS CIrY. VMGINIA 226,55
cta?, ��Iaaa
ax699 PIG 1 9 R ►
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'i`he accompanying plat reprrscntrs •3 murvey of a portion of
i
r the lard conveyed to Louis Clark Coffelt by deed dated August -AA.
+ 1945 and recorded in the rroderick County Court C►ark's office in
i
Dowd Book 193 at page !U2.
The said farm liars along the east uidwe of virginzA Route 641 f
} w ,;hoot distance wouC?i at ita iIrtrrjvctigill vltlr iZcAutt :477 tin
Opequon District, Frederick County, Virginia and is !rounded as
tot lows:
Beginning at an iron pan get corner to Nef[ dnd J1f' from tno
center line of Virginia Ho►,ete• b41s thence with the east boundary
line of Viryihia Route b41 , M U1"1d'11"H - 04S.43' to an iron
yin sat in the east ooundary find of Virginia ruutc b41 and
corner to bowuran= thence wi t ri Bowm.ala for the 1 following courses
S GY'33'!W9 - 5a5.32' to a broXen post in concrete: thence
S 65015951"B - 306.70• to an iron pin Found corner to Bowman and
orodorffl thence with Oradurff 5 36"510S1"1"1 - 460-99' to an iron
pin found corner to orndorff and Connerj thence with Conner
8 3b•39'16"11 - 157.55' to a low .ioad Dine in Conner's line and
corner to Matto thence with Nwif far rhu 1 fallowing courses.
-� M 65s44123-W - 312.01 ' to an iron pin sett thence N 72015'tP5-W-
203.070i to the beginning.
�[ Containing. 'Y.1laU acrs•a
4 i ' . . . . . . . ,8b�r�yld. 3��t�eruateelt !t. 1`1tl11
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Fredcrick COLII'AVVirginia
Pay/Lookup Taxes
Payrri(2nt Acine Personal propc'l-ty Real Estate! Dog Tay s Pay Puc!<ing Viaiat-or Pay rolA Ctllfqr�.',
(Doter ?aynlents ShoppingCwt(0) Pin Options Chariqe Ernall
COUNTY OF FREDERICK Real Estate Payments Paid for Tax Year
2023
Map Number: 86 A 77 Account#. 8025568
I)Cl)t# TickeW Sc(0 Ovvner Nmnu hill Date DeSCOIJ04011 knwullt Paid ok
RE2022 29410 2 NEFF E R INC 4/25/2022 9.83 ACRES $578.58
RE2023 29442 1 NEFF E R INC 4/15/2023 9.83 ACRES $528.62
RE2023 29442, 2 NEFF E R INC 4/15/2023 9.83 ACRES $528.61
This amount represents payments applied during calendar year 2023 and does not
include Penalty, Interest, Credit Card Fees or Rebate Amounts.
Total Paid: $1.635.81
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