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HomeMy WebLinkAbout095-26 (RezSnowdenBridgeInterstateOverlay) ORDINANCE 40 Action: PLANNING COMMISSION: May 6,2026 Recommended.Approval 1BOARD OF SUPERVISORS: ,Tune 10,2026 Adopted AMENDING THE ZONING DISTRICT MAP REZONING #03-26 FOR SNOWDEN BRIDGE INTERSTATE OVERLAY (SNOWDEN BRIDGE STATION,LLC) WHEREAS,REZONING#03-26 of Snowden Bridge Station Interstate Overlay(Snowden Bridge Station,LLC} submitted to rezone 1.61+/- acres from B2 (General Business)Zoning District with proffers to the B2 (General Business) Zoning District with proffers and to the Interstate Area(IA)Overlay District to allow for an interstate sign. The property is located at 1818 Martinsburg Pike, Winchester and is identified by Property Identification Number 43-A-150 in the Stonewall Magisterial District; and WHEREAS,the Frederick County Planning Commission held a public hearing on this rezoning on May 6, 2026, and recommended approval; and WHEREAS,the Frederick County Board of Supervisors held a public hearing on June 10,2026; and WHEREAS,the Frederick County Board of Supervisors finds the approval of this rezoning to be in the hest interest of 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#03-26 of Snowden Bridge Station Interstate Overlay (Snowden Bridge Station, LLC) submitted to rezone 1�61+/- acres from B2 (General Business) Zoning District with proffers to the B2 (General Business) Zoning District with proffers and to the Interstate Area (IA) Overlay District with proffers dated April 8, 2026. 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 101 day of June 2026 by the following recorded vote: John F.Jewell,Chairman Aye Jason C.Aikens Aye Albert L.Omdorff Aye Robert W. Wells Aye Michael D. Guevremont Aye Robert T. Liero Aye Gary R.Oates Aye A COPY ATTEST Michacl 13ol lhoef Frederick County dministrator No.095-26 14-00-1611 REZONING#03-26 Snowden Bridge Station Interstate Overlay Staff Report for the Planning Commission Prepared: June 1,2026 Staff Contact: Eric Bittner, Planner 11 Executive Summary: Meeting Schedule Planning Commission: May 6, 2026 Action: Recommend Approval Board of Supervisors: June 10, 2026 Action: Pending Property Information Property Identification Number PIN 43-A-150 Address 1818 Martinsburg Pike, Winchester Magisterial District Stonewall Acreage +/- 1.61 acres Zoning & Present Land Use Zoning: B2 (General Business)with proffers Land Use: Commercial Proposed Zoning B2 (General Business)with proffers and with Interstate Area IA Overlay District Adjoining Property Zoning & Present Land Use North: B2 General District District Land Use: Commercial South: B2 General Business District Land Use: Commercial East: B2 General Business District Land Use: Vacant West: B2 General Business District Land Use: Commercial Proposed Use This is a request to rezone 1.61± acres from B2 (General Business)Zoning District with proffers to B2 Zoning District with proffers and to the Interstate Area(IA) Overlay District. The proposal is intended to allow for an interstate sign to display gasoline prices above the standard height limit of the district. Positives Concerns The proposed rezoning is in conformance While the property does not adjoin any with the Comprehensive Plan and advances properties that would trigger an increased the Northeast Frederick Area Plan for setback, it is near residential uses,which the interstate businesses. proposal could impact. While the applicant is proposing a sign approximately 46 feet in Page 2 of 7 height, if approved, a sign could be allowed approximately 110 feet in height. Review A2ency Comments: Review Agency Comment Comment Summary Status Date Virginia 4/l/2026 "VDOT has no comments." Department of Transportation (VDOT) Frederick County 3/2/2026 "No comment." Inspections Frederick County 3/17/2026 "No comments-no proposed changes Public Works to grading or stormwater infrastructure." Frederick County 3/16/2026 "All applicable sections of the Fire Marshal Frederick County Fire Prevention Code Shall apply to any and all future develo ment." Frederick County 4/2/2026 "The proffer statement meets the Legal form. Attorney requirements of the Frederick County Zoning Ordinance and the Code of Virginia and is legally sufficient as proposed for recordation. " Planning & Zoning Staff Analvsis: Site History: The property has an approved site plan (SP#02-23) approved for a 5,800 square foot convenience store with gasoline fueling stations. The property was rezoned in 2022 (REZ#01-22; approved 06/22/2022) and was changed from the M1(Light Industrial) Zoning District to the B2 (General Business)Zoning District with proffers. The property is currently permitted one monument sign which is capped at 25'.The Interstate Area (IA) Overlay District would permit an additional monument sign regulated by §165-704.05.L(2), this code section assigns sign heights by interchange area and is capped by height above of mean sea level. The site's location near Exit 317 allows a maximum business sign height of 815' above Page 3 of 7 mean sea level. At current grading based on the County's Geographic Informational Systems (GIS), if approved, the property could have a sign approximately ±105' in height. Comprehensive Plan Conformance: The Comprehensive Plan (adopted November 2021) and the Northeast Frederick Area Plan provide guidance on the future development of the subject property.The Plan identifies the subject properties with a "business" land use designation and as being within the limits of the Urban Development Area (UDA). The property is in the "Interstate and Martinsburg Pike Commercial and Industrial Areas" sub-area. The Northeast Frederick Area Plan provides guidance on the development patterns for this area as follows. "...Properties west of the rail corridor may be well suited to meet community needs for anchor retail, and further study of these properties may be appropriate to determine whether the inclusion of residential uses would be necessary to support such activity. Existing residential uses are located along Martinsburg Pike, in close proximity to transition in the future to higher intensity uses, development applications should seek to mitigate their impact on these residences near term. The site is also located in close proximity to Exit 317, and the plan offers the following guidance regarding development in this area. "Located at highly visible locations on interstate interchanges, these areas should be designed to accommodate and promote highway commercial land uses particular effort must be made to ensure that access management for the supporting transportation network is a key priority as the function of the Interstate and Primary road network is critical. As these areas are highly visible, building andsite design should be ofa high quality to ensure that these areas put forth an attractive view for both residents and visitors; enhanced buffers and screening are also important along Interstate 81 and adjoining roadways." The intent of the Interstate Area Overlay Zoning District is described in §165-604.01 as "... to provide commercial businesses within an identified area the ability to utilize business signs that are in excess of the limits specified in§165-201.06 of this chapter. This flexibility is provided to inform the traveling public of business service opportunities at specific interstate interchange areas. The standards within this Part 704 are designed to allow for additional visibility for commercial businesses while minimizing negative impacts to view sheds, the traveling public and residential properties that are adjacent to or within the proximity of the overlay district. Established boundaries are based on reasonable sight distances and policies set forth in the Comprehensive Plan and are intended to designate each interstate interchange area and provide guidance for considering the addition of subsequent properties." Given the property's current zoning of B2 (General Business), the future land use designation ("business"), and proximity to Exit 317/I-81, the Interstate Area (IA) Overlay District may align with the policies contained in the Comprehensive Plan. Consideration should be given to the residential uses close to the property and the impact on those residences should be adequately Page 4 of 7 mitigated. The proposed sign currently conforms to minimum zoning requirements for a minimum setback of 10 feet,being sited at 11 feet from Martinsburg Pike(Route 11)but is disproportionately close to the adjoining roadway in comparison to other IA Overlay District Signs along the same corridor, the closest neighboring sign at 1544 Martinsburg Pike, the Wawa gas station and convenience store,is located±196'from Martinsburg Pike. Transportation & Site Access: The request does not propose any alterations to the current approved entrances. Proffer Statement, Generalized Development Plan (GDP), & Impact Anal All proffers from the previously approved rezoning (REZ#01-22) are proposed to remain unaltered, with the exception of Proffer 2.C. Proffers Staff Comment (June 2,2022) 2. C. Land Use Restrictions The proffer prevents no more than two signs being erected on the property, with only one sign to be subject to the Interstate Area Overlay Design Requirements. Below are the sketch plan of the location and the proposed sign. Staff note that there is no condition requiring the sign to match the proposal. While the proposed plan is a 46' 3" sign, a ±l 10' high sign would be permitted on the property. Page 5 of 7 co- _ sD.oa' AFy�5TANDING MONUMENT-S VD07 TAPER TENANT 3194q. PER ORDINANCE. E ,CG-1,K CONCEPT 7KwH ON 4HEET 12 •�` / ADJUST LED AND ,� VALVE COVER TO FINISHED GRADE - ... .,... _ Zk _morlm= 3S FR R'FR D ONT I ` �a PROPOSE`D�SPTE€ICiJTir1�1 ]]]]] 13RL f I r SEE LIGHTING PLA IntCr . dPR UNIE - _ 0. 13 dERC>lOVN� / FUEL TANKS, r (TYPICAL 4� PROPOSEI] �� �},/ e�T •- � -'" ® L !a uNAERGRWND DE p�`� // m! 1 •• - x :-.: .. (SEE BETA 6 SEWER Cl EANQUT HEAVY--DUTY FRAME AND ! r LAVER(TYPICAL SEE�N sEC:hOiaJ �PAV!<xaENT: S A w Sir f�lt 'o , a N 508 79'W ,to, 5Ezl'-la _ T--u`—.�t'_� 380.93u '�—u--w �--- �• / 4-INV.CUT PIPE) �ryIGN `N TI NI9+T 4'INV.OUT 697..16 VDGT LIZ M WRONG WAY/ SEE PRIVATE DO NOT ENTER -0•CRAB DRIVE SECTFON SIGNAGE BOV6 EGIN TRANSTION TO CG-7 F[L �-� �mr RCNLY-IN BEYOND CG-12 RAMPS / / r / ~` HOUSE AT�18DO MARTINSBURG PIKE, OWNED E1'KEGl I INVESTMENFS, LC, MUST DISCONNECT fROM THE WEIJL AND PAY THE CONNECTION FEE FOR WATER AND SEWER AT FREDERICK WA?ER. UM EN IS RESPONSIELE FOR 1NSFALLING A WATER METER FOR THE HOUSE AND r•y� NECESSARY PLUMBING CONNECTIONS. (SEE CAPON VALLEY RANK SITE PLAN BY GREY Y WOLFE, INO. FOR �� WATER METER DESIGN DETAILS AND PROPOSED Page 6 of 7 POM I Sox*Page OPSn^ �r55vn ediile edr�erdir 14' f10= 14' T MR�wun nv n b HOC rev Snowden rw _ Bridge Blvdm .�, Monuent Wetmft- Rretzn_Ls ��'• PITZ R�g� .eruan� 2r1E6'A— pyetmu N 1Y Tof"25 rpr�rfla t5 VZM20 o w ,r Pde ,r6 1f1$r2D28 r Et Fci a' 2rtimcno. m raYmweWa - - — — w KH uxx�ax3 Faiialy OMPx (meel�®FY II�MIIIWAYi%A�Yn1lO�unAC00lBlY11WIaY1l YR R116AfIR�11EiW90aFiRR iesl,IF.Y�[11�4�1a�'S'lo+WrTMS01rAtt. �y� b®arw�4'�Ye ■EIIlRIIO[YGiln!Qam6I WIIW CIE�J'ka�111BISLW9ifa650E�piOiE Mi�ta�®W�eY�cWl'II�iJC�■RJI 1il IBG�'1060E dlf+�lNt.G' Planning Commission Summary and Action From 5/6/2026 Public Hearing: The Planning Commission held a public hearing during their regular meeting on May 6, 2026. The Planning Commission suggested the applicant provide a statement from the Battlefield Association that they have no concern with the proposed sign height. The Planning Commission recommended approval of the proposed rezoning application (12-0). This is a rezonin,-requirin,-a public hearin,-. Following a public hearing, staff is seeking a decision from the Board of Supervisors on this rezoning application. REZ # 03 - 26: Snowden Bridge Station Interstate Area overlay PIN: 43 - A - 150 Rezoning from B2 to B2 with Proffers and Interstate Area overlay Zoning District Location Map r ti GO S o* 0 • V.i I� r' T � � v Application N Sewer and Water Sernce Area � � � F Parcels � s Frederick County Planning&Development 107 N Kent Si Winchester.WA 22601 540-665-5651 0 50 1 DO 200 Few Map Created:April 16,2026 REZ # 03 - 26: Snowden Bridge Station Interstate Area overlay PIN: 43 - A - 150 Rezoning from B2 to B2 with Proffers and Interstate Area overlay Zoning District Zoning Map GO 11 a r r, r Application Sewer and water Seance Area x Parcels F 62(General Business District) �r S Frederick County Planning&Development 107 N Kent St Winchester.WA 22601 540-665-5651 0 s0 1 DO 200 Feet Map Created:April 16.2026 REZ # 03 - 26: Snowden Bridge Station Interstate Area overlay PIN: 43 - A - 150 Rezoning from B2 to B2 with Proffers and Interstate Area overlay Zoning District Long Range Land Use Map ao �11 d� - N 0 REZ#03-26 Gm f3D Go fra:wLlYlA.C1LAaf•J � h~ f-.. ' � v Q Application Sewer and Water Service Area �. Parcels Long Range Land Use s '� WF Business � � s Frederick County Planning&Development 107 N Kent Si Winchester.WA 22601 540-665-5651 0 s0 1 DO 200 Few Map Created:April 16,2026 cillSubmittal Deadline REZONING APPLICATION P/C Meeting B®S Meeting 91 NJISW EREDERICK COUNTY, VIRGINIA 1. Property Owner(s) (please attach additional page(s) if more than two owners): Name: Snowden Bridge Station, LLC Specific Contact Person if Other than Above: H. Dexter Mumaw Address: 5534 Main Street, Mount Jackson, VA 22842 Telephone: (540)4 Email: Name: Specific Contact Person if Other than Above.- Address: Telephone: Email; 2. Other Interested Parties (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, ser\ing as the primary contact person for this application: Firm Name: Thomas Moore Lawson, P.G. Specific Contact Person at Firm: Thomas Moore Lawson, Esquire Address: P-0. Box 2740, Winchester, VA 22604 12 Telephone: (544) 665`0050 Email: tlawson@lsplc.com 'Please note that, if Jaw firm, engineering firm, or other person, other than the owner of the property, will be acting on behalf of the owner andlor 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. 4. Project Name: Snowden Bridge Station, LLC 5. Property Information: Property Identification Number(s): 43-A-150 Total acreage of the parcel(s): 1 .61 acre_ s Total acreage of the parcel(s) to- 51 acres be-rezoned: Current zoning designation(s) and B2 acreage(s) in each designation: Proposed zoning designation(s) B2 with Interstate Area Overlay and acreage(s) in each designation: Magisterial District(s): Stonewall 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): 1818 Martinsburg Pike Is this property within '/z miles of the Town of Stephens City, the Town of Middletown, the City of Winchester, Clarke County, or Shenandoah County (specify which): No 13 Adjoining Properties: Zoning: Use: North: B2 Commercial South: 132 Commercial East: 62 Vacant West: 82 Commercial 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 § 165-1 t11.09, 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. William B. Holtzman, P.O. Box 8, Mt. Jackson, VA 22842 Please attach additional page(s) if necessary. 7. Signature(s): (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. 14 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 on behalf of an entity, please state name of entity and your title: H. Dexter Mumaw, Operating Agent 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 an behalf of an entity, please state name of entity and your title: If additional signature lines are necessary, such as if more than two people are owners, please use additional copies of this page. *A signed Power of Attorney form is required if someone is signing on the owner(s) behalf. 15 Adjoining Property Owners Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For this appiication, adioining propertyis any propeLty 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. These can be obtained from Frederick County's GIS Interactive Maps. *The Town of Stephens City, Middletown, the City of Winchester, Clarke County, or Shenandoah County shall be notified if the proposal is within %mile of their boundary. [Name and Property Identification Number Address Name Levine Investments Limited Partnership 2801 E. Camelback Road, Suite 450 Property#43-A-1 QDL Phoenix, AZ 85016 NameTP`thirteen LLC c/o 888 Realty Investors LLC 888 17th Street NW, Suite 210 Property #43-A-1000 Washington, DC 20006-3313 Name K & J Investments LC 234 Ezra Lane Property#43-A-149 Winchester, VA 22603 Name Capon Malley Bank 2 West Main Street Property #43-A-151 E Wardensville, WV 26851 Name & J Investments LC 1800 Martinsburg Pike Property#43-A-151 B Winchester, VA 22603 Name Property# Name Property# Name Property# Name 16 Property# Name Property# Name Property# Name Property # Name Property# Name Property # 17 Amended Proffer Statement for Snowden Bridge Station Rezoning: RZ # Property: Area: 1.61 acres Tax Parcel 43-(A)-150 Record Owner: Snowden Bridge Station, LLC Project Name: Snowden Bridge Station Original Date of Proffers:. March 22,2016 Revisions: May 17,2016, April 28,2022,May 11,2022, June 2,2022, ,2026 Magisterial District: Stonewall Pursuant to section 15.2-2296 Et. Seq. of the Code of Virginia. 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned owner hereby offers the following amended proffers that in the event the Board of Supervisors of Frederick County, Virginia. shall approve these amended proffers for Rezoning Application # for rezoning of 1.61-acres from Business (B-2) to Business (B-2) with Interstate Arca Overlay District,development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the owners and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these amended proffers shall he deemed withdrawn and have no effect whatsoever. These amended proffers shall be binding upon the owners and their legal successors, heirs, or assigns. These amended proffers amend only Proffer 2.c of the Amended Proffer Statement approved with Rezoning Application#01-22 as it relates to the Property. All other proffers of the Amended Proffer Statement approved with Rezoning Application 401-22 remain in full force and affect. The "Property" is more particularly described as the land conveyed to Snowden Bridge Station,LLC from K&J Investments, L.C. by Deed per instrument 220009189,as recorded in the Frederick County Circuit Court Clerk's Office. The Generalized Development Plan approved with Rezoning Application #01-22 remains in full force and effect. Proffers: 2. Corridor Enhancement along Route l 1 -Martinsburg Pike c. The owner hereby proffers that in addition to one freestanding monument style tenant sign along the frontage of Martinsburg Pike, the owners of Tax Map No. 43-(A)-150 shall be allowed to have a sttofi d one interstate oxerkn maiitimelii sign along the frontage of Martinsburg Pike v44e4 w ►rr+e+l twit++ +++�# }+a2+tr+ie+lw �+rr��+ r►i- ��iti } +�+erd as allowed under existing Ordinances for on- site signage for a convenience store with fuel pricing. No additional free standing signage will be allowed ql lic Fro gt along Martinsburg Pike o fli ,.. ihit. Hie (signatures on the following pages] 2 Respectfully submitted, SNOWDEN BRIDGE STATION, LLC By: H, Dexter Mumaw Its:. Operating Agent COMMONWEALTH!STATE OF ,AT LARGE: CITY'COLTNTY OF , To-wit: The foregoing instrument was acknowledged before me this day of 2026 by H. Dexter Mumaw, Operating Agent of SNOWDEN BRIDGE STATION, LLC. NOTARY PUBLIC My commission expires: Registration Number: 3 SNOWDEN BRIDGE STATION, LLC IMPACT ANALYSIS STATEMENT February 20, 2026 GENERAL SITE INFORMATION Location: 1818 Martinsburg Pike Magisterial District: Stonewall District Tax Map Number: 43-A-150 Current Zoning: B2 Current Use: Convenience market with gasoline fueling stations Proposed Zoning: B2 with Interstate Area Overlay Proposed Use: Convenience market with gasoline fueling stations Total Rezoning Area: 1.61 acres INTRODUCTION This statement has been prepared for the purpose of assessing the impact on Frederick County by the rezoning of property identified as Tax Map Number 43-A-150 (the"Property")to B2 (General Business District)with Interstate Area Overlay. The subject parcel is located at 1818 Martinsburg Pike across from the Rutherford Crossing Shopping Center. The property is currently zoned B2 (General Business District). This application proposes to rezone the Property from B2 (General Business District) to B2 (General Business District) with Interstate Area Overlay. The Property is already subject to proffers as part of Rezoning#01-22 which was approved by the Board of Supervisors on June 8, 2022. The Property also has site plan approval for a 5,800 square foot convenience market with gasoline fueling stations (Site Plan #02-23). The purpose of this rezoning application is to add the Property to the Exit 317 Interstate Area Overlay District so that Snowden Bridge Station, LLC(the"Owner")may install an interstate overlay sign on the Property in the location generally shown on "Exhibit A." The IA Interstate Area Overlay District (the "IA District") is intended to provide commercial businesses within an identified area the ability to utilize business signs that are in excess of the limits specified in [the Zoning Ordinance]. This flexibility is provided to inform the traveling public of business service opportunities at specific interstate interchange areas. Impact Analysis Statement Snowden Bridge Station, LLC Frederick County Zoning Ordinance § 165-704.01. The Exit 317 IA District already includes numerous properties located to the west of I-81 but only one property (Target in Rutherford Crossing) on the east side of I-81. The property on the west side of I-81 furthest from Exit 317 is located approximately 1,400 feet from the southbound exit ramp and 1,800 feet from the northbound exit ramp. The Property is well within that distance from the Exit 317 exit ramps being located approximately 1,300 feet from the northbound exit ramp and 1,700 feet from the southbound exit ramp. Further, Exit 317 has already been approved for a significant redesign, realignment, and reconfiguration which when completed will shorten these distances dramatically. Owner submits that rezoning the Property to B2 with Interstate Area Overlay is a compatible use with the business character of this section of Martinsburg Pike. The Comprehensive Plan states that business development land uses in the area of Exit 317 of I-81 should be "designed to accommodate and promote highway commercial land uses." See Northeast Land Use Plan, p. 2. Adding the Property to the IA District will permit Owner to install an interstate overlay sign similar to the interstate overlay signs already located on the west side of I-81. This will have the benefit of informing the traveling public of the additional business service opportunities located on the east side of Exit 317 in conformance with the intent of the IA District and the Comprehensive Plan. The interstate overlay sign will make the Property more visible to those traveling northbound on I-81 who can easily exit and re-enter I-81 while remaining on the east side of the interchange. Pursuant to Frederick County Zoning Ordinance § 165-704.03(A), the Property is in conformance with the idealized interchange development pattern recommendation of the Comprehensive Plan which currently proposes the re-alignment of Red Bud Road and the existing northbound exit ramp. Adding the Property to the IA District will not interfere with the County's re-alignment plans. Further and as discussed below, the placement of an interstate overlay sign on the Property will not have an adverse impact on any adjoining properties whose primary use is residential because this area of Martinsburg Pike is primarily commercial. Lastly, the Property has met the requirements of Article I of the Frederick County Zoning Ordinance as well as the requirements of§ 15.2-2286 of the Code of Virginia 1950, as amended. USE OF SURROUNDING LAND The properties surrounding the Property are zoned B2. This area of Martinsburg Pike is primarily commercial in nature. There will be no economic, physical, visual, or nuisance impacts to surrounding properties. In fact, other businesses located in the vicinity of the Property may benefit from the Property's inclusion in the Interstate Overlay District as an interstate overlay sign will draw customers to the east side of Exit 317. TRAFFIC Owner has already addressed any traffic impacts which may arise as a result of this rezoning as part of the prior rezoning approval and site plan approval. 2 Impact Analysis Statement Snowden Bridge Station, LLC SEWER AND WATER FACILITIES The Sewer and Water Service Area(SWSA)defines the areas of the County to which public water and sewer services may be extended. The Property is located inside of the SWSA. POPULATION There will not be an increase in the Frederick County population as a result of this rezoning. ADDITIONAL DEMANDS There will be no demand on school facilities, public parks or recreational facilities, solid waste facilities, or other public facilities as a result of this rezoning. The Property is subject to proffers approved with the prior rezoning which provides for a monetary contribution for fire and rescue services. STORMWATER IMPACTS There are no stormwater impacts as a result of this rezoning. ENVIRONMENTAL FEATURES AND IMPACTS There are no impacts to the Property's environmental features as a result of this rezoning. HISTORIC STRUCTURES There are no historic structures located on the Property. OTHER IMPACTS Owner does not anticipate any other impacts resulting from this rezoning. 3 rl v 50.00' N h1P TANDING MONUMENT—S 6� o TAPER o TENANT�IQW� PER ORDfNANCE,j VDCTCONCEPT CH ON SHEE y OC-12C ADJUST LJD AND VALVE 004ER TO FINISHED GRADE S 77455 EX SRP2A71f' bt2h /LIMLU7 34fFA4� ' - EP,' PR flfL'TiBG' _ 10 SON paf57& PROPOSED PICA-�2 35 FRONT PROPOSED §PTE-LI14 B >(71GHi. p. .Y. \ _e o UNDERMOUN�' SK GALLON 13 ^� -FUEL TANK$ - (TYFPICAL 4A �1 6K GALLON PROPOSED o AREA= 6K Im m UNDERGROUND DE (24"d PIPI (SEEDETA 6".. WE SER CLEANOUT WITH > . .'P .. , HEAVY-DUTY FRAME AND COVER (TYPICAL 8) N> - I SEE gONCRE>TE > a .PAVEMEFFT:Sl±C1lON ° .>,g: a .. �. 450.00, N s 50W'19" W k INO 360.93' 4 "� VDOT EW-12 u _ �� u_u I �J UNDERDRAIN PIPE) 4"INV. OUT- 697.1 ry N RIGHT RN SIGN VL10TDmw — rl "�C WRONG WAY/ SEE PRIVATE DO NOT ENTER bV-MGd•(,OO DRIVE SECTION d oa BEGIN TRANSITION TO CG 7 SIGNAGE 7fLy-o � ONLY LY-IN BEYOND CG-12 RAMPS x� /to � I /f/ � If II If ®� a / 1 ` USE AT 41500 MARTINSBURG PIKE, OWNED BY K&J P w` INVESTMENTS, LC, MUST DISCONNECT FROM THE WELL AND PAY THE CONNECTION FEE FOR WATER AND SEWER � AT FREDERICK WATER. OWNER IS RESPONSIBLE FOR �y ®off INSTALLING A WATER METER FOR THE HOUSE AND �. NECESSARY PLUMBING CONNECTIONS. (SEE CAPON VALLEY 13ANK SITE PLAN BY GREY WOIFE, INC. FOR a WATER METER DESIGN DETAILS AND PROPOSED EXHIBIT A Pylon 1 Slnple PDle QpOm 2978ag11 eddle edwardsm 14' PR \MALi ■nLE ;_Mldo NliGRhHuerikRREtVA2■Pai rnwH:rHM Snowden 27.e LH I- " -ridge Blvd N wui Mnnumeni l ■W,■ceaitral OW CII3TOMfR APPRDYAL I I r W - C i , .�nroRven yo..iWo L17 sLO - -_ 2i`iED Pppu _ _ I ZP v,,s PiZZ r Merk.w. PretzeLs 1, ,,Fz 10 2e-LED k�u � �v3 10f13�[726 r4 111J1412OZ5 - +a S"owri■,®■r■ w8 1fd7*Dle LH I 'JP DhWW It Pd! 'We 7J23.l2028 T LN�� `F r • I i ej t! LN 2i-LM Pr>cAr r D DgPr _ _ ruiMil rkr3AF'I N■Pf•NMN1ki 111 OMIAr1i Pv - - _ - — - KB uauE 7127J2o¢3 me ww■ rrac•crc.a.n�t■or...w Farmerry OMPS r�Y►+y07 in K,%Ie -no PPOCMENT 99UWW PeY,AND 7HE H"FtMATk*DftWWi61M n m MWIM-Off-0.me FPMMR"Mma m-my M=V.O 40T■UNUMA WTTP km THE WOPJIWNK Yf ToAW TMD PAR". NOR�RD�VCt.TN4 POE11i�Ni YffrNAV■TT■[rWPR Vril■k'kFll OPII■Bii Oi®0e HNiWW PIPMP.NG MOLMALWALTO MNRDL �T=tKXVJMMu R[OPsr10Y MAIL"B ,M` snug tmerri THOMAS MOORE LAWSUIT, P.C. *OF COUNSEL-WILLIAMS MULLEN 120 EJXETER pNIvE,SUITE 200 Pos'r OFFICE BOX 2740 WINCHESTER,VA 22604 "TRomAS MOORS LAWSON•TLAwSnNi'�'1g LSPLC.COIS TELEPHONE:(540)6654050 FACSIMILE:(540)722-40SI April 8, 2426 Eric Bittner, Planner II Frederick County Department of Planning&Development 107 N. Kent Street Winchester, VA 22601 Re: Rezoning Application— Tax Map No, 43-A-150 Our File No. 1466.001 VIA E-MAIL AND HAND-DELIVERY Dear Eric; This is a response to your letter dated March 25, 2026 regarding the rezoning application filed by Snowden Bridge Station, LLC ("Snowden Bridge Station") for the property known as Frederick County Tax Map Number 43-A-150(the"Property"). Below is a summary of the agency comments received to the application and Snowden Bridge Station's responses to the same. Frederick County Fire Marshal: All applicable sections of the Frederick County Fire Prevention Code shall apply to any and all future development. • This is to confirm that all applicable sections of the Frederick County Fire Prevention Code shall apply to any and all future development on the Property. Frederick County Inspections: No comment. Frederick County Public Works: No comment as there are no changes proposed to the Property's site grading or stormwater management. Virginia Department of Transportation; No comment. Eric Bittner,Planner II April S, 2026 Page 2 Frederick oun Attorney: The proffer statement meets the requirements of the Frederick County Zoning Ordinance and the Code of Virginia and is legally sufficient as proposed for recordation. The County Attorney has not reviewed the substance of the proffers as to whether they are suitable and appropriate for this specific development, as my that review is undertaken by staff and the Planning Commission. Frederick County Plannin : • Consideration should be given to the residential uses close to the Property and the impact on those residences should be adequately mitigated. a Snowden Bridge Station does not foresee any impacts to the residences located close to the Property that are not already being mitigated by the requirements of the prior rezoning of this Property. • The proposed sign should be setback 196' from Martinsburg Pike. o It is not only impractical to setback the high-rise sign 196' from Martinsburg Pike but it is also not required by the Frederick County Zoning Ordinance. Locating the sign 196' back from Martinsburg Pike would place the high-rise sign within the interior travelways of the Property or designated parking spaces for the convenience store. Section 165-704.05(D)(1) requires only a setback of 10 feet from any property line. Further, the Property does not adjoin any properties that are zoned Residential Performance,Higher Education,or which has a residence as its primary use which would trigger the increased setbacks required by Section 165- 704.05(D)(2). Snowden Bridge Station proposes to set the high-rise sign back I P from Martinsburg Pike and 15" from the southern side property line in conformance with the Zoning Ordinance. • Only one electronic sign is permitted on the Property. o if Snowden Bridge Station desires to install an electronic sign on the Property, it will only install one. • As written,the Proffer would allow for up to three signs,two monument and one high- rise. The monument sign for fuel pricing should be removed to prevent sign congestion. o Snowden Bridge Station is only proposing to install two signs on the Property,one monument and one high-rise_ The high-rise sign will replace the southern-most monument sign shown on the site plan for the Property. Enclosed please find a revised Proffer Statement clarifying the same. • The application fee is enclosed with this correspondence. Eric Bittner, Planner 1I April 8,2026 Page 3 Thank you for your assistance and cooperation. Should you have any questions, please do not hesitate to contact me. zt ly yours, xa�� T n ao TML:ln Enclosures cc: Snowden Bridge Station, LLC COUNTY of FREDERICK. Department of Planning and Development 540/665-5651 Fax: 540/665-6395 March 25,2026 Thomas Lawson„Esquire Thomas Moore Lawson,P.C. P.O.Box 2740,Winchester, Va,22604 RE: Proposed Rezoning for Snowden Bridge Station IA rezoning Property Identification Numbers(PIN):43-A-150 Dear Mr.Lawson: Planning and Development staff had the opportunity to review the draft rezoning application (REZ).This application seeks to rezone approximately t/1.61 acres zoned as B2(General Business) Zoning District with proffers to be included in the Interstate Area(IA)Overlay district. The subject property is located at 1818 Martinsburg Pike in the Stonewall Magisterial District. Prior to formal submission to the County,please ensure that these comments and all 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. Comprehensive Plan Conformance.The Comprehensive Plan(adopted November 2021) and the Northeast Frederick Area Plan provides guidance on the future development of the subject property. The Plan identifies the subject properties with a"business"land use designation and as being within the limits of the Urban Development Area(UDA). The property is in the area of the"Interstate and Martinsburg Pike Commercial and Industrial Areas" sub-area. The Northeast Frederick Area Plan provides guidance on the development patterns for this area as follows. "...Properties west of the rail corridor may be well suited to meet community needs for anchor retail, and further study of these ,properties may be appropriate to determine whether the inclusion of residential uses would be necessary to support such activity. Existing residential uses are located along Martinsburg Pike, in close proximity to transition in the future to higher intensity uses, development applications should seek to mitigate their impact on these residences near term. The site is also located in close proximity to Exit 317, and the plan offers the following guidance regarding development in this area. "Located at highly visible locations on interstate interchanges, these areas should be designed to accommodate and promote highway commercial land uses Particular effort must be tirade to ensure that access management for the supporting transportation network is a key priority as the function of the interstate and primary road network is critical.As these areas are highly visible, building and site design should be of a high quality to ensure that these areas put forth an attractive view for both residents and visitors;enhanced buffers and screening are also important along Interstate 81 and adjoining roadways." The intent of the Interstate Overlay zoning district is described in §165-604.01 as.".._ to provide commercial businesses within an identifiedarea the ability to utilize business signs that are in excess of the limits specified in§1 b5-201.06 of this chapter. This flexibility is provided to inform the traveling public of business service opportunities at specific interstate interchange areas. The standards within this Part 704 are designed to allow for additional visibility for commercial businesses while minimizing negative impacts to view sheds, the traveling public and residential properties that are adjacent to or within the proximity of the overlay district. Established boundaries are based on reasonable sight distances and policies set forth in the Comprehensive Plan and are intended to designate each interstate interchange area and provide guidance for considering the addition of subsequent properties." Given the property's current zoning of B2 (General Business), the future land use designation,and proximity to Exit 317 on 1-81,the Interstate Area Overlay district could align with the policies contained in the Comprehensive Plan.Consideration should be given to the residential uses close to the property and the impact on those residences should be adequately mitigated. • Setbacks. The proposed sign has a proposed setback of I V from the front property line along Martinsburg Pike. A recent high-rise sign at 1544 Martinsburg Pike (Parcel ID: 43- A-46) was setback 196' from Martinsburg Pike. The proposed sight should be moved to have a similar distance. • Disital si ns: As an advisory note, only one electronic sign is permitted, the proposed monument side on the other side of the property may not be digital if the proposed sign is digital. • Proffer Statement. The following revisions are offered for consideration as they relate to the proffer statement dated November 26,2025: • Proffer C.2: As written, the proffer would allow for up to three signs, two monument and 1 high-rise, on the property. The monument sign for fuel pricing should be removed to prevent sign congestion. • Other Application Materials& Fee. • Based on the fees adopted by the Board of Supervisors, the rezoning fee for this rezoning application would be$5,161. All the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application for a 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, Eric Bittner, Planner 11 Cc: H. Dexter Murnaw, Snowden Bridge Station LLC, 5534 Main Stret, Mount Jackson, VA, 22842 William B Holtzman,P.A.Box 8,Mt.Jackson,VA,22842 REQUEST FOR REZONING COMMENTS Project Name; Snowden Bridge Station,LLC Acreage: 1.61 PIN(s): 43-A-150 Address (or general location): 1818 Martinsburg Pike Existing Zoning District: 52 Proposed Zoning Dlstnct: S2 with Interstate Area Qveriay Staff Name(Email Address): Agency Name Completing Comments (select one): Frederick Water Virginia Department of Transportation Winchester Regional Airport Virginia Department of Health ] Historic Resources Advisory Board Frederick County(FC)Public Schools FC Public Works FC Inspections FC Fire Marshal FC Parks& Recreation FC County Attorney Other(Specify): Reviewer Name(Email Address): Review Agency Comments: 'Cu►rtnW&fhafmaynotfitin ft box should bae alfwWd to fhe wwsheatan a genWordepaarb7wf letterhead. The proffer statement meets the requirements of the Frederick County Zoning Ordinance and the Code of Virginia and is legally sufficient as proposed for recordation.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 is being undertaken by staff and the Planning Commission. Resubmission to address comments requested?Y 7 or N 18 REQUEST FOR REZONING COMMENTS Project Name. Snowden Bridge Interstate Overfay Acreage: 161 RIN(s): 43-A-150 Address (or general location): 1818 Martinsburg Pike Existing Zonlrg District: 132(with proffers) Proposed Zoning district: B2(with proffers)with Interstate dvertay Staff Name (Email Address): eric.bittner@fcva.us Agency Name Completing Comments(select one): Frederick Water n Virginia Department of Transportation Q Winchester Regional Airport n Virginia Department of Health n Historic Resources Advisory Board Frederick County(FC) Public Schools FC Public Works FC Inspections FC Fire Marshal n FC Parks & Recreation n FC County Attorney .Q 0-her(Specify): Reviewer Name(Email Address): Ryan Spielman Review Agency Comments: 'Comments that may not fit in the box should be attached to the coversheet on agency or department letterhead. VDOT has no comments. Resubmission to address comments requested?Y or N_�L REQUEST FOR REZONING COMMENTS FEB 27 ?026 Nect Name: Snowden Bridge Intarstele overlay Acreage; .1.61 PIN(s): 43-A-150 Address(or general location): 18'8 Martinsburg Pike Existing Zoning District; ez(withProaers) Proposed Zoning District: 132(with proffers)with Interstate Qveriny Staff Name ;Email Address): erire.bKtnar@fcva-us - Agency Name Cornp.eting Comments(select one): Frederick Water Virginia Department of Transportation Winchester Regional Airport Virginia Department of Health Historic Resources Advisory Board Frederick County(FC) Public Schools FC Public Works FC inspections FC Fire Marshal FC Parks& Recreation FC County Attorney Other(Specify): Reviewer Name(Email Address): Ll' 1'71 � "L�`. 'f'-V •u. Review Agency Comments: Comments that may not fit in de box should be Aached to the t on agency or department letterhead. resubmission to address comments requested?Y or N Frederick County Fire and Rescue Department Office of the Fire Marshal eti 1080 Goverstone Drive Winchester, VA M02 Phone: 540-665-6350 Pax:540--67BA730 fmo@fcva.us Plan Review Rezoning Status: Approved with Conditions Business Nam Snowden Bridge Interstate Overlay 1818 Martinsburg Pike Winchester, Virginia 22603 Other: Printed Date:03/16/2026 Thomas Moore Lawson. P.C. Gen Received Date; 02/27/2026 Occupancy Type: Review Begin Date. 03/16/2026 Property Use: Review End Date: 03/16/2026 Activity Number: 10210162 Flours: 0.5000 Review Cause: Application Comments: ALL applicable sectlons of the Frederick County Fire Preventior Code Shall apply to any rand all future development. r 0 William Pifer LieutenantlAssistant Tire Marshal Page 1 of 1 REQUEST FOR REZONING COMMENTS Project Name: Snowden Bridge Interstate Oveday Acreage; 1.61 PININ: 43-A-150 Address(or general location): IS1S Martinsburg Pike Existing Zoning [District: B2[with proffers] Proposed Zoning District: 132(with proffers)with Interstate OveYday Staff Name(Email Address): eric:bittner@`a.a us Agency Name Completing Comments (select one): Frederick Water Virginia Department of Transportation n Winchester Regional Airport Virginia Department of Health n Historic Resources Advisory Board Frederick County(FC) Public Schools FC Public Works J FC Inspections FC Fire Marshal [ FC Parks& Recreation FC County Attorney n Other(Specify): Reviewer Dame(Email Address): 312126•John Lee,Johnathanlee@fcva.us Review Agency Comments: *Comments that may not fit in the bay should be attached to the cover sheet on agency or department letterhead. No Comment. Resubmission to address comments requested?Y F� or N M REQUEST FOR REZONING COMMENTS Project Name: snowwden Bridge Interstate Overlay Acreage: 1.61 PIN(s): 43-A-150 Address(or general location); 1818 Martinsburg Pike Existing Zoning District: s2(with proffers) Proposed Zoning district' 82(with proffers)with Interstate Overlay Staff Name(Email Address): erlc.bittneraQfcva.vs Agency Name Completing Comments (select one): =Frederick Water n Virginia department of Transportation n Winchester Regional Airport a Virginia Department of Health n Historic Resources Advisory Board Frederick County(FC) Public Schools FC Public Works n FC Inspections n FC Fire Marshal n FC Parks& Recreation n FC County Attorney n Other(Specify): Reviewer Name(Email Address): trwh1dockc@xfcva.us Review Agency Comments: "Comments that may not fit in the box should be attached to the cc ver sheet on agency or department letterhead. No comments from Public Works.No changes proposed to site gradinglstormwater. Resubmission to address comments requested? Y F-1 or N CO Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: ww"Jcva.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: Snowden Bridge Station,LLC 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 owa the property or arc applicants,Sn executcd power of attorney from each owner will be needed. 5534 Main Street,Mount Jackson,VA 22842 (540)477-2686 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: 43-A•150 do hereby make,constitute, and appoint: Thomas Moore Lawson,Esquire Name of Attorney-In-Fact P.0.Box 2740,Winchester,VA 22604 (540)665_0050 Mailing Address of Attorney-In-Pact 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 following, for the above identified property: ✓ Rezoning Subdivision Conditional Use Permit Site Plan Master Development Plan (prelim,or final) Variance or Zoning Appeal Subdivision Appeal or Waiver/Exception 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 la Title(if sign Mmaw Operatjrig Agent of Snowden Bridge Station. Li ' State of , County/City of-S�Ch _, To wit: (S)h1 VP r , a Notary Public in and for the jurisdiction aforesaid,certify that the person who sighed the foregoing instrument perso ally appeared before me and has acknowledged the same b fore me in the jurisdiction aforesaid this day of , 2014 Commission Expires: Notary u lc NOTARY PUBLIC fistration Number: COMMonweaith of Virginia Reg, 117182687 MY Commission Expires 413alawa 220009189 THIS DEED,made and dated this&day of ,2022,by and 7-7 o between K&J INVESTMENTS.L.C., a Virginia limited liability company,hereinafter called 0 o the Grantor; and SNOWDEN BRIDGE STATION,LLC,a Virginia limited liability 0 0 company,hereinafter called the Grantee. WITNESSETH, that for good and valuable consideration, the receipt and y sufficiency of which is hereby acknowledged, Grantor does hereby grant and convey with general warranty and English covenants of title, unto Snowden Bridge Station, LLC, a a� Virginia limited liability company,the Grantee, in fee simple, all of the following property: U All that certain tract or parcel of land,containing 1.610 acres,more or less, o together with any improvements thereon, and all rights,privileges,easements, •� appurtenances and rights-of-way thereunto belongingor in anywise appertaining, o T) lying and being situate on the east side of Martinsburg Pike(U.S.Route 11)in Stonewall Magisterial District,Frederick County,Virginia, as shown in the Deed of o Dedication and Deed of Boundary Line Adjustment,dated June 27,2022, with plat Z attached thereto entitled"Final Boundary Line Adjustment Plat of Snowden Bridge to Station Tax Parcels 43-(A)-150 & 151 B, Stonewall Magisterial District,Frederick lf� County, Virginia",prepared by Gary R. Oates,L.S., and dated January 31,2022, m recorded as Instrument No. 220008121, in the Clerk's Office of the Circuit Court of Frederick County,Virginia. A title survey made by Randall K.Newman,L.S., dated H .° „ June 29,2022,and more particularly described by a metes and bounds description are P z attached hereto and included as a part hereof, a) � TOGETHER WITH a nonexclusive 30' access and utility easement from U Martinsburg Pike(US Route 11)as being shown on the aforesaid Newman title s-4 o ro survey. U U E-+ FURTHER,TOGETHER WITH an additional nonexclusive access and utility easement across and along the 50' Access Easement known as"Ezra Lane Private" from the aforesaid 30' access and utility easement to Snowden Bridge Boulevard (Route 883)across the Grantor's TMP 43-A-151A. AND BEING part of that property acquired from North Stephenson, Inc.,by deeds dated October 29, 1993, and recorded in the said Clerk's Office in Deed Book 807, at Page 1551 and dated March 29,2006, and recorded in the said Clerk's Office as Instrument No. 060005964. GREGORYF. 1 HUTCHINSON ATTORNEY AT LAW 924 B.BRA.000CK BT. ' WINCHEBTER,VA22B01 r Y Reference is hereby made to the aforesaid instruments and the attachments thereto and the references therein contained,for a more particular description of the property hereby conveyed. This conveyance is made subject to all easements,rights of way and restrictions of record, if any,affecting the subject property. Witness the following signatures and seats: K&J INVESTMENIS, L.C., a Virginia limited liability company BY: (SEAL) IE O.G ICK,Managing Member BY: (SEAL) MICHAEL V.OMPS,Managing Member STATE OF VIRGINIA, CITY/COUNTY OF TO-WIT: 1, ];i 4-o. Cr: Fet UJ I N , a notary public in and for the State and County aforesaid, do certify that JESSIE O.GULICK and MICHAEL V. ©MPS,Managing Members of K& J INVESTMENTS,L.C.,a Virginia liability compatiy,whose names are signed to the foregoing instrument dated od Q 2022, has acknowledged the same before me. GIVEN under my hand this R!2�hday of ,2022. 4 o u 1 My Commission Expires, ' csoar�vF 2 cu pTAy' . r HUTCHINSON ATTCWI YATLAW - • h tG �L 7B4 M0FL4DDEP0K MT. i Q U�� *o�• � WRV CFE©TER KA 22801 '++9lr99lLt' Deed prepared by Gregory F. Hutchinson VSB#15489 124 South Braddock Street Winchester,VA 22601 Insured by Fidelity National Title Insurance Company 3 OREGORY F. HUTOHIMBOT1 ATTORNEY AT LAW 124 B.BRADDOCK ST. WINCHEBTER.VA 229C1 N THIS PROPERTY IS SHOWN IN FLOOD ZONE X. / 1 = BEARINGS ARE VIRGINIA STATE PLANE COORD. PROPERTY ADDRESS J/o 2 = SCALE 1" = 60' 1818 MARTINSBURG PIKE STOP LIGHT BASE VDOT TRAFFIC 3 = TAX MAP = 43—A-150 WINCHESTER, VA. : `' ' 4 = DATUM AS SHOWN HEREON IS ACCORDING G Q�� i 9,•....�/° - _-_ TO RECORDED INFORMATION AND IS A w E SZ' R1� ���`9��i o0 0 =-_-..ss::..,. CURRENT FIELD SURVEY. o°o , ft �AS�2 5 = NO TITLE REPORT FURNISHED o o \ 9...:.. S ooa° 6 = OTHER RIGHTS OF WAY AND EASEMENTS 000 ° .\` -_ Roo�.:::.:.. GTF��N IF ANY, ARE NOT SHOWN LEGEND oo° O��G�� `9SF ° __ :.. �F A = PK NAIL e�Ir • = IRON PIN FOUND BLD 0 = IRON PIN SET ����� Sppp o �A. 0 _ POINT F \ \ BASEMENT p � �_- . F UTILITY POLE ENTRANCE/ 0 E -6 = GUY WIRE 0011 `�S01 `-=_- = STORM MANHOLE = WATER VALVE �\ �-- � �( = HYDRANT LINE BEARING DISTANCE \ o Ilk �E ��� --- LIGHT POLE M L1 S 77'45'59" E 31.42' s \BLDG 1.610E ACRES `' �� --' r L2 S 51'31'28" E 13.96' 9c pSB�\ —LrGu— = UNDERGROUND L3 S 06'31'30" E 30.83' \ C� 79 /`�/ \ �� UTILITY LINE L4 S 83'28'30" W 41.48' SS / UNABLE TO DETERMINE THE EXACT �HOF�j� LOCATION OF EASEMENTS IN p N� \ o �� DEED BOOK 515, PAGE 727 AND DEED BOOK 569, PAGE 126. F2i� ��� 5p �-,RANk K. NEWMAN 9 bG. No. 1627 TITLE SURVEY OF 1.610 ACRE TRACT OF LAND 3AJ151B o LOCATED IN THE STONEWALL MAGISTERIAL DISTRICT INVESTMENTS, LC FREDERICK COUNTY, VIRGINIA. INST. 2016-3049 r'� L4 OWNER: K & J INVESTMENTS, LC ��� \ NEWMAN SURVEYING REFERENCE: DEED BOOK 807 PAGE 1551 Licensed Land Surveyor REFERENCE: INSTRUMENT NO. 220008121 (BOUNDARY LINE ADJUSTMENT) GROTTOES, VIRGINIA 24441 JOB NO. F43—A-150 JULY 13, 2022 (540) 421-6232 N NEWMAN SURVEYING S P.O.Boa 13 Randall Newman Office:(540)477-3730 Grottoes,VA 24441 Licensed Laud Surveyor The following is a metes and bounds description of a 1.610 acre tract of land, located in the Stonewall District, Frederick County,Virginia. Beginning at an iron pin set on a corner of Route 883,- Thence S 06'31'30" E a distance of 30.83'to an iron pin set on a corner of Route 883 and K&J Investments,LC ; Thence S 38'28'30"W a distance of 148.45'to an iron pin set on a corner of K&J Investments, LC; Thence S 83'28'30"W a distance of 41.48'to an iron pin found on a corner of K&J Investments, LC; Thence N 50'58'19"W a distance of 371.70'to a PK nail on a corner of K&J Investments, LC and US Route 11; Thence N 60'48'35" E a distance of 190.39'to an iron pin set on a corner of US Route 11; Thence S 77'45'59" E a distance of 31.42'to an iron pin found on a corner of Route 883; Thence S 51'31'28" E a distance of 13.96'to an iron pin found on a corner of Route 883; Thence S 54'57'29"-E a distance of 100.18'to an iron pin found on a corner of Route 883; Thence S 51'31'24"E a distance of 164.72'to an iron pin set; Which is the point of beginning, having an area of 1.610 acres INSTRUMENT 220009189 RECORDED IN THE CLERK'S OFFICE OF FREDERICY CIRCUIT COURT ON JULY 22, 2022 AT 10:45 AM $1600.00 GRANTOR TAX WAS PAID AS REQUIRED 8Y SEC 58.1-802 OF THE VA. CODE STATE: $800.00 LOCAL: $900.00 REBECCA P. HOGAN� CLERK RECORDED BY: MLS W 2116126,1.53 PM Untitled Page Fredenck Hone: Frederick County Virginia UF.AT TWE TOP Pay/Lookup Taxes Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Pay FOIA Charges Other Payments 5hoppingCart(0) Pin Options Inquiry of Real' 'Estate Map Number: 43 A 150 View Mau Name: SNOWDEN BRIDGE STATION. LLC T: ..f Seg# a Date Detailed hdormation(Glick Below) Amount Due AL ViewBill Vicw Back of Bill 8008672 RE2022 20620 1 6/6/2022 2022 REAL ESTATE $0.00 ViewBill View Back of Bill 8008672 RE2022 20620 2 1/18/2023 2022 REAL ESTATE $0.00 ViewBill View Back of Bill 8008672 RE2023 39111 1 6/5/2023 2023 REAL ESTATE $0.00 ViewBill View Back of Bill 8008672 RE2023 39111 2 1215/2023 2023 REAL ESTATE $0.00 ViewBill View Back of Bill 8008672 RE2024 40023 1 6/5/2024 2024 REAL ESTATE $0.00 ViewBill View Back of Bill 8008672 RE2024 40023 2 1215/2024 2024 REAL ESTATE $0.00 ViewBill View Back of Bill 8008672 M025 40703 1 6/5/2025 2025 REAL ESTATE $0.00 ViewBill View Back of Bill I 8008672 I RE20251 40703 2 12/5/2025 12025 REAL ESTATE $0.00 Total Due: $0.00 Return to Search https llrctaxes.m iredenck va_uslAppricationslTR_PayTaxes/TtcketsRyMap aspx 111