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64A82_CarpersValleyAMENDMENT Action: PLANNING COMMISSION: July 20, 2005 - Recommended Approval BOARD OF SUPERVISORS: October 12, 2005 J APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #11 -05 OF CARPERS VALLEY WHEREAS, Rezoning #11 -05 of Carpers Valley, was submitted to rezone 281.5 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E), across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, in the Shawnee Magisterial District, and are identified by Property Identification Numbers (PINS) 64- A- 82,633, 64- A -83 %, and 64- A- 87A(PINs changed due to REZ #08 -08 Governors Hill) WHEREAS, the Planning Commission held a public hearing on this rezoning on July 20, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on October 12, 2005; 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, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 281.5 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #36 -05 This ordinance shall be in effect on the date of adoption. Passed this 12th day of October, 2005 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Gina A. Forrester Nay Gary Dove Aye Lynda J. Tyler Nay Bill M. Ewing Aye Gene Fisher Nay A COPY ATTEST John R. jl'e , Jr. Frederial/County Administrator I'DRes 436 -05 PROFFER STATEMENT REZONING: RZ. # 11 -05 : RA to R4 PROPERTY: 281.5 Acres Tax Map & Parcels 64 -A -82, 83, 83A, 86, 87, and 87A (the "Property ") RECORD OWNER: JGR Three, LLC; Richard G. and Donna C. Dick; Constance L. Tjoumas; Gregory L. Coverstone; Cynthia Ann Pappas; Ellen, LLC; LCR, LLC; MDC Three, LLC; Susan Sanders, LLC; Liberty Hill, LLC; Thomas A. Dick; Timothy J. Dick; Michael E. Dick APPLICANT: Miller and Smith Land, Inc.; Miller and Smith at Coverstone, LLC PROJECT NAME: Carpers Valley ORIGINAL DATE OF PROFFERS: June 24, 2005 REVISION DATE: July 6, 2005 September 7, 2005 September 28, 2005 October 4, 2005 October 12, 2005 The undersigned owners hereby proffer that the use and development of the subject property ( "Property "), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ( "Applicant'), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board ") grants the rezoning. 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 "Applicant' as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley" prepared by Patton Harris Rust & Associates, (the "GDP ") dated October 11, 2005 , sheets 1 -4 of 4. 100014467.DOC / 4 Proffers As Revised 000145 0000201 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. 1.2 All development, including street landscaping, shall be accomplished in substantial conformance with the "Design and Development Standards for Carpers Valley," prepared by PHR &A attached hereto and incorporated herein by reference (the "Design and Development Standards "). 1.3 For reference purposes, the residential area identified as "Townhomes" on the GDP may contain any housing type identified as "Single Family Attached" in the "Design and Development Standards" excluding the "Stacked Flat Garage Units." The residential area identified as "Condominiums" on the GDP may contain the housing type identified in the "Design and Development Standards" as "Multi - Family." 1.4 Except as modified herein, and except to the extent any portion of the Property is owned or leased by the United States or any department or agency thereof, or by the Virginia National Guard, and is exempt by law from compliance with state and local land use ordinances and regulations, areas for commercial use on the Property shall be developed in conformance with the regulations of the Residential Planned Community ( "R4 ") zoning district, as set forth in the Frederick County Code Article VII, §165 -67 through §165 -72, as cross - referenced to Article X, §165 -82, Sections A through D inclusive, and §165 -83. All commercial development on the Property shall comply with the aforesaid regulations, as approved by Frederick County, and these Proffers. 1.5 Residential uses shall be prohibited in the area identified as Land Bay 2 on the GDP. Furthermore, with the exception of any uses related to any federal agency or department, Land Bay 2 shall be restricted to those uses permitted in the General Business (B -2) zoning district as specified in the Frederick County Code Article X, § 165- 82B(1). 1.6 Except as modified herein, areas of residential development on the Property shall be developed in conformance with the regulations of the Residential Planned Community ( "R4 ") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, §165 -67 through §165 -72, as cross - referenced to Article VI, §165- 58, through §165 -66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.6.1 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted {00014467.DOC / 4 Proffers As Revised 000145 000020} in the R4 district. Multi- family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the Airport runway. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the GDP as approved by the Board, and this Proffer Statement. 3. RESERVATION OF PROPERTY FOR PUBLIC USES AND DEDICATION OF PROPERTY FOR ARMORY USE 3.1 For a period of two years following Final Rezoning, the Applicant shall reserve Land Bay 2 for potential acquisition, lease, or use by the United States General Services Administration, for the location of any federal agency or department. 3.2 Unless an agreement is reached with the Winchester Regional Airport for an exchange of property mutually acceptable to the Airport and the Applicant, then for a period of eight years following Final Rezoning, the Applicant shall reserve for potential acquisition by the Airport that portion of any Land Bay designated as reserved for the Winchester Regional Airport. 3.3 In addition to the foregoing, upon written request therefor the Applicant shall dedicate approximately ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for use as a National Guard Armory, in the location generally depicted on the GDP. In addition, the applicant shall build or design and bond for completion of construction not later than the completion of an Armory structure, a minimum two lane section of Coverstone Drive from Millwood Pike (US Route 50) to the entrance to the Armory Site. In the event that the site is not used for the construction of an Armory structure, the aforesaid acreage shall remain the property of Frederick County to be used at the Board's discretion. 3.4 Upon written request therefor from the County, the Applicant shall dedicate approximately nine acres to the Frederick County Board of Supervisors in the location identified on the GDP as "Frederick County Reserve Area" for the location of a Public Safety Building. If the County elects at any time to locate such Building on other property, then the aforesaid nine acres shall remain the property of Frederick County to t000144671)0C / 4 Proffers As Revised 000145 0000201 I be used at the Board's discretion. Access to the site shall be constructed to required paving by the Applicant not later than twelve months following receipt of the aforesaid request. 4. PHASING OF THE DEVELOPMENT 4.1 The residential portions of the Property shall be developed as follows: 4.1.1. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the twenty - fourth month following Final Rezoning. 4.1.2. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the thirty -sixth month following Final Rezoning. 4.1.3. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the 'forty- eighth month following Final Rezoning. 4.1.4. The Applicant may obtain building permits for not more than 130 residential units in Land Bay 1 beginning in 'the sixtieth month following Final Rezoning. 4.2 In anticipation of acquisition or use of properties designated for commerciaUemployment use by the United States, commercial and employment uses may be constructed at any time. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements to the homeowners association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requitement of 1 recreation unit per 30 dwellings and shall be, at minimum, equivalent to $25,000 per recreation unit. These improvements shall be designed and bonded for completion as soon as practicable following approval of this rezoning, and shall be completed prior to the issuance of the 281st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Homeowner and Property Owner Associations to be created to enforce and administer a {00014467.DOC / 4 Proffers As Revised 000145 0000201 4 unified development plan in general conformity with the Design and Development Standards. 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian- bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the GDP. To the extent that such trails are not depicted on the GDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7. FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of the first residential building permit for each dwelling unit. 7.2 Following Final Rezoning, the master HOA to be created in accordance herewith shall contribute annually, on or before July l of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first due service to the Property. Commencing January 1, 2010, the contribution provided for herein shall increase at the rate of five dollars per residential unit or per 1,000 square feet of commercial development each calendar year. Such contribution shall be monitored and enforced by the master HOA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. 8. SCHOOLS: 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. 9. PARKS & OPEN SPACE: {00014467.DOC / 4 Proffers As Revised 000145 000020} 5 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit to be used for construction of a general governmental administration building upon issuance of a building permit for each dwelling unit. 12. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 12.1 The homeowners association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The residential portion of the development shall be made subject to one or more homeowners' association(s) (hereinafter "HOA ") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create a master HOA with respect to the residential development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. If only one such HOA is created, it shall be the master HOA for purposes of these proffers. 12.3 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents t00014467.DOC/ 4 Proffers As Revised 000145 000020} C who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick -up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument. 12.4 The HOA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, or thereafter between home purchasers, there shall be a fee paid to the HOA in an amount equal to two times the then - current monthly residential dues applicable to the unit so conveyed. 12.5 Any commercial elements of the development (with the exception of any property owned or leased by the United States, the Board of Supervisors, or the Winchester Regional Airport) shall be made subject to one or more property owners' association(s) (hereinafter "POA "). Such POA(s) shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 12.6 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 13. WATER & SEWER: 100014467.DOC/ 4 Proffers As Revised OD0145 0000201 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia ' Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2 -3 for the purpose of providing the highest order of stormwater control in existing Virginia law at the time of construction of any such facility. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of the adjacency of the Winchester Regional Airport. 14.3 The Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the GDP, with reasonable adjustments permitted for final engineering. 15.1.1. The Applicant shall design and construct Coverstone Drive as a full section with raised medians on an 80' right -of -way, consistently with the TIA provided for hereinbelow. The Applicant shall submit a street tree plan for approval by the Director of Planning as part of the design of Coverstone Drive in lieu of the road efficiency buffer otherwise required by ordinance. 15.1.1.1. Coverstone Drive shall be constructed by the Applicant in phases as set forth herein: 15.1.1.1.1. Phase 1 shall consist of a four -lane section including a ten -foot trail from Millwood Pike to the Phase 1 line in Land Bay 1 as depicted on the GDP. Such road shall be constructed in {00014467.DOC / 4 Proffers As Revised , 000145 000020) i sub - phases as delineated on the final master development plan and/or subdivision plan, to provide access to development within the Land Bay, and in any event shall be completed or bonded for completion prior to the issuance of the first building permit for each sub - phase. The Applicant shall not petition for inclusion of this Phase of Coverstone into the State System of Secondary Roads until it is completed to required asphalt and open to the public as a full four -lane section to the Phase 1 line. Notwithstanding the foregoing, building permits may be issued for model homes and the community center prior to base paving. 15.1.1.1.2. Phase 2 shall consist of construction of a two lane section of Coverstone Drive from the Phase 1 line to Prince Frederick Drive as depicted on the GDP. This two lane segment shall be completed or bonded for completion prior to the occupancy of the first commercial building in Land Bay 2. The Phase 2 segment shall be completed or bonded for completion to a full four lane section when construction of relocated Route 522 commences or when construction thereof is necessary to service commercial development in Land Bay 2. 15.1.1.1.3. Notwithstanding any other provision of these proffers, for Phase 3, the Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 when the alignment of Relocated 522 has been determined by VDOT. In the event that the Applicant obtains right - of -way therefor from the Winchester Regional Airport prior to the initiation of design of such extension, then it shall realign' Coverstone Drive Extended as may be approved by the County and VDOT. The Applicants shall further pay to the County $1,000 per dwelling unit for the permitted residential units for future construction of Coverstone Drive Extended, or other projects in the vicinity of the Property that are not included in this rezoning.. Such funds shall be paid at the time {00014467.DOC/ 4 Proffers As Revised 000145 000020} E of building permit issuance for each of the permitted residential units. 15.1.2. The Applicants shall provide a fifty -foot right -of -way for a future interparcel connection from Coverstone Drive to the easternmost property boundary line of the Property, as shown on the GDP. Said right -of -way shall be dedicated upon written request therefor. 15.2 Notwithstanding any other provision of these proffers, if the General Services Administration locates a federal facility on the Property, the Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to occupancy of that facility. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coversone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to June 1, 2012. 15.4 The Applicant shall provide for future interconnection with Inverlee Way when that road is extended south of Millwood Pike to Coverstone Drive, upon the development of adjoining property presently owned by others. The Applicant shall provide a stub -out for a connection to the internal street network, and will grant such right -of -way as may be necessary on the Property to permit such interconnection, subject to VDOT approval, at a point compatible with such extension of Inverlee Way. 15.5 The Applicants shall upgrade the existing signal at Sulphur Springs Road from a three- to a four -way signal. All improvements within.the existing southernmost right -of -way of US Route 50 at this intersection including the signal upgrade shall be completed prior to issuance of the first certificate of occupancy for the project pursuant to the approved traffic impact analysis and future construction drawings required for land use permit issuance by VDOT. 15.6 The Applicants shall pay to the County the amount of $75,000 for signalization of the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within six (6) months of the issuance of the first residential building permit in Land Bay 1. 15.7 The Applicants shall pay to the County the amount of $150,000 for signalization of the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within six (6) months of the issuance of the first commercial building permit in Land Bay 2. 15.8 The Applicants shall close the existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike, when the existing golf club use ceases operation, but shall retain that entrance as a gated right -in right out connection for emergency site access to be used only by the United States (00014467.DOC / 4 Proffers As Revised 000145 000020) 10 General Services Administration, for any federal agency or department. Notwithstanding the foregoing, in the event that the Applicant obtains or otherwise controls right -of -way across Millwood Pike from the current Inverlee intersection, the Applicant shall provide right -in right -out access to the Property to align with Inverlee at that location, and shall close the existing golf club entrance. 15.9 The Applicants shall use its best efforts to obtain any necessary off -site right -of -way required for the completion of any traffic improvements otherwise provided for herein at a commercially reasonable cost, but shall not be required to construct any improvements, including traffic signalization, if such right -of -way cannot be obtained by it. 15.10 All public right -of -ways shall be dedicated to Frederick County as part of the subdivision approval process, consistently with applicable Virginia law. 15.11 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT, and shall be constructed by the Applicant in accordance with the recommendations of the approved TIA for the Property. 15.12 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor and as may be modified by the County, and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 15.13 In the event that the General Services Administration does not locate a federal facility in Land Bay 2, and other commercial users are proposed for that Land Bay that would result in cumulative project - generated trips in excess of 13,000 vehicles per day, the Applicant shall submit a revised Traffic Impact Analysis in order to determine what improvements, if any, shall then be required to accommodate the additional traffic and shall construct those improvements. 15.14 If the Airport Reserve Parcel shown on the GDP is developed a revised Traffic Impact Analysis shall be prepared and improvements proposed, if necessary to accommodate the additional traffic. 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 16.1 The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. {0001446ZDOC / 4 Proffers As Revised 000145 000020} II 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ( "Board ") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ( "CPI -U ") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI -U from that date 30 months after the approval of this rezoning to the most recently available CPI -U to the date the contributions are paid, subject to a cap of 5% per year, non - compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES {00014467.DOC /4 Proffers As Revised 000145 0000201 12 JGR Three, LLC STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit The foregoing instrument was acknowledged before me this day of I : Vti" 2005, by _1 c lin,,, l 7, ; ` 4 I I L 1=— My commission expires �-)C), ' ' '� -- ; Nota Public f Ellen, LLC B it Its Wanaging Member STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing inshume�t F was acknowledged before me this l j' day Of t I ��P , 2005, by L Yl o �_ . Jlj f§A> I 1 ; My conmvssion expires Notary Public LCR, LLC Its Nlana ing Member STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was ac ed before me this2 " day of I (( J'O 2005, by My commission expires y � � `K ?W Notary Public c �-t ` )CAAa � T)C /Ma' ',a) MDC Three, LLC � of A ,` r i .rte.. - STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 1 li ° day of ,) v� 2005, by ;1 �'nG . I 1 u� i 1C My commission expires Notary Public Susan Sanders, LLC By ii Its anaging Member STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit. The foregoing instrument was acknowledged before me this �!Iday of yl , 2005, by 304)n l 1, . I L My commission expires 1 C 7 Notary Public STATE OF VIRGINIA AT LARGE FREDERICK COUNTY, To-wit: The foregoing instrument was acknowledged before me this day of �f i f'z1; 2005, by j%ziC' C, .'0 C, T) eC'-f - My commission expires NotaryPublic Liberty Hill, LLC STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this / ''day of .,Pf i�C 2005,by f lu("k IQ1 My commission expires I , �� Notary Public � l(h/i STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing insnnm_ ent was acknowledged before me this day of 11tL 2005, by Mycon=sion expires Notary Public � (� ,4A chael E. Dick "- STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To-wit: The foregoing instrument was acknowledged before me this��day of h( U P I 2005, by My commission expires Notary Public STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: o F3j The foregoing instrument was acknowledged before me this L / day 0 , 2005, by r 1; LoCL7P. My commission expires , ] Notary Public C � Mina Ixn, STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowled d before me thZZ o f -Inc 2005, by L 92 li^ Px , inn a My comunission expires Qf i l 3U . 7(1rYl Notary Public - nit��V �1yy� ichar , G. Dick 1 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledge before me this �day C, . o J" 2005, by �1 C ((J C,, L My commission expires C �\ '�)O cl Notary Public � C q I / (x'17 ,-i fn o- i 21 D onna C. Dick STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instmment was acknowledged before me this ,� Ll - day o f��Qr�O 2005, by On �� My commission expires \ 7 Notary Public ( —{ `- Yl — , 0A2,f qixn:� STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me thisZ7�da o l IkQ , 2005, by � ejgcc\ I �. Cie . 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