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Home My WebLink About07-07 Proffer StatementAMENDMENT Action: PLANNING COMMISSION: August 15, 2007 - Recommended Denial BOARD OF SUPERVISORS: September 112007 ❑ APPROVED %) DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 407 -07 OF I -81 DISTRIBUTION CENTER WHEREAS, Rezoning #07 -07 of I -81 Distribution Center, submitted by BPG Properties, Ltd. to rezone 59 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for office and warehouse uses. was considered. The properties are located approximately 0.61 miles north of the Route 1 1 intersection with Cedar Hill (Route 671), bounded on the west by Interstate Route 81 and on the east by Martinsburg Pike (Route 1 1) in the Stonewall Magisterial District and are identified by Property Identification Numbers 33 -A -109 and 33 -A -110. WHEREAS, the Planning Commission held a public hearing on this rezoning on August 15, 2007, . and recommended denial; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on September 12,2007; 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 59 acres from RA (Rural Areas) District to MI (Light Industrial) District, for office and warehouse uses, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRcs 941-07 This ordinance shall be in effect on the date of adoption. DENIED this 12" day of September, 2007 by the following recorded vote: Richard C. Shickle Aye Barbara E. Van Osten Aye Gary W. Dove Absent Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Philip A. Lemieux Aye A COPY ATTEST Jov. Riley, Jr. Comity Administrator County of Frederick, Virginia PDRes N41 -07 a PROPOSED PROFFER STATEMENT REZONING: RZ# RA to M -I PROPERTY: ±59 Acres Tax Map Parcel No.'s 33 -A -110; 33 -A -109 RECORD OWNER: Estate of Roy Riley Boyce, Jr. and Kay Marie Boyce APPLICANT: BPG Properties, Ltd. and /or its assigns PROJECT NAME: I -81 Distribution Center PROFFER DATE: December 12, 2006 REVISION DATE: June 18, 2007, July, 11, 2006, September 5, 2007 The undersigned hereby proffers that the use and development of the subject property ( "Property "), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced 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 which is in effect on the day following the last day upon which the Frederick County Board of Supervisors' (the "Board ") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term "final rezoning" shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience of reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The tern "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. A conceptual development plan entitled "BPG- WAREHOUSE, Frederick County, Virginia, SITE DEVELOPMENT" dated October 24, 2006, "Plate Number: A" is included for reference and orientation purposes only. SEP 6 2007 J w_, 0 0 The Applicant hereby proffers the following: Fire and Rescue The Applicant shall contribute the sum of Ten Thousand Dollars ($10,000.00) to Frederick County at the time of issuance of a building permit for the Property, for use by the Clearbrook Volunteer Fire & Rescue and Frederick County. 2. Traffic 2.1 The Applicant shall install a right -turn deceleration lane at the northernmost access road to the Property. At the southernmost access road to the Property, the Applicant will provide a right -turn deceleration lane into the Property. In addition, the Applicant shall dedicate a sufficient right -of -way across the frontage of the Property to allow for the installation of the bike path improvement and for the widening of Route 11, which are proposed projects for the Route 11 corridor. The total right -of -way required will be defined and mutually agreed upon by the Applicant, Frederick County and VDOT during the site planning process. The Applicant estimates that 20' of right -of -way will be dedicated to VDOT and /or Frederick County. 2.2 The Applicant will contribute to Frederick County the sum of One Hundred Fifty Thousand and 00 /100 Dollars ($150,000.00) to be utilized for improvements in the Route ii corridor in relative proximity to the Property. It is the intention of the Applicant that said funds shall be used to the best advantage by Frederick County to improve road conditions in the Route 11 corridor. This contribution will be made at the time of issuance of the Certificate of Occupancy. 2.3 It is the intent of the Applicant that the vehicle trips generated by the Property shall not exceed a total of one hundred twenty -four (124) weekday PM peak hour vehicle trips per day. To ensure the same, the Applicant has agreed to install trip counters at the entrances to the Property and will record the actual number of vehicle trips per day in and out of the Property. A device shall be installed at each entrance to the Property to count the actual number of trips in and out of the Property. The weekday PM peak hour trips per day shall then be tallied at the beginning of each month for the trips for the previous month, and those tallies shall be sent to the Frederick County Department of Planning no later than the tenth (10th) day of each month. 2.4 In the event that the Property generates more than one hundred twenty -four (124) weekday PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to make an additional contribution to Frederick County in the amount of $50,000.00, to be utilized for improvements in the Route 1 1 corridor in relative proximity to the Property. 2.5 In the event that the Property generates in excess of three hundred twenty -five (325) weekday PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to either install signalization at the site's southernmost entrance, as per the recommendation of the Traffic Impact Analysis, performed by PHR +A, and dated May 31, 2007, or the Applicant will contribute at the direction of Frederick County the then cash value equivalent of one (1) traffic signal to Frederick County (currently One Hundred Fifty Thousand and 00 /100 Dollars ($150,000.00). 2.6 In the event the Property generates more than five hundred ten (5 10) weekday PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to make an additional contribution to Frederick County in the amount of $250,000.00, to be utilized for improvements in the Route 11 corridor in relative proximity to the Property. 2.7 The development of the Property will not contain more than one hundred fifty thousand (150,000) square feet of office space on the Property, and not more than seven hundred fifty thousand (750,000) square feet of warehouse /distribution space on the property. 2.8 There shall be no more than two (2) vehicular entrances to the Property constructed along Route 11, unless otherwise approved by Frederick County. 3. Landscape 3.1 The Applicant shall provide a ten foot (10') wide landscape strip adjacent to Route 11, comprised of three (3) street trees (per Zoning Ordinance §165- 36.B.1, or equivalent) per one hundred (100) linear feet, and twenty -five (25) shrubs per one hundred (100) linear feet. 3 0 These plantings shall be in addition to those required by the County's buffering and screening requirements. In the case that the Site Plan, by Ordinance, does not require a three foot (3') berm or hedgerow along the Route 11 frontage, the Applicant agrees to install a three foot (3') berm or hedgerow along the Route 11 frontage. The Applicant also agrees to place along the Route 11 frontage no less than two hundred thirty trees. The Applicant shall provide a ten foot (10') wide asphalt pedestrian trail, which parallels Route 1 I and which shall be designated for bicycle and pedestrian traffic and which is consistent with the Route 11 corridor enhancement. 4. Architectural 4.1 Facade materials of buildings facing Route 1 I and Interstate 81 shall be primarily of either concrete masonry unit, brick, architectural block, Dryvit or other simulated stucco, or real or simulated wood or glass. 5. Site 5.1 All utilities will be underground. 5.2 Stormwater management facilities will be maintained by the Applicant. 6. Deed The Applicant proffers and agrees that any deed conveying the Property shall affix as an attachment and incorporation into said deed, a full copy of these proffers in order to fully advise any subsequent purchaser of these proffered terms and conditions. 4 BPG PROPERTIES, LTD. B BPG- P, LLC, its General Partner By: Daniel M. DiLella, Jr. Its: Vice President COMMONWEALTH OF VIRGINIA, AT LARGE COUNTY OF FREDERICK, To -wit: 0 The foregoing instrument was acknowledged before me this Sh day of September, 2007, by Daniel M. DiLella, Jr., Vice President. a� cff NOTARY PUBLIC C \ ENE My commission expires: N NOTARY'' . PU PU L — ti IL; = V : REG 4 7093888 .? C) : MY COMMISSION a Q EXPIRES 3 4130120.4 C� ''., I FALT14 O ` 9 0 ESTATE OF ROY RILEY BOYCE, JR. By: Name: Kay M. l Title: Executor — 4 /n / &' 'p– Kay Marie B yce T COMMONWEALTH OF VIRGINIA, AT LARGE �Tfa'_nciL_ COUNTY /E•+T-Y, To -wit: The foregoing instrument was acknowledged before me this 4 �An day of 2007, by Kay Marie Boyce. OTARY PUBLIC Q� '' NOTARI q�fi My commission expires: %J: Pda61r REG # 7093888 - MY COMMISSION O ••. EXPIRES ' �y .• 4130120/ C9� ` 41? �''�., "`"FAITH OF`�.�`• • • Ah n b J* d m b d a * � 9 a� - P ' 8 jdr I t I' >♦ G 1Q a y5 M ri` 9 Rl O+ I e' �. p Y r � b D n � 1 {F DISTRIBUTION CENTER FREDERICK COUNTY, VIRGINIA IED TAS y Drown b e� Dnt10 /24/06 Job N07 -06 -0072 o. mat r Pl.t TRIAD ENGINEERING, INC. LOCATION MAP DON Cndd file no.. FIGURE 3 WINCHESTER, VIRGINIA CheCketl by LOCATIDNMAP.DWG Scale- N/A • • • F1 I I V r a esb ra 23 30 _ 1 — - 32 522 m.: cet Hayfield * +.-tiO.ID .. ep. Son IN i 45 – f 1 r - Leetown do'09p s !/n t P 7 66 S07 � I -Bl DISTRIBUTION CENTER RE FREDERICK COUNTY, VIRGINIA rDra �y Dnte�10 /24/06 Job Nod 07 -06 -0072 Nas. ri.b.n tRiAD OrGaEFhMi, arc. Cadd file nod Figure vaaxsrER, va�aan URBAN DEVELOPMENT AREA C uesnN�v�re Scale, N/A 0 0 J n: �- SITE FLNDS TO DE_ - -r+�'' ., tl RECONFIGURE PROVIDED EY _ CONNECTION l C WINDRESTER — =I ! 1 MEDICAL CENTER TB YTI1�. m v CLC iI of •� Wlnchesler .�� -' ! r REMOVE ROAD ) ) C � eL yry JoEE ' 5 Ev^2 I e? ). ti�) ✓ ENS 12B ]] � I�`A" L sea Frederick REMOVE INTERCHANGE County ..J 0 rrv,r6.y -A lit e ^ f' 'v �p E9B ) )4% — s 1 \�9 .-A� I - DISTRIBUTION CENTER FREDERICK COUNTY, VIRGINIA 1"t -#L- Datell0 /24/06 Job No.107 -06 -0072 ttlaa N�in� Cadd file no., Figure 14RSSIWYMMIT4 Scale) N/A Fig RI CVy -- savor .NEa eoinr.ar •, •. -- i�is:no r wsavn "ou uu r vim �v e � n:Eo �.. ESVSZV. •• rtLL(s.rN • 1.W - � xen..anxoE v�mvH�H�rs 1"t -#L- Datell0 /24/06 Job No.107 -06 -0072 ttlaa N�in� Cadd file no., Figure 14RSSIWYMMIT4 Scale) N/A C] • f 24 f , ,,$ ITE EXISTING VEGETATION M1yy) � V Y N s EXISTING BUILDING T ;T i w < y Aff l / " 4, ""1 1 , /, 133 • 3 , 129 1 13 r I DISTRIBUTION CENTER !AS FREDERICK I ION ERICK U ION VIRGINIA Drawn by Dntei30 /24/06 Job No.07 -06 -0072 �<r NuMer TRIAD ENGINEERING, DIG SITE CHARACTERISTICS CheCked b C file .DW FIGURE e WINCHESTER, VIRGINIA Y SITECHARACT�DNG Scnle� =N /A A 0 0 0 0 PROPOSED PROFFER STATEMENT REZONING: RZ# RA to M -1 PROPERTY: ±59 Acres Tax Map Parcel No.'s 33 -A -110; 33 -A -109 RECORD OWNER: Estate of Roy Riley Boyce, Jr_, Kay Marie Boyce and Robin Lynne Boyce APPLICANT: BPG Properties, Ltd. and /or its assigns PROJECT NAME: 1 -81 Distribution Centel PROFFER DATE: December 12. 2006 REVISION DATE: .Tune 18, 2007, July, 1 1, 2006 The undersigned hereby proffers that the use and development of the subject property ( "Property "), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced 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 which is in effect on the day following the last day upon which the Frederick County Board of Supervisors (the "Board ") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the tern final rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The term '`Applicant` as referenced herein shall include within its meaning all future owners and successors in interest. A conceptual development plan entitled '`BPG - WAREHOUSE, Frederick County, Virginia, SITE DEVELOPMENT` dated October 24, 2006, "Plate Number: A" is included for reference and orientation proposes only. 0 0 The Applicant hereby Proffers the following: 1. Fire and Rescue The Applicant shall contribute the sum of fen Thousand Dollars (510,000.00) to Frederick County at the tune of issuance of a building permit for the Property, for use by the Clear Brook Volunteer Fire & Rescue Inc. 2. Traffic 2.1 The Applicant shall install a right -turn deceleration lane at the northernmost access road to the Property. At the southernmost access road to the Property, the Applicant will provide a right -turn deceleration lane into the Property. In addition, the Applicant shall dedicate a sufficient right -of way across the frontage of the Property to allow for the installation of the bike path improvement and for the widening of Route, which arc proposed projects for the Route 1 I con The total right -of -way required will be defined and mutually agreed upon by the Applicant, Frederick County and VDOT during the site planning process. 2.2 The Applicant will contribute to Frederick County the sum of S 100,000.00 to be utilized for improvements in the Route I I corridor in relative proximity to the Property. It is the intention of the Applicant that said funds shall be used to the best advantage by Frederick County and /or VDOT to improve road conditions in the Route I 1 corridor. This contribution will be made at the time of issuance of the Certificate of Occupancy. 2.3 It is the intent of the Applicant that the vehicle trips generated by the Property shall not exceed a total of one hundred twenty -four (124) weekday I'M peak hour vehicle trips per day. To ensure the same, the Applicant has agreed to install trip counters at the enhances to the Property and will record the actual number of vehicle trips per day in and out of the Property. In the event that the Property generates more than one hundred twenty -four (124) weekday PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to make an additional contribution to Frederick County in the amount of $50,000, to be utilized for improvements in the Route I I corridor in relative proximity to the Property. • 0 In the event that the Property generates in excess of three hundred mcrity -five (325) Weekday PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to either install signalization at the site's southernmost entrance, as per the recommendation of the Traffic Impact Analysis, performed by PI -IR +A, PC, and dated May 31, 2007, or the Applicant can contribute the cash value equivalent of one (1) uaflic signal to Frederick County. 2.4 The development of the Property will not contain more than one hundred fifty thousand (150,000) square feet of office space on the Property. The amount of M -1 non - office space will not be limited in the initial phase of development. 3. Landscape 3.1 The Applicant shall provide a ten (10) foot wide landscape strip adjacent to Route 11. comprised of three (3) street trees (per Zoning Ordinance 165 - 36.13.1, or equivalent) per one hundred (100) linear feet, and twenty -five (25) shrubs per one hundred (100) linear feet. 3.2 The Applicant shall provide a ten foot wide asphalt pedestrian trail, which parallels Route 1 I and which shall be designated for bicycle and pedestrian traffic and which shall be part of the Martinsburg Pike corridor enhancement. This improvement shall be constructed upon issuance of a building permit and in conjunction with the proposed Route I I corridor improvements being planned by Frederick County and /or VDOT. 4. Architectural 4.1 Fapade materials of buildings facing Route 1 I and Interstate 8 shall be primarily of either concrete masomy unit, brick, architectural block, Dryvit or other simulated stucco, or real or simulated wood or glass. 5. Site 5.1 All utilities will be underground. 5.2 Stonnwater management facilities will be maintained by the Applicant. E BP I�PERTIES, LTD. B PG- P, LLC By: Its: COMMONWEALTH OF PENNSYLVANIA. AT LARGE COUN "IY OF PHILADELPHIA, To -wit: Thy, f m m oregoing instrument was acknowledged before e this ��/� "day of 2007, by�) ) 1 , [fop of BPG Properties, Ltd. cj NOTARY PUBLIC My conunission expires: Q CoMMONWFALTN of PENNSYLVANIA NOTARIAL SEAL DIANE C. THOMAS, Notary Publ'Ic City of Philadelphia, hila. County M Comm Expires .4p1i130,2_ 1 0 ESTATE OP ROY RILEY BOYCE, JR. By: Name: Kay 4. Boyce Title: Executor /7? C�— Kay Mar Boyce COMMONWEALTH OF VIRGINIA, AT LARGE Ln7CUes7 C-O /CITY,To -wit: E The foregoing instrument was acknowledged before me this 36 day of SUA- 2007, by Kay Marie Boyce. N OTA LORETTA M. WILSON Notary Public /� " My commission expires: HUG U.S 7 31 o)C1O9 ) My Commonwealth of Virginia Reg. #363036 Commission Exps. Aug. 31, 2009 0 • PROPOSED PROFFER STATEMENT REZONING: RZ_11 RA to M -I PROPERTY: t59 Acres Tax Map Parcel No.'s 33 -A -I 10; 33 -A -109 RECORD OWNER: Estate of Roy Riley Boyce, Jr., Robin Lynn Boyce and Kay Maric Boyce APPLICANT: BPG Properties, Ltd. and /or its assigns PROJECT NAME: I -81 Distribution Center PROFFER DATE: December 12, 2006 REVISION DATE: June 18, 2007 The undersigned hereby prolTers 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 which is in effect on the day following the last day upon which the Frederick County Board of Supervisors (the "Board ") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the teen final rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The term "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. A conceptual development plan entitled "BPG- WAREHOUSE, Frederick County, Virginia, SITE DEVELOPMENT" dated October 24, 2006, "Plate Number: A" is included for reference and orientation purposes only. 0 0 The Applicant hereby Prof leis the following: Fire and Rescue fhe Applicant shall contribute the sum of Ten Thousand Dollars ($10,000.00) to the Clear Brook Volunteer Fire & Rescue Inc., at the time of issuance of a building permit for the Property. 2. Traffic 2.1 The Applicant shall install a right -turn deceleration ]zinc at the northernmost access road to the Property. At the southernmost access road to the Property, the Applicant will provide a right -tum deceleration lane into the Property. In addition, the Applicant shall dedicate a sufficient right -of -way across the frontage of the Property to allow for the installation of the bike path improvement which is proposed for the Route 1 1 corridor. 2.2 The Applicant will contribute to Frederick County the sum of $100,000.00 to be utilized for improvements in the Route I I corridor in relative proximity to the Property. It is the intention of the Applicant that said funds shall be used to the best advantage by Frederick County and /or VDOT to improve road conditions in the Route 11 corridor. This contribution will be made at the time of issuance of the Certificate of Ocarpancy. 2.3 It is the intent of the Applicant that the vehicle trips generated by the Property shall not exceed a total of one hundred twenty -four (124) PM peak hour vehicle trips per day. To ensure the same, the Applicant has agreed to install trip counters at the entrances to the Property and will record the actual number of vehicle trips per day in and out of the Property. In the event that the Property generates more than one hundred twenty -four (124) PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to make an additional contribution to Frederick County in the amount of $50,000. to be utilized for improvements in the Route I I corridor in relative proximity to the Property. I 0 F In the event that the Property generates in excess of three hundred twenty -five (325) I'M peak hour vehicle trips per day, averaged over a one month period, then the Applicant a to install signaliration at file site's southernmost entrance, as per the recommendation of the Trartic Impact Analysis, performed by PHR +A, PC. and dated May 31, 2007. 2.4 The initial development of the Property will not contain more than two hundred twenty thousand (220,000) square feet of office space on the property. The amount of M -1 non- office space will not be limited in the initial phase of development. 3. Landscape 3.1 The Applicant shall provide a tell (10) foot wide landscape strip adjacent to Route 11. comprised of three (3) street trees (per Zoning Ordinance 165 - 36.13.1, or equivalent) per one hundred (100) linear FCCL and twenty -live (25) shrubs per one hundred (100) linear Icct. 3.2 '['he Applicant shall provide a ten foot wide asphalt pedestrian tail, which parallels Route I I and which shall be designated for bicvcic and pedestrian traffic and which shall be part of the Martinsburg Pike corridor enhancement. This improvement shall be constructed upon issuance of a building permit and in conjunction with the proposed Route I I corridor improvements being planned by Frederick County and /or VDOT. 4. Architectural 4.1 FaFadc materials ofbuildings facing Route I I and Interstate 81 shall be primarily of either concrete masonry unit, brick, architectural block. Drvvit or other simulated stucco. or real or simulated wood or glass. 5. Site 5.1 All utilities will be underground. 5.2 Stonnwater management facilities will be maintained by the Applicant. 0 131 PROPER - PIES, LTD. Q GP. LLC Its: COMMONWEALTH OF PENNSYLVANIA, AT LARGE COUNTY OF PHILADELPHIA, To -wit: The fore join �� a}� trument wasa�owledged before me this of 200' b l�/�!9 TIL_ of 13PG Properties, Ltd. NOTARY PUBLIC My commission expires: COMMONWEALT OF PENNSYLVANIA NOTARIAL SEAL DIANE C. THOMAS, Notary Public City of Philadelphia, Phiia. County MY Canmiss& Expin A r l 30, 2009 0 ESTATE OF ROY RILEY BOYCE..IR. By: — �� _1 7 1� — — Name: Kay M. Boyce Titic: Executor Kay Mari Boycc COMMONWEALTH OF VIRGINIA, AT LARGE 1,k, Ci4cz -67rk P194�+�Y /CITY, To -wit 0 --�� The tioregoing instrument was acknowledged before me - 04 H e this to day of .lue Y 2007, by Kay Maric Boyce. (f>4 (7. M . Wj NOTARY PUBLIC comm M ission ex Aires: A Uw U sT �l X009 Ol LORETTA M. WILSON y I Notary Public Commonwealth of Virgnia Reg. #363036 Commission Exps. Aug. 31. 2009 i sp� A � z — — — — 1 -81 (R /W VARIES) 10L „oRtH - — - - - - — - — - - — - — - — - ce�D -- - - - - -- � -- a5'SETSAC� e e TPAILEfl vnggNO US'SC NP.) IlA1 PSTEP W I I I �/ m r Zm �A I I 2M TRUCK COURT o M OR P1 L O O WAREHOUSE Il.Iw SF OFFICE SPACE W SS SPACES ES WAREH SPACES O 1IR E VAC SPACE / ril (7 tl L PgONOEO= 193PACE5 / / N I I I I I �r O Z y y _ c �- v � O I I j I xoa mvexcolmT � N � <=' p tn� I I p0 cR o I I TaniiEa PnPiaNL = o N I °' J (0 I I pars lvvl I I > I —. ..—... —..� ,.. N o O - _ _ _ __.,SEE — .. —.._ n z ^ K —�`— S• o -� �- U.S. RT. 11 (80' WIDE) N STORWATR MANAOFNENTR.lA T 1? y Z9 �v 1p