Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
02-01 Irongate, Inc. - Opequon - Backfile
a 40 REZONING TRACKING SHEET Date — — Application received/file opened Reference manual updated/number assigned D-base updated File given to office manager to update Application Action Summary Four sets of adjoiner labels ordered from data processing 1 &ew 46-ccelo maps ordered from Mapping & Graphics - ' - PC public hearing date ACTION: 1. _P Coi�1m P va L. 4 - �-o _ BOS public hearing date ACTION:`z Signed copy of resolution for amendment of ordinance, with conditions proffered, received from County Administrator's office and placed in Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers notebook.) Action letter mailed to applicant RefereKce manual and D�b`ase updated 4,12-0J File given to office manager to update Application Action Summary (final action) acl—kz—oI Other notes: File given to Mapping & Graphics to update zoning map Zoning map amended U:%Ca RCommon\tracking.rez 0 It le UTLAn LOILIII v6 _A_A_ „ L4� --b T" ulid CXIICI tz 2/Zl /Of p C- lie CASH a . oar - 002082 Received From ` p� Address �- t" �' For n AMT OF _ram CASH ACCOUNT 1�1L� uj AMi PAID CHECK a " HAl1�NCE _ MONEY B` 1 f11Ir (MDEfi y 6 0 FILE COPY COUNTY of FREDERICK Department of Planning and "Development 540/665-5651 FAX: 540/665-6395 April 12, 2001 Mr. John C. Lewis, P.E., C.L.A. Painter -Lewis. P.L.C. 302 South Braddock Street - Suite 200 Winchester, VA 22601 RE: REZONING APPLICATION 402-01 OF IRONGATE, INC. P.I.N. 87-A-12 Dear John: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting on April 11, 2001. The Board approved your request to rezone a l 4.43-acre portion of a 48.26-acre tract from RA (Rural Areas) to MI (Light Industrial). This property is located on the south side of Fairfax Pike (Route 277), approximately 1'/4 miles west of the Clarke County line and is identified with Properly Identification Number 87-A-12 in the Opequon Magisterial District. The proffers that xwere approved as a part of this rezoning application are unique to this property and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, &Xtj a- , J �tJ+ Evan A. Wyatt, AI Director EA W/ch Attachment cc: Robert Sagcr, Opequon District Supervisor *John Trenary, Building Official Jane Anderson, Real Estate *Gary DUBrueler, Fire R Rescue (*with copy of proffers) A 1APPRV DE\1RC-Z's\Irmpte REZ -Pd 107 North Kent Street • Winchester, Virginia 22601-5000 a • PC REVIEW DATE: 02/21/01 BOS REVIEW DATE: 04/11/01 REZONING APPLICATION #02-01 IRONGATE, INC. To rezone a 14.43-acre portion of a 48.26-acre tract from RA (Rural Areas) to M1 (Light Industrial) LOCATION: This property is located on the south side of Fairfax Pike (Route 277), approximately 11/. miles west of the Clarke County line. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 87-A-12 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Residential M1 (Light Industrial) District Fabrication Shop and Office ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District Land Use: Residential; Church Land Use: Residential East: Zoned RA (Rural Areas) District Land Use: Residential; Vacant West: Zoned RA (Rural Areas) District Land Use: Residential; Vacant PROPOSED USE: Fabrication Shop and Office REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to rezoning of this property. A field review has indicated the existing commercial entrance is adequate for the intended use as declared in the impact analysis. Before development, this office will require a complete set of construction plans to confirm • Irongate Rezoning #02-01 Page 2 April 4, 2001 the intended use as stated above and review as appropriate. Should use ever expand in the future, the entrance may have to be upgrade to VDOT minimum commercial standards. Fire Marshal: Municipal water on site; site plan indicating expansions shall address Fire Department access; a dry hydrant at the pond on parcel 179C would increase water availability for firefighting operations. Plan approval recommended. Stephens City Fire and Rescue Company #11: Per your Impact Analysis Statement dated January 3. 2001, we do not have any problems with the proposed rezoning request. Health Department: The existing sewage disposal system is permitted for only 200 gallons per day (gpd) or six employees but the attached Impact Analysis Statement states that a maximum of 600 gpd will be generated. The sewage disposal system must either be expanded (if possible) or the water use and employees limited to that which can be accommodated by the existing system. County Engineer: Future stormwater management design shall include the impact of the development (existing) on the 1.43 acres zoned MI. The proposed MI and existing MI shall be treated as undeveloped for the purposes of the stormwater analysis pre -condition. Historic Resources Advisory Board: There are no structures located on (or in close proximity to) parcel 87-A-12 that are included in the list of potentially significant properties of the Frederick County Rural Landmarks Survey. County Attorney: Who will dedicate the buffers; if owner needs to insert it. Rest looks acceptable. Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephens City Quadrangle) depicts the zoning for the parcel proposed for rezoning as A-2 (Agricultural General) District. The A-2 (Agricultural General) District zoning classification was modified to RA (Rural Areas) District on February 14, 1990 during the comprehensive amendment to the county's Zoning Ordinance. The Board of Supervisors approved Rezoning Application #007-83 on May 25, 1983. This action established 1.43 acres of M1, Light Industrial District on the 48.26-acre parcel. The remainder of this acreage is zoned RA (Rural Areas) District. Irongate Rezoning #02-01 Page 3 April 4, 2001 2) Location The acreage proposed for rezoning is located outside of the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). A land use plan has not been prepared for this area of the county; therefore, the Comprehensive Policy Plan does not recommend a highest and best land use for this parcel. The parent tract has frontage along Fairfax Pike (Route 277) which is classified as a minor arterial road system. The acreage proposed for rezoning is accessible via Ridings Lane which is a hard -surfaced private right-of-way with a commercial entrance on Fairfax Pike. Adjoining land uses are primarily residential on larger lots that are zoned Rural Areas District. Several residences and the Liberty Baptist Church are situated in front of this acreage along Fairfax Pike. Residential lots exist to the rear of the acreage proposed for rezoning. These lots are owned by the applicant and are occupied by the applicant and family members. 3) Site Suitability The 14.43-acre portion of the 48.26-acre parent tract contains areas of steep slope and woodlands to the east; however, the majority of the acreage is gently rolling with no environmentally -sensitive features. A natural drainage swale runs along the front portion of this acreage which creates a division between this acreage and the residential and church properties to the north. A portion of this acreage contains evergreens that have occurred naturally, while the applicant has planted evergreens along the southern and western boundaries to serve as a screen for adjoining properties. The parcel is not served by public water and sewer, as it is located outside of the defined SWSA, although a public water line exists within the Fairfax Pike right-of-way. The applicant's Impact Analysis Statement states that the existing fabrication shop and office are served by a septic tank and drainfield system and a private well. The applicant's Impact Analysis Statement projects that the acreage proposed for rezoning will generate an additional 105 daily vehicle trips on average. This represents an increase of approximately 1 % of the current traffic volume on Fairfax Pike. All of these vehicle trips will enter and exit the site via Ridings Lane which is a hard -surfaced private road with a commercial entrance at Fairfax Pike. The Virginia Department of Transportation comment suggests that the existing commercial entrance is adequate; however, they reserve the right to review future site development plans to determine if additional improvements are warranted. Irongate Rezoning #02-01 Page 4 April 4, 2001 4) Potential Impacts a) Adjoining Properties The adjoining properties to the north may experience increased noise, lighting, and visual impacts through the development of the 14.43-acre site. The Zoning Ordinance requires the provision of a "C" category buffer between these properties to mitigate impacts. The area in which this buffer would be established is the lowest portion of the site due to the natural drainage swale; therefore, the screening element will only be effective once it is mature. b) Sewage Disposal System The Health Department comment states that the existing sewage disposal system is permitted for only 200 gallons per day (gpd) or six employees; however, the applicant's Impact Analysis Statement specifies that a potential exists for the subsequent development to generate a maximum disposal of 600 gpd. 5) Proffer Statement The applicant has prepared a proffer statement that has been signed, notarized, and reviewed by the County Attorney's Office. The applicant has proffered out several uses that are permitted in the M 1 (Light Industrial) District; offered to establish a common shared buffer and screening easement with the property to the south; and provided a monetary contribution of $1,000 for fire and rescue services. STAFF CONCLUSIONS FOR 02/21/01 PLANNING COMMISSION MEETING: The proposed rezoning application accounts for acreage that is outside of the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This acreage is not within an adopted land use plan, nor is it within close proximity of other industrial and commercial land uses. The Comprehensive Policy Plan recommends that there needs to be a sufficient quantity and diversity of industrial sites to maintain a competitive market; that quality development needs to occur in terms of enhanced landscaping, architectural design, and site layout; and that appropriate infrastructure be in place or provided for industrial land uses. The applicant's proffer statement attempts to mitigate impacts to adjoining properties and community services by offering to prohibit several land uses that would normally be permitted in the M 1, Light Industrial District, and by providing a monetary contribution for fire and rescue services. • u Irongate Rezoning 402-01 Page 5 April 4, 2001 Staff believes that the applicant should adequately address the following issues to the satisfaction of the Planning Commission prior to a recommendation being forwarded to the Board of Supervisors regarding this proposal: 1) The applicant should demonstrate the proposed approach to adequately address the sewage disposal system concerns expressed by the Health Department. 2) The applicant's intent is to allow for future growth of an existing specific industrial land use. Therefore, it would stand to reason that the proffered uses should be revised to reflect what will be allowed on -site instead of what land use will be prohibited. The applicant has proffered out several land uses; however, many more exist which may not be in keeping with this site and this area of the county. Examples include rubber and plastics manufacturing; concrete block manufacturing; motor freight transportation; transportation services; truck rental and leasing; and industrial launderers. 3) The applicant should consider placing limits of the design standards allowed in the M1 (Light Industrial) District due to the proximity of this site to existing residential land uses and the existing church. Examples would include reductions in structural heights, business sign heights, outdoor lighting fixture heights and floor -to -area ratios. 4) The applicant should establish a generalized development plan during the rezoning process which identifies areas of development and areas in which existing environmental features will be preserved. 5) The applicant should consider establishing the required "C" category buffer early on in the site development process. The location of this required buffer will be on the lower portion of the site near the drainage swale; therefore, required screening will only benefit the residential land uses and church to the north once it is mature. PLANNING COMMISSION SUMMARY & ACTION OF 02/21/01: The applicant's representative addressed the five issues raised by the staff, as follows: 1) regarding sewage disposal concerns, most of the employees work off -site and the applicant believes the existing system would be adequate; if not, additional drainfield could be found or an on -site system could be installed; 2) regarding the proffered uses, the applicant would consider proffering out additional uses; 3) regarding limitations on design standards, the applicant believed the standards within the zoning ordinance were adequate because a tremendous amount of natural buffering already exists between existing residential uses, which are approximately 1,000 feet away; 4) details of the generalized development plan were presented; and 5) the area where the Leland Cypresses would be planted was pointed out as part of the early establishment of the buffer. Irongate Rezoning 402-01 Page 6 April 4, 2001 The Commission recognized a letter from an adjoining property owner, Liberty Baptist Church. The letter stated that the church had no problems or concerns with rezoning the property and asked the Planning Commission to grant the request. There were no other citizen comments. Members of the Commission pointed out that the section of road from Rt. 277 to the M1 area is a private road and the issue of industrial zoning on a private road was raised. Staff replied that normally, an M 1 use would require state road access, however, in this particular situation, an expansion opportunity exists for the existing business and the lot is considered legally non -conforming. Staff also noted that the road will need to be built to state standards, should the owner desire to subdivide this acreage; therefore, this should not become an issue. Members of the Commission had numerous questions for the applicant, including the type and volume of traffic, specifics about the operation, sewage disposal concerns, and restricting all other uses on the property. The Planning Commission unanimously recommended approval of the rezoning with the amendments presented by the applicant, with the exception of one proffer which was subsequently amended to disallow any use on the property other than the existing use, which is a fabrication shop and office. O\Agmdu\COMMENTS\REZONING'SuRReporNAOlVrongmte. Inc REZ wpd • 0 T - 27 �oJ Fa��aX A / BERTY BAPTIST CHURCH 86 A 179D CALHOUN, JAAESA 87 A 12C CARLSON SHIRLEY C 86 A 179A SMITH, GLEN A & DRU E 87 A 120 v Irongate, INC c� 87 A 12 �m RIDINGS, DENS L & BEVERLY S B8 A 179C 10 RIDINGS, DENNIS L 87 A 12 REZ#02-01 Location Map For: IRONGATE, INC. PIN: 87-A- 12 Office of Mapping and GIS, 02/01, Agray 0 11 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff.• Zoning Amendment Number 01 - PC Hearing Date 2 -2 1 - 0 1 05 Fee Amount Paid $ 0 — Date Received I BOS Hearing Date The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: P4 . 4-.,- - L e < ,;1, P L . C • Telephone: (syu) Address: 3 a S. Z,4ddoc k .51,E .ram 4 o u I,jn krjJ -(. VA 2?_�01 2. Property Owner (if different than above) Name: `Q-o►.1C-,c-[G , l►•1 C. Telephone: S S►ov Address: 20 � 1�11 an 14%5 1.AAa u' - mcs 0?5'C .\, A Z zt 0(03 — 115 S 3. Contact person if other than above Name. 10i.., e L c w 3, �. C., C . C . N Telephone: 66 q0) C (J - s 7s 4. Checklist: Check the following items that have been included with this application. Location map Agency Comments Plat Fees Deed to property Impact Analysis Statement —� Verification of taxes paid Proffer Statement 11 f� • 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Ve r ic' D c r.. 6. A) Current Use of the Property: C;IF FV—cp f Fo*�,srj� 0.,P QL!,,4-c,aL B) Proposed Use of the Property: OF-Fu2� -,,NoP./I?�3��c ryT�atr 7. Adjoining Property: PARCEL ID NUMBER USE ZONING A- i-zL- RA f�(o- t,- F-la-D Rcattc,tcxt Cza & Cs - A - L-01 N C-gr;' 1 f) or'm to 8� - q - �3C. tic�sto�►-tZ�a� RP4 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Qa, i S ZZ^t 10 1- Lk Z �-k I r9 F V-0Lq �1-, -;� 40 12 0 • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/L.ocation: Parcel Identification Number S I- A- 1 z C 41, 6 9 a"t r Magisterial: Fire Service: a GL�}I1 Rescue Service: -tk- it Districts High School: ti 1 Middle School: tjift Elementary School: jjjA 10. Zoning Change: List the acreage included in each new zoning category being requested. _11N 151-k-1Z Acres Current Zonin Zoning Requested 14.43 K N I„t .I 14. L43 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed : Number of Units Proposed Single Family homes: N p, Townhome: t4A Multi -Family: t A Non -Residential Lots: N A Mobile Home: N A Hotel Rooms: Qa Office: Retail: Restaurant: 13 Service Station: Manufacturing: Warehouse: Other: • 0 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): L/I Il-" C-�'el Date: i/J'�d/ Date: Owner(s): Date: 9 /" i Date: 14 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name ,� t c� 1 (5 L)'-N Property # -A-1-79 + T`-A-tl 7 u, Q px in 1. Name L Property # ( - R I 5 >rc zn C- V L C. S S Name Lec Pro erty # gL - A - 1-15 G oS+, 2 2 b 3 Name i? \/,4zz.6 e3 Pro e » A i Name � L�r`n"s Pro erty # S l A 1 Z Name �s4sl \1c.11 t'kc � . � :. l 1� n � � Pro erv, 5"1-A 12-c -4 L3c Name -en f\ .5 rl. Ir 1� Vutl E . en l Property # Name Property » Name Property » Name Property 15 n LJ Action: AMENDMENT PLANNING COMMISSION: Recommended Approval on February 21, 2001 BOARD OF SUPERVISORS: Approved April 11, 2001 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING ##02-01 OF IRONGATE, INC. WHEREAS, Rezoning #02-01 of Irongate, Inc., was submitted by Painter -Lewis, P.L.C., to rezone a 14.43-acre portion of a 48.26-acre tract from RA (Rural Areas) to M 1 (Light Industrial). This property is located on the south side of Fairfax Pike (Route 277), approximately 1 '/, miles west of the Clarke County line and is identified with Property Identification Number 87-A-12 in the Opequon Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on February 21, 2001; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 11, 2001; 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 a 14.43-acre portion of a 48.26-acre tract from RA (Rural Areas) to M 1 (Light Industrial) 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 005-01 This ordinance shall be in effect on the date of adoption. Passed this I1th day of April, 2001 by the following recorded vote: Richard C. Shickle, Chairman Ave Sidney A. Reyes Ave W. Harrington Smith, Jr. Aye Margaret B. Douglas Ave Charles W. Orndoff, Sr. Aye Robert M. Sager Aye A COPY ATTEST i John . ' ley, Jr. Frederick County dministrator PDRcs. #05-01 0 �Agedu\COMMENTS\RFZONFNG RESOLUTNUronguc. Inc RFS wpd • PROFFER STATEMENT A PROPOSED REZONING for PARCEL ID - 87 ((A)) 12 Opequon Magisterial District Frederick County, Virginia February 6, 2001 Prepared for: Mr. Dennis Ridings IRONGATE, INC. 201 Ridings Lane White Post, Virginia 22663 Prepared by: PAINTER-LEWIS, P.L.C. 302 South Braddock Street- Suite 200 Winchester, VA 22601 Tel.: (540)662-5792 email: paintlew@mnsinc.com Job Number: 9902014 PROFFER STATEMENT • PARCEL ID 87 ((A)) 12 INTRODUCTION The subject parcel contains 49.69 acres, Currently 48.26 acres are zoned RA and 1.43 acres are zoned M-1. Adjacent property is zoned RA. The owner desires to rezone an additional 14.43 acres within the parcel to M-1. The intended purpose for the rezoning would be to allow the expansion of the existing metal fabrication business of Irongate, Inc. The owner is willing to proffer a limit on the type of use permitted on the proposed M1 zone. Pursuant to the applicable provisions of the Frederick County Zoning Ordinance, the undersigned applicant proffers that in the event that the Board of Supervisors of Frederick County shall approve Rezoning Application # 02-01 for the rezoning of 14.43 acres on Parcel 87-((A))-12 from RA to M1, development of this particular 14.43 along with the existing 1.43 acres currently zoned M1 will be in conformity with the terms and conditions set forth in this document. These terms and conditions may be subsequently amended or revised by the owner of the property with permission from the Frederick County Board of Supervisors in accordance with Frederick County codes. These proffers shall be binding on the owner and their legal successors or assigns. PROFFERS 1 The land and any improvements thereto will be expressly used for a metal fabrication business as permitted under the M1 zoning. 2. The owner shall enter into a common shared buffer and screening easement agreement between properties identified as Tax Map 87-A-12 and 86-A-179C to satisfy the requirements of Section 165-37D(4) of the Frederick County Zoning Ordinance. This buffer shall incorporate a minimum buffer between the two parcels of 400 feet. The common shared buffer and screening easement agreement shall be executed prior to the issuance of a building permit for improvements on parcel 87-A-12. Monetary Contribution to Frederick County Service Organizations The owner of Parcel 87-((A))-12 will donate or will cause to be donated to the Stephens City Fire and Rescue Company No. 11 the sum of $1000.00 for impacts to fire and rescue services. This sum will be paid upon receipt of the first building permit issued subsequent to the approval of this rezoning for any proposed structure The conditions proffered above shall be binding on the heirs, executors, administrators, assigns, and successors in the interest of the owner. In the event that the Frederick County Board of Supervisors grant this rezoning and accepts these proffers, then these proffers shall apply to the land rezoned in addition to the other requirements of the Frederick County Code. PROFFER STATEMENT • PARCEL ID 87 ((A)) 12 Submitted By-. Mr. Dennis Ridings Dennis Ridings Date- -241oi STATE OF VIRGINIA, AT LARGE COUNTY OF FREDERICK, To -Wit: The foregoing instrument was acknowledged before me this LA day of aooi by Mr. Dennis Ridings. My commission expires on Fxoiratlon Date July 31 Pnn2 Notary Public • Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 1550 Commerce Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Pa- • - �- < w; S �' Telephone: �5 `I D) (n to a -S 19 Mailing Address: 3 &D c • i S1c a"° °_ w n c 1 e yA:" ,/ A. -tea � D� Location of property: 3,0 1 R J�I n45 L 9=JNA- Wki 4 3 q D i n 4S, s{ v# J b S 4y'd c-4- Current zoning: Zoning requested: N1 i Acreage: Virginia Department of Transportation Comments: No objection to rezoning of this property. A field review has indicated the existing commercial entrance is adequate for the intended use as declared in the impact analysis. Before development, this office will require a complete set of construction plans to confirm the intended use as stated above and review as appropriate Should use ever expand in the future, the entrance may have to be upgraded to VDOT minimum commercial standards. VDOT Signature & Date: Notice twVDOT - Pitage Uet urnl6rm to AppOcan> 20 zy •wow • Rezonin! Comments Frederick County Fire Marshal Mail to: Frederick County Fire Marshal Frederick County Fire & Rescue Dept. 107 North Kent Street Attn: Fire Marshal Winchester, Virginia 22601 County Administration Bldg., 1st Floor (540) 665-6350 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: o, � n - L- e L-,, s, � . • e Telephone: Mailing Address: u a 5.3r-,�dvc k S+ , S + . -0 0 c k-cSF--,y A o Location of property: C l IV% o s+, a f� Current zoning: IA Zoning requested: /N / Acreage: /y Fire Marshal's Comments: Fire Marshals Signature & Date:`' Notice to Fire Marshal - Please Return This Form to the Applicant COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. RZ00-0009 Date Received 11/09/00 Date Reviewed 11/21/00 Applicant Painter -Lewis P.L.C. Address 302 S. Braddock Street Winchester, Va. 22601 Project Name Irongate Phone No.540-662-5792 Type of Application Rezoning Current Zoning RA 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Opequon Tax I.D. No. 87-A-12 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System Automatic Fire Alarm System Other : Municipal Water on Site REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not Identified XX Fire Lanes Required Yes No XX Comments Site plan indicating expansions shall address Fire Department access. Roadway/Aisleway Widths Adequate Inadequate Not Identified XX Special Hazards Noted Yes XX No Comments : A dry hydrant at the pond on parcel 179C would increase water availability for firefighting operations. Hydrant Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Title Signature • • Rezoning Comments f HE?f;PF� f.'Y: fY7�llf •�^'•Tr �,pvfri !M ��!'Y�'t'M'r f A Fire and Rescue Company Name of Fire & lZescue Comm riy: S 1-c hP c �s C i -:tS- I I FW F31tC,- `Syy �- *t7E4r4l� Greg Locke, Fire Chief Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue Squad with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: }�� . - � , , s, p • c . cTelephone: (54 o-S 19 .1, Mailing Address: 3 o a S. 3 �o��ock S },� Sk a ou w '. ,u ►.c sic VA Q a t o l — Location of property: -1o I �t d• - W h •tom os 4, �/ A I. ck 1 \,J e s t` o R4. 3 4 .7 Current zoning: 2,4 Zoning requested: M i Acreage: /— Fire and Rescue Company's Comments: Per your Impact Analysis Statement, dated January 3, 2001, we do not have any problems with the proposed rezoning request. If you should have any questions, please do not hesitate to contact me at 540-869-4576 or 703-764-4623. 'Thank you for your concern regarding this matter. Fire & Rescue Company's % Signature & Date: �C ��- _ January 5, 2001 Gregory I,. Locke. MA, Fire Chief Notice to Fire & Rescue Company - Please Return This Form to the Applicant 32 0 Rezoning Comments Frederick -Winchester Health Department Mail to Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540)722-3480 Hand deliver to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Suite 201 Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick -Winchester Health Department with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: hog ; n - L—c . 3 • s, ? • Telephone: Eq o) Lo(, a - 519 a Mailing Address: 3 0 aS . $ radio �K S+ • ,S 1 c. a o lW,r,L1 tS1-4 Vk ZZ(,C)1 Location of property: a ° t L\L c QA LJ OLL \/A a11� 1. y z r.. Ics W r- c IZk 34 u 9,yo.,A McL Current zoning: 1? 4 Zoning requested: M Frederick -Winchester Health Department's Comments: Health Dept. Signature & Date: 0 Acreage: / y Notice to Health Department - Please Return This Form to the Applicant • C� Rezonin4 Comments Frederick County Department of Public Works Mail to: Frederick County Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, Virginia 22601 (540) 665-5643 Hand deliver to: Frederick County Dept. of Public Works Attn: Director of Engineering County Administration Bldg.. 4th Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Public Works with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: ?ct .i, - �-P s, ? Telephone: Mailing Address: 3y a 5. ►�rG� ct oc L Ste. a o o c:/ACJ vA aat k Location of property: a 01 Rid. s ( w-, 1,) ? os t ,\/� R+. a "11 -, I. 9 a Y-,,..'% 1-t s W e Si aeon` � }. 3 y 0 e- �;s-K;L+ Current zoning: /� Zoning requested: /Lf / Acreage: / �( D ment of Public Work's Comments: c S I. - 1 - eK� Public WorksSS g a ure ate: �Ld Notice to Dept. of Public Works - Please Return This Form to the Applicant 21 7f oa 12.21.00 10:59 FAX 15406625793 PAINTER LEWIS • • Z02 Rezoning; Comments, Historic Resources Advisory Board Menlo- Frederick County Department of Planning & Development 107 North Kcnt Strcct Winchester, Virginia 22601 (540) 665-5651 lland deliver to: Frederick County Department of Planning & Development Co. Administration Building, 4th Floor 107 North Kent Street Winchester, Virginia 4' �phc>int: Pleasr fill out the information as accurately as possible in order to avist the i$tonc Resources Advisory Board wit,% their review_ Attach ■ copy of yourappocatiou f1'e� stftement, impact analysis, add any other pertinent i loctltroa map, Pro Applicant's Name: nJLv - �� W ,s L. Telephone: C6 o) 0 - S Mailing Address �5► a��o� 5+, sic. o O k -- Location of pr ,perty: a lt— :LILIs • \ ��C O' F Current zoning- Z A M Zoning requested: Acreage: t y -- Advisory Board Comments: Tl�ore ��e tin Sir cl`aiPS" lC Ck eJ ' N sly is f -A - 1 r19G ih Coll f CCU Sc��✓e� , Signature & Date. - - r4nititin'Advix4ry Board Pleoao Return Form to APPFwant 19 RECEIVED DEC 2 12000 DEPT, OF PLANNIN&DEVELOPMENT • RezoninLy Comments Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: 1s , I-). L . c . Telephone: (5,4 :) << lr d 5 a Mailing Address: 3 o L o, k s+., L, a o 0 W-\L krs4—f'.yA ajvcoi Location of property: a o i L wr,- W �\" -ke Pos+, VA we3 o� ��. 314 C -r\ 4-�-- (, -,.) -e Current zoning: R 4 c Zoning requested: M i Acreage: / (. County Attorney's Comments: j% (� L / �/ (/ ' ✓{T O (.✓� �� �P or GQ! Q Jet !emu t7j Crr / /' O cJk e 4 lice, i-- f Ted locks Q Cc ep1, oe Assistant County Attorney's Signature & Date: Notice t County Attorney - Please Return This Form to the Applicant IN 0 a • r� U IMPACT ANALYSIS STATEMENT A PROPOSED REZONING for PARCEL ID - 87 ((A)) 12 Opequon Magisterial District Frederick County, Virginia March 6, 2001 Prepared for: Mr. Dennis Ridings IRONGATE, INC. 201 Ridings Lane White Post, Virginia 22663 Prepared by PAINTER-LEWIS, P.L.C. 302 South Braddock Street- Suite 200 Winchester, VA 22601 Tel.: (540)662-5792 email: paintlew@mnsinc.com Job Number: 9902014 IMPACT ANALYSIS STATEMI&i PARCEL ID 87 ((A)) 12 it 1�1 • 0 section IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS page i. INTRODUCTION 1 A. SITE SUITABILITY 1 B. C. D. E. F. SURROUNDING PROPERTIES TRAFFIC SEWAGE CONVEYANCE AND TREATMENT WATER SUPPLY DRAINAGE 2 2 3 3 3 G. SOLID WASTE DISPOSAL FACILITIES 4 H. I. HISTORIC SITES AND STRUCTURES COMMUNITY FACILITIES 4 4 J. OTHER IMPACTS 5 APPENDIX 6 IMPACT ANALYSIS STATEJ&NT PARCEL ID 87 ((A)) 12 • • i.INTRODUCTION Irongate, Inc. is a steel fabrication shop located on 1.434 acres of "spot M-1 zoning within a 49.69 acre parcel in Frederick County. Access to the site is from Route 277, Fairfax Pike, through a variable width right-of-way across an adjacent parcel which is under common ownership. The owner, Mr. Dennis Ridings, desires to increase the amount of M-1 zoning area on the parcel by 14.43 acres. The subject parcel is identified by Tax Map 87-A-12, is currently zoned RA/M-1, contains the steel fabrication shop, and is otherwise vacant. Surrounding parcels are zoned RA and used for residential purposes. Please refer to Exhibit 1. The owner desires to rezone the 14.43 acres of the subject parcel from RA, Rural Agricultural, to M1, LIGHT INDUSTRIAL DISTRICT. The intended purpose for the rezoning is to allow the expansion of the existing fabrication shop and associated operation. A. SITE SUITABILITY The upland areas of the site are well suited for development of a light industrial use. The topography consists of gently sloping upland areas with some severe slopes on the eastern portion of the site leading to the tributary streams of Crooked Run. The • soils are generally shales which can be readily reworked with heavy equipment to create building and storage area sites. Please refer to Exhibit 2. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0200 B shows the subject area to be outside of any flood hazard zone. The site is located in the uplands area of Crooked Run. WETLANDS No wetlands have been identified on the site. Wetlands may exist in the channels of the tributary streams of Crooked Run. STEEP SLOPES The property generally slopes to the southeast toward Crooked Run. Slopes increase in severity as they approach these intermittent tributaries. Slopes which exceed 15% can be found on the eastern portion of the site near the tributaries. Please refer to Exhibit 3. MATURE WOODLANDS • The site is approximately 20% wooded. These woods contain such canopy species as white and red oak and black cherry. Understory species consist of Virginia Pine, locust, page 1 IMPACT ANALYSIS STATEWT PARCEL ID 87 ((A)) 12 49 dogwood and red bud. This wooded area will be preserved to the extent practicable. . Disturbance of the woodland areas will occur during future facility expansion as allowed by the Frederick County Zoning Ordinance. SOILS According to the Soil Survey of Frederick County, the site contains the following soil types: Weikert-Berks channery silt loam (41 C), Zoar silt loam (44B), and Berks channery silt loam (1 B). These soils are part of the Weikert-Berks-Blairton Association which are generally shallow to moderately deep and formed from weathered shale or sandstone. The Unified soil classifications are GM, ML, and SM. Weathered bedrock can be expected at relatively shallow depths around 30 inches below the ground surface. B. SURROUNDING PROPERTIES The site to be rezoned is bordered on the east by two properties used for residential purposes (Calhoun & Smith) and one property used by a church (Liberty Baptist Church). To the south is land used for residential purposes (Fansler). To the west is a vacant tract owned by Carlson. The land to the south consists of two parcels owned by Mr. Ridings. One parcel contains the Ridings residence. The other parcel is the parent tract of the subject rezoning area. All surrounding property is zoned RA. Potential adverse impacts from the proposed rezoning of the site will be mitigated by existing vegetative screening and by the buffering and screening requirements of the Frederick County Zoning Ordinance. The owner will proffer to enter into a common shared buffer and screening easement with the owner of Parcel 86-A-179C to serve as the required Category C buffer. Please refer to Exhibits 3 and 8. C. TRAFFIC Irongate, Inc. is currently set up to operate with 25 employees; 5 office workers, 5 shop workers, and 15 field erectors. On a typical work day, the field erectors travel directly to the job site without going to the fabrication shop. According to the owner, future expansion of the business is projected to peak at 50 employees. Traffic will enter and leave the property via a right-of-way to an existing commercial entrance at Route 277. According to figures from the Virginia Department of Transportation, the traffic on Route 277 in 1997 at this location was 7000 vehicles per day. Traffic estimates will be made using the figures in the ITE Trip Generation Manual, Sixth Edition, for Manufacturing based on employee count. According to ITE Trip Generation figures, the average trip generation per employee on a weekday is 2.10. The average estimated daily trip generation for the proposed development is 105 vehicle trip ends. The average trip generation at the A.M. peak hour is 0.39 per employee. The estimated peak A.M. trip generation is 19.5. The average trip generation at the P.M. peak hour is 0.40 per employee. The estimated peak A.M. trip • generation is 20 page 2 IMPACT ANALYSIS STATEMW PARCEL ID 87 ((A)) 12 0 Significant traffic impacts are not anticipated under the current use plans for the site. • However, in the Frederick County Facilities Fiscal Impact Model run for this site, it was assumed that the most intensive use for the 14.43 acres would be 357,143 square feet of office space. Traffic impacts under this scenario are also presented herein. Using the ITE Trip Generation Manual for General Office Building and based on gross square foot area of building, the average estimated daily trip generation for the potential development is 3932 vehicle trip ends. The estimated peak A.M. trip generation is 536. The estimated peak P.M. trip generation is 532.1. While the potential for this volume of office traffic exists if the site is rezoned to M-1, the owner would be required to apply to Frederick County for a change of use. In addition, VDOT and Frederick County would perform a full review of any site plan for an office development. Traffic impacts would be mitigated at that time. D. SEWAGE CONVEYANCE AND TREATMENT The site is not within the Frederick County Sewer and Water Service area. There are currently no public sewerage facilities serving the immediate area. Adjacent residential lands are served by on -site sewage disposal systems. The Irongate, Inc. facility is served by a septic tank/drainfield system. It is not anticipated that sewer service will be extended to the site in the near future. The capacity of the existing on -site system to serve future expansion of operations will be monitored and approved by the Virginia • Department of Health. Sewage generation can be estimated based upon the number of employees who work full-time at the office and shop. It is estimated that there will be a maximum of 20 employees generating 30 gallons of sewage per day, or 600 gallons. The existing on -site sewage disposal system is permitted for only 200 gallons per day, or 6 employees. Before expansion of the current operations and facilities, the sewage disposal system must either be expanded or the water usage and employees limited to that which cam be accommodated by the existing system. E. WATER SUPPLY The current operation is served by a private well. A public water main is located in the Route 277 right-of-way, however, since the site is not within the Frederick County Sewer and Water Service area, there are no current plans to extend public water to the site. F. DRAINAGE An increase in storm water runoff can be expected with any development on the parcel. Storm water management will be provided in accordance with the Frederick County • Code, Chapter 165. It is anticipated that storm water detention facilities will be created in the natural swale area above the tributaries to Crooked Run to meet regulatory page 3 IMPACT ANALYSIS STATEPVT • PARCEL ID 87 ((A)) 12 requirements. Future storm water management design shall include the impact of the existing 1.43 acre development. The proposed M-1 and existing M-1 areas shall be • treated as undeveloped for the purposes of analyzing the predevelopment condition. G. SOLID WASTE DISPOSAL FACILITIES The nearest solid waste transfer facility is located approximately 4 miles to the southeast on Route 522. No additional solid waste disposal facilities will be required for the proposed development. The amount of solid waste generated by the development can be estimated based on one pound per employee per day. The projected maximum number of employees, including field erectors, is 50. Tipping fees are $35.00 per ton. Collection fees are $25.00 per ton. The annual cost projected to meet waste disposal needs can be estimated by: cost = cost per ton of waste x tonnage $547.50 = $60.00 x (1x50) x (112000) x 365 H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. According to the Frederick County • Comprehensive Plan Battlefield inventory, the property lies outside the commonly accepted limits of the major civil war battles. The nearest known battlefield is the site of the Second Battle of Kernstown located approximately four miles to the northwest. The Rural Landmarks Survey Report lists several structures within approximately one mile of the site, which were inventoried due to the age of the structures, but these are not considered architecturally or historically significant sites. Please refer to Exhibit 4. • I. COMMUNITY FACILITIES EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriff's Department. The nearest fire and rescue facility is the Stephens City Fire and Rescue Company No. 11 located approximately 3.0 miles to the west of the property in Stephens City. No additional fire and rescue facilities will be required for the area proposed to be rezoned. The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for emergency service facilities attributable to this development is $00.00. page 4 IMPACT ANALYSIS STATEWT PARCEL ID 87 ((A)) 12 PARKS AND RECREATION • The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for public park facilities attributable to this development is $00.00. • • J. OTHER IMPACTS The Frederick County Capital Facilities Impact Model calculates the following additional fiscal impacts attributable to this development: • Public Library - $00.00-1 • Sheriff's Office -$00.00-1 • Administration Building - $00.00-1 • Other Miscellaneous Facilities - $00.00. After adjustments for tax credits, the net capital facilities impact is $00.00. Please refer to item 8 in the Appendix. The owner will plan to utilize the area to be rezoned in such a manner as to preserve much of the existing vegetation and buffer areas while adding additional vegetative screening. A site plan showing a proposed generalized development of the site is illustrated on Exhibit 9 in the Appendix. page 5 IMPACT ANALYSIS STATEI&T PARCEL ID 87 ((A)) 12 • • • • IMPACT ANALYSIS STATEMENT APPENDIX EXHIBIT 1 - PROPERTY MAP EXHIBIT 2 - LOCATION MAP EXHIBIT 3 - SITE DEVELOPMENT PLAN EXHIBIT 4 - HISTORIC STRUCTURES MAP EXHIBIT 5 - FISCAL IMPACT MODEL EXHIBIT 6 - PROPERTY DEEDS EXHIBIT 7 - CURRENT TAX STATEMENT EXHIBIT 8 - PROFFER STATEMENT EXHIBIT 9 - GENERALIZED DEVELOPMENT PLAN page 6 IMPACT ANALYSIS STATEMW PARCEL ID 87 ((A)) 12 • • EXHIBIT 1 - PROPERTY MAP • • page 7 • • 86-A-179 34 ACRES ZONED: RA USE: VACANT 86-A-179F 1.05 ACRES - ZONED: RA USE: RESIDENTIAL 86-A-179A 1.00 ACRES - ZONED: RA USE: RESIDENTIAL 87-A-12 1.43 ACRES ZONED: M-1 USE: INDUSTRIALZ SEJ'35'00'E 133.04' ROUT f 277 / 86-A-17906.58 �RF� A ZONED: ACRES k i �f USE: CHURCH � N42'O�l'34'* 6G.36 / 87-A-12C \ 6.41 ACRES ZONED: RA USE: RESIDENTIAL, 87-A-12D iO4.24' 86-A-179C 19.26 ACRES / ZONED: RA / USE: RESIDENTIAL w 13.29 ACRES ZONED: / USE: RESIDENTIAL ' PROPOSED REZONING LINE AREA TO BE REZONED: 14.43 ACRES N54'22'23 P / 166.79 / � NE4'14'5711( / Aj 8E.49 87-A-13 / 30.96 ACRES ZONED: RA r^/ USE: RESIDENTIAL NST1B / 132.76 87-A-12 ♦ ` 48.26 ACRES \ ZONED: RA / USE: VACANT / 86-A-218 \ \ 94 ACRES ZONED: RA USE: VACANT \ IRONGATE, INC. FREDERICK COUNTY, VA SCALE: l'-500' DRAWN BY: JC DATE:24OCT00 JOB #9902014 1 REVISED: PAINTER-LEWIS, P.L.C. WINCHESTER, VIRGINIA DRAWING NO.: PROPERTY MAP EXHIBIT 1 IMPACT ANALYSIS STATEJVT PARCEL ID 87 ((A)) 12 • EXHIBIT 2 - LOCATION MAP • 4 • • • 71 �� jai kX �J • '0 0 Z� .f a r< IRONGATE, INC. FREDERICK COUNTY, VA SCALE: I'-10D0' DRAWN BY: JC DATE:240CT00 JOB #9902014 REVISED: PAINTER-LEWIS, P.L.C. WINCHESTER, VIRGINIA DRAWING NO.: LOCATION MAP EXHIBIT 2 IMPACT ANALYSIS STATENOT PARCEL ID 87 ((A)) 12 • • • • EXHIBIT 4 - HISTORIC STRUCTURES MAP page 10 /2� --� IMPACT ANALYSIS STATEMW PARCEL ID 87 ((A)) 12 0 EXHIBIT 5 - FISCAL IMPACT MODEL • • page 11 N OUTPUT MODULE Q APPLICANT: PIN 8r-A-12 Ne' Fw,31 Irnp�ct LAND USE TYPE industrwl r osis of Impacl C'ectk Cfedts-to be Take Nat Potential Adjustment For REAL. EST VAL S35.714,300 Required (erlered -n Ctr BLxlyet Cur. Budget Cap Futuro GPI Tax Credits Reverue- NP1 Capital Piet Cost Per FIRE 8 RESCUE I I Capra) FiChtoe5 cr:l surn rxvy) Opel Cap EQvp ExperWID bt S. Taixes• 04t-or lUna,Uusled) Casl Balenx Fac4tres Ir1tt-tdd Dwelling Uric Fire and Re4cue department $234.266 $0 $0 $214.296 ERR Elementary Schonts SO ... - WAdcfe Schoots $0 $o so So $o so ERR H gtl Sdw)ls So - — Parks and Recreation to $o $0 SO s0 FRR Public L;brary So SO $O $0 so ERR ShenffsOffices so $11.359 SO t0 $11,:u9 S11,359 so ERR A rl irte(ratic)R 801kiavi so t0 so So $0 FRR cme,Mrsc lkar*otLs Faa:ities so $131,688 $26,499 $158,187 $158,187 SO ERR i� O SUBTOTAL $2_s4286 $143.047 $26.499 S0 $�69-tA6 $169.546 $64,739 ERR LESS PjE7 FISCAL IMPACT S6.320.615 S6._20,615 $6 320.615 (SO.32D.614 ERR n NET CAP. FACILITIES IMPACT r SolERR :J :J 1DEX: '1.T It Cap Egrr,n Included 1.0 U NOE)C 't.0' if Rev -Cast U. '0.0' if Ratio to,A Asg: 0.0 Rev -Cost Bal = i Coco C PLANNING DEPT PREFERENCES 1.0 1.4 Ratio 10 Co Avg = 1 433 C AAETHODOLOGY 1 Gapiial factitues recuirerrient5 are input o fhe iRst .akjtlw as oakulalod rn the model. t0 2. Vet Fscal l7vwt NPV from operat ons mkulations is input in row total pf second coiarrm zero f nagatme); included are the one-time t-xes4ees for one year "at lu& %atue — 3. V W of future oiler : ao equtp taxes paid m stud coAxrvi as ralc t ed in fiscal impacts. 4. NPV of future copttal expenditure taxes Said n fourth ;ol as calculated in fsoal irpacts 5. NPV of future taxes pad to trN current LUurty vp to standard for new facifrom— as C c2WAIed fx each new IaOMY 6 Cdumns three q,r-,Lgh Nie are adder as rxAenhal credits againet the calculated r apttai O fac*bas rw.unrnents Thoso are adjusted for percibN of costs oovered by tie revenues from vv protect (actual, or as ratio to a%q fix a I re,;centiJ develoyrnxtt) ` NOTE. ProMer r-yryt4a6ons do not rclude trv>Aie hterdst becayse t(tey are rash paynronts up front. CredLs do include merest it the projects are debt hnarced. `Model Run Date 1(J30g0 EAW - — - ---~ - -- --- L T; P t N. 87_A-12 Re2nr•ing Assumos 357,143 squall, feet oftr-e on 14.e3 fie•`• zoned Nil Distr". ia,o to changing (.wdrtiexts associated with rleveloprtent in the Comity, the results of this Ou'.1xit WdiAn rhay ,x)t to va id beyond a portod of 90 days from me lx,%M run date V' O O O O v U IMPACT ANALYSIS STATE(OT PARCEL ID 87 ((A)) 12 • • • r� EXHIBIT 6 - PROPERTY DEEDS page 12 y. - - iF if IL Y 1F If if IFM *IF 1F**if iF**iF iF**IF *�F*N�1M , A�)R M. MA q'IPI, TO: •DPP, DiMPITS L. RIDIPIGS, TAT TTX J� J20,372-A HHW:jr ,..Y,10/11/74 Y s 0 101f 437 ncc 92 tL THIS DEED made and dated this- day of October, 1974, by and between ARTHUR M. MARTIN and ELOISE M. MARTIN, his wife, ALFRED D. WISE and MARY L. WISE, his wife, and LEONA W. WHITTAKER, unmarried, parties of the first part, and DENNIS L. (RIDINGS knd BETTY A. RIDINGS, his wife, parties of the second apart. WITNESSETH: That for and -in consideration of the sum of Ten Dollars ($10.00) and other good and valuable considera- tion, the receipt of all of which is hereby acknowledged, the parties of the first part do hereby grant, bargain, sell and convey with general warranty of title, unto the parties of the second part, jointly, as tenants by the entireties, with common law right of survivorship, it being intended that the part of the one dying should then belong to the other, his or her heirs I I or assigns, the following described property and appurten-.ances .thereunto belonging: I All that certain tract of land containing I 45.G7 acres, more or less, located on the Southern I Boundary Lines of the Stephens City - Double Toll Gate Road, Route 277 and situate in opequon Magisterial District, Frederick County, Virginia,' bounded as follows: Beginning at an iron pin (found) in the said Uoundary Line, a corner to the Carlson Lot, running with the Caotnrn Line of said Lot, and continuing with the Eaotern Line of the Carlson Land S 2G° 45' 35" W 2,690.39 feet to an iron pin in the IJortlicactern Line of the Kenyon Land; 1 thence with the said Line S 59° ;;0' 27" 1: 693.90 feet to an iron pin corner to A, tl,encu with tlu: ilorthwcstern Line of the said parcel 11 320 41' 54" E 1,804.50 feet to an iron pin in the Center Lire of the power Company R/W, a corner to tl,u 9.97 Acre Tract; thence with tlic two following Lines i of the said Tract - with the Center Line of said R/W It 560 06' 30".14 396.40 feet to an iron pin; , thence iJ 350 31' 19" E I'17 02 feet to an iron i pin in the said Boundary 1, c (Arc n Lie); thence with the two following Uo ,i.iry Lines - with the Arc Line $38.12 feet (Ch d IJ '/50 '22' 56" 11 53G.28 feet) to a high y monwmont; tlirncc 11 35' w 133.04 feet to t90 beginning, containing; 45.67 acres and being shown on a certain I11nt and awrvey dntad July 25, 1074 prspdred by Leo A. rhert, Certified Land Surveyor, which is at- tacl,nd hereto and is to be rend as a part heccof. E eao� 437 am 9.1 The property conveyed herein is a portion of that larger tract or parcel of real estate which was conveyed by Ora i B. Wise to Paul S. Wise and Olive E. Wise, his wife, for their, lifetimes, and upon their death to their children, by Deed dated the 29th day of March, 1940, of record in the Office of the Clerk' of the Circuit Court of Frederick County in Deed Book 180, at Page 108. Olive E. Wise departed this life September 18, 1961 intestate, having been a resident of Frederick County, Virginia and Paul S. Wise departed this life testate on July 7, 1973, I I having been a resident of Frederick County, Virginia. Three I children were born to Paul S. Wise and Olive E. Wise, namely Eloise Wise, now Eloise Martin, Leona Whittaker, formerly Leona I Wise and Alfred D. Wise. All of said children are over twenty- one (21) years of age. Reference is here made to the aforesaid instruments and the attachments and the references therein contained for a i further and more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements, and rights of way. Except as noted above, the Grantors covenant that they have a right to convey said property to the Grantees; that they have done no act to encumber said property; that they will execute such further assurances of title to said property as may be requisite; that they are seized in fee simple of the property conveyed; and that the Grantees shall have quiet possession of said property free from all encumbrances. WITNESS the following signatures and seals: -2- f/��U��t —(SEAL) Arthur t1.artin (SEAL) Eloise artin • 1�1 • • . • ...... • a Ir .............. • • rz9*a CLARKE L. CORNWF.I.I., I:T AI.S TO: UFrD 6 PARTIAL RI;I'v'NSLi " DF.NNIS L. RIDINGS, FT OX DNS 71rGr+46 TIIIS DEED AND DEED OF PARTIAL RELEASE made and dated the "7 day of -).,�_, 198 y , by and between CLARKE L. CORNWELL and NORA If. CORNWELL, his wife (hereinafter "Cornwelle'), parties of the first pert, DENNIS L. RIDINGS and BETTY A. RIDINGS, his wife (hereinafter 'Ridings*), parties of the second part, SIIENANDOAN PRESBYTERY CORPORATION, a Virginia non -stock corporatio BENEFICIARY, party of the third part, and J. SLOAN KUYKENDALL, SOL ACTING TRUSTEE, party of the fourth part. NITNESSET111 That for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration, the receipt of all of which is hereby acknowledged, the Cornwells do hereby grant, bargain, sell and convey with general warranty of title, unto the Ridings, Jointly, as tenants by the entireties, with common law right of survivorship, it being intended that the part of the one dying should then belong to the other, his or her ieirs or assigns, the following described property and a :hereunto belonging) All that :ertain parcel or lot of land lo,!ated on the south sila of State Route 277 in Optqquon Magisterial District, Frederick County, Virginia, containing 3.90 acres and being more particularly shown as Parcel "B" on the plat of Elliott Ritchie, Jr., dated November 15, 1983, entitled "A Subdivision of the Property of Clarke L. Cornwell', attached hereto and by this reference made a part hereof, LESS AND EXCEPT a cemetery con- taining approximately 0.04 acres. The lend conveyed herein is a portion of the lat:d conveyed to the Cornwells by deed .f Shenandoah Presbytery Corporation dated Sc;tember 7, 1979, and recorded in the Clerk's Oft.ce of the ircu_t Court. of Frederick County, Virginia, in Deed Book 513, at 74gr 677. 1 Reference is here made to the aforesaid instrum and the attachments and the references therein contained for a further and more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded and enlorceahle restrictions, easements, and rights of way s 0 Nr S., P.j. in. i,c,r,,tf MID IS 0.4. Al- pi-s `U001YIS10\ APPR(WED /jUM1,11SICN Ar- I SUB IVIJ OF THE PROPERTY Of Clark L. Cornwell OpEuUO,4 DISTRICT Avl oo— so tb;s plot.. to to FREDERICK CQUWTT VIA;INIA Z—',,,"4!CALE C-IGO MOVE-SE'l "1 1133 L. cooll oiIs Ito be !w—d 10"t%o, RITCHIE SURVEYS -t- stm. lood mob-o we '.A STEPHE%S CITY V I RG ; 't 1 1 • DK75<<PC,I106 21105.001 THIS DF.FD made and dated this y�� day of 12/31/90 and Janet S. EiIIL�liD� �/ak 1991, by and between Robert A. Il his wife, hereinafter referred to as Grantors, and Dennis L. Ridings and Beverley S. Ridings, his wife, hereinafter *. referred to an Grantees. M. WZTNESSE'T}I: That for and in consideration of the !33 sum of Ten Dollars ($l0.00) and other good and valuable Cf. consideration, the receipt of all of which is hereby M� ! acknowledged, the Grantors do hereby grant, bargain, wall and 1 convey with general warranty of title, unto the Grantees, as tenants in common, a one-half (1/2) undivided interest each, in and to the following described property and appurtenances thereunto belonging: All of that certain tract of land located on the southern side of the • Stephens City - Double Toll Gate Road, in Opequon Route 277, and situate Magisterial District, Frederick County, ►3 Virginia, containing 28.343 acres, more or less, and being a portion of Tract 4 -+ containing 69.996 acres shown on that certain plat and survey made by L. Allen r+ Ebert, L.S., dated September 4, 1987, recorded in the Office of the Clerk of the Circuit Court of Frederick County, 659 Page 774, by i'� .- Virginia, in Dead Book at reference made a part hereof as if set out In full, and being a portion of the same property acquired by the Grantors herein by deed from Arthur M. Martin, at al, dated October 11, 1974 and recorded in the aforesaid Clerk's Office in Deed Book 436 at Page 516. Reference is here made to the aforesaid instruments and the attachments and the references therein contained for a further and more particular description of the property hereby Y, conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements and rights of way. The Grantors covenant that they have a right to convey said property to the Granteesl that they have done no Is act to encumber said property; that they will execute such 10 � 0 K� PAGE 2 OF 4 • o w � �L nl � E��1 °�, 'v q - �; �, TRA C T cLIC NSE) No. o v LL a 3 1498 "' I �U a a. Ih lw . a ' Zo v� �r✓U AURYFYU Z TRAC7- 0 z m O LL z a. z 0 61 TRA C T 4?. 4490.34. P. 44_6 J m IM m � IlD N ' T RACT 4 3 69,996 A CRES in M in V' IlD CV N I i z I~ n aoa: til Wtt � vi3 r' v Q Itv m N • I I I I I S 59' 30' 27" JUHN MAX LEIGHT 4 ULLIAN JDANN G. LEIGHT — D.B. 426 - P. 12.! { g h O a a LL Q N N w h 00 0 0 M > P7 CD da V � m � n ai 0 w LL U n N wLJ M z a • • • Scald �OdO' co 0 u o_ r_ u-> ti ac ao APPROYALS owner's Certificate The above and forgoing subdivision of the land of Dennis L. Ridings is with free consent and in accordance with the desires of the undersigned owners. �,u.�, 7�• Vjr5z 74/9/ Dennis L. Ridings T Date e erley 5. Ridgy at Date - 1 19.2592 Ac. J 419.6695 Ac. D[BEYT K" >Sealesl'�1,000' NOTES 1. No Title Report Furnished. 2. The property shown on this plat is a portion of the same property delineated on Frederick County Tax Assessment Map Number 86000A00000000000179C and Map Number 87000A00a000000000120. 3. The property shown on this plat is a portioq of the property acquired by Dennis L. Riding at D.B.437, P.92, D.B.571, P.446 add 75!, P.1706. 4. The property shown on this plat is Zoned - RA. 5. Setback Requirements: Front: 60, • Side: 15, Rear: 50, Access Fsm't.: 60' I Tit ,140 CBMW R'vt%k Jr X u � c� 'FINAL PLAT FOR MINOR RURAL SUBDTYIMON A PORTION OF THE LAND OF DENNIS L. RIDINGS OPEQDON DM3TRICT FRH KMK COUNTY, YUILGI2iIA 9CAL1 %tW JANDART 29, 1"1 Rr1,C= Si11RYE" STEPHBNE C=Y, YEWDRA Revised 3-1-91 Ueet 1 of 2 • 200 luu C 200 400 - tP a Vernon A. Carlson 7 D.B.391, P.638 a D.B.400, P.340 • �° :oned:RA m N 26. 45' 35" E - 1,743.55' -- D.B.716, P_907 — ,� 0. 0 Lee Ridgy �`�. - -- `-60rgig?ht of SVay� _- X. 7� G Ridings -- - - - c D.B.754, o � �— S 2rO,:45' 35" W - 667.68' c P.1698 / 60 B.R.L.- . " vd " Zoned:RA'v� ; , 3; I, n 26 45 35 W - 459.10' N94 14'57W �9 f .+ „ 97.52' • p�.b i - / '� I z Liberty Baptist Church • e, pA ,t5-` Z / I a �� D.6.698, P.691 .� `o:2 - 1: — � c �� .� ti 6/0 �,.7 � - _ _ J-_ � 2 D.B.692, P.867 i eo t E�©;c `o ' ` �. , • Shed POND 6 1.434 Ac. o.E to, 0 a �pLTH O► Zoned:M-1 v e E eta Y Shed \ l o o o ir,r L StorY i c \ Freme ..� J' �J v ? Ellbtt R'tctve ,r 41 / ^ v J. Shed '�� I Cv„',o�0U O > 'ai — — — O v ©q mN 0, N LICENSE No ' Garage '- 19.2592 ACRES © o, O Yo - 1319 9�3 O r ( J -_�% 50' B_R. L. co T o •' S 32. 41' S5' W ; FINAL PLAT FOR u z - 1,054.79' x MINOR PORTION DIVISION ~ OF Other Land of .. THE LAND OF Dennis L. D.B.437, Ridings-s DENNIS L. RIDING D.B.571, P.446 m .„ D.B.659, P?37 OPEQUON DISTRICT D.B.7S4, P.1706 FREDERICK COUNTT, YIRGINIA Zoned:RA .Z o"0; a SCALE 1t210' JANUARY 29, 1991 49.6895 Ac. Remaining RITCHIE SURVEYS STEPH,ENS CITY, VIRGINIA Revised 3-1-91 Sheet 2 of 2 IMPACT ANALYSIS STATfENT PARCEL ID 87 ((A)) 12 • EXHIBIT 7 - CURRENT TAX STATEMENT • • • page 13 • E • • • COUNTY of FREDERICK Office of Treasurer P.O. Box 225 Winchester, Virginia 22604-0225 540/665-5607 FAX 540/662-5838 C. William Orndoff, Jr., CGT County Treasurer October 25, 2000 Mr. John Lewis Painter -Lewis 302 S. Braddock St. Winchester, VA 22601 Dear Mr. Lewis, Judith K. Malone Deputy Treasurer R. Wayne Corbett, CGDT Deputy Treasurer for Compliance According to our records, on property ID# 87-A-12 & 86-A-179C, the taxes for the first half of 2000 and prior years are paid. If you have any questions regarding this matter, please contact our office. Thank you, Lisa M. Chisholm Collections Assistant 107 NORTH KENT STREET • WINCHESTER, VIRGINIA 22601 IMPACT ANALYSIS STATWENT PARCEL ID 87 ((A)) 12 U • EXHIBIT 9 - GENERALIZED DEVELOPMENT PLAN • • page 15 N Q U) (D CD OUTPUT MODULE APPLICAN': PIN 61-A-12 Net Fiscal Irnpgct kAND USE ryP1- !ndustr(al Costs of Inipacl C'ectl: Cfedits to be Take (Mal Potential Adfustment For REAL EST VAL S35.114.300 Required (enlened ,n Cur Btxlyet Cur Budget Cap Futtm CIPi Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE I t Cap140) Fdc*Ws ml surn only) Opet Cap Equ'p Experdl" S. Taxes. Otter (UnadD,161M) Cast Bate,lce Faclr.ies Imall11 Owellinc unt Fie and ReVUc Departrnant $234.286 $0 $0 $234,286 ERR Elemerdary S&oiots So --- -- k6dcle Schools So So So So SO so ERR H go Schot>Is $0 --- — Parlts aeld Reaeaboo $o $0 $0 $0 so FRR Public Lit nary $0 $0 $Q $0 $0 ERR StaeriffsOffices 5r) $11,359 $O L) 111„fig S11,359 so ERR AhrwrrbTratxn 1301ofirx3 %0 to to $0 $0 FRR Other M JtcraEOusFacimes So $131.668 $26.499 $158,187 $158,187 SO ERR SUBTOTAL S2?4.286 $143.047 $28499 to S0,!. 46 $1159.546 $64,739 ERR LESS: NET FISCAL IMPACT $6.320,615 S6,320,615 $6 320.615 ($6,32D.614 ERR YET CAP. FACILITIES IMPAC ol RR� I VEX. '1.0' If trap Et(tnn w-lutim 1 A NOE( "..Cr if Rev -Cos! Bal, '0.0' if Ratio to,:o Avg: 0.0 Rcv-Cost Bal = 1 C--CO PLANNING DEPT PREFERENCES 1.0 1.0 Ratio 10 Go Avg = 1 433 LIETHODOj-GGY 1 i_�apitat faafbes reevwerrients are input to the as catwlal0d in the tnodef. ~ 2. Vet Fscal ITlpact NPV from ooeralons �akulations is inn in now total of second coixm tzero t negative); included are the one-time taxes4ees Iw one year ordy at fit va1Ue 3 V W of k kre oiler -ao aqutp taxes poid r, third cull" as rakr33ted in f sc;af impact;. 4. NPV of future coptial expenditure tax$$ Said r f0wh 301 as calculated in Fs I ice. 5. NPV of future taxes pad to !rrlg current -�wrty up to standard (or new facilitim— as calcuated for each new laaily 6 Columns tMee 1t riiigh fve are adSed as rxAenhal credits against the calcutated r�apttai !ac*ti9s reouvernenls -,hose arP adlusted fa per., u( costs covered by Te revenues from the protect (actual Lie as ratin to a%S for a I resic:erald- deweloorrem) NOTE. Proffer rafrxtlalwns tin not raclt>de nckode tnterdst becw- tt-ey are cash paynwnts up front. Craft do nduoie merest it the protects are debt financed. NOTES J ~ Mode; Run Date 1 W30000 EAW P.I.N. 87-A-12 R.,Dj:ng Assumos 357,143 squar6 feet 011;e on 14.e3 Xre° zoned Mt pink t, Die to changing conditions assoualed vnth developrrtem in the Cmxvy, the resais of this Ou:txrt Wduln riay not be va td beyond a period of 90 Jays from the model run date r C. William Orndoff, Jr., CGT County Treasurer October 25, 2000 Mr. John Lewis Painter -Lewis 302 S. Braddock St. Winchester, VA 22601 Dear Mr. Lewis, if 9 COUNTY of FREDERICK Office of Treasurer P.O. Box 225 Winchester, Virginia 22604-0225 540/665-5607 FAX 540/662-5838 Judith K. Malone Deputy Treasurer R. Wayne Corbett, CGDT Deputy Treasurer for Compliance According to our records, on property ID# 87-A-12 & 86-A-179C, the taxes for the first half of 2000 and prior years are paid. If you have any questions regarding this matter, please contact our office. Thank you, Lisa M. Chisholm Collections Assistant 107 NORTH KENT STREET • WINCHESTER, VIRGINIA 22601 VERNON A. l SHIRLEY C. CARLSON D.H. 391 — P. 636 �IRQN PM FOUND S 26' 45' 35" W - 2,696.36' I in tD •, o� m�0 La � A N � DJ N 38A aE POR La olc. D.8 N 3b - P. 4 SIS N mW c� S -i I POST N 32'' 41' 54" E _ ! 283.3H' DAMES MAURICE FANSLER L POSTS' D.8. 584 VELV80ROSE2EL1A FqN� t ic, CD Co a a r"r^1 O � vJ l.74' � - !J 32' 07' 25" I \ D.H. 400 L \ P. 340 Z any P m ' M FOUND v r 5 - f33.04' Cir_ O a 45' 35" E 459.09' o� Z 1 I D G7 m . I N PT. BEG. "ON PIN FOUND I • VICUtITY YAP Scald'-"000' co Ln 2 Ac cc APPROVALS Owner's Certificate The above and forgoing subdivision of the land of Dennis L. Ridings is with free consent and in accordance with the desires of the undersigned owners. Date Dennis L. Ridings Date e erley S. Ridi at 19.2592 Ac. J L �9.BS95 Ac. DESERT MAX Scalszl'ul,000' NOTES 1. No Title Report Furnished. 2. The property shown on this plat is a portion of the same property delineated on Frederick County Tax Assessment Map Number 86000A00000000000179C and Map Number 87000A006000000000120. 3. The property shown on this plat is a portion of the property acquired by Dennis 1.. Ridings at D.B.437, P.92, D.B.571, P.446 asd 75!, P.1706. 4. The property shown on this plat is Zoned - RA. 5. Setback Requirements: Front: 60, Side: 15, Re ar: 501 Access Esm't.: 60' 0� COEM Wa. Jr -A u t,;ENSENo 'FINAL PLAT FOR IQNOR RURAL SUHDIVISION A PORTION OF THE LA19D OF DENNIS L. RIDINGS OPEQUON D93TRICT . PREDEMI COUNTY, VIRGIIIIA SCALWO-26i' J"UARY 29, 1"1 iRI C HM EURYN" WMHENS CITY, YIRGD(IA Revised 3-1-91 Sieat 1 of 2 200 100 a 200 400 N a Vernon A. Carlson \ 7 D.B.391, P.638 , A D.B.400, P.340 ` c� _oned:RA N 26. 45' 35" E - 1,743.55' ti 5sm't�—� '% a -A ----- w-i--------- -11)' '— Lee Ridings—�<<„D.B.716, P_907 D.B.754, o� F434 cP.1698 \4° 14' S7" W Zoned•RA,� �, 60' B.R.L�'145' 35" W667.68' N 8 °� f :i 26° 45' 35" W- 459.30' to tn 97.52 5-^Z N Liberty Baptist ChurchD.5.698, P.691 2 D.B.692, P.867Ch ba ©�oo .� `jShed J POND e. `'. ' . E Zoned:M-1 v9op"� E �f'ALTHO�D w 3 U Shed40 e44 �/h tFrameJ �♦ `.]n�'o;aCa �? i c / w Shed o Elliott Ritchie. Jr e / ,� /O' Garage '- 19.2592 ACRES ©I as O p q ' m � L� _mSF- No I/ O r YY r N K I S 0' EL—R. L. — "' S 32° 41' 55' FINAL PLAT FOR u 2 - ],054.79' _ MINOR RURAL SUBDIVISION p A PORTION OF Other Land of THE LAND OF U-' Dennis L. D B 437, PRidings s D.B.571, P.446 DENNIS L. RIDINGS ao D.B.659, P737 OPEQUON DISTRICT D.B.754, P.1706 Q` PREDERICH COUNTY, 1►IRGINIA 49.6895 ned:RA �7.a E A E $CALB:1'�2fa JANUARY 29, 1991 Remaining �' 3 '�25 RITCHIESURVEYS STEPHZM CR'Y, VIRGINIA Revised 3-I-91 Sheet 2 of 2 • f 20,332-A 1HHW: j r .�•10/11/74 !I ,Cs . • 0 _ IFYYM YYYYYYYYYY7FYYY�f IrYYMMIrY YYM — - A III M.-MAP'I'I ri, FP At, �- - Fr Trx Y M 1F if IFMMYiFYY YN7F ,rYMMMMirYYMYYN Y'YY r�1► 437 net 92 d. THiS DEED made and dated this•y� day of October, 1974, by and between ARTHUR M. MARTIN and ELOiSE M. MARTIN, his wife, ALFRED D. WISE and MARY L. WISE, his wife, and LEOiIA W. WHITTAKER, unmarried, parties of the first part, and DENNIS L. RIDIiIGS and BETTY A. RIDINGS, his wife, parties of the second part. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable cons idera- tion, the receipt of all of which is hereby acknowledged, the partles of the first part do hereby grant, bargain, se II and convey with general warranty of title, unto the parties of the second part, jointly, as tenants by the entireties, with common law right of survivorship, it being intended that the part of j the one dying should then belong to the other, his or her heirs or assigns, the following described property and appurtenances i thereunto_btlongIng: All that certain tract of land containing I 45.G7 acres, more or leas, located on the Southern I Boundary Linea of the Stephens City - Double Toll Cate Road, Routo 277 end situate inVO1,equil NagiateriAl District, Frederick County, C , bounded as follows: Beginning At an iron pin (found) in the said Iloundnry Line, a corner to the Carlaon Iot, 1 running with trio Cactnrn Line of avid Lot, and continuing with the i:aatern Line of the Cnrluon Land S 2G° 45' 35" W 2,690.39 feet to an iron pin in the Northcaotern Line of the Kenyon Land; I thence with the said Line S 590 0' 27" C 693.78 feet to an iron pin corner to A; thence with the: ilorthuestern Line of the said parcel II 32° 41' 511 E 1,804.50 feet to an iron pin in the Center Lino of the power Company R/W, a corner to the 9.97 Acre Tract; thence with t1le two follorrinl; Lines of the said Tract - with the Center Litre of said R/W It SG° 06' 39".W 396.40 feet to an iron pin; thence it 35° 31' 19" E 1,07,1.Cry 02 feet to an iron i pin in the said Boundary 1.(Arc Line); thence with the two following Boy Linco - with the Arc Line 538.12 feet (C)1211 II 750 72' 56" 11 53G.28 feet) to a highw4 rnonuincnt; tlrcnre 11 P30 35' I/ 113.04 feet to tj�e bel;inulna, cont.rininr; , 45.67 acres and being shown on A certain I,lnt And aurvey dated July 25, 1974 propAred by Let, i A. rbert, Certified Land Surveyor, which is at- tAch,,d hereto and is to be tend as A Dart hereof. I • ' I i soon 437 rift 9-1 The property conveyed herein is a purtion of that larger tract or parcel of real estate which was conveyed by Ora i B. Wise to Paul S. Wise and Olive E. Wise, his wife, for their lifetimes, and upon their death to their children, by Deed dated the 29th day of March, 1940, of record in the Office of the Clerk' of the Circuit Court of Frederick County in Deed Book 190, at I Page 108. Olive E. Wise departed this life September 18, 1961 Virginia intestate, having been a resident of FrederickCeunty, Vir g and Paul S. Wise departed this life testate on July 7, 1973, I having been a resident of Frederick County, Virginia. Three children were born to Paul S. Wise and Olive E. Wise, namely Eloise Wise, now Eloise Martin, Leona Whittaker, formcrly Leona I i Wise and Alfred D. Wise. All of said children are over twenty- one (21) years of age. Reference is here made to the aforesaid instruments and the attachments and the references therein contained for a further and more particular description of the property hereby I conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements, and rights of way - Except as noted above, the Grantors covenant that they have a right to convey said property to the Grantees; that they have done no act to encumber Said property; that they will execute such further assurances of title to said property as may be requisite; that they are seized in tee simple of the property conveyed; and that the Grantees shall have quiet possession of said property free from all encumbrances. WITNESS the following signatures and seals: -2- _G}d'I (SEAL) Arrtt ,J rtun (SEAL) .. __ artin 1 1► A 14 1 I I A I A 1 1 1 1/ 1 1 1 1 1 1 1/ A • 1r u • 0 CLARKF. L. CORNWELL, r'r ALS TO: 11FCD 6 PARTIAL R1I.I:"1SF DFNNIS L. PIDINGS, FT IIX / 1 ... A • . / . AAA ► / A . / ... / . ► A .... . 8K57/rcr,46 TNIE DEED AND DEED OF PARTIAL. RELrASP. made and dated the _3"' day of --)., _j_, 199 ;/, by and between CLARKE L. CORNWELL and NORA 11. CORNWELL, his wife (hereinafter 'Cornwells"), parties of the first part, DENNIS L. RIDINGS and BETTY A. RIDINGS, his wife (hereinafter "Ridings'), parti-q of the second part, SIIENANDOAII PRESBYTERY CORPORATIOI11 a Virginia non -stock corporatio , PENEFICIARY, party of the third part, and J. SLOAN KUYKENDALL, SOL (ACTING TRUSTEE, party of tho fourth port. HITNESSETIir That for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideratior the receipt of all of which is hereby acknowledged, the Cornwells do hereby grant, bargain, Pell and convey with general warranty o title, unto the Rldings, Jointly, as tenants by the entireties, with common law right of survivorship, it being intended that the part of the one dying should then belong to the other, his or her heirs or aeslgne, the following described property and Appurtenant thereunto belonging/ All that ertain parcel or lot of land to-?eted on the south Aida of State Route 277 in Opoquon Magisterial District, Frederick County, Virginia, containing 3.90 Acres and being more particularly shown as Parcel "B" on the plat of Elliott Ritchie, Jr., dated November 15, 1993, entitled "A Subdivision of the Property of Clarke L. Cornwell", attached hereto and by this reference made A part hereof, LESS AND EXCEPT a cemetery con- taining approximately 0.04 acres. The land conveyed herein is a portion of the laid conveyed to the Cornwel15 by deed .f Sher.nndoah Presbytery Corporation dated Sc;tember 7, 1979, and recorded in the Clork's ofi.cP of the ircu:t Court. of FrecAerick County, Virginia, in Deed Book 513, at -mg, 677. Reference is here made to the aforesaid instrumental and the r,!tachments and the references therein contained for a further end more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded land enforceahle restrictions, easements, and rights of way s 0 0 0 • OK7511rr,I706 I 21105.001 THIS DF.FD made and � dated this y day of (. 12/31/90 TMD/sk 1991, by and between Robert A. 1iDatli7l and Janet 8, zinats", his wife, hereinafter referred to as Grantors, and Dennis L. Riciinq& and Beverley S. Ridilign, his wife, hereinafter referred to as Grantees. NITNESSETIft That for and in consideration of the sum of Ton Dollars ($lo.00) and other good and valuable consideration, the receipt of all of which is hereby v acknowledged, the Grantors do hereby grant, bargain, sell end convey with general warranty of title, unto the Grantees, as tenants in common, a one-half (1/2) undivided interest each, In and to the following described property and appurtenances thereunto belonging: All of that certain tract of land . located on the southern Aide of the Stephen@ City - Double Toll Gate Road, Route 277, and situate in opequon Magisterial District, Frederick County, Virginia, containing 28.343 acres, more or lean, and being a portion of Tract 4 containing 69.996 acres shown on that r certain plat and survey made by L. Allen Ebert, L.S., dated September 4, 1987, the ;p recorded in the Office of the Clark !! Circuit Court of Frederick County, by .; Virginia, in Deed Book 659 at Page 734, c reference made a part hereof an if set out In full, and being A portion of the name property acquired by the Grantors herein by deed from Arthur M. Martin, at al, dated October 11, 1974 and recorded in the Aforesaid Clerk's office in Deed Book 436 at Page 516. a.. ,.. Reference In here made to the aforesaid instruments 1, 011 and the attachments and the references therein contained for a HiZd&" XT1RS further and more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements and rights of way. The Grantors covenant that they have a right to convey said property to the Grantees; that they have done no act to encumber said propertyl that they will execute such IMPACT ANALYSIS STAfVIENT PARCEL ID 87 ((A)) 12 • 1�1 • EXHIBIT 7 - CURRENT TAX STATEMENT page 13 • • • COUNTY of FREDERICK Office of Treasurer P.O. Box 225 Winchester, Virginia 22604-0225 540/665-5607 FAX 540/662-5838 C. William Orndoff, Jr., CGT County Treasurer October 25, 2000 Mr. John Lewis Painter -Lewis 302 S. Braddock St. Winchester, VA 22601 Dear Mr. Lewis, Judith K. Malone Deputy Treasurer R. Wayne Corbett, CGDT Deputy Treasurer for Compliance According to our records, on property ID# 87-A-12 & 86-A-179C, the taxes for the first half of 2000 and prior years are paid. If you have any questions regarding this matter, please contact our office. • Thank you, Lisa M. Chisholm Collections Assistant 107 NORTH KENT STREET • WINCHESTER. VIRGINIA 22601 • MEMORANDUM TO: Finance Department FROM: Karen A. Cain, Office Assistant II «. SUBJECT: Return Of Sign Deposit DATE: June 12, 2001 0 COUNTY of F'REDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 The amount of $25.00 was deposited in line item # 10-1911-08 for the business named below as a deposit for a sign fDr Rezoning. Application #02-0 t . They have now returned the sign and are therefore entitled to the return of their deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $25.00 to: 0 • Liberty Baptist Church PO Box 67 1400 Fairfax Pike Stephens City, VA 22655 I O the members of the Frederick County Planning and Development Commission: Liberty Baptist Church received notification of rezoning of 14.43 acres owned by Dennis Ridings, Property Identification Number 87-A-12. We have been located directly in front of Irongate (about 300 yards) for about 7-8 years. During this time we have never had a problem with noise, pollution, water drainage, contaminants, or any other issues that are generally associated with light industrial land usage. Irongates' property is kept in a neat and orderly manner and has never been a problem with this church. We have absolutely no problems or concerns with the rezoning request and would ask the Planning Commission grant this request. It might be noted that it was our desire to publicly state this opinion at your meeting. However, due to circumstance beyond our control, this was impossible. Therefore, we send you this letter of recommendation based upon our past experience with Irongate and Dennis Ridings. If you have any questions please call us at 868-6595. Liberty Baptist Church (C. li�-JFIIL Pastor, Jackie Battles RECEIVED FFB282001 �ED7 ;;r- ?,-A,XNNaDEVELOPMENT II a.o., (,* f Qf6%4C*40 a (0 I�llo/o� APPLICATION FOR REZONING FREDERICK COUNTY, VIRGINIA In order to rezone a parcel of land in Frederick County, an application for rezoning must be submitted to the Department of Planning and Development. It is the responsibility of the applicant to gather all information and materials that make up the application. Rezonings are ultimately approved or denied by the County Board of Supervisors. This package contains instructions which must be must be followed in order to complete an application. It is important to read these instructions carefully. If you have questions or need assistance, please contact the Department of Planning and Development at (540) 665-5651. Application Materials The following materials must be submitted to the Department of Planning and Development. completed application form (the form is attached). Q.EV%Sf S IK� 0 i3 Vl A survey or plat of the entire parcel with the location of all proposed zoning boundary lines. ►3. A copy of the deed to the property verifying current ownership. This may be obtained from the Frederick County Clerk of the Circuit Court at the Joint Judicial Center, 5 North Kent Street, Winchester. A statement verifying that tares have been paid. This may be obtained from the Treasurer's Office at 107 North Kent Street, Winchester. �5. A complete listing of adjoining property owners, including addresses and property identification numbers. These can be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. VlImpact analysis statement. Information concerning the projected impacts of the proposed rezoning following the specifications beginning on Page 5. ✓7. Proffer Statement. Specific conditions to be volunteered as part of the application. See /explanation and instructions on Page 10. /8. Completed agency comment sheets. Comments sheets are attached. It may not be required that all comment sheets be completed. Check with the Department of Planning and Development to determine which comment sheets are applicable. -9. Fees. There is a S550 base fee plus S35 per acre and a S25 deposit for a public hearing sign. Checks should be made payable to "Treasurer of Frederick County." 49 La 4 is . Pa.�. /C�•.x:. ZAL . w . COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 WIFICATICANI OF PUBLIC rIt"AR1MGi March 28, 2001 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #02-01 OF IRONGATE, INC. On behalf of the Frederick County Board of Supervisors, you arc hereby notified of a public hearing being held on April 11, 2001, at 7:15 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #02-01 of Irongate, Inc., submitted by Painter -Lewis, P.L.C., to rezone a 14.43-acre portion of a 48.26-acre tract from RA (Rural Areas) to M1 (Light Industrial). This property is located on the south side of Fairfax Pike (Route 277), approximately I '/4 miles west of the Clarke County line and is identified xvith Property Identification Number 87-A-12 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application will be available for review at the Handley Library, temporary *Apple Blossom Mall location, approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Evan 2Wyatt Director EAW/ch -Please dote: The tentporaq Loudoun Street Mall branch of Ilanrlley Library is noiv closed. Handley Library is scheduled to re -open on April 10, 2001. AAAdj oinas\?o0I \Irongatc_RE7.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 or, This is to c rtify that the attached correspondence was mailed to the following on —M /i X4� 0 (7 from the Department of Planning and Development, Frederick County,eiginia: 86 - A- - 179-E RIDINGS, LEE & MARY F. 86 - A- - 179- 260 RIDINGS LN CARLSON, SHIRLEY C WHITE POST, VA 22663.1873 1312 FAIRFAX PIKE WHITE POST, VA 22663.1805 86 - A- - 218- LEIGHT, JOHN MAX & JOANN G 86 - A- - 179-D LIBERTY BAPTIST CHURCH 115 MASSIE LN STEPHENS CITY, VA. 22655.3005 PO BOX 67 STEPHENS CITY, VA 22655.0067 87 - A- - 12-D SMITH, GLEN A & DRU E 88 - A.. 178. 1518 FAIRFAX PIKE CARPER, EMMA ELIZABETH TRENARY WHITE POST, VA 22663.1807 1389 FAIRFAX PIKE 87 - A- - 13- WHITE POST, VA 22663.1817 FANSLER, JAMES MAURICE 87 - A- - 12- 214 APPRENTICE LN RIDINGS, DENNIS L WHITE POST, VA. 22663.1800 280 RIDINGS LN WHITE POST, VA. 22663-1874 IRONGATP, INC. 87 - A- - 12-C 201 Ridings Lane CALHOUN, JAMES A White Post, VA 22663 4881 VALLEY PIKE STEPHENS CITY, VA 22655-3909 Evan A. yatt, Pla iing Director Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK 1, Ctth Onn 1-In I I , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated '� - aY) -y 1 , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this - ) h day of C� My commission expires on ����1 L�QI'1 I ap) OCCA ' --- OTARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 INICAIFICArION Or PUBLIC r1c*Ak1' 1 iG February 7, 2001 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #02-01 OF IRONGATE, INC. On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on February 21, 2001, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #02-01 of Irongate, Inc., submitted by Painter -Lewis, P.L.C., to rezone a 14.43-acre portion of a 48.26-acre tract from RA (Rural Areas) to M 1 (Light Industrial). This property is located on the south side of Fairfax Pike (Route 277), approximately 1 '/4 miles west of the Clarke County line and is identified with Property Identification Number 87-A-12 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application will be available for review at the Handley Library (temporary Loudoull Street Mall location) approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, Sincerely, Evan A�Wyatt Director EAW/ch A \Adjoincrs\Irongatc_RrX%ypd 107 North Kent Street • Winchester, Virginia 22601-5000 This is o certify that the attached correspondence was mailed to the following on 2 <2 00/ from the Department of Planning and Development, Frederick County, Virginia: 87 - A- - 12- IVI9C,f.,. RIDINGS, DENNIS L 280 RIDINGS LN PAINTER-LEWIS, P.L.C. / WHITE POST, VA. 22663.1874 302 S. Braddock Street, Suite 200 87 - A- - 12-C Winchester, VA 22601 CALHOUN, JAMES A 86 - A- - 179- 4881 VALLEY PIKE CARLSON, SHIRLEY C STEPHENS CITY, VA 22655.3909 1312 FAIRFAX PIKE WHITE POST, VA 22663.1805 86 - A- - 218- LEIGHT, JOHN MAX & JOANN G 86 - A- - 179-D LIBERTY BAPTIST CHURCH PO BOX 67 STEPHENS CITY, VA 86 - A- - 179-E RIDINGS, LEE & MARY F. 260 RIDINGS LN WHITE POST, VA 115 MASSIE LN STEPHENS CITY, VA. 22655.0067 87 - A- - 12-D SMITH, GLEN A & DRU E 1518 FAIRFAX PIKE WHITE POST, VA 22663.1873 86 - A- - 178- CARPER, EMMA ELIZABETH TRENARY 1389 FAIRFAX PIKE WHITE POST, VA 22663.1817 V_ rik ate_-, If, C - o f I<, d i I s L G ►� e whh, Pasf UJI Z z663 STATE OF VIRGINIA COUNTY OF FREDERICK 22655.3005 22663.1807 87 - A- - 13- FANSLER, JAMES MAURICE 214 APPRENTICE LN WHITE POST, VA. 22663.1800 — &)-n (� - A�� Evan A. W att, Planniq ftfrector Frederick Co. PlanningjDcpt. I, P),C-J-h 0-110 LL, I I , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated a _/ () ) , has personally appeared before me and acknowledged the same in my State and County aforesaid. -' Given under my hand this r # (l day of bi 'l. n r ;)co My commission expires on i(,()aj �,_ TARY PUBLIC 10 TO: Barbara in Data Processing ftOM: Planning Department Please print sets of labels byie 9—,5— THANK YOU!! Adjoining Property Owners Rezoning �r #())- - 0 Lj ZRoNG� Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2ncl floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number T Address Name . � d C. �c��S �� P'� k� \nl l ;a ?o�! h. v ox (0 1 S �c h cn C j z z S S Pro er # -A- E-1,) A- ►, cl Lj✓ Name ( lacy (� �� rs- (`v l Property # 1 1 q1) Name L I�c,�;� i�oS-i-iZ6 (a3 Property # 8G - A- 1-1gi G Name C rv� E 1 ate. ctt (r.c C c ✓ e✓ l 3 &-`i T " -. i -�a k � �tJb,�A,, ��oS �,�/✓1zZ.0 �3 Property # �S'1a- A • I-7 S / Name �� 5o os V -2- to �, Property # 31 - A 1 Z Name `- �s �c�l� 'n /��Skl �c,llcl hike. S lc�l.rv�s �tty,V�i z.z�o 55 Pro ert # 4-7-A t2-C-- `�-i-A- r3� Name 1--e-rn N .5 r . , lh r E . � � 1S i� ��k.e V�fl`i Property# Name Property# Name Property# Name Property # BL - A - 1—/9 C . g-r -t;-- 17,-1, 15 ,& -1 - tk - l 0 • V N^ 176 1 fio ,pro r � o F irf x Pike Lo eD a 7,�p1 1 2 ^gym 1 7 9 D N /Y � �'� 1,tK 0 180 179 179C 179E 218' 248-24 See 220 \v> 12 12D � A COUNTY &EDERICK A Department of Planning and Development 8-7 — s{ — I Z 540/665-5651 FAX: 540/ 678-0682 Jl�,-= JI- . 5 IZA E P-at- _ oo,- a3 +3 ax,-" AZ � h 1