HomeMy WebLinkAbout01-12 Snowden Bridge Station - Stonewall 6.5 RA-M1, 6.2 RP-M1 - BackfileREZONING TRACKING SHEET
Check List:
Application Form ✓
Proffer StateffiMit
Impact Analysis ✓
Adjoiner List
Sys ID #
File opened
/Fee & Sign Deposit
Tweed— ✓
Plat/Survey a�
Taxes Paid Statement
Reference manual updated/number assigned
D-base updated
Copy of adjoiner list given to staff member for verification
Color location maps ordered from Mapping
Application Action Summary updated
Planning Commission Meeting ACTION:
Board of Supervisors Meeting ACTION:L�tce_c--�
Signed copy of Resolution received from County Administrator and
placed in Proffers Notebook together with proffers
Approval (or denial) letter mailed to applicant/copy to file and cc's
Reference manual updated
D-base updated
Application Action Summary updated
File given to Mapping to update zoning map
Zoning map amended
RECEIPT
DATE 11-1
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COUNTY of FRIEDERICIK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
March 15, 2012
Mr. Gary R. Oates, LS-B, PE
GreyWolfe, Inc.
1073 Redbud Road
Winchester, VA 22603
RE: REZONING 901-12, SNOWDEN BRIDGE STATION
PINS: 43-A-143, 43-A-144, 43-A-145, 43-A-146, and 43-A-147
Dear Gary:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of March 14, 2012. The above -referenced application was approved to rezone 6.512 acres
from RA (Rural Areas) District and 6.180 acres from RP (Residential Performance) District, totaling
12.692 acres, to M 1 (Light Industrial) District, with proffers. The properties are located adjacent to
CSX Railroad; 620 feet east of Route 1 I on the north side of Snowden Bridge Boulevard, in the
Stonewall Magisterial District.
The proffer statement, originally dated July 18, 2011, with final revision date of January 9, 2012, that
was approved as a part of this rezoning application is unique to the above referenced properties and
is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your
records. Pursuant to §165.102.06E, the County Attorney will present the written proffer to the
Frederick County Cleric of Circuit Court for recordation.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Sincerely,
Michael T. Ruddy, AICP
Deputy Planning Director
MTR/bad
Attaclurient
cc: Charles DeHaven, Jr., Stonewall Magisterial District Supervisor
Stan Crockett, Stonewall Magisterial District Commissioner
Jane Anderson, Real Estate
Commissioner of Revenue
Rod Williams, County Attorney w/Proffer and Resolution
Jolui Omps and Keven Omps, 1800 Martinsburg Pike, Winchester, VA 22603
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
•
E
REZONING APPLICATION #01-12
SNOWDEN BRIDGE STATION
Staff Report for the Board of Supervisors
Pt•epai•ed: March 5, 2012
Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director
Reviewed Action
Planning Commission: 02/15/12 Recommended Approval
Board of Supervisors: 03/14/12 Pending
PROPOSAL: To rezone 6.512 acres from RA (Rural Areas) District and 6.180 acres from RP
(Residential Performance) District, totaling 12.692 acres to M I (Light Industrial) District, with proffers.
LOCATION: The properties are located adjacent to CSX Railroad, 620 feet east of Route 1 1 on the
north side of Snowden Bridge Boulevard.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/14/12 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone a total of 12.692 acres of land from the RP (Residential Performance)
and RA (Rural Areas) Districts to the M 1 (Light Industrial) with proffers to accommodate industrial
uses. The proposed light industrial land use in this application is consistent with the goal of the 2030
Comprehensive Plan. With this rezoning, the applicant has proff ercd to dedicate the necessary right-of-
way to construct a connection, Ezra Avenue, through the property to the adjacent property consistent
with the Northeast Land Use Plan. The application has addressed the concerns identified, including
those comments previously offered by Frederick County Transportation regarding bicycle and
pedestrian accommodations.
The Frederick County Planning Commission recommended approval of this request.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The applicant should be prepared to adequately
address all concerns raised by the Board of Supei•visois.
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Rezoning 1101-12 Snowden Bridge Station
March 5, 2012
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in milking a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved Issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 02/15/12 Recommended Approval
Board of Supervisors: 03/14/12 Pending
PROPOSAL: To rezone 6.512 acres from RA (Rural Areas) District and 6.180 acres frotll RP
(Residential Performance) District, totaling 12.692 acres to M 1 (Light Industrial) District, with proffers.
LOCATION: The properties are located adjacent to CSX Railroad, 620 feet east of Route I I on the
north side of Snowden Bridge Boulevard.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY Ill NUMBERS: 44-A-143, 44-A-144, 43-A-145, 43-A-146 and 43-A-147
PROPERTY ZONING: RA (Rural Area) and RP (Residential Performance)
PRESENT USE: Vacant and residential
ADJOINING PROPERTY ZONING & PRESENT USE:
North:
RA (Rural Area)
Use: Nursery
South:
M 1 (Light Industrial)
Use: Vacant/North Stephenson, Inc.
Past:
M1 (Light Industrial)
Use: Vacant/Graystone Industrial Park
West:
RA (Rural Areas)
Use: Vacant
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Rezoning 1101-12 Snowden Bridge Station
March 5, 2012
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: Please see crttachecl hwo e-mails, both elated September 6, 2011,
from ilfalthely Smith of I'DOT.
Fire Marshal: Approved.
Public Works Department: We do not have any comments regarding the proposed rezoning.
However, we do recommend that future MDPs include a statement regarding the disposition of existiIg
wells and drainfields.
Department of Inspections: No comment provided.
Sanitation Authority: Sewer: There is sufficient line and treatment capacity to serve this site. The
Authority no longer allows a force main to connect to another force main. Forced sewer is to be
brought to a manhole or pump station. Water: There is Sufficient water pressure in this area. But, due
to current and presently allocated demand, there is a possibility of not having SLIff IClent water VOILlille to
serve this site when it is developed.
Sei-vice Authority: No comments.
Fi-edei-ick-Winchester Health Department: Health Department has no objection to the request as
stated, so long as no existing Or proposed drainfields and wells are negatively impacted.
Historic Resources Advisoi-y Board: Upon review of the proposed rezoning, it appears that the
proposal does not significantly impact historic resources and it is not necessary to schedule a formal
review of the rezoning application by the I-IRAB. According to the Rural Landmarks Survey, there are
no significant historic structures located on the properties nor are there any possible historic districts in
the vicinity. It is noted that the National Park Service Study Of Civil Ware Sites in the Shenandoah
Valley does identify this property as being located within the study area of the Second and Third
Opequon Battles of Winchester. I-lowevcr, the general vicinity of this site is identified by the Study as
having lost its integrity.
Department of Parks & Recreation: No comment.
Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it
will not impact operation at the Winchester Regional Airport.
Frederick County Public Schools: We Offer no comments oil this application.
Frederick County Attorney: Please see attached letter elated August 15, 201 1,from Roclerick B.
Williams, County Attorney.
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Rezoning NI-12 Snowden Bridge Station
March 5, 2012
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TI'3nsportatlon: The COLlnty's adopted Comprehensive Plan calls for complete streets throughout the
County. Complete Streets consider all potential Users OI the transportation system. Bicycle and
pedestrian improvemeIts ShOLlld be 111CILICIed along the frontage consistent with what has been put in
place at Rutherford Crossing and is planned to be put in on the Greystone Development. Staff is very
concerned that the levels of traffic front this proposed development would require a signal at the
intersection with Snowden Bridge Boulevard. Spacing for this proposed signal from the intersection of
Snowden Bridge and Route 11 would be well below VDOT Spacing standards. Considering the
importance of Snowden Bridge Boulevard in the COLlnty's transportation plan, SitUatlons that degrade
overall capacity and do not meet standards should be avoided. Development should be limited to a
level that would not require a signal or else a future right in/right out condition Should be considered as
alternatives to signalizing this entrance. h1 addition, other access points should be considered as
properties to the north develop in order to ease traffic pressures at this point.
Planning & Zoning:
1) Site Histoi-y
The original Frederick County zoning map (U.S.G.S. Winchester, VA Quadrangle) identifies
the majority of the Subject property as being zoned A-2 (Agriculture General). The County'S
agricultural zoning districts were combined to form the RA (Rural Areas) District upon
adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The
corresponding zoning map resulted in the re -mapping of this portion of the subject property and
all other A-1 and A-2 rezoned land to the RA District. The remainder of the property was
identified as being zoned R-3. The R-3 (Residential -General) District zoning classification was
modified to RP (Residential Performance) District on February 14, 1990, during the
comprehensive amendment to the County's Zoning Ordinance. The portion of the subject
property that is zoned RP has remained RP (Residential Performance) District since that time.
2) Comprehensive Policy Plan
The 2030 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2030 Comprehensive Plan is an official public document that serves as the community's
guide for making decisions regarding development, preservation, public facilities and other key
components of coIllmunity life. The primary goal Of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition of policies used to
plan for the future physical development of Frederick County.
The Area Plans, Appendix I of the 2030 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
III order for any proposed rezoning t0 be approved, the applicants will be expected to contribute
a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed
development. Such contributions can be in the form of cash, dedicated land, or constructed
improvements or in any other manner consistent with the Code of Virginia. [2030
Comprehensive Plan, hnhlementing the Plan, VJ
0
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Rezoning 110 1- 12 Snowden Bridge Station
March 5, 2012
Page 5
Rezoning requests should be evaluated to determine their potential impacts on public facilities.
Costs to the County should be estimated in terms of what impact the development, which could
result from the proposed rezoning, would have on public facilities and InfrastRICtUre. [2030
Comprehensive Plan, Iml3lementing the Plan, [/]
Rezoning requests Should not be approved 1111ICSS the ]let impacts on pUbllc facilities arc
positive, or unless the negative impacts can be adequately addressed through proffers or some
other means. A request for rezoning may be turned down even though all fiscal impacts appear
to be addressed. If there are other impacts which arc not addressed by the rezoning application,
or if the request does not conform to this plan, a similar method should be developed for
determining the impacts of proposed developments on transportation systems and other public
facilities. [2030 Comprehensive Plan, Implemenling the Plan, vJ
Land Use.
The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, recognizes that
this property is planned for industrial land uses. In addition, the adjacent area is planned for
industrial and commercial land uses. The property is located within the County's Sewer and
Water Service Area.
Site Access and Transpoilalion.
Access to this site will be via a connection to Snowden Bridge Boulevard that would align with
an access point already approved with the North Stephenson, Inc., rezoning application. The
adjacent North Stephenson, Inc., rezoning application proffered the necessary right-of-way for
the development of Snowden Bridge Boulevard. Construction of Snowden Bridge Boulevard is
coordinated through several projects including North Stephenson Inc., Graystone, and Snowden
Bridge. Snowden Bridge Boulevard connects to ROUte 11, Martinsburg Pike, at the entrance to
the Rutherford Farm Development (Target and Lowes).
The Eastern Road Plan and the North East Land Use Plan call for a road to be constructed
through this property to the adjacent future commercial development to the north. It is this road
that is being used for direct access to the site.
Envii-onment.
Issues concerning water quality, quantity, Use, and protection Of water reSOUrces are directly
related to land development activities. Water supplies are needed to support development, while
surface and groundwater are potentially affected by development activities [2030
Comprehensive Plan, Seclion MII, Nalural Resources].
Hisl o,.1,
According to the Rural Landmarks Survey, there are no significant historic structures located on
the properties nor are there any possible historic districts in the vicinity. It is noted that the
National Park Service Study of Civil War Sites in the Shenandoah Valley does identify this
property as being located within the study area of the Second and 'Third Opcquon Battles of
Winchester. However, the general v1Clnity of this site is identified by the Study as having lost
its integrity.
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Rezoning 1101-12 Snowden Bridge Station
March 5, 2012
Page 6
3) Site Suitability/Environment
The site is not located within or near any 100 year Iloodplains. In addition, there are no
woodlands or other environmental features on the site. This area is, however, known for karst
topography and special attention should be paid during development for potential sinkholes and
related impacts.
4) Potential Impacts
Frederick Count T�portation Comments:
The development of Snowden Bridge Station, as proposed, is in keephig with the Currently
adopted Eastern Road Plan. Snowden Bridge Boulevard crosses this development from west to
east, which will provide access to the recently rezoriccl Graystone Industrial Park and beyond
that, the Snowden Bridge Residential development. On the south side of Snowden Bridge
Boulevard, Redbud Road is planned to be realigned to intersect with Snowden Bridge
Boulevard at the proposed intersection in this rezoning or at some point within the Graystone
development. The preferred location for that realignment, for reasons of safety and traffic
flows, would be the Graystone location. Key concerns with this proposed rezoning are as
follows:
l . Regarding the future signal
The spacing between this proposed future signal and the intersection of Route I 1 and
Snowden Bridge Boulevard does Ilot mcct state standards. That said, it is Unlikely that,
long term, a signal Carl be avoided at this location without removing the ability to
develop the property. Staff continues to reinforce the following recommendations in
order to reduce future negative impacts:
A. Pursue development with low trip generation impacts.
B. Provide connectivity to the north in order to maximize opportunities for
other outlets to the transportation system as northern properties develop
in the future.
C. That Redbud road be realigned within the Graystone development.
2. Regarding Bicycle and Peclestrian Accommodations
Staff seeks assurance that this development provides bicycle and pedestrian
accommodations that tic into Current and planned systems. Currently, no bicycle and
pedestrian accommodations have been made. To be addressed with site development.
5) Proffer Statement — Dated July 18, 2011 and revised on January 9, 2012
A) Allowed Uses:
All of the uses permitted in the MI (Light hldlistrial) District would be allowed. No
additional restrictions have been proffered by the Applicant.
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Rezoning 1101-12 Snowden Bridge Station
March 5, 2012
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B) Access Management and Transportation.
Ezra Lane is proffered to be constructed in the general location shown on the plat that
accompanies the proffer statement from Snowden Bridge BOUlevard t0 NUlton Lane.
The road will be built to VDOT standards for ultimate acceptance by the State. Ezra
Lane is the only access to the property. It Should be noted that while the right-of-way
will be provided t0 the adjacent property to the 1101-th, the COnStrUCtlOn of future Ezra
Lane does not extend all the way to the adjacent property line, only to Nulton Lane.
The Applicant has proffered to install signalization improvements at the intersection of
Ezra Drive and Snowden Bridge Boulevard as specified by VDOT.
C) Site Development:
The Applicant will construct water and sewer to and along Ezra Lane, and will provide
an casement to allow the adjacent properties to connect. No other site improvements
have been proffered. It should be noted that the North Stephenson, Inc., proffers include
landscaping in the form of street trees along Snowden Bridge Boulevard, which by
default, is across the frontage of this property.
D) Mitigating the hnpact of Development:
The Applicant has proffered a cash contribution in the amount Of $0.10 per building
square foot to be directed to Frederick County fire and RCSCl1C. The purpose of this
dedication would be to assist in the capital facility needs of fire and rescue associated
with the development of this property.
STAFF CONCLUSIONS FOR THE 02/15/12 PLANNING COMMISSION MEETING:
This is an application to rezone a total of 12.692 acres of land from the RP (Residential Performance)
and RA (Rural Areas) Districts to the M I (Light Industrial) with proffers to accommodate industrial
uses. The proposed light industrial land use in this application is consistent with the goal of the 2030
Comprehensive Plan. With this rezoning, the applicant has proffered to dedicate the necessary right-of-
way to construct a connection, Ezra Avenue, through the property to the adjacent property consistent
with the Northeast Land Use Plan. The application has addressed the concerns identified with the
exception of those comments previously offered by Frederick County Transportation's regarding bicycle
and pedestrian accommodations. It should be noted that at this time final comment has not been
received from VDOT.
PLANNING COMMISSION SUMMARY & ACTION OF THE 02/15/12 MEETING:
The representative for this rezoning application, Mr. Tint Stowe with Stowe Engineering, PLC, stated
they are currently working on a master development plan which will address the pedestrian and bicycle
issue for all of the properties included in the North Stephenson area, as well as this rezoning area. Mr.
Stowe noted they are restrained by where they can access this property, but believe they've done the
best possible with the access point on Ezra Lane.
There were no public comments.
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Rezoning 1101-12 Snowden Bridge Station
March 5, 2012
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A member of the Commission recognized the intersection is probably not in the perfect location, but did
not think It was significant enough not to go forward. A motion was made, Seconded, and unamn70LISly
passed to recommend approval of the rezoning with the proffers offered by the applicant.
The vote was as follows:
YES (TO REC. APPROVAL): Unger, Ambrogi, Manuel, Crockett, Wilmot, Madagan, LclmieLIX
ABSTAIN: Oates, Kenney
(Note: Commissioners Thomas, Triplett, Mohn, and Crosen were absent from the meeting.)
E
REZONING APPLICATION 901-12
SNOWDEN BRIDGE STATION
Staff Report for the Planning Commission
Prepared: Janua►y 30, 2012
Staff Contact: Michael 1'. Ruddy, AICP, Deputy Planning Director
Reviewed Action
Planning Commission: 02/15/12 Pending
Board of Supervisors: 03/14/12 Pending
PROPOSAL: To rezone 6.512 acres from RA (Rural Areas) District and 6.180 acres from RP
(Residential Performance) District, totaling 12.692 acres to M I (Light Industrial) District, with proffers.
LOCATION: The properties are located adjacent to CSX Railroad, 620 feet cast of Route 1 1 on the
north side of Snowden Bridge Boulevard.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 02/15/12 PLANNING
COMMISSION MEETING:
This is an application to rezone a total of 12.692 acres of land from the RP (Residential Performance)
and RA (Rural Areas) Districts to the M 1 (Light Industrial) with proffers to accommodate industrial
uses. The proposed light industrial land use in this application is consistent with the goal of the 2030
Comprehensive Plan. With this rezoning, the applicant has proffered to dedicate the necessary right-of-
way to construct a connection, Ezra AvenuC, through the property to the adjacent property consistent
Nvith the Northeast Land Use Plan. The application has addressed the concerns identified, with the
exception of those comments previously offered by Frederick County Transportation regarding bicycle
and pedestrian accommodations. It should be noted that at this time final comment has not been
received from VDOT.
Follo►ving the regulred public hearing, a reconmlen(lation regan ing this rezoning application to
the Board of Supervisors ►vould be appropriate. The applicant shor(Id be prepared to a(leguately
a(Mi-ess all concerns raised btu the Planning Commission.
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Rezoning 1101-12 Snowden Bridge Station
January 30, 2012
Page 2
This report is prepared by the Frederick County Planning Staff to provide infol'ination to the
Planning Commission and the Board of Supervisors to assist their in inakiilg a decision oil this
application. It may also be useful to others interested in this zoning /natter. Unresolved issues
concerning this application ai•e noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: 02/15/12 Pending
Board of Supervisors: 03/14/12 Pending
PROPOSAL: To rezone 6.512 acres from RA (Rural Areas) District and 6.180 acres from RP
(Residential Performance) District, totaling 12.692 acres to M 1 (Light Industrial) District, with proffers.
LOCATION: The properties are located adjacent to CSX Railroad, 620 feet cast of Route l I on the
north side of Snowden Bridge Boulevard.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY Ill NUMBERS: 44-A-143, 44-A-144, 43-A-145, 43-A-146 and 43-A-147
PROPERTY ZONING: RA (Rural Area) and RP (Residential Performance)
PRESENT USE: Vacant and residential
ADJOINING PROPERTY ZONING & PRESENT USE:
Nortli:
RA (Rural Area)
Use: Nrn•sery
South:
M 1 (Light Industrial)
Use: Vacant/North Steplienson, Inc.
East:
M1 (Light Industrial)
Use: Vacant/Graystone Industrial Park
West:
RA (Rural Areas)
Use: Vacant
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Rezoning 1101-12 Snowden Bridge Station
January 30, 2012
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: Please see allached tivo e-mails, both elated September 6, 2011,
from k1allheiv Smith of 11DOT.
Fire Marshal: Approved.
Public Works Department: We do not have any comments regarding the proposcd rezoning.
However, we do recommend that future MDPs include a statement regarding the disposition ofexisting
wells and drainfields.
Department of Inspections: No comment provided.
Sanitation Authority: Sewer: There is sufficient line and treatment capacity to serve this site. The
Authority 110 longer allows a force main to connect to another force main. Forced sewer is to be
b1'OUgllt t0 a manhole or pump Station. Water: fhcre is SUMC1Cnt WatC1' lll'CSS11rC in this area. But, dUe
t0 current and presently allocated demand, there is a possibility Of not having Sufficient WatCr VOILlme t0
serve this site when it is developed.
Service Authority: No comments.
Frederick-Wlnchestel• Health Department: I-Icalth Department has no objection to the request as
stated, so long as no existing or proposed drainfields and wells are negatively impacted.
Historic Resources Advisory Board: Upon review of the proposcd rezoning, it appears that the
proposal does not significantly impact historic 1'eSOUI'CCS and it is not necessary to Schedule a formal
review of the rezoning application by the I-IRAB. According to the Rural Landmarks Survey, there are
no significant historic structures located on the properties nor are there any possible historic districts in
the vicinity. It is noted that the National Park Service Study of Civil Warc Sitcs in the Shenandoah
Valley does identify this property as being located within the study area of the Second and Third
Opequon Battles of Winchester. I-Iowevcr, the general vicinity of this site is identifiecl by the Study as
having lost its integrity.
Department of Parks & Recreation: No comment.
Winchester Regional Airport: The proposcd rezoning request has been reviewed and it appears that it
will not impact operation at the Winchester Regional Airport.
Frederick County Public Schools: We offer no Comments oil this application.
Frederick County Attorney: Please see attached letter dated /Iitgusl 15, 201 1,from Roderick B.
ll'illiams, Count�� flllor�aey.
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Rezoning 1101-12 Snowden Bridge Station
January 30, 2012
Page 4
Ti-ansllortation: The County's adopted Comprehensive Plan calls for complete streets throughout the
County. Complete streets consider all potential uscrS of the transportation system. Bicycle and
pedestrian improvements should be included along the frontage consistent with what has been put in
place at Rutherford Crossing and is planned to be put in On the Grcystone Development. Staff is very
concerned that the levels of traffic from this proposed development would require a signal at the
intersection with Snowden Bridge Boulevard. Spacing for this proposed signal from the intersection of
Snowden Bridge and Route I would be well below VDOT spacing standards. Considering the
importance of Snowden Bridge Boulevard in the Cointy's transportation plail, SitUatiOns that degrade
overall capacity and do not meet standards should be avoided. Development Should be limited to a
level that would not require a signal or else a future right in/right out condition should be considered as
alternatives to signalizing this entrance. In addition, other access points should be considered as
properties to the north develop in order to ease traffic pressures at this point.
Planning & Zoning:
1) Site History
The original Frederick County zoning map (U.S.G.S. Winchester, VA Quadrangle) identifies
the maiority Of the Subject property as being zoned A-2 (Agriculture General). The County's
agricultural zoning districts were combined to form the RA (Rural Areas) District upon
adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The
corresponding zoning map resulted in the re -mapping ol'this portion Of the subject property and
all other A-1 and A-2 rezoned land to the RA District. The remainder of the property was
identified as being zoned R-3. The R-3 (Residential-Gcncral) District zoning classification was
modified to RP (Residential Performance) District on February 14, 1990, during the
comprehensive amendment to the County'S Zoning Ordinance. The portion Of the subject
property that is zoned RP has remained RP (Residential Performance) District since that time.
2) Compl-elleIlslye Policy PlaIl
The 2030 Compl•ehensive Plan is the guide for the future growth of Frederick County.
The 2030 Comprehensive Platt is all Official pUbllc document that serves as the community's
guide for making decisions regarding development, preservation, public facilities and other key
components Of community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence a composition Of policies used to
plan for the future physical development Of Frederick County.
The Area Plans, Appendix I Of the 2030 Comprehensive Plan, are the primary implementation
tool and will be instrumental to the future planning efforts of the County.
In order for any proposed rezoning to be approved, the applicants will be expected to contrlbUte
a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed
development. Such contribUtiO11S can be in the forth OI Cash, dedicated land, Or constructed
improvements or in any other manner consistent with the Code of Virginia. [2030
Comprehensive Plan, Imj*menting the Plan, vl
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Rezoning 1101-12 Snowden Bridge Station
January 30, 2012
Page 5
Rezoning requests should be evaluated to determine their potential impacts oil public facilities.
Costs to tile COL111ty SIlOLlld be estimated in terms of What impact the development, which could
result from the proposed rezoning, would have on public facilities and infrastructure. [2030
Comprehensive Pion, Implementing the Plon, vJ
Rezoning requests should not be approved unless the net impacts on public facilities are
positive, or unless the negative impacts can be adequately addressed through proffers or some
Other means. A request for rezoning May be turned down even t11OLlgh all fiscal impacts appear
to be addressed. If there are other impacts which are not addressed by the rezoning application,
or if' the request does not conform to this plan, a similar method Should be developed for
determining the impacts of proposed developments on transportation systems and other public
Facilities. [2030 Comprehensive Min, Implementing the Min, v]
Land Use.
The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, recognizes that
this property is planned fOr indLlStrlal land USCS. In addition, the adjacent area is planned for
industrial and commercial land uses. The property is located within the COL111ty'S Sewer and
Water Service Area.
Site Access and Transportation.
Access to this site will be via a connection to Snowden Bridge Boulevard that would align with
an access point already approved with the North Stephenson, Inc., rezoning application. The
adjacent North Stephenson, Inc., rezoning application proffered the necessary right-of-way for
the development of Snowden Bridge Boulevard. Construction of Snowden Bridge Boulevard is
coordinated througll several projects including North Stephenson Inc., Graystone, and Snowden
Bridge. Snowden Bridge Boulevard connects to Route 11, Martinsburg Pike, at the entrance to
the Rutherford farm Development (Target and Lowcs).
Tile Eastern Road Plan and the North East Land Use Plan Call for a road to be COnStrUcted
through this property to the adjacent future commercial development to the north. It is this road
that is being used for direct access to the site.
Environment.
Issues concerning water quality, quantity, use, and protection of water resources are directly
related to land development activities. Water supplies are needed to support development, while
surface and groundwater are potentially affected by development activities [2030
Comprehensive Plan, Section VII, Natural Resow-ces].
History
According to the Rural Landmarks Survey, there are no significant historic structures located on
the properties nor are there any possible historic districts in the vicinity. It is noted that the
National Park Service Study of Civil War Sites in the Shenandoah Valley does identify this
property as being located within the Study area of the Second and "Third Opequon Battles of
Winchester. However, the general vicinity of this site is identified by the Study as having lost
its integrity.
•
Rezoning II01-12 Snowden Bridge Station
January 30, 2012
Page 6
3) Site Suitability/Environment
The site is not located within or near any 100 year Iloodplains. In addition, there are no
woodlands or other environmental features on the site. This area is, however, known for karst
topography and special attention should be paid during development for potential sinkholes and
related impacts.
4) Potential Impacts
Frederick County Transportation Comments:
The development of Snowden Bridge Station, as proposed, is in keeping with the currently
adopted Lastern Road Plan. Snowden Bridge Boulevard crosses this development from west to
east, which will provide access to the recently rezoned Graystone II1CIlistrlal Park and beyond
that, the Snowden Bridge Residential development. On the south side of Snowden Bridge
Boulevard, Redbud Road is planned to be realigned to intersect with Snowden Bridge
Boulevard at the proposed intersection in this rezoning or at some point within the Graystone
development. The preferred location for that realignment, for reasons of safety and traffic
flows, would be the Graystone location. Key concerns with this proposed rezoning are as
follows:
Regarding the future signal
The spacing between this proposed future signal and the intersection of Route 1 I and
Snowden Bridge Boulevard does not meet state standards. That said, it is unlikely that,
long term, a signal can be avoided at this location without removing the ability to
develop the property. Staff continues to reinforce the following recon7mendations in
order to reduce future negative impacts:
A. Pursue development with low trip generation impacts.
B. Provide connectivity to the north in order to maximize opportunities for
other outlets to the transportation system as northern properties develop
in the future.
C. That Redbud road be realigned within the Graystone development.
2. Regarding Bicycle and Pedestrian Accommodations
Staff seeks assurance that this development provides bicycle and pedestrian
accommodations that tic into current and planned systems. Currently, no bicycle and
pedestrian accommodations have been made.
5) Proffer Statement — Dated July 18, 2011 and revised on January 9, 2012
A) Allowed Uses:
All of the uses permitted in the M 1 (Light Iildustrlal) District would be allowed. No
additional restrictions have been proffered by the Applicant.
0 .
Rezoning 110 1- 12 Snowden Bridge Station
January 30, 2012
Page 7
B) Access Management and Transportation.
Ezra Lane is proffered to be constructed in the general location shown on the plat that
accompanies the proffer statement from Snowden Bridge Boulevard to Milton Lane.
The road will be built to VDOT standards for ultimate acceptance by the State. Ezra
Lane is the only access to the property. It Should be noted that while the right-of-way
will be provided to the adjacent property to the 1101•th, the COIlStl*L1Ctioll Of ILltUre Ezra
Lane does not extend all the way to the adjacent property line, only to Nulton Lane.
The Applicant has proffered to install signalization improvements at the intersection of
Ezra Drive and Snowden Bridge BOLllevard as specified by VDOT.
C) Site Development:
The Applicant will construct water and sewer to and along Ezra Lane, and will provide
an easement to allow the adjacent properties to connect. No other site improvements
have been proffered. It Should be noted that the North Stephenson, Inc., proffers include
landscaping in the form Of street trees along Snowden Bridge BOLIIcvard, which by
default, is across the frontage of this property.
D) Mitigating the e Impact of Development:
The Applicant has proffered a cash contribution in the amount of $0.10 per building
square foot to be directed to Frederick County Firc and Rescue. The purpose Of this
dedication would be to assist in the capital facility needs of fire and rescue associated
with the development of this property.
STAFF CONCLUSIONS FOR THE 02/15/12 PLANNING COMMISSION MEETING:
This is an application to rezone a total of 12.692 acres of land from the RP (Residential Performance)
and RA (Rural Areas) Districts to the lull (Light Industrial) with proffers to accommodate industrial
uses. The proposed light industrial land use in this application is consistent with the goal of tile 2030
Compl'chensive Plan. Witl1 this rezoillllg, the apphC111t 11�LS 111'Offel'ed to dCChcatc the llccessal-y 1'igllt-Of-
way t0 construct a connection, Ezra AVCIILIC, through the property to the adjacent property consistent
with the Northeast Land Use Plan. The application has addressed the concerns identified with the
exception of those comments previously offered by Frederick COLlnty Transportation's regarding bicycle
and pedestrian accomIllodations. It S11OLlld be Noted that at this time final comment has not been
received from VDOT.
folio wing- the required public hearin,(,, a recommendation regarding this rezoning application to
the Board of Supervisors would be appropriate. The applicant should be prepared to adequate&
address all concerns raised bV the Planning Commission.
•
M
43C-2 2 F
3 A
4X 21 41
L.
A 1 S�11
S REZ0112_SnowdenBridge Station
Parcels
Building Footprints
131 (Business, Neighborhood District)
B2 (Business. General District)
f' B3 (Business. Industrial Transition District)
40 EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial. Light District)
M2 (industrial, General District)
- MH1 (Mobile Home Community District)
410 MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
rr • �`
• /�d`
O � s
r t
23
Note:
REZ # 01 - 12 Frederick County Dept of
Snowden Bridge Station Planning & Development
107 N Kent St
PIN: 43 - A - 143, 144 Suite 202
43 - A - 145, 146, 147 Winchester, VA 22601
540 - 665 - 5651
Map Created: Jan 23, 2012
6.512 acres from RP to MI Staff: djohnston
6.180 acres from RP to MI
n �a an 'Ann ceer
R�
•
"Zoning Amendment Number
PC Hearing Date a// //a
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
7'o be completed by Plannirrg,S/uff:
Fee Amount Paid a iu " d0
Datc Received / /,:2
BOS Hearing D,atc
Di-16L
The following inf rnKrtion sh(rll be provided by /he npplimill:
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: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE
Address: 1073 Redbud Road
Winchester, Virginia 22603
2. Property Ownel• (if different than above)
Name: North Stephenson, Inc, and K & J Investments, LC
Address: 1800 Martinsburg Pike
Winchester, Virginia 22603
3. Contact person if other than above
Name: Gary R. Oates
'I'c I cphonc: 540-667-2001
' I 'C I e p h o n e: 540-667-4919
Telephone: 667-2001
d. Checklist: Check the following Items that have been II1CludCd With this application.
Location mal) Agency Comments
Plat Fees
Deed to property Impact Analysis Statement
Valfication of taxes paid ProfTer Statement
I2
0
5. The Code of Vii-ginia allows us to request full disclosure of'ownership in relation to
rezoning applications.
Please list below all Owners of parties In interest oI the land to be rezoned:
K & J Investments, LLC
North Stephenson, Inc.
6. A) Cur►•ent Use of the Property: Resideintial and Agriculture
B) Proposed Use of the Property: Industrial
7. Adjoining Property:
PARCEL II) NUMBER USE ZONING
43-(A)-140 Agriculture -Nursery RA
43-(A)-151 Industrial M-1
44-(A)-26 Vacant (Graystone) M-1
43-(A)-142 Resideintial-Rental House RP
8. Location: The property is located at (give exact location based on nearest road and distance
fi-om nearest intersection, uSln) road names and route numbers):
Adjacent to CSX Railroad, 620' East of Route 11, Northside of Snowden Bridge Blvd
13
F
S
9. The following information should be provided according to the type of rezoning
proposed:
Number of Units Proposed
Single Family homes: 0 Townhonle: o Multi -Family: o
Non -Residential Lots: 0 Ivloblle Home: 0 Hotel Rooms: 0
Square Footage of Proposed Use
Office: Service Station:
Retail: Mall uf,ICtw'ing:
RCStalll'allt: Wal'CIIOIISC:
Other:
10. Signature:
I (\ve), the Undel'signed, CIO hereby respectfully make application and petition the Frederick
County Board Of SUII)CI'VISOI'S t0 aIIIClld the %011lllg 01'Clill II1CC a11C1 t0 Clla119C the 7_011lllg Illap
of Frederick County, Virginia. I (Nve) alltl101'ILC Frederick County officials to enter the
property for site inspection purposcS.
I (we) Understand that the sign issued when this application is Submitted must be placed at
the front property lint at least seven days prior to the Plalllllllg COIl1I111SS1o11 public hearing
and the Board OFSupervisorS public hearing and maintained so as to be visible from the road
right-of-way LIIltil the hearing.
I (we) hereby certify that this application and its accompanying materials arc true and
accurate to the best of my (our) knowledge.
Applicant(s): Date:
Date:
Owner(S): 1� �J�/ i`— Date: Ut2-1Z
d\j k--K�
Date:
14
r
0
ADJOINING PROPERTY OWNIflz J
Owners of property adlollllllg the land will be notified of the Plallnino Commission and the Board of
11)
Supervisors meetings. Por the purpose of this application, adjoining property is any property
abutting the requested pl'opCi-ty 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 regUlred to obtain the lollowim, infoI'lll£1t1011 OIl each adjOIIIIIIg pCOI)CI"Ly InCIIIdIIIg the
parcel identification IlUmber which may be obtained From the office of the Commissioner of
Revenue. The Commissioner of the Revenue is located on the 2nd.Jloor of the Frederick County
Administrative Building, 107 North Kew Street.
Name and Property Identification Number
Address
NameMichael S. Weber
1912 Martinsburg Pike
Winchester, Virginia 22603
Property 1143-(A)-140
Name Crider & Shockey, Inc of WV
P.O. Box 2530
Winchester, Virginia 22604
Properly 1144-(A)-26
Name K & J
Investments, LLC
1800 Martinsburg Pike
Winchester, Virginia 22603
Property 1143-(A)-151
NameK & J
Investments, LLC
1800 Martinsburg Pike
Winchester, Virginia 22603
Pr0perty,1143-(A)-142
Namc
Property if
Namc
Property tl
Name
Property It
Name
Property If
Nalllc
Properly If
91
0
C�
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.co.fredericic.va.us
FD6e_�pai-tment of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
K&J Investments, LC T ne 540-667-4919
(Na111C) tt/VOi"TN STcI'E^/torl INC• (Pllo)
(Address) 1800 Martinsburg Pike, Winchester, Virginia, 22603
the owner(s) of all those tracts or parcels of land ("Properly") conveyed to me (us) by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 668
on Page 229 , and is described as
Parcel: Lot: Block: Section: Subdivision:
do hereby slake, constitute and appoint:
(Name) GreyWolfe, Inc. - Gary R. Oates, LS-B, PE, Tim Stowe, PE
(Phone) 540-667-2001
(Address) 1073 Redbud Road, Winchester, Virginia, 22603
To act as Illy true and lawful attorney -in -fact for and Ill Illy (oLII') IlaI11C, place and stead with full power and
authority I (we) would have if acting personally to file planning applications for Illy (our) above described
Property, including:
Rezoning (including proffers)
Conditional Use Permit
Master Development Plan (I'reliniinary and Final)
Subdivision
Site Plan
Variance or Appeal
My attorney -in -fact shall have the authority to offer profferccl conditions and to make amendments to Previously
approved proffered conditions except as follows:
This authorization shall expire one year from the clay it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I (we) have hereto set my (our) hand and seal this �JSj day of ,.Jun,rt , 201
Signature(s)
INS]
State of Virginia, City/County of �� ���sz `cam` I'o-wit:
kkT
Notary Public in and for the jurisdiction aforesaid,
certify the ,he person(s) who signed to the foregoing IllSt1'LlillCllt Iersonally appeared before me and has
acknow ociged the same before me it he jurisdiction aforesaid this-�S_ �' clay of 20 t Z
�'�� ����� �lit�✓ �L� My Commission Expires:
'Notary Public \ ?-D1�ce `h(1615
41G� c�G
O
y ' ' AMENDMENT a
W1A,
Action:
PLANNING COMMISSION: February 15, 2012 - Recommended Approval
BOARD OF SUPERVISORS: March 14, 2012 ❑ APPROVED ❑ DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #01-12 OF SNOWDEN BRIDGE STATION
WHEREAS, Rezoning #01-12 of Snowden Bridge Station, submitted by GreyWolfe, Inc., to rezone
6.512 acres from RA (Rural Areas) District and 6.180 acres from RP (Residential Performance) District to
M1 (Light Industrial) District, with proffers dated July 18, 2011, last revised on January 9, 2012, to
accommodate industrial uses, was considered. The properties are located adjacent to CSX Railroad, 620
feet east of Route l 1 on the north side of Snowden Bridge Boulevard, in the Stonewall Magisterial District,
and are identified by Property Identification Numbers 44-A-143, 44-A-144, 43-A-145, 43-A-146 and 43-A-
147.
WHEREAS, the Planning Commission held a public hearing on this rezoning on February 15, 2012;
and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on March 14, 2012; 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
rezone 6.512 acres from RA (Rural Areas) District and 6.180 Acres from RP (Residential Performance)
District to M1 (Light Industrial) District, with proffers dated July 18, 2011, last revised on January 9,
2012, to accommodate industrial uses. The conditions voluntarily proffered in writing by the applicant
and the property owner are attached.
PDRES#09-12
0
•
This ordinance shall be in effect on the date of adoption.
Passed this 14th day of March, 2012 by the following recorded vote:
Richard C. Shickle, Chairman Aye Gary A. Lofton Aye
Ross P. Spicer Aye Bill M. Ewing Aye
Gene E. Fisher Aye Charles S. DeI-Iaven, .11'. Aye
Christopher E. Collins Aye
PDREs1,109-12
A CO1'Y ATTEST
��V,�
.1ohn R. Riley; Ji•.1 l/
Frcdei�iek County Administrator
VIRGNA: FREDERICK COUNTY.SCT.
This instrument of writing was produced to me on
and with certificate acknowleduement thereto annexed
was admitted to record. Tax imposed by Sec. 58.1-802 of
and 58.1-.801 have been paid, if assewble.
Clerk
C-0
OJ
•
45-20002612
Rezoning:
Property:
Record Owners:
Applicant:
Project Name:
Original Date of Proffers:
Revised Date Proffers:
Magistcrial District:
RZ *i -12
Area: 12.692 acres
Tax Parcels 43-(A)-143
43-(A)-144
43-(A)-145
43-(A)-146
43-(A)-147
K & J Investments, LC
North Stephenson, Inc.
GreyWolfe, Inc. — Gary R. Oates, LS-B, PL
Snowden Bridge Station
July 18, 2011
January 9, 2012
Stonewall
Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as
amended, and the provisions of the Frederick County Zoning Ordinance with respect to
conditional zoning, the undersigned applicant hereby offer the following proffers that in
the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning
Application #!2L-12 for rezoning of 6.512 acres from the RA (Rural Areas), and 6.180
acres from RP (Residential Performance) to M-1 (Industrial District), development of
the subject property shall be done in conformity with the terms and conditions set forth
herein, except to the extent that such terms and conditions may be subsequently amended
or revised by the applicant and such are approved by the Board of Supervisors in
accordance Nvith the said Code and Zoning Ordinance. In the event that such rezoning is
not granted, then these proffers shall be deemed withdrawn and have no effect
whatsoever. These proffers shall be binding upon this applicant and their legal
successors, heirs, or assigns.
The subject properties, as recorded in the Frederick County Circuit Court Clerk's Office,
are more particularly described as the lands conveyed to:
North Stephenson, Inc. from Warren Ray Sales and Connie .lean Sales in Deed
Book 751, Page 1431, dated October 10, 1990 - 143-(A)-1431
K & .1 Investments LC. from Florence Trenary 020007399 dated May 6, 2002,
and Deed of Correction 41 10007194 - 143-(A)-144 and 43-(A)-1461
� 1
U
0
K & J Investments, LC, from William Buhl #080006163 dated May 20, 2008,
and Deed of Correction 9110007195 — 143-(A)-1451
North Stephenson, Inc. from I -I. Smith Dorsey and Winifred K. Dorsey in Deed
Book 668, Page 229, dated December 23, 1987 — 143-(A)-1471
1. Transportation
a. Ezra Lane
i. The applicants proffer to construct Ezra Lane In the general location
shown on the attached plat from Snowden Bridge Blvd to Nulton
Lane. The road will be built to VDOT standards for public use as a
two-lane urban road per the Comprehensive Plan. Access to the
properties shall be limited to commercial entrances on the proposed
Ezra Avenue. The final locations will be subject to VDOT review and
approval once a site plan is submitted. This right of way and
constructed road will be dedicated to the County of Frederick when it
meets the Commonwealth's criteria for acceptance.
b. Signalization
i. The applicants hereby proffer to install the warranted signalization
improvements at the intersection of Snowden Bridge Blvd and Ezra
Lane, as specified by VDOT. The final design, location, and date of
completion of the improvements will be determined by the Virginia
Department of Transportation (VDOT).
2. Fire & Rescue — Monetary Contributions
The applicant hereby voluntarily proffers a cash contribution to ti-le fl'eaSLirer
of Frederick County, Virginia, of $0.10 per building square foot to be
disbursed to the Frederick County Fire and Rescue Department, to be paid
prior to each final site plan approval. The term "building square foot" shall be
the combined floor area for each story.
3. Water and Sewer
The applicant proffers to construct water and sewer to along Ezra Lane and
will provide an casement, needed, to allow the adjacent properties to connect.
O
CO
ry
0
• • CIO
c.0
The conditions proffered above shall be binding upon heirs, executors,
administrators, assigns, and successors in the interest of the applicant and owner. In the
event the Frederick County Board of Supervisors grlilts this rezoning and accepts the
conditions, the proffered conditions shall apply to the land rezoned in addition to other
requirements set forth in the Frederick County Code and Ordinance.
Respectfully Submitted:
By: �tiQ- J
Keven Voyne Oil ps Date
Manager, K & J Investments, LC
hn Ezra Omps
Date
President, North Stephenson, Inc.
Commonwealth of Virginia,
City/County of ",�?c To Wit:
The foregoing instrument was acknowledged before me this Z-clay ofBy �JtiN�
\/ \'
c,C� Z�
Notary Pu is
My Commission Expires 3 k? ?,6
G`J
rE
SCALE 1 "= 2000'
METES AND BOUNDS DESCRIPTION
The area describe herein denotes parcels to be rezoned from RA and RP to M-1 per the Frederick County Zoning Ordinance.
This areas is comprised of Tax Parcels 43-(A)-144, 145, & 146 and portions of Tax Parcels 43-(A)-143 and 14Z This area
fronts the western side of CSX Railroad in the Stonewall Magisterial District, Frederick County, Virginia, and is further
described by metes and bounds as follows:
Beginning at a 112" iron rod found on the southeast corner off Tax Parcel 43-(A)-147 located on the CSX right of way;
Thence with the boundary of 43-(A)-147, N 51021'20" W - 784.84' to a point on the boundary being the western side of
the proposed right of way of the future road;
Thence with the proposed right of way and through Tax Parcels 43-(A)-147 and 43-(A)-143 for the following 2 courses;
N 38038'40" E-121.15'to a point;
with a curve to the right, Radius=780.00', arc=510.97, d=37032'02", Chord=N 57024'41 " E - 501.88' to a point
in the line with Weber's Nursery;
Thence with the boundary of Weber's Nursery S 59014'17" E - 887.94' to a 112" iron rod on the CSX right of way;
Thence with CSX right of way for the following 4 courses;
S 59030'07" W - 420.80'to a point. -
with a curve to the left, Raldios=2882.93, Arc=43.32, d=00051'39", Chord=S 59004'00" W - 43,32' to a point;
N 3002953" W - 4.00'to a point;
with a curve to the left, Radius=2886.93', Arc=298.95', d=05055'59", Chord=S 55040'17" W - 298,82' to
the point of beginning.
Containing 12.692 acres.
NOTES
1. A TITLE REPORT HAS NOT BEEN FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN.
2. THERE WERE NO CEMETERIES OBSERVED ON THIS SITE.
3. THIS IS NOT A BOUNDARY SURVEY.
4. CURRENT OWNER OF RECORD IS K & I INVESTMENTS, LC AND NORTH STEPHENSON, INC.
5. THE TOTAL AREA OF 12.692 ACRES INCLUDES 0.887 ACRES TO BE DEDICATED FOR A PUBLIC ROAD.
FINAL PLAT OF
OF
A PROPOSED REZONING ON THE LANDS OF
�PvTH
V j
K & J INVESTMENTS, LC and NORTH STEPHENSON, INC
�Cf
PARCELS 43-(A)-144, 145, & 145 AND
PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147
GAR O�CTES D
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
1073 Redbud Road
N . 1518-B
I-C -IZ
�li� GreyWolfe, Inc. Winchester, VA 22603
Y
�• GreyWolfelncC)aol. com
��• Land Surveying and Consulting 540-667-2001 OFC
SUP"'J
540-545-4001 FAX
FILE NO: 0260
DATE: JANUARY 6, 2012 SCALE: 1" = 200' SHEET 1 OF 2
U
IN11
1 1
I43-(A)-148K&J
INVESTMENT,
ZONED: RP II I
I
I
138°38'40" E I
121,15'
0_ 7 7
Im
m Z
I r
1 Q H
43-(A)-151 N;
NORTH STEPHENSON, INC. o
ZONED: M-1 1 g
1 m
1 a
I a
1 _
rn
I 1
I
mt
A 1
Q
G1
CSX RAILROAD0
5
a
x
GRAYSTONE
INDUSTRIAL PARK
ZONED: M-1
ul
200' 0' 200'
GRAPHIC SCALE
I - RATLIEF 1
ZONED: RP
K&J INVEST ENTS, LC
ZONED: RP
. GI
43-(A)-143
NORTH STEPHENSON, INC
ZONED: RP
1 .10.887 ACRES TO BE
DEDICATED FOR PUBLIC
O RIGHT OF WAY
111 1
111 43-(A)-140
MICHAEL WEBER
43-(A)-144 ZONED. RA
`1 1 K&J INVESTMENTS, LC
`1 1 ZONED: RP
43-(A)-145
K&JINVESTMENTS, LC
43-(A)-147 _ZONED: RP —
NORTH STEPHENSON, INC m
ZONED: RA t m
t V
1 4t
1
t 43-(A)-146
1 K&J INVESTMENTS, LC
C-3 ZONED: RP
_N 30029'53" W - 4.00'
0 S q13 p)„�
C1 _ 080 '
GRAYSTONE
INDUSTRIAL PARK
ZONED: M-1 \
#
RADIUS
ARC
DELTA
BEARING
CHORD
DIRECTION
C-1
780.00'
510, 970'
37032'02"
N 57024'41 " E
501.882'
CW
C-2
2882,930
43,316'
0005139"
5 59004'00" W
43.315'
C-CW
C-3
2886.930
298.952'
0505559"
S 55040'17" W
298,818'
C-CW
�, _TH pF
C` I
� Cf
GARv R. OATES v
No,+ 1518-B
/-C. - /
SURvle
FILE NO: 0260
FINAL PLAT OF
A PROPOSED REZONING ON THE LANDS OF
K & I INVESTMENTS, LC and NORTH STEPHENSON, INC,
PAREaS 43-(A)-144, 145, & 145 AND
PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
1073 Redbud Road
GreyWolfe, Inc. Winchester, VA22603
Land GreyWoifelncC@aoi. com Surveying and Consulting 540-667-2001 OFC
540-545-4001 FAX
DATE: JANUARY 6, 2012 SCALE: 1 " = 200' 1 SHEET 2 OF 2
0
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ROUTE 11
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4
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C I
200,
01200'
W
w
21 C
Zz �,cGRAPHIC
SCALE
p 3�27�Lnqw-
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43-(A)-148
IEFK&J
INVESTMENTS, LC
I
: RPZONED:RPPN38'1'138
)-142MENTS,
LC
43-(A)-143
'40" E
D: RP_
NORTH STEPHENSON, INC
.15
ZONED: RP
f0.887ACRES TO BE
1 DEDICATED FOR PUBLIC
O
RIGHT OF WAY
k
'
1
43-(A)-140
43 A)-151
1
MICHAEL WEBER
NORTH STEPHENSON, INC.
43-(A)-144
ZONED: RA
ZONED: M-1
1 K& 7 INVESTMENTS, LC
1 ZONED: RP
-43-(A)-145
K&1INVESTMENTS, LC
ZONED: RP
43 A)-147
m
ORTH STEPHENSON, INC
ZONED: RA
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FINAL PLAT OF
�PLT H OF V j A PROPOSED REZONING ON THE LANDS OF
K & J INVESTMENTS, LC and NORTH STEPHENSON, INC.
O Cr PARCELS 43-(A)-144, 145, & 145 AND
? PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147
GARY R. OATES y STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
No. 1518-B
1073 Redbud Road
1 GreyWolfe, Inc. Winchester, VA 22603
(Land Surveying and Consulting GreyWo/felnc@aol.com
S U Rv 540-667-2001 OFC
540-545-4001 FAX
FILE NO: 0260 DATE: JANUARY 6, 2012 I SCALE: 1 " = 200' 1 SHEET 2 OF 2
GREYWOLFE, INC.
1073 REDBUD ROAD • WINCHESTER, VA 22603 •���'
(540) 667-2001 9 (540) 545-4001 FAX 74N
i GREYWOLFEINC@AOL.COM
Michael Ruddy, Deputy Planning Director January 5, 2012
107 North Kent Street
Winchester, VA 22601
Subject: Snowden Bridge Station
Mr. Ruddy,
Please accept this rezoning on behalf of Keven and John Omps for public
hearing. After waiting several months in vain for one particular review agency, I am
moving this project is moving forward.
I have sent this rezoning and accompanying traffic impact analysis provided by
Stowe Engineering to the review agencies and received the following:
• Winchester Regional Airport - No impact.
• Frederick County Fire Marshal - Recommend approval
• Clear Brook Fire Chief - hand delivered on July 27, 2011, no response.
• Historic Resources Advisory Board - No significant impact
• Frederick County Health Department - No objections
• Frederick County Parks and Recreation - No comment
• Frederick County Public Schools - No comment
• Frederick -Winchester Service Authority - No comment
• Frederick County Sanitation Authority - Water and Sewer issues to be further
worked out at Master Development and Site Plan stages for connections and
possible pressure pumps.
• Frederick County Public Works - No comments on rezoning. Would like a
statement regarding the closure of any drain fields or wells on the Master Plan.
• Frederick County Attorney - See attached comments and reply.
• Frederick County Transportation Planner - See attached comments and reply'
• Virginia Department of Transportation - Comments were offered on TIA and
Proffers. Reply was sent on September 14, 2011. Per VDOT's Chapter 527
requirements, any application not acted on after 90 days is deemed approved. It
has been 114 days without reply.
Thank you,
Gary�ROates, LS-B, PE
GreyWolfe, Inc
0
Mike Ruddy
From: John Bishop
Sent: Tuesday, February 14, 2012 11:02 AM
To: Mike Ruddy
Subject: FW: Snowden Bridge Station - VDOT Comments to RezoningiTIA
John
John A. Bishop; AICP
Deputy Director - Transportation
Frederick County Planning & Development
107 North Kent St, Suite 202
Winchester, VA 22601
Ph: 540-665-5651
F: 540-665-6395
'bil shoUaco.frederick.va.us
From: Funkhouser, Rhonda (VDOT) [mailto•Rhonda. Funkhouser()VDOT.Virginia.gov] On Behalf Of Smith, Matthew,
P.E. (VDOT)
Sent: Tuesday, February 14, 2012 10:27 AM
To: John Bishop
Cc: Smith, Matthew, P.E. (VDOT); Short, Terry (VDOT)
Subject: Snowden Bridge Station - VDOT Comments to RezoningMA
VDOT staff has reviewed the revised Traffic Impact Analysis (TIA) received September 22, 2011. This submittal
has still not yet adequately addressed our initial TIA comments dated September 6, 2011. As such, we
considered this an insufficient resubmittal. Our previous concerns with this rezoning still stand as shown
below.
We will be glad to discuss any further comments or concerns you may have.
Alatthew B. Smith, P.E.
Area Lard Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # 540 984-5615 10 0
Fax # (540) 984-5607
From: Funkhouser, Rhonda On Behalf Of Smith, Matthew, P.E.
Sent: Tuesday, September 06, 2011 10:11 AM
To: 'GreyWolfeInc@aol.com'
Cc: Smith, Matthew, P.E.; Ingram, Lloyd; 'timstowe@stowecompanies.com'; John.Bishop; 'mruddy@co.frederick.va.us'
Subject: Snowden Bridge Station - VDOT Comments to Rezoning
The documentation within the application to rezone this property appears to have significant
measurable impact on Route 11 and proposed Snowden Bridge Boulevard. These are the roadways
which has been considered as the access to the property referenced.
VDOT is not satisfied that the transportation proffers offered in the Snowden Bridge Station Rezoning
Application dated July 18, 2011 address transportation concerns associated with this request.
Specifically, we have the following comments:
1. The proffers should include construction of pedestrian an
2. Transportation Proffer #1.c
d
We have concerns with the close proximity of the traffic signal to the Route 11
intersection and do not see this proffer as a transportation enhancement in its current
form. The proffer is also very vague as to what is included under "signalization
improvements". If a signal is not justified, will value of such be used in other
transportation improvements in the corridor. Current proffers do not provide mitigation
for forecasted failing level of services at I-81 ramps as noted in the TIA or funds to
achieve the Redbud Relocation as assumed in the TIA.
Before development, this office will require a complete set of construction plans detailing entrance
designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh
Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-
way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work
performed on the State's right-of-way must be covered under a land use permit. This permit is
issued by this office and requires an inspection fee and surety bond coverage.
Thank you for allowing us the opportunity to comment.
Matthew B. Smith, P.E.
Area Land Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
0 0 Pagc 1 of 3
Subj: Snowden Bridge Station - VDOT Comments to TIA
Date: 9/6/2011 9:27:31 A.M. Eastern Daylight Time
From: Matthew. Smith(cDvdot.virginia.gov
To: timstowe(cDstowecompanies.com
CC: Matthew. Smith(o vdot.virginia.gov, Lloyd Ingram@VDOT.vir iq nia.gov, ibishop(d.co.frederick.va.us,
GreyWolfelnc(d,aol.com
We have completed our review of Snowden Bridge Station's TIA dated June 29, 2011. Our comments are as
follows:
1. Existing traffic counts (which we understand were previously collected for the Graystone TIS) should be
included as an Appendix to the TIA.
2. On page 4, Martinsburg Pike is misidentified as a rural arterial roadway. It is actually an urban minor
arterial.
3. The TIA needs to include a site plan of the proposed site, including the access point as well as the
proposed parking lot and building location(s). The supporting documentation submitted in addition to
the TIA included a zoning map, however, there was no information on entrances, buildings or parking lot
layout. We may have additional comments on this TIA after reviewing the site plan.
4. Depending on the site plan, we may recommend a different land use other than LU 710 (for example, LU
750). It is difficult to tell at this point whether the intention is for a single building or a few smaller
buildings. Note that, as per the ITE Manual, if this development is going to be comprised of multiple
office buildings unrelated to each other (i.e. occupied by multiple tenants instead of a single tenant
spread across multiple buildings) then the trip generation calculations should be done separately for each
building and then summed.
It appears that the trip generation calculations were based on an independent variable of 225,000 SF of
gross floor area, however no information is provided to back up that assumption. The TIA does note that
there is 9.1 acres of usable acreage available, but more information is needed on how the usable acreage
was converted into gross floor area. The site plan requested in comment 3 should show the office
buildings and their square footage. Also, note that Table 4B of the TIA never actually spells out that the
value "225" refers to 1000 SF GFA.
6. Using the ITE LU equation and 225,000 SF of office building, we calculate 331 total trips for the PM peak
hour, not 359. Because this discrepancy is minor the TIA does not need to be revised unless the other
comments on this TIA end up affecting the trip generation calculations.
There are several locations where we measured storage lengths as less that what was encoded into
Synchro. For example, at the 1-81 SB off -ramps intersection we measure the WB left turn lane as being
150', not 250', and the SB right turn lane as being 90', not 300'. Note that the taper lengths should not be
included in these measurements. In addition, for channelized "porkchop" right -turn lanes, the critical
distance is measured in the adjacent thru lane (in other words, if the thru lane queues up beyond a
certain point then vehicles will be prevented from entering the channelized right turn lane).
8. The existing PHF's per intersection should be used when analyzing the existing conditions. The
assumption used for future year conditions (0.92 PHF at all intersections) is correct.
9. Some intersections appear to be coded with incorrect signal phasing:
a. At the 1-81 SB Ramps intersection and the 1-81 NB On-Ramp/Red Bud Road intersection, all left turn
'I'll LII-S(1a)1, JallUFlry 05, 2012 A01,: GreyWolfc(nc
. 0 Pagc 2 of 3
movements are coded in as protected/permitted phasing. However, it appears that those signals
actually operate with protected/prohibited phasing.
At the 1-81 NB Off -Ramp intersection, the EB and WB Martinsburg Pike thru movements are coded
as split phase (i.e. EB and WB movements do not move simultaneously). This is incorrect. This has
a significant effect on the capacity calculations at this intersection.
c. At the future 1-81 NB Ramps signal (after the existing off -ramp is relocated), the capacity analysis
should assume protected/prohibited phasing for all left turn movements.
10. Some green times are incorrectly coded as per existing signal timings. For example, at the 1-81 SB Ramps
intersection, the total cycle length is 90 seconds (19 seconds for Phase 1+6, 32 seconds for Phase 2=6, and
39 seconds for Phase 4) not 109 seconds.
11. The TIA should include a turn lane warrant analysis, particularly to determine if a right turn lane is
warranted on Snowden Bridge Road for turning onto the new site entrance (Ezra Lane).
12. The site plan should include sidewalks for pedestrian connectivity from the site to Snowden Bridge
Boulevard. In addition, the proposed traffic signal at Snowden Bridge Blvd & realigned Red Bud
Road/Ezra Lane should include crosswalks and pedestrian indications. The extension of Snowden Bridge
Blvd from its current stub end should include sidewalks on both sides of the road, which would match up
with what was built on the existing stub and what was recently built on Merchant Street.
13. It appears that the new traffic signal will be approximately 650 feet from the existing traffic signal at
Martinsville Pike & Merchant St/Snowden Bridge Blvd. Our understanding is that this new road is being
designed with a 45 mph design speed (35 mph posted speed limit) and is being considered a primary road
(i.e. urban minor arterial) since it will eventually connect to the future Route 37 Winchester Bypass.
VDOT Access Management Standards (in the Road Design Manual, Appendix F) requires 1050' spacing
between signalized intersections on urban minor arterials. The new signal will be well shy of that.
14. Existing ADT volumes shown on Figure 4 don't match VDOT published traffic data. Example: Rte 11
Martinsburg Pike West of 81 is shown at 34,170, VDOT data shows 13,000.
15. The site distribution percentages in Figure 8 do not exactly match the site -generated traffic in Figure 9. It
appears this is because the consultant incorrectly assigned a small amount of traffic to/from the site from
Merchant Street and from Red Bud Road. Because this only causes minor errors in traffic volumes, the
TIA does not need to be revised unless the other comments on this TIA end up affecting these
calculations.
16. The proposed mitigations do not address the forecasted failing Levels of Service at the 1-81 SB Ramps
intersection and the realigned Martinsburg Pike & 1-81 NB Ramps intersection.
17. The TIA is based on the assumption that Snowden Bridge Blvd, the Red Bud Road realignment, and the I-
81 NB off -ramp relocation/widening will all be constructed prior to the opening of Snowden Bridge
Station. Our understanding is that Snowden Bridge Blvd is due to begin construction this year, but there
are no projects on the current VDOT Six -Year Plan to construct any of the improvements at the 1-81
interchange.
Should you have any questions, do not hesitate to give me a call.
Thursday, .lanuary 05, 2012 AOL: GreyWolfelne
Page 3 of 3
iMatthew B. Smith, P.C.
Area Land Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # (540) 984-5615
Fax # (540) 984-5607
Thursday, January 05, 2012 AOL: GreyWolfclnc
Snowden Briclge Station - W,
I Comments to Rezoning Page I of I
Subj: Snowden Bridge Station - VDOT Comments to Rezoning
Date: 9/6/2011 10:10:54 A.M. Eastern Daylight Time
From: Matthew. Smith(o)vdot.virginia.gov
To: GreyWolfelnc(d)aol.com
CC: Matthew. Smith@vdot.virginia.gov, Lloyd. ingram(�VDOT.virginia.gov,
timstowe(a)stowecompan ies.com, ibishop(o-)co.frederick.va.us, mruddy(o)co.frederick.va.us
The documentation within the application to rezone this property appears to have significant measurable impact
on Route 11 and proposed Snowden Bridge Boulevard. These are the roadways which has been considered as
the access to the property referenced.
VDOT is not satisfied that the transportation proffers offered in the Snowden Bridge Station Rezoning Application
dated July 18, 2011 address transportation concerns associated with this request. Specifically, we have the
following comments:
1. The proffers should include construction of pedestrian and bike accommodations. The extension of
Snowden Bridge Boulevard from its current stub end should include sidewalks and bike accommodations on both
sides of the road, which would match up with what was built on the existing stub and what was recently built on
Merchant Street.
Transportation Proffer #1.c
We have concerns with the close proximity of the traffic signal to the Route 11 intersection and do
not see this proffer as a transportation enhancement in its current form. The proffer is also very
vague as to what is included under "signalization improvements". If a signal is not justified, will
value of such be used in other transportation improvements in the corridor. Current proffers do not
provide mitigation for forecasted failing level of services at I-81 ramps as noted in the TIA or funds
to achieve the Redbud Relocation as assumed in the TIA.
Before development, this office will require a complete set of construction plans detailing entrance designs,
drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review.
VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic
signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way
must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and
surety bond coverage.
Thank you for allowing us the opportunity to comment.
MattheNs, 13. Smith, P.E.
,Irea Lawl Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone It (540) 984-5615
Fax # (540) 984-5607
"Thursday, .lanuary 05, 2012 AOL: GreyWolfelne
0 0 Page I of 6
Subj: RE: Snowden Bridge Station - VDOT Comments to TIA
Date: 9/14/2011 9:54:28 A.M. Eastern Daylight Time
From: TimStowe(a StoweCompanies.com
To: Matthew. Smith((j)vdot.virginia.gov
CC: Llovd.Ingram(d,)Vdot.virglnla.gov, ibishop(@co.frederick.va.us, GreVWolfelnCco),aol.com
We have reviewed your comments and offer the following responses
Existing traffic counts (which we understand were previously collected for the Graystone TIS) should be
included as an Appendix to the TIA.
Existing traffic counts were requested from Greenway Engineering but have not been provided. It is
understood that these are in the Department's possession with the Graystone rezoning TIA.
2. On page 4, Martinsburg Pike is misidentified as a rural arterial roadway. It is actually an urban minor
arterial.
Agreed
3. The TIA needs to include a site plan of the proposed site, including the access point as well as the proposed
parking lot and building location(s). The supporting documentation submitted in addition to the TIA
included a zoning map, however, there was no information on entrances, buildings or parking lot layout.
We may have additional comments on this TIA after reviewing the site plan.
Site plan is not a required part of submittal.
Depending on the site plan, we may recommend a different land use other than LU 710 (for example, LU
750). It is difficult to tell at this point whether the intention is for a single building or a few smaller
buildings. Note that, as per the ITE Manual, if this development is going to be comprised of multiple office
buildings unrelated to each other (i.e. occupied by multiple tenants instead of a single tenant spread
across multiple buildings) then the trip generation calculations should be done separately for each building
and then summed.
Land use and trip generation is as prescribed by Frederick County.
It appears that the trip generation calculations were based on an independent variable of 225,000 SF of
gross floor area, however no information is provided to back up that assumption. The TIA does note that
there is 9.1 acres of usable acreage available, but more information is needed on how the usable acreage
was converted into gross floor area. The site plan requested in comment 3 should show the office
buildings and their square footage. Also, note that Table 4B of the TIA never actually spells out that the
value "225" refers to 1000 SF GFA.
Land use and trip generation is as prescribed by Frederick County
6. Using the ITE LU equation and 225,000 SF of office building, we calculate 331 total trips for the PM peak
hour, not 359. Because this discrepancy is minor the TIA does not need to be revised unless the other
comments on this TIA end up affecting the trip generation calculations.
Land use and trip generation is as prescribed by Frederick County.
7. There are several locations where we measured storage lengths as less that what was encoded into
Synchro. For example, at the 1-81 SB off -ramps intersection we measure the WB left turn lane as being
150', not 250', and the SB right turn lane as being 90', not 300'. Note that the taper lengths should not be
fhursclay. January 05, 2012 AOL,: GreyWollclnc
0 0 Pagc 2 of 6
included in these measurements. In addition, for channelized "porkchop" right -turn lanes, the critical
distance is measured in the adjacent thru lane (in other words, if the thru lane queues up beyond a certain
point then vehicles will be prevented from entering the channelized right turn lane).
Queue lengths based on measurements from aerial photos and actual traffic operations.
8. The existing PHF's per intersection should be used when analyzing the existing conditions. The assumption
used for future year conditions (0.92 PHF at all intersections) is correct.
Existing Peak Hour Factors from Groystone TIA were used as requested by VDOT. This has no impact on
the design year outcome and recommendations.
9. Some intersections appear to be coded with incorrect signal phasing:
a. At the 1-81 SB Ramps intersection and the 1-81 NB On-Ramp/Red Bud Road intersection, all left turn
movements are coded in as protected/permitted phasing. However, it appears that those signals
actually operate with protected/prohibited phasing.
Existing signals on Route 11 allow left turn on green arrow and green ball to 1-81
b. At the 1-81 NB Off -Ramp intersection, the EB and WB Martinsburg Pike thru movements are coded
as split phase (i.e. EB and WB movements do not move simultaneously). This is incorrect. This has a
significant effect on the capacity calculations at this intersection.
Signals coded based on timing plans provided by VDOT. Future signals optimized in model.
c. At the future 1-81 NB Ramps signal (after the existing off -ramp is relocated), the capacity analysis
should assume protected/prohibited phasing for all left turn movements.
Information has not been provided indicating a proposed change in the left turn from Route 11 to
1-81.
10. Some green times are incorrectly coded as per existing signal timings. For example, at the 1-81 SB Ramps
intersection, the total cycle length is 90 seconds (19 seconds for Phase 1+6, 32 seconds for Phase 2=6, and
39 seconds for Phase 4) not 109 seconds.
This has no effect on the findings and/or recommendations of this report as the existing year is 2010.
11. The TIA should include a turn lane warrant analysis, particularly to determine if a right turn lane is
warranted on Snowden Bridge Road for turning onto the new site entrance (Ezra Lane).
Turn lane warrant analysis will be completed with site plan.
12. The site plan should include sidewalks for pedestrian connectivity from the site to Snowden Bridge
Boulevard. In addition, the proposed traffic signal at Snowden Bridge Blvd & realigned Red Bud Road/Ezra
Lane should include crosswalks and pedestrian indications. The extension of Snowden Bridge Blvd from its
current stub end should include sidewalks on both sides of the road, which would match up with what was
built on the existing stub and what was recently built on Merchant Street.
These items will be addressed in the site plan and coordinated with Frederick County.
Thursday .Ianuary 05, 2012 AOL: GreyWolfelnc
9 0 Page 3 of 6
13. It appears that the new traffic signal will be approximately 650 feet from the existing traffic signal at
Martinsville Pike & Merchant St/Snowden Bridge Blvd. Our understanding is that this new road is being
designed with a 45 mph design speed (35 mph posted speed limit) and is being considered a primary road
(i.e. urban minor arterial) since it will eventually connect to the future Route 37 Winchester Bypass.
VDOT Access Management Standards (in the Road Design Manual, Appendix F) requires 1050' spacing
between signalized intersections on urban minor arterials. The new signal will be well shy of that.
I assume Martinsville Pike is actually referring to Martinsburg Pike. Regardless, this property will be land
locked without this access. Access from Route 11 is neither practical nor desirable. This access point is the
only viable location and has been planned by Frederick County as can be seen on the Comprehensive Plan
map. It appears on exception is needed for this connection.
14. Existing ADT volumes shown on Figure 4 don't match VDOT published traffic data. Example: Rte 11
Martinsburg Pike West of 81 is shown at 34,170, VDOT data shows 13,000.
It appears the referenced VDOT data may precede the opening of the Rutherford Crossing commercial
area. The existing ADT volumes from the Groystone rezoning were used in this study as prescribed by
VDOT.
15. The site distribution percentages in Figure 8 do not exactly match the site -generated traffic in Figure 9. It
appears this is because the consultant incorrectly assigned a small amount of traffic to/from the site from
Merchant Street and from Red Bud Road. Because this only causes minor errors in traffic volumes, the TIA
does not need to be revised unless the other comments on this TIA end up affecting these calculations.
Agreed. It appears the concern is focused on 10 vehicles, which will not change the outcome or
recommendations of this report.
16. The proposed mitigations do not address the forecasted failing Levels of Service at the 1-81 SB Ramps
intersection and the realigned Martinsburg Pike & 1-81 NB Ramps intersection.
As presented in the report, the regional solutions being advanced by VDOT and Frederick County (1-81
improvements and Route 37) will address the 1-81 ramp intersections.
17. The TIA is based on the assumption that Snowden Bridge Blvd, the Red Bud Road realignment, and the 1-81
NB off -ramp relocation/widening will all be constructed prior to the opening of Snowden Bridge Station.
Our understanding is that Snowden Bridge Blvd is due to begin construction this year, but there are no
projects on the current VDOT Six -Year Plan to construct any of the improvements at the 1-81 interchange.
The timing of all projects is dependent upon the economy. Snowden Bridge Blvd has been approved for
construction, and must be completed before Red Bud Road can be realigned. This is a priority for Frederick
County and these projects are moving forward based on information provided by Frederick County.
We respectfully request your concurrence and acceptance of the Traffic Impact Study.
Tim Stowe
Stowe Engineering, PLC
S40.336.0656
Thursday, January 05, 2012 AOL: GrcyWollclnc
0 • Page 4 of 6
From: Funkhouser, Rhonda [mailto: Rhonda. Funkhouser@VDOT.Virginia.gov] On Behalf Of Smith,
Matthew, P.E.
Sent: Tuesday, September 06, 2011 9:27 AM
To: timstowe@stowecompanies.com
Cc: Smith, Matthew, P.E.; Ingram, Lloyd; John.Bishop; GreyWolfeInc@aol.com
Subject: Snowden Bridge Station - VDOT Comments to TIA
We have completed our review of Snowden Bridge Station's TIA dated June 29, 2011. Our comments are
as follows:
18. Existing traffic counts (which we understand were previously collected for the Graystone TIS)
should be included as an Appendix to the TIA.
19. On page 4, Martinsburg Pike is misidentified as a rural arterial roadway. It is actually an urban
minor arterial.
20. The TIA needs to include a site plan of the proposed site, including the access point as well as the
proposed parking lot and building location(s). The supporting documentation submitted in
addition to the TIA included a zoning map, however, there was no information on entrances,
buildings or parking lot layout. We may have additional comments on this TIA after reviewing the
site plan.
21. Depending on the site plan, we may recommend a different land use other than LU 710 (for
example, LU 750). It is difficult to tell at this point whether the intention is for a single building or
a few smaller buildings. Note that, as per the ITE Manual, if this development is going to be
comprised of multiple office buildings unrelated to each other (i.e. occupied by multiple tenants
instead of a single tenant spread across multiple buildings) then the trip generation calculations
should be done separately for each building and then summed.
22. It appears that the trip generation calculations were based on an independent variable of
225,000 SF of gross floor area, however no information is provided to back up that assumption.
The TIA does note that there is 9.1 acres of usable acreage available, but more information is
needed on how the usable acreage was converted into gross floor area. The site plan requested
in comment 3 should show the office buildings and their square footage. Also, note that Table 4B
of the TIA never actually spells out that the value "225" refers to 1000 SF GFA.
23. Using the ITE LU equation and 225,000 SF of office building, we calculate 331 total trips for the
PM peak hour, not 359. Because this discrepancy is minor the TIA does not need to be revised
unless the other comments on this TIA end up affecting the trip generation calculations.
24. There are several locations where we measured storage lengths as less that what was encoded
into Synchro. For example, at the 1-81 SB off -ramps intersection we measure the WB left turn
lane as being 150', not 250', and the SIB right turn lane as being 90', not 300'. Note that the taper
lengths should not be included in these measurements. In addition, for channelized "porkchop"
right -turn lanes, the critical distance is measured in the adjacent thru lane (in other words, if the
thru lane queues up beyond a certain point then vehicles will be prevented from entering the
channelized right turn lane).
25. The existing PHF's per intersection should be used when analyzing the existing conditions. The
assumption used for future year conditions (0.92 PHF at all intersections) is correct.
26. Some intersections appear to be coded with incorrect signal phasing:
'I'hursday, .lanuary 05, 2012 AOL: GreyWolfeInc
0 • Page 5 of 6
At the 1-81 SB Ramps intersection and the 1-81 NB On-Ramp/Red Bud Road intersection,
all left turn movements are coded in as protected/permitted phasing. However, it
appears that those signals actually operate with protected/prohibited phasing.
At the 1-81 NB Off -Ramp intersection, the EB and WB Martinsburg Pike thru movements
are coded as split phase (i.e. EB and WB movements do not move simultaneously). This is
incorrect. This has a significant effect on the capacity calculations at this intersection.
c. At the future 1-81 NB Ramps signal (after the existing off -ramp is relocated), the capacity
analysis should assume protected/prohibited phasing for all left turn movements.
27. Some green times are incorrectly coded as per existing signal timings. For example, at the 1-81
SB Ramps intersection, the total cycle length is 90 seconds (19 seconds for Phase 1+6, 32 seconds
for Phase 2=6, and 39 seconds for Phase 4) not 109 seconds.
28. The TIA should include a turn lane warrant analysis, particularly to determine if a right turn lane
is warranted on Snowden Bridge Road for turning onto the new site entrance (Ezra Lane).
29. The site plan should include sidewalks for pedestrian connectivity from the site to Snowden
Bridge Boulevard. In addition, the proposed traffic signal at Snowden Bridge Blvd & realigned
Red Bud Road/Ezra Lane should include crosswalks and pedestrian indications. The extension of
Snowden Bridge Blvd from its current stub end should include sidewalks on both sides of the
road, which would match up with what was built on the existing stub and what was recently built
on Merchant Street.
30. It appears that the new traffic signal will be approximately 650 feet from the existing traffic signal
at Martinsville Pike & Merchant St/Snowden Bridge Blvd. Our understanding is that this new
road is being designed with a 45 mph design speed (35 mph posted speed limit) and is being
considered a primary road (i.e. urban minor arterial) since it will eventually connect to the future
Route 37 Winchester Bypass.
VDOT Access Management Standards (in the Road Design Manual, Appendix F) requires 1050'
spacing between signalized intersections on urban minor arterials. The new signal will be well
shy of that.
31. Existing ADT volumes shown on Figure 4 don't match VDOT published traffic data. Example: Rte
11 Martinsburg Pike West of 81 is shown at 34,170, VDOT data shows 13,000.
32. The site distribution percentages in Figure 8 do not exactly match the site -generated traffic in
Figure 9. It appears this is because the consultant incorrectly assigned a small amount of traffic
to/from the site from Merchant Street and from Red Bud Road. Because this only causes minor
errors in traffic volumes, the TIA does not need to be revised unless the other comments on this
TIA end up affecting these calculations.
33. The proposed mitigations do not address the forecasted failing Levels of Service at the 1-81 SB
Ramps intersection and the realigned Martinsburg Pike & 1-81 NB Ramps intersection.
34. The TIA is based on the assumption that Snowden Bridge Blvd, the Red Bud Road realignment,
and the 1-81 NB off -ramp relocation/widening will all be constructed prior to the opening of
Snowden Bridge Station. Our understanding is that Snowden Bridge Blvd is due to begin
Thursday, January 05, 2012 AOU GreyWollc[nc
0 • Page 6 of' 6
construction this year, but there are no projects on the current VDOT Six -Year Plan to construct any
of the improvements at the 1-81 interchange.
Should you have any questions, do not hesitate to give me a call.
Nlattliew B. Smith, P.E.
Area Land Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone It (540) 984-5615
Fax It (540) 984-5607
Email scanned by PC Tools - No viruses or spyware found.
(Email Guard: 7.0.0.26, Virus/Spyware Database: 6.18320)
http://www.pctools.com
"Thursday. January 05, 2012 AOL: GreyWolfelnc
•
•
COUNTY of I+REDERICK
Roderick B. Williams
County Attorney
540/722-8383
Fax 540/667-0370
E-mail:
rw i l l i s@ c o. fred erick. va. u s
August 15, 2011
VIA FACSIMILE — (540) 545-4001 — AND REGULAR MAIL
Gary R. Oates, LS-B, PE
GreyWolfe, Inc.
1073 Redbud Road
Winchester, Virginia 22603
Re: Rezoning Application, Parcel Numbers 43-A-143, 43-A-144, 43-A-145, 43-A-
146, and 43-A-147 (collectively, the "Properties"), K & J Investments, LLC and
North Stephenson, Inc. (collectively, the "Applicants")
—Proffer Statement dated July 18, 2011
Dear Gary:
You have submitted to Frederick County for review a proposed proffer statement.dated
July 18, 2011 (the "Proffer Statement") for the proposed rezoning of 5.973 acres from the RA
(Rural Areas) District and 5.832 acres from the RP (Residential Performance) District to the MI
(Light Industrial) District, constituting properties of K & J Investments, LLC, Parcel
Identification Numbers 43-A-144 and 43-A-146, K & J, LLC, Parcel Identification Number 43-
A-145, and North Stephenson, Inc., Parcel Identification Numbers 44-A-143 and 44-A-147, in
the Stonewall Magisterial District. I have now reviewed the Proffer Statement and it is my
opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick
County Zoning Ordinance and the Code of Virginia; and would be legally sufficient as_a proffer
statement, subject to the following comments:
1. As an initial matter, the identities of the owners of Parcel Numbers 43-A-144, 43-A-
145, and 43-A-146 need to be clarified and their respective entity statuses updated.
a. Specifically, with respect to Numbers 43-A-144 and 43-A-146, while "K & J
Investments, LLC" is the record owner of those parcels (though the deed also
incorrectly identifies it as "K & J Investements, LLC"), no entity under such
name has ever been organized under Virginia law, according to the records of the
State Corporation Commission. An entity under the name "K & J Investments,
LC" does currently exist in Virginia and appears that it may consist of the same
principals.
107 North Kent Street - Winchester, Virginia 22601
�J
Gary R. Oates, LS-B, PE
August 15, 2011
Page 2
b. Likewise, with respect to Number 43-A-145, while "K & J, LLC" is the owner of
that parcel, the State Corporation Commission purged its records of that entity's
existence effective December 31, 2007.
c. Also, the description of the title origins in the second paragraph on page 1 of the
Proffer Statement is incorrect. Instrument Number 070013928 conveyed Parcel
Number 43-A-142, which is not proposed to be part of the rezoning, to K & J
Investments, LLC. The description does not show the title origin of the two North
Stephenson, Inc. parcels, Numbers 43-A-143 and 43-A-147.
2. The signature block for the Proffer Statement and the signatures on any power of
attorney (or the application) need to reflect the correct corporate owners of the parcels
and, then, the capacities in which the individuals are acting on behalf of those entities.
3. The diagram attached to the Proffer Statement does not state that it is the Generalized
Development Plan ("GDP"). If it is the GDP, it should so state.
4. The requested rezoning area appears to split Parcel Numbers 43-A-143 and 43-A-147
and possibly 43-A-144. In light of this, the GDP needs to show the metes and bounds
of the requested rezoning area.
5. Proffer La. — The Proffer does not indicate whether Ezra Lane will be a public or
private road. If it is to be a public road, the Proffer does not state any timing for its
dedication. Also, the Proffer should state the specific width of the right-of-way.
6. Proffer Lb. — The Proffer does not indicate the timing of the dedication of the
easement. Depending upon the final engineering of Snowden Bridge Boulevard, the
Proffer may need to make clear, through the GDP, the exact placement of the
easement. Also, staff will likely need to examine whether the Applicants' suggested
placement of Snowden Bridge Boulevard is correct and whether the Proffer should
address dedication of any right-of-way for Snowden Bridge Boulevard.
7. Proffer Lc — The Proffer should clearly state that the Applicants will install the
warranted signalization improvements, as specified by VDOT, within a specific time
after VDOT determining the signalization improvements to be warranted.
I have not reviewed the substance of the proffers as to whether the proffers are suitable
and appropriate for this specific development, as it is my understanding that that review will be
done by staff and the Planning Commission.
Sincere rs,
Zoderick B. Williams
County Attorney
cc: Michael Ruddy, AICP, Deputy Director of Planning and Development
From:fred co fire 10 To:95454001
° `VIE
JUL 1 6 20ii D
Rezoning ents
Frederick County Fire Marshal
Mail to:
Frederick County Fire Marshal
1800 Coverstone Drive
Winchester, Virginia 22602
(540) 665-6350
Winchester, Virginia
4117/2011 14:16
Hand deliver to:
Frederick County Fire & Rescue Dept.
Attn: Fire Marshal
Public Safety Building
1800 Coverstone Drive
#910 P.002/002
Applicant: Please fill out the informatiQp as accurately as possible in order to assist the Frederick County
1 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: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Telephone: 540-667-2001
Mailing Address:
1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage: 11.805
Fire Marshal's Comments:
Fire Marshal's Signature & Da
Notice to Fire Marshal - Please Return This Form to the Applicant
22
From:fred co fire 0 To:95454001
0712011 14:17 #910 P.0011002
Control number
R.211-0003
Project Name
Snowden Bridge Station
Address
1073 Redbud Rd,
Type Application
Rezoning
Current Zoning
RA-M1
Automatic Sprinkler System
Yes
Other recommendation
Emergency Vehicle Access
Not Identified
Siamese Location
Not Identified
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Approved
Date received Date reviewed Date Revised
7/18/2011 8/17/2011
Applicant
Greywotte INC.
City State Zip Applicant Phone
Winchester VA 22603 5540-667-2001
Tax ID Number Fire District Rescue District
43-A-143-147 13 13
Recommendations
Automatic Fire Alarm System
Yes
equi-erneft -s
Hydrant Location
Not Identified
Roadway/Aisleway Width
Not Identified
Election District
Stonewall
Residential Sprinkler System
No
Fire Lane Required
Yes
Special Hazards
No
Plan Approval Recommended Reviewed By Signature
Yes S. Mark Showers A /—
Title /! f.j�•—
Rezoning 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., Suite 202
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 'thei'rJevieNv. Attach a copy, ,of your' application form, location' map, prbffer
,-statement, impact'analysis; and any,tither;pc r"tinent iii'formatiiin.= "' - "
Applicant's Name: GreyWolfe, Inc. -Gary R. Oates, LS-B, PE
Mailing Address:
Telephone: 540-667-2001
1073 Redbud Road, Winchester, Virginia, 22603
Project Name Snowden Bridge Station
Location of property. North side of Snowden Bridge Blvd next to CSX Railroad
Project Name. Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1
k/
�s C
o
Acreage: 11.805 s
Department of Public Work's Comments:
C C tiyiyy!L:C.vL _ ���rJ1
{{ U
i SO YJ I VI CA rtA 0 YC C ca
M P (41 Aiv
x IS urea tAJ Cat
Public Works Signal re & Da . �. Z9
0 7
Notice to Dept. of Public Works - Please Return This Form to the Applicant
21
Rezoning Comments
Frederick -Winchester Service Authority
Mail to:
Fred-Winc Service Authority
Attn: Jesse W. Moffett, ExecUtive Director
P.O. Box 43
Winchester, Virginia 22604
(540) 722-3579
Hand deliver to:
Fred-Winc Service Authority
Attn: Jesse W. Moffett
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Fred -Wine Service
Authority with their review. Attach a copy of your application form, location map, proffer statement,
impact analysis, and any other pertinent information.
Applicant's Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE
Telephone: 540-667-2001
Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage: 11.805
Fred-Winc Service Authority's Comments:
na COV14 m WA-5
Fred-Winc Service Authority'
Signature & Date: ^ �� -7 19-((I
Notice to Fred-Winc Service Authority - Please Return Form to Applicant
33
Rezoning Comments
Frederick County Sanitation Authority
Mail to:
Frederick County Sanitation Authority
Attn: Engineer
P.O. Box 1877
Winchester, Virginia 22604
(540) 868-1061
Hand deliver to:
Frederick County Sanitation Authority
Attn: Engineer
315 Tasker Road
Stephens City, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority
with their review. Attach a copy of your application form, location map, proffer statement, impact
analysis, and any other pertinent information.
Applicant's Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Telephone: 540-667-2001
Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage: 11.805
Sanitation Authority Comments: Sewer: There is sufficient line and
treatment capacity to serve this site. The Authority no longer
allows a force main to connect to another force main. Forced sew
is to be breught to c manhele Gr pump station (cPP attached are
Water: There is sufficient water pressure in this area. But,due
to current and presently allocated demand, there is a pos i
of not having sufficient water volume to serve this site when it
developed . 'v� ,�,�
Sanitation Authority Signature & Date: �'"` �syr _
Notice to Sanitation4yt-11ZY - Please Return This Form to the Applicant
25
map)
s
40
Rezoning Comments
Frederick -Winchester Health Department
Mail to:
Frederick -Winchester 11ealth 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
Applicants Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Telephone: 540-667-2001
Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage:
Frederick -Winchester Health Department's Comments: f /�
iIFG�-/It 1R� ll,.0 n.� C)J�.'r'i.�'t� ->'2t1Li ic' •• q�y•tAfC � .5a i ai �Zfo.w:i�O oc• C'Xi•.•1';/14
W'1l5 tnl Glrgint-iP hrY` i}t �•�•�:,/1°��/ �•7
Health Dept. Signature & Date: /
Notice to ealth Department - Please Return This Form to the Applicant
R�cC�
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
July 28, 2011
Mr. Gary Oates, LS-B, PE
Grey Wolfe, Inc.
1073 Redbud Road
Winchester, Virginia 22603
RE: Request for Historic Resources Advisory Board (I-IRAB) Comments
Snowden Bridge Station Property Rezoning; PINS: 43-A-143, 144, 145, 146, and 147
Zoning District: Current Zoning RA & RP, Proposed "Zoning M-1
Dear Mr. Oates:
Upon review of the proposed rezoning, it appears that the proposal does not significantly impact
historic resources and it is not necessary to schedule a formal review of the rezoning application by
the I-IRAB. According to the Rural Landmarks Survey, there are no significant historic structures
located on the properties nor are there any possible historic districts in the vicinity. It is noted that
the National Park Service Study of' Civil War Sites in the Shenandoah Valley does identify this
property as being located within the study area of the Second and Third (Opequon) Battles of'
Winchester. However, the general vicinity of this site is Identified by the Study as having lost Its
integrity.
Thank you for the chance to comment on this application. Please call if you have any questions or
concerns.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/bled
cc: Rhoda Kriz, I-IRAB Chairman
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Rezoning Comments
Winchester Regional Airport
kind M.
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
Winchester, Virginia 22602
(540) 662-2422
Hand deliver to:
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
(Rt. 645, off of Rt. 522 South)
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Winchester
Regional Airport with their review. Attach a copy of your application form, location map, proffer
statement, impact analysis, and any other pertinent information.
Applicant's Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE
"f e l e p h o n e: 540-667-2001
Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage: 11.805
Winchester Regional Airport's Comments:
Winchester Regional Airport's -- `
Signature Date: ���(\1,).�_X 1
Notice to Winchester Regional Airport - Please Return Form to Applicant
30
0
0
WINCHESTER REGIONAL AIRPORT
- 99
' O
0 491 AIRPORT ROAD
1 SERVING MEWINCHESTER, VIRGINIA 22602
TOP OF VIRGINIA
\ (540) 662-5786
August 26, 2011
GreyWolfe, Incorporated
Gary R. Oates, LS, PE
1073 Redbud Road
Winchester, Virginia 22603
Re: Rezoning Comment - RA & RP to M-1
Snowden Bridge Station
Stonewall Magisterial District
Dear Mr. Oates:
The proposed rezoning request has been reviewed and it appears that it will not
impact operations at the Winchester Regional Airport.
Thank you for the opportunity to review this request.
Sincerely,
S. R. Manuel
Executive Director
Rezoning Comments
Frederick County Department of Parks & Recreation
Mail to:
Frederick County
Department of Parks & Recreation
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5678
Hand deliver to:
Frederick County
Department of Parks & Recreation
County Administration Bldg., 2r.d Floor
107 North Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks
& Recreation with their review. Attach a copy of your application form, location map, proffer
statement, impact analysis, and any other pertinent information.
Applicant's Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE
'Te leph one: 540-667-2001
Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage: 11.805
Department of Parks & Recreation Comments:
Pks. & Rec. Signature & Date:
Notice to Department of Parks & Recreation - Please Return This Form to the Applicant
23
•
Rezoning Comments
Superintendent of Frederick County Public Schools
Mail to:
Frederick County Public Schools
Attn: Superintendent
P.O. Box 3508
Winchester, Virginia 22604
(540) 662-3888
hand deliver to:
Frederick County Public Schools
Attn: Superintendent
School Administration Building
1415 Amherst Street
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Superintendent of
Public Schools with his review. Attach a copy of your application form, location map, proffer
statement, impact analysis, and any other pertinent information.
Applicant's Nanle: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE
Telephone: 54 0-667-2001
Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603
Winchester, Virginia 22603
Location of property: North side of Snowden Bridge Blvd next to CSX Railroad
Project Name: Snowden Bridge Station
Current zoning: RA & RP Zoning requested: M-1 Acreage: 11.805
Superintendent of Public Schools' Comments:
6 4k- 12 YL
Superinte
•
GREYWOLFE, INC.
•�;I 1073 REDBUD ROAD • WINCHESTER, VA 22603 _ ...•�I�...
(540) 667-2001 • (540) 545-4001 FAX .
GREYWOLFEINC@AOL.COM
John Bishop, Transportation Planner January 5, 2012
107 North Kent Street
Winchester, VA 22601
Subject; Snowden Bridge Station
Mr. Bishop,
I have given up on VDOT reply to this application. It has been over 90 days, in
fact now it has been 114 days. I am proceeding with the rezoning. In regards to your
comments dated August 24, 2011.
In regards to completed streets, the property that will contain Snowden Bridge
Blvd was rezoned in application #03-05. The properties contained in this rezoning
do not touch Snowden Bridge Blvd can only access it via Ezra Lane. The road
design is being handled now by Graystone, as you know, and my clients will
dedicate whatever right of way is necessary. As far as sidewalks and trails, I will
consult with you during the Master Plan and they will be constructed at Site Plan
stage. Our ordinance requires this, so I am not proposing a proffer to construct
something we are required to do anyway.
2. I understand your concern about the traffic light location. A round -about was
explored and deemed unbuildable due to the bridge crossing with its approach
grade. Whether this rezoning occurs or not, the inevitability of this light
placement has been created by the Graystone, Stephenson Village, and previous
Omps rezoning. Also, the Northeast Road Plan indicates this location for a
collector running parallel with Route 11 North in order to improve access
management in the future. We have to access the public roads somewhere; at
least this rezoning is covering the cost of the light and we are not proposing
direct access to Route 11.
Thank you,
Gary; Oates, LS-B, PE
GreyWolfe, Inc
0
0
Mike Ruddy
From:
John Bishop
Sent:
Wednesday, August 24, 2011 10:36 AM
To:
Mike Ruddy
Cc:
Iloyd.ingram@vdot.virginia.gov; matthew.smith@vdot.virginia.gov
Subject:
omps comment
County transportation staff has reviewed the TIA and proffers for the proposed rezoning and has the following
comments to offer.
1. The County's adopted comprehensive plan calls for complete streets throughout the county. Complete streets
consider all potential users of the transportation system. Bicycle and pedestrian improvements should be
included along the frontage consistent with what has been put in place at Rutherford Crossing and is planned to
be put in on the Graystone development.
Z. Staff is very concerned that the levels of traffic from this proposed development would require a signal at the
intersection with Snowden Bridge blvd. Spacing for this proposed signal from the intersection of Snowden
Bridge and Route 11 would be well below VDOT spacing standards. Considering the importance of Snowden
Bridge Blvd in the County's transportation plan, situations that degrade overall capacity and do not meet
standards should be avoided. Development should be limited to a level that would not require a signal or else a
future right in/right out condition should be considered as alternatives to signalizing this entrance. In addition,
other access points should be considered as properties to the north develop in order to ease traffic pressures at
this point.
Thanks
John
John A. Bishop, AICP
Deputy Director - Transportation
Frederick County Planning & Development
107 North Kent St, Suite 202
Winchester, VA 22601
Ph: 540-665-5651
F: 540-665-6395
ibishop,nco.frederick.va.us
GREYWOLFE, INC.
to - 1073 REDBUD ROAD • WINCHESTER, VA 22603 •4 0` -
w (540) 667-2001 9 (540) 545-4001 FAX 1^7
GREYWOLFEINC@a AOL.COM
r
Roderick B. Williams, County Attorney January 5, 2012
107 North Kent Street
Winchester, VA 22601
Subject; Snowden Bridge Station
Mr. Williams,
After waiting several months for one particular review agency, this project is
moving forward once again. This letter is response to your comments dated August
15, 2001, to the proposed proffer statement dated July 18, 2011.
I have revised the proffers based on all review comments and discussions with
my client, and have sent them with this letter.
1. Your first comment was in regards to the identities and the various parcels
submitted for rezoning. There were parcels that were deeded to my clients with
errors in the grantees identity. My clients consulted an attorney and have
recorded the corrected instruments at the courthouse. I have attached copies of
these instruments for your review. I have also presented the parcels with their
legal references in an easier to follow format.
2. The signature block has been updated to reflect the title of Keven and John
Omps.
3. The exhibit (diagram) is not a Generalized Development Plan.
4. A rezoning plat (survey) has been submitted to clarify the portion of properties to
be rezoned.
5. Proffer l.a. has been revised to clarify that it will be a public road and dedicated
to the County of Frederick when it meets VDOT acceptance criteria.
6. Proffer 1.b. has been revised to clarify the proposed easement will be available to
the County of Frederick upon request. The location of Snowden Bridge Blvd is on
property owned my clients; however, the parcel is not part of this rezoning. The
right of way dedication was part of the proffer package of rezoning #03-05.
7. Proffer l.c. has been clarified to basically say when VDOT says it is needed, my
clients will build it.
Thank you,
Gary. Oates, LS-B, PE
GreyWolfe, Inc
Impact Statement
For consideration of Rezoning the lands for the
Snowden Bridge Station
Stonewall Magisterial District
Frederick County, Virginia
January 9, 2012
Tax Map Numbers
43-(A)-143, 43-(A)-144, 43-(A)-145,
43-(A)-146, 43-(A)-147
"Total Area: 12.692 acres
Owners of Record:
K S-, J InvesUncnts, LC and
North Stephenson, Inc.
1800 Martinsburg Pike
Winchester, VA 22603
(540) 667-4919 ofc
Contact:
Gary R. Oatcs, LS-l3, PL
GreyWolfc, Inc.
1073 Redbud Road
Winchester, VA 22603
(540) 667-2001 ofc
(540) 545-4001 fax
Snowden Bridge Station
Rezoning
Introduction
The site is located between ROLILC 1 1 north (Martinsburg Pike) and the CSX
Railroad and )List north Of Interstate 81 exit 3 17 In Frederick COL111ty, VA. The site has
beCI1 Used for residential and agricultural pLll'I)OSCS In the past. The applicants are seeking
a change iIl zoning from RA & RP to M-1 to create an industrial park consistent with the
Northeast Land Use Plan contained within the Frederick County Comprehensive Plan.
E\istina Conditions
The properties are houses and cropland. There are large overhead power
transmission lilies which criss-cross the property. The stormwater drains generally to the
northeast towards the railroad.
Comprehensive Planning
The site is intended to be zoned industrial per the comprehensive plan. There is
public water and sewer available via adjoining properties owned by the applicants.
Appropriate casements will be delineated on the Master Development Plan to insure
access to these utilities. The benefit to Frederick County by approving this rezoning will
be a positive economic impact f -om InCILIStrial bLISlnCSSCS thl'OLIgh taxes, as well as
employment opportunities for its citizens.
Proposed Development
The site will be graded, landscaped, and commercial entrances installed that will
meet current VDOT specifications. Therc will not be any entrances built onto Snowden
Bridge Blvd. All traffic will access the connecting road as shown on the Generalized
Development Plan and enter Snowden Bridge via that one connection. "IThe development
is envisioned to contain wal'C110L1SC, trucking, and offices.
Physical Impacts
The site is not located within or near any 100 year flood plains per FEMA Flood
Map No. 51069CO209D and 51069CO210D. 1'Llrthcl'11101-C, there are not any woodlands or
noteworthy landscaping on site to preserve.
Surrounding Properties
The site is bounded by the proposed Ezra Lane to the west and Weber's NLlrscry
to the north. Snowden Bridge Blvd bOL111ClS the south and CSX Railroad and Graystone
Industrial Park bounds the cast. All parcels are intended to become commercial or
industrial as indicated by the Comprehensive Plan.
Traffic Impact and Analysis
Report by Stowe Engineering is available L1pOI1 regLICSt ifnot already provided.
Sewer Conveyance and Treatment
The fCSA has a 6" sewer force main along IZOLitc 661. This IlldUstrlal
development is expected to generate 500 gallons/day/acre for a total of 4,550 gpd. The
applicant will build a 6" force main to the property and end 1t at the neighbor's property
to the north. This force main will be dedicated to the FCSA. A SCwer pump station will
be and cledicated to the ICSA if the needed by a large number Of uscrS. Otherwise, if
there are only a limited number OI LISCI-S, they will cash install an individual grinder pump
to be maintained privately.
Water Supply
The fCSA has a 12" water main along Route 11. This development is expected to
generate 1000 gallons/day/acre for a total of 9,100 gpd.
Drainage
The Stormwater 111110ff drains to the railroad to the Cast. The applicant will be
required t0 implement BIvIP'S and other clevices to meet the Commonwealth of Virginia's
requirements as required by DCR.
Solid Waste Disposal
The Civil Engineering Reference Manual, 4`I' edition, uses a rate of 5.4 Cubic
yards per 1,000 square feet of Moor area. A 210,000 sf development will yield 1,215
Cubic yards per year. The solid waste \vill be transferrecl to the 1'rederick County Landfill
Facility by private licensed Commercial Carriers.
2
•
i
Historical Impact
There arc no historically significant Stl-LICtlll-CS Or fCatLII-CS ])I-CSCIIt.
Educational Impact
This development will not create additional students for the schools.
Police, Fire, and Rescue Impact
The development will increase the bul-CICII Oil f11-C and rescue. "fhe applicant is
offering a proffer of $0.10 per constructed building square foot to the County for fire and
rescue services.
Parks & Recreation Impact
This development is not expected to increase population; therefore, no measurable
impacts are predicted.
Soils
The soil types identified on the Gcneral Soil Map of the Soil Survey Of Frederick
County Virginia are Carbo-Oaklet silt loam (6C) and all Oaklet Silt loam (1/32Q). These
soil types arc considered prime farmland. The characteristics of this soil arc manageable
I'm- development following the Virginia Erosion and Sediment Control practices.
Geology
This area is also known for karst topography and special attention should be paid
for potential sinkholes. Soil borings and review by a gcotechnlcal c1Ig111ccr Is advised.
VICINITY MAP
SCALE 1 "= 2000'
Aj
�P
EXIT 317 SI TE
ROUTE 37BCD
0
0
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a
� O
J
EXIT 317 SI TE
ROUTE 37
SCALE 1 "= 2000'
METES AND BOUNDS DESCRIPTION
The area describe herein denotes parcels to be rezoned from RA and RP to M-1 per the Frederick County Zoning Ordinance.
This areas is comprised of Tax Parcels 43-(A)-144, 145, & 146 and portions of Tax Parcels 43-(A)-143 and 147. This area
fronts the western side of CSX Railroad in the Stonewall Magisterial District, Frederick County, Virginia, and is further
described by metes and bounds as follows:
Beginning at a 112" iron rod found on the southeast corner off Tax Parcel 43-(A)-147located on the CSX right of way;
Thence with the boundary of 43-(A)-147, N 51021'20" W - 784.84' to a point on the boundary being the western side of
the proposed right of way of the future road;
Thence with the proposed right of way and through Tax Parcels 43-(A)-147 and 43-(A)-143 for the following 2 courses;
N 38038'40" E-111.15'to a point;
with a curve to the right, Radius=780.00, arc=510.97', d=37032'02", Chord=N 57024'41 " E - 501.88' to a point
in the line with Weber's Nursery;
Thence with the boundary of Weber's Nursery S 59014'17" E - 887.94' to a 112" iron rod on the CSX right of way;
Thence with CSX right of way for the following 4 courses;
S 59030'07" W - 420.80'to a point;
with a curve to the left, Radius=2882.93, Arc=43.32, A=00051'39", Chord=S 59004'00" W - 43.32' to a point;
N 3002953" W - 4.00'to a point;
with a curve to the left, Radius=2886.93, Arc=298.95, A=05055'59", Chord=S 55040'17" W - 298.82' to
the point of beginning.
Containing 12.692 acres.
NOTES
1, A TITLE REPORT HAS NOT BEEN FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN.
2. THERE WERE NO CEMETERIES OBSERVED ON THIS SITE.
3, THIS IS NOT A BOUNDARY SURVEY.
4. CURRENT OWNER OF RECORD IS K & I INVESTMENTS, LC AND NORTH STEPHENSON, INC..
5, THE TOTAL AREA OF 12.692 ACRES INCLUDES 0.887 ACRES TO BE DEDICATED FOR A PUBLIC ROAD.
FINAL PLAT OF
-H pF
A PROPOSED REZONING ON THE LANDS OF
r�
K & I INVESTMENTS, LC and NORTH STEPHENSON, INC.
O Cj2
'OH
ND
PORTIONS OF PARCELSPARCELS 431(A) A43 & 147
VAR
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STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA
,
N'._G5 /8-B
1073 Redbud Road
1
r�v� GreyWolfe, Inc. Winchester, VA 22603
GreyWolfelnc@aol.com
Land Surveying and Consulting
SURv�y
540-667-2001 OFC
540-545-4001 FAX
FILE NO: 0260
DATE: JANUARY 6, 2012
SCALE: 1 " = 200`7
SHEET 1 OF 2
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ROUTE 11
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43-(A)-148 I I I
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GRAPHIC SCALE
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ED: RP
A)-142
TMENTS, LC
ED: RP-1
43-(A)-143
NORTH STEPHENSON, INC
ZONED: RP
f0. 887ACRES TO B
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DEDICATED FOR PUBLIC
RIGHT OF WAY
/4 0
11
1
11\ 11
43-(A)-140
MICHAEL WEBER
11
1 43-(A)-144
ZONED: RA
1 \ 1 K&1 INVESTMENTS, LC
1 \ 1 ZONED; RP
A 43-(A)-145
lC IINVESTMENTS, LC
ZONED: RP
"
43-(A)-147 - - - - 7
NORTH STEPHENSON, INC
ZONED: RA \ ca
\ v
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\ 43-(A)-146
1 K&IINVESTMENTS, LC
C 3 ZONED: RP
N 30 02953" W - 4.00'
O S S9o30,
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GRA YSTONE GRA YSTONE
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INDUSTRIAL PARK
1 ZONED: INDUSTRIAL PARK
ZONED: M-1 \
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RADIUS
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BEARING
CHORD
DIRECTION
C-1
780, 00'
510. 970'
37032'02"
N 57024'41 " E
501, 882'
CW
C-2
2882,930
43.316'
00051'39"
S 59004'00" W
43.315'
C-CW
C-3
2886, 930
298, 952'
0505559"
S 55040'17" W
298, 818'
C-CW
O�7P\-T H OF
7
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u GARY R. OATES
No. 1518-B
SURv�yO�
FINAL PLAT OF
A PROPOSED REZONING ON THE LANDS OF
K & J INVESTMENTS, LC and NORTH STEPHENSON, INC,
PARCELS 43-(A)-144, 145, & 145 AND
PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
1073 Redbud Road
Winchester, VA 22603
GreyWolfe, Inc.
Land Surveying and Consulting GreyWolfelnc@)aol.com
w 540-667-2001 OFC
540-545-4001 FAX
r
FILE NO: 0260 DA7E; 1ANUARY 6, 2012 1 SCALE: 1 " = 200' 1 SHEET 2 OF 2
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YAMAA S MrICX[LL
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THIS DEED, made and dated this [lam day of October,
1990, by and between WARREN RAY SALES and CONNIE JEAN SALES,
his wife, parties of the first part, hereinafter called the
Grantors, and NORTH STEPHENSON, INC., a Virginia
corporation, party of the second part, hereinafter called
the Grantee.
WITNESSETH: That in consideration of the sum of Ten
Dollars ($10.00) and other valuable considerations paid the
Grantors by the Grantee on or before the delivery of this
Deed, the receipt of all of which is hereby acknowledged,
the Grantors hereby grant and convey, with general warranty,
unto the Grantee in fee simple, the following described real
estate, together with all rights of way, privileges and
appurtenances thereto belonging and subject to all easements
and legally enforceable restrictions of record affecting
such realty:
All that certain lot or parcel of land con-
taining 58,500 square feet, more or less, lying
and being situate a short distance East of U.S.
Highway No. 11, about 2.2 miles North of
Winchester, in Stonewall District, Frederick
county, Virginia, fronting a distance of 200
feet on the Northern or Northeastern side of
a 30-foot right of way leading Eastward from
U.S., Route 11, and extending back between
parallel lines a distance of 300 feet, the
depth of said lot, however, being measured
.from the middle of the aforesaid right of
way, being more particularly described by
a plat and survey description of Richard
U. Good, C.L.S., dated June 25, 1959
attached to that certain Deed recorded in
the Clerk's Office of the Circuit Court
for Frederick County, Virginia in Deed
Book 258, at Page 275; and being the same
property conveyed to the Grantors herein
by Deed dated October 19, 1976 from Janet
Hornung, Single, and recorded in the afore-
said Clerk's Office in Deed Book 465, at
Page 727.
The Grantors also grant and convey to the Grantee a
right of way, in common with any others having a right to
1
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OX751FG1 432
the use thereof, over and upon the aforesaid 30-f00t right
of way, which extends in a Northwestward direction from the
property herein conveyed to U.S. Highway No. 11,
The Grantors covenant that they have the right to
convey the within described property; that the same is free
from all liens and encumbrances except as may be hereinabove
set forth; and that they will forever warrant and defend the
title thereto.
WITNESS the following signatures and seals:
( SEAL)
WARREN RAY ES
n ��� (SEAL)
CONNIE JE SALES
STATE OF VIRGINIA, AT LARGE
CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me
this / D _hG day of October, 1990, by WARREN RAY SALES and CONNIE
JEAN SALES.
_My Commission expires
IISSJJ NOTA PUBLIC
IRGINIk FREOERICK COUNTY, SGT. cd to, me on' the
This instr ment of writing was Produce t //.fig G;�-
01C'C�19� a
HAx. F�,.u. �_�--daY , •• 7c. 6&54.101
M RCM[Ll and with certificate of acknowled05 d �t'; h:relo annex
"* uw `vas admitted to record. Tax imPo 'id ii assessable.
9 and 56 54 have been P
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CLERK
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HARRISON & JOHNSTON
ATTORNEYS AT LAW
WiNCHESTER.VAGWA
010007194 -
THIS DEED made this day of May, 2002, between FLORENCE
M. TRENARY and IRIS C. STAUDENMAIER, hereinafter known as the
K & J INVESTMENTS, L.C.
Grantors and K&f INUMMEN-AN IM, a Virginia limited liability
company, hereinafter known as the Grantee.
WITNESSETH: That for and in consideration of the sum of Ten Dollars
($10.00), cash in hand paid and other valuable consideration, receipt whereof is
hereby acknowledged, the Grantors do hereby grant and convey, with General
Warranty and with English Covenants of Title, unto the Grantee, in fee simple,
together with all rights, rights of way, privileges improvements thereon and
appurtenances thereto belonging, all of the following described property:
Tract 1: That certain lot or parcel of land containing 2.15 acres, more
or less, in Stonewall Magisterial District of Frederick County, Virginia, as
described as Parcel (1) in that deed dated June 14, 1990, of record in the
Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed
Book 746, at Page 545.
Tract 2: That certain lot or parcel of land containing 3 '/2 acres, more
or less, in Stonewall Magisterial District of Frederick County, Virginia, as
described as Parcel (2) in that deed dated June 14, 1990, of record in the
Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed
Book 746, at Page 545.
Both tracts are conveyed in gross and not by the acre.
Reference is here made to the aforesaid instruments, the attachments
thereto and the references therein contained for a further and more
particular description of the property hereby conveyed.
Q
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This conveyance is made subject to all legally enforceable restrictive
covenants and easements of record affecting the said property.
c:
The said property was conveyed to the Grantors and Robert N. Trenary as
joint tenants with common law right of survivorship. Robert N. Trenary died on
June 9, 2001, thereby vesting his portion of the property, by survivorship, to the
Grantors herein.
WITNESS the following signatures and seals:
C i*ell
orence M. �Trenary
Iris C. Staudenrdlaier
STATE OF VIRGINIA, At Large
CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this _day of
May, by Florence M. Trenary and Iris C. Staudenmaier.
My commission expires 3 D J ° 4D U�
NoG6 Oublic'
VIRGINIA: FREDERICK COUNTY, SCT.
This instrument of writing was produced to me on
and w0h cvrtlf c ne of acknowiedbement lhere l arinexl'd
admitted to record.'ra impoxd by Sec 58.1-802 of
HARRISON d JOHNSTONwas
ATTORNEYS AT LAW
I/
�75 DI
MNCHESTEA VtRGWU
s .and 58.1-F101 have been paid, If assessable
41" " Clcrk
VIRGINIA: FREDERICK COUNTY SCt.
'
This inslnrmcot or writiryl was produced totm/egon
O at U 1 / / �M.
artd wi OCrtl "'c Of ack--icd8cme*1 lberct0
to record. Taut im �`i1
Pad by Six. SA.1-802 of
w;�Z,
f and 58.1.801 have been paid, it am&cssahle
�� , Clerk
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II 111P07195 • ( 03 -(A)- NS
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THIS DEED, made and dated this )fo day of May, 2008, by and between
WILLIAM N. BUHL, by RONALD BUHL, his Attorney in Fact, party of the first part,
K & J INVESTMENTS. L.C.
hereinafter called the Grantor; and K.&.?,441jk, a Virginia Limited Liability Company, party
of the second part, hereinafter called the Grantee.
Wf(NESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash
in hand paid and other good and valuable consideration, receipt whereof is acknowledged, the
Grantor does hereby grant and convey with general warranty and English covenants of title,
unto the Grantee, in fee simple, together with all rights, rights of way, privileges, improvements
thereon and appurtenances thereto belonging, all of the following realty:
All of that certain lot or parcel of land, lying and being situate in Stonewall
Magisterial District, Frederick County, Virginia, including all rights, rights of
way and appurtenances thereunto belonging, lying and being situate East of U.S.
Highway l 1 and more particularly described by Plat of Charles H. Kirkland,
C.L.S., dated September 30, 1977, as Lot C, attached to the below -referenced
Deed. AND BEING the same real estate conveyed to William N. Buhl and
Gretna L. Buhl, as tenants by the entirety with right of survivorship, by Deed
dated January 22, 1980, and recorded in Deed Book 518, at Page 77. Gretna L.
Buhl is deceased and died onAy' 2/j�(003 vesting fee simple title in
the Grantee herein.
In addition to the foregoing, the Grantor does hereby grant and convey an easement for
the operation and maintenance of the existing sewer system as described in the above -
referenced Deed. Further, the Grantor does hereby grant to the Grantee, its heirs, successors
and assigns, a right of way of ingress and egress to U.S. Highway I 1 all as more particularly set
out in the Deed dated December 12, 1968, of record in Deed Book 349, at Page 37.
i
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Reference is hereby made to the aforesaid instruments and the attachments and the
references therein contained for a more particular description of the property hereby conveyed.
WITNESS the following signatures and seals:
)
WILLIAM N. BUHL, by
RONALD BUHL, his Attorney in Fact
STATE OF V I rq I N 1 c�
CITY/C44UNT-Y OF o-wit:
I a Notary Public in and for the State and
jurisdiction aforesaid do hereby certify that WILLIAM N. BUHL, by RONALD BUHL, his
Attorney in Fact, whose name is signed to the foregoing Deed, bearing date of the Z day of
2008, has personally appeared before me and acknowledged the same.
Given under my hand this W day of 2008.
My Commission expires: I0'3I — /0 _
My Registration Number is: �37Notary
Pub '- 41"_
SEAL AFFIXED
VIRGINIA. FREDERICK COUNTY, SCT.
Ibis i,sunnesrzu of of wriL4 VrA prodl,r. 'Ao me on
o x ;3o
Id with certificate o Icdgcmcnl thereto annexed
as admitted to r rd. Tax unposed by Sec 58.1-802 of
:�_ , and 58.1-801 have been paid, 1f assessable
'Clerk
VIRGINIA-- PREDERICK COUNTY, sCT.
This instrument of writing was produced to me on yyyp�
�1 -Poll at o '5I.P,M
and w ortificate of ackrxluiedgcmcnt thereto annexed
was admitted to reoord. 'Fax imposed by Sec. 58.1-802 of
S'4 , and 58.1.801 have been paid, if assess:lbk
k.( At --v , Clerk
*bRXWW. LAKKK'K I
.TI�M �\1 ♦\ {AM
.lTf�f1{� pNYYM..
15�26
H. SMITH DORSM ET ALS
TO: DEED
NORTH STEpnENSON, INC-
.
THIS DEED made and dated this ray — day of December, 1987, by
and betwoon H. SMITH D RQ SEY, WINIFRED K. noggEy, his wife, and
LOUIS G. DORSEY and LOIS B. DOHSEY, his wife, parties of the
first part, hereinafter called the Grantors, and NORTH STEPHENSON,
INC., a corporation organized and existing under the laws of the
Commonwealth of Virginia, party of the second part, hereinafter
called the Grantee.
WITNESSETUt That for and in consideration of the sum of
Tan ($10.00) Dollars and other good and valuable consideration,
receipt whereof is hereby acknowledged, the Grantors do hereby
grant and convoy, with general warranty and English covenants of
title unto the Grantee, in fee simple, the following described
real' estate:
TRACT ONES All of that certain tract or parcel of land
containing 8.83 Acres, More or less, situate on the southeast
side of u. S. Highway No. 11, about 2.2 miles North of the City
of Winchester, Virginia, in Stonewall Magisterial District,
Frederick County, Virginia, and being described as Parcel 148
Tax Map Number 43A-147 in the land records of Frederick County,
Virginia, and being a portion of a larger tract or parcel of•land
conveyed to H. Smith Dorsey, at alai from Zetta M. Dorsgy,et vir,
dated April 6, 1957, of record in the Clerk's Office of the
Circuit court of Frederick County, Virginia, in Deed Book 246,
Page 153. Reference is here made to the aforesaid deed and plat
thereto attached originally containing 14.61 Acres, for a n- re particu
description of the tract herein conveyed.
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•rr..rrr. we ur
Di�GG"rG230
TRACT TSVO1 All that certain lot or parcel of land containing
.33 Acre, lying and being situate a short distance Southeast of
u. S. Highway No. 11, about two miles North of Winchester, in
Stonewall District, rrederick County, Virginia, and being
described as Parcel 149, Tax Map Number 43A-148 in the land
records of Frederick County, Virginia, and being the property
conveyed to Horace Smith Dorsey (being one and the same person an
H. Smith Dorsey) and Winifred K, Dorsey, his wife, and Louis <i,
Dorsey and Lois B. Dorsey, his wife, by Dead dated February 22,
1962, from Zetta M. Dorsey, Widow, at als, of record in the
Clerk's Office of the Circuit Court of Frederick County, Virginial
in Deed Book 279, Page 130, to which deed and the reference
therein, reference is here made for a more particular description,
of the property heroin conveyed.
This conveyance is made subject to all rights of way,
easements and/or conditions of record, if any, affecting the
aforesaid realty.
WITNESS the following signatures and sealsi
,j% 1 ram. ,, (SEAL)
It. 6DO
'f (SEAL)
1N�2'xL�u K. DOIiSE
(SEAL)
( SEAL)
H. DbRS Y
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4
5
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��;G50rf�291
STATE or VIRGINIA AT LARGEI
COUNTY or CREDERICK%
The foregoing instrunlont,was acknowledged before me this
24_�day of December, 1987, by H, Smith Dorsey and Winifred K.
Dorsey, his wife, and Louis G. Dorsey and Lois D. Dorsey, his
wife.
My commission expires 9'k( 4¢, if
vwc,1141A' mrpEwo', COUNTY, SCr.
7I115 IIISllulllellt Of WI Iu1Q wa1 I11otlut," ID IIM on Pm
pM{ wilt', gall"raL. of atkncrnit:dBmrnt Ihtiolrl r.nrorrJ
was ndnlilled Its record, rai impoacri lrj
,� p1KI %54 have b/ill p,lld , If ass �szi le.
�/ LN Q
CL1:R41
1
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FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
1 Business License tax due
5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
itenue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash Register: COUNTY OF FREDERICK Time: 16:04:18
Cashier: CHER LINEAWEAVER Account : 000008669 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2011 00281740001 P/I Date: 1/12/2012 1/12/2012
Name: NORTH STEPHENSON INC. Bill Date: 4/18/2011 Half: 1
Name 2: _
Address: Map#: 43 A 147
1800 MARTINSBURG PIKE MMMMMDDSSLLLLSS
WINCHESTER VA Status
Zip: 22603 - 4707 Acreage: 8.83 Dist/Cls 05 / 01
Desc: 8.83 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 6 06 2011
Land: 69,300 Improve: $0 Use: $1,854
Original Bill: $5.06 Credits: $5.06 Discount: $.00
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 5.06 5.06
6/06/2011 PAY CAL 61973 UNITED 3399 $5.06CR $.00
F3=Exit F13=Comments Value Refund Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
W W W.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
I Business License tax due
e 5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
�enue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash �&gister: COUNTY OF FREDERICK ` Time: 16:03:54
Cashier: CHER LINEAWEAVER Account : 000008668 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2011 00193550001 P/I Date: 1/12/2012 1/12/2012
Name: K & J INVESTMENTS LLC Bill Date: 4/18/2011 Half: 1
Name 2:
Address: Map#: 43 A 146
1800 MARTINSBURG PIKE MMMMMDDSSLLLLSS
WINCHESTER VA Status
Zip: 22603 - 4707 Acreage: 3.07 Dist/Cls 05 / 01
Desc: 3.07 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 6 06 2011
Land: $64,700 Improve: $0 Use: $0
Original Bill: $176.31 Credits: $176.31 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG $176.31 $176.31
6/06/2011 PAY CAL 61972 UNITED 1145 $176.31CR $.00
F3=Exit F13=Comments Value Refund Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. I
Business Equipment/License
Must be filed
1
Business License tax due
e 5
First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5
Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
�enue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540) 665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash Iagister: COUNTY OF FREDERICK ` Time: 16:03:34
Cashier: CHER LINEAWEAVER
Trans. Type: PAY Dept/Bill#
Name: K & J LLC
Name 2:
Address:
Account#: 000008667 Cust.Transactions:
RE2011 00193560001 P/I Date: 1/12/2012 1/12/2012
Bill Date: 4/18/2011 Half: 1
Map#: 43 A 145
1800 MARTINSBURG PIKE MMMMMDDSSLLLLSS
WINCHESTER VA Status
Zip: 22603 - 4707 Acreage: .69 Dist/Cls 05 / 01
Desc: .69 ACRE Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 6 06 2011
Land: 56,000 Improve: $95,500 Use: $0
Original Bill: $412.84 Credits: $412.84 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG $412.84 412.84
6/06/2011 PAY CAL 61972 UNITED 1145 $412.84CR $.00
F3=Exit F13=Comments Value Refund Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
I Business License tax due
e 5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
�enue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash register: COUNTY OF FREDERICK Aft Time: 16:03:13
Cashier: CHER LINEAWEAVER" Account : 000008666 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2011 00193540001 P/I Date: 1/12/2012 1/12/2012
Name: K & J INVESTMENTS LLC Bill Date: 4/18/2011 Half: 1
Name 2:
Address: Map#: 43 A 144
1800 MARTINSBURG PIKE MMMMMDDSSLLLLSS
WINCHESTER VA Status
Zip: 22603 - 4707 Acreage: 1.90 Dist/Cls 05 / 01
Desc: 1.90 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 6 06 2011
Land: $61,900 Improve: $151,800 Use: $0
Original Bill: $582.34 Credits: $582.34 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 582.34 582.34
6/06/2011 PAY CAL 61972 UNITED 1145 $582.34CR $.00
F
t
FREIDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. I
Business Equipment/License
Must be filed
Apr. 1
Business License tax due
June 5
First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5
Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon, expiration of rabies certification.
Other due dates as billed by the Commissioner of the
Revenue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540) 665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash ilk.gister: COUNTY OF FREDERICK AM Time: 16:02:48
Cashier: CHER LINEAWEAVER Account 000008665 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2011 00281730001 P/I Date: 1/12/2012 1/12/2012
Name: NORTH STEPHENSON INC. Bill Date: 4/18/2011 Half: 1
Name 2:
Address: Map#: 43 A 143
1800 MARTINSBURG PIKE MMMMMDDSSLLLLSS
WINCHESTER VA Status
Zip: 22603 - 4707 Acreage: 1.33 Dist/Cls 05 / 01
Desc: 1.33 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 6 06 2011
Land: $59,500 Improve: $95,800 Use: $0
Original Bill: $423.20 Credits: $423.20 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 423.20 $423.20
6/06/2011 PAY CAL 61973 UNITED 3399 $423.20CR $.00
Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
e1 Business License tax due
5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
�venue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540) 665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash Register: COUNTY OF FREDERICK Time: 16:04:21
Cashier: CHER LINEAWEAVER Account : 000008669 Cust.Transactions.
Trans. Type: PAY Dept/Bill#: RE2011 00281740002 P/I Date: 1/12/2012 1/12/2012
Name: NORTH STEPHENSON INC. Bill Date: 4/18/2011 Half: 2
Name 2: _
Address: 1800 MARTINSBURG PIKE Map#: 43 A 147
WINCHESTER VA MMMMMDDSSLLLLSS
Status
Zip: 22603 - 4707 Acreage: 8.83 Dist/Cis 05 / 02
Desc: 8.83 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
Land: 69,300 Improve: $0 000 - oUse:0000 12 05 54
$5.05 Discount:
Original Bill: $5.05 Credits: $1,$.00
........................... ....
.........................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 5.05 5.05
11/30/2011;PAY WEB 96692 96692 $5.05CR $.00
F3=Exit F13=Comments Value Refund Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
1 Business License tax due
5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
ONenue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash Register: COUNTY OF FREDERICK AIML Time: 16:03:59
�asnier: CHER LINEAWEAVER m Account : 000008668 Cust.Transactions:
Trans. Type: PAY Dept/Bill#: RE2011 00193550002 P/I Date: 1/12/2012 1/12/2012
Name: K & J INVESTMENTS LC Bill Date: 4/18/2011 Half: 2
Name 2:
Address: 1800 MARTINSBURG PIKE Map#: 43 A 146
WINCHESTER VA MMMMMDDSSLLLLSS
Status
Zip: 22603 - 4707 Acreage: 3.07 Dist/Cls 05 / 02
Desc: 3.07 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 12 05 2011
Land: $64,700 Improve: $0 Use: $0
Original Bill: $176.31 Credits: $176.31 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 176.31 $176.31
12/01/2011 PAY WEB 97027 97027 $176.31CR $.00
F3=Exit F13=Comments Value Refund Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
1 Business License tax due
e 5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
�enue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash Register: COUNTY OF FREDERICK
Lasnler: CHER LINHAWNAVER
Trans. Type: PAY Dept/Bill#: RE2011
Name: K & J INVESTMENTS LC
Name 2:
Time: 16:03:37
ccount4: UUUUUU66/ Cust.Transactions:
00193560002 P/I Date: 1/12/2012 1/12/2012
Bill Date: 4/18/2011 Half: 2
Address: 1800 MARTINSBURG PIKE Map#: 43 A 145
WINCHESTER VA MMMMMDDSSLLLLSS
Status
Zip: 22603 - 4707 Acreage: .69 Dist/Cls 05 / 02
Desc: .69 ACRE Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 00 00 12 05 2 111
Land: $56,000 Improve: $95,500 Use: $0
Original Bill: $412.84 Credits: $412.84 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans* Check Number Trans. Amount Balance
4 18 2011 CHG $412.84 412.84
12/01/2011 PAY WEB 97027 97027 $412.84CR $.00
F3=Exit F13=Comments Value Refund Reason
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
WWW.FREDTAX.COM
DATES TO REMEMBER
Mar. 1 Business Equipment/License
Must be filed
I Business License tax due
e 5 First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5 Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
�enue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash ,,k-gister: COUNTY OF FREDERICK A& Time: 16:03:17
Cashier: CHER LINEAWEAVER — Account#: 000008666 Cust.Transactions:
Trans. Type: PAY Dept/Bill*: RE2011 00193540002 P/I Date: 1/12/2012 1/12/2012
Name: K & J INVESTMENTS LC Bill Date: 4/18/2011 Half: 2
Name 2:
Address: 1800 MARTINSBURG PIKE Map#: 43 A 144
WINCHESTER VA MMMMMDDSSLLLLSS
Status
Zip: 22603 - 4707 Acreage: 1.90 Dist/Cls 05 / 02
Desc: 1.90 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0 000 12 05 2 111
Land: $61,900 Improve: $151,800 Use: $0
Original Bill: $582.33 Credits: $582.33 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 582.33 $582.33
12/01/2011 PAY WEB 97027 97027 $582.33CR $.00
FREDERICK COUNTY TREASURER
107 NORTH KENT STREET
SUITE 100
For Tax Information & Online Payments
W W W.FREDTAX.COM
DATES TO REMEMBER
Mar. I
Business Equipment/License
Must be filed
I
Business License tax due
e 5
First Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dec. 5
Second Half Taxes Due
Personal Property
Real Estate
Sanitary District
Street Light
Star Fort
Dog tags renew upon expiration of rabies certification.
Other due dates as billed by the Commissioner of the
enue's Office.
Mailing Address
Frederick County Treasurer
P.O. Box 225
Winchester, VA 22604-0225
(540)665-5607
E-mail Address
BOrndoff@co.frederick.va.us
Treasurer's Office Hours
Monday through Friday 8:30 am to 5:00 pm
Date: 1/12/12 Cash Register: COUNTY OF FREDERICK A, Time: 16:02:55
oasnier: UMM LINEAWEAVERmw Account#: 000008665 Cust.Transactions:
Trans. Type: PAY Dept/Billk RE2011 00281730002 P/I Date: 1/12/2012 1/12/2012
Name: NORTH STEPHENSON INC. Bill Date: 4/18/2011 Half: 2
Name 2:
Address: 1800 MARTINSBURG PIKE Mapk 43 A 143
WINCHESTER VA MMMMMDDSSLLLLSS
Status
Zip: 22603 - 4707 Acreage: 1.33 Dist/Cls 05 / 02
Desc: 1.33 ACRES Mortg.Co.:
SSN: 000 - 00 - 0000 Due Date
000 - 00 - 0000 12 05 2011
Land: $59,500 Improve: $95,800 Use: $0
Original Bill: $423.19 Credits: $423.19 Discount: $.00
..............................................................................
Payment History Inquiry
Date Type Drawer Trans# Check Number Trans. Amount Balance
4 18 2011 CHG 423.19 $423.19
11/30/2011 PAY WEB 96692 96692 $423.19CR $.00
F3=Exit F13=Comments Value Refund Reason
41
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
MEMORANDUM
TO:
Finance Department
FROM:
Pam Deeter, Office Assistant II
SUBJECT:
Return Of Sign Deposit
DATE:
March 20, 2012
The amount of $100.00 was deposited in line item 0-010-019110-0008 for Snowden Bridge
Station. They had a deposit for two signs for a Rezoning 401-12. Mr. Oates has returned the sign
and is therefore entitled to the return of the deposit. You may pay this through the regular bill
cycle.
Please send a check in the amount of $100.00 to:
Gary R. Oates
1073 Redbud Road
Winchester, VA 22603
RSA/pd
9U.
3 ao' "
107 North Kent Street, Suite 202 Winchester, Virginia 22601-5000
,
� 03
Ticket #:00006620001
�t 3 T A X R E C E I P T
Date 1/19/2012
3a, Register: JKH/JKHB1
ERICK COUNTY Trans. #: 00261
WILLIAM ORNDOFF, JR Dept # 1095
_0. BOX 225 Acct#
WINCH'STER VA 22604-0225p
Previous 100.00
SIGN DEPOSITS PLANNING Balance $
100.00
Principal Being Paid $ _ .00
Penalty $ •00
Interest $
100.00
PLANNING Amount Paid $
*Balance Due $ .00
Check
900.00 # VARIOUS
Pd by PLANNING
ALTY/INTEREST THRU THE MONTH 1/201
BALANCE DUE INCLUDES PEN
r , „,9m»;
$ :� t ' 1 , iY�l' r. �� , 6
RECEIPT/
RECEIVED FROM
ADDRESS I L'I
❑rz-1 FOR RENT -
DATE ; i (ter. 11 NO. 2 Of f 1-
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AMT. OF - I
CASH
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ORDER
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RECEIPT DATE No.
RECEIVED FROM
ADDRESS ( ,. �J i 1 �: 1 ' ( ,k
tr _ Y� DOLLARS S I -A J t
❑ FOR RENT
❑ FOR
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AMT OF
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ORDER
BY (
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RECEIPT
DATE I
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❑ FOR RENT
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BALANCE
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DUE
ORDER
BY
COUNTY of FREDERICK
Roderick B. Williams
County Attorney
540/722-8383
Fax 540/667-0370
E-mail:
rwillia@co.frederick.va.us
January 30, 2012
VIA FACSIMILE — (540) 545-4001— AND REGULAR MAIL
Gary R. Oates, LS-B, PE
GreyWolfe, Inc.
1073 Redbud Road
Winchester, Virginia 22603
Re: Rezoning Application, Parcel Numbers 43-A-143, 43-A-144, 43-A-145, 43-A-
146, and 43-A-147 (collectively, the "Properties"), K & J Investments, LC and
North Stephenson, Inc. (collectively, the "Applicants")
— Proffer Statement dated July 18, 2011, revised January 9, 2012
Dear Gary:
This is in response to your letter dated January 5, 2012, regarding amendments you made
to the above -referenced proposed proffer statement dated July 18, 2011 (the "Proffer
Statement"). I have now reviewed the Proffer Statement, as revised, and offer the following
comments, to correspond with the numbered items in my original comment letter of August 15,
2011 and your letter of January 5, 2012:
1. The ownership information now appears to be correct.
2. My previous comment is now resolved.
3. Duly noted that the diagram attached to the Proffer Statement is not a Generalized
Development Plan.
4. My previous comment is now resolved.
5. Proffer 1.a. — The Proffer and the plat are inconsistent regarding the disposition of the
portion of Ezra Lane to the northeast, beyond Nulton Lane, within the remainder of
the property limits. The Proffer refers only to the construction of the portion between
Snowden Bridge Boulevard and Nulton Lane and the dedication of "[t]his right of
way", while the plat shows dedication of the remainder of the right-of-way. Staff
should be aware that the Proffer does not propose construction of such remainder of
Ezra Lane.
107 North Kent Street - Winchester, Virginia 22601
Gary R. Oates, LS-B, PE,
•
January 30, 2012
Page 2
6. Previous Proffer Lb. (easement dedication) — This Proffer appears to have been
deleted. If this is correct, then staff should be aware that the Proffer does not propose
any easement dedication.
7. Current Proffer Lb. (previous Proffer l .c.) — My previous comment is now resolved.
I have not reviewed the substance of the proffers as to whether the proffers are suitable
and appropriate for this specific development, as it is my understanding that that review will be
done by staff and the Plamiing Commission.
Sinc rel yours,
Roderick B. illiams
County Attorney
cc: Michael Ruddy, AICP, Deputy Director of Planning and Development
v
Rezoning: RZ # _-12
Property: Area: 12.692 acres
Tax Parcels 43-(A)-143
43-(A)-144
43-(A)-145
43-(A)-146
43-(A)-147
Record Owners: K & J Investments, LC
North Stephenson, Inc.
Applicant: GreyWolfe, Inc. — Gary R. Oates, LS-B, PE
Project Name: Snowden Bridge Station
Original Date of Proffers: July 18, 2011
Revised Date Proffers: January 9, 2012
Magisterial District: Stonewall
Pursuant to Scction 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as
amended, and the provisions of the Frederick County Zoning Ordinance with respect to
conditional zoning, the undersigned applicant hereby offer the following proffers that in
the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning
Application #= 12 for rezoning of 6.512 acres from the RA (Rural Areas), and 6.180
acres from RP (Residential Performance) to M-1 (Industrial District), development of
the subject property shall be done in conformity with the terms and conditions set forth
herein, except to the extent that such terms and conditions may be subsequently amended
or revised by the applicant and such are approved by the Board of Supervisors in
accordance with the said Code and Zoning Ordinance. In the event that such rezoning is
not granted, then these proffers shall be deemed withdrawn and have no effect
whatsoever. These proffers shall be binding upon this applicant and their legal
successors, heirs, or assigns.
The subject properties, as recorded in the Frederick County Circuit Court Clerk's Off -ice,
are more particularly described as the lands conveyed to:
• North Stephenson, Inc. from Warren Ray Sales and Connie .lean Sales in Deed
Book 751, Page 1431, dated October 10, 1990 - 143-(A)-1431
• K & J Investments, LC, from Florence Trenary 11020007399 dated May 6, 2002,
and Deed of Correction #110007194 - 143-(A)-144 and 43-(A)-1461
dire,
gSSMrn� Yoe Eve Sea„ P,S
l%/� -o)-a� OAR-- 10 Mom- ", l l
11— 1jr n 0 y 0 `^ t,,Cf�
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LI
K & J Investments, LC, from William Buhl 1/080006163 dated May 20, 2008,
and Decd of Correction 111 10007195 — [43-(A)-1451
North Stephenson, Inc. from I -I. Smith Dorsey and Winifred K. Dorsey in Deed
Book 668, Page 229, dated December 23, 1987 — 143-(A)-1471
1. Transportation
a. Ezra Lane
i. The applicants proffer to construct Ezra Lane in the general location
shown on the attached plat from Snowden I3ridge Blvd to Nulton
Lane. The road will be built to VDOT standards for public use as a
two-lane urban road per the Comprehensive Plan. Access to the
properties shall be limited to commercial entrances on the proposed
Ezra Avenue. The final locations will be subject to VDOT review and
approval once a site plan is submitted. This right of way and
constructed road will be dedicated to the County of Frederick when it
meets the Commonwealth's criteria for acceptance.
b. Signalization
i. The applicants hereby proffer to install the warranted signalization
improvements at the intersection of Snowden Bridge Blvd and Ezra
Lane, as specified by VDOT. The final design, location, and date of
completion of the improvements will be determined by the Virginia
Department of Transportation (VDOT).
2. Fire & Rescue — Monetary Contributions
The applicant hereby voluntarily proffers a cash contribution to the Treasurer
of Frederick County, Virginia, of $0.10 per building square foot to be
disbursed to the Frederick County Fire and Rescue Department, to be paid
prior to each final site plan approval. The term "building square foot" shall be
the combined floor area for each story.
3. Water and Sewer
The applicant proffers to construct water and sewer to along Ezra Lane and
will provide an easement, needed, to allow the adjacent properties to connect.
2
r.
0
u
The conditions proffered above shall be binding upon heirs, executors,
administrators, assigns, and successors in the Interest of the applicant and owner. In the
event the Frederick County Board of Supervisors grants this rezoning and accepts the
conditions, the proffered conditions shall apply to the land rezoned in addition to other
requirements set forth in the Frederick County Code and Ordinance.
Respectfully Submitted:
By.kI a , Q I - a
Keven Voyne OI ps Date
Manager, K & J Investments, LC
1 a -�I-�,
J lui Ezra Omps Date
President, North Stephenson, Inc.
Commonwealth of Virginia,
City/County Of To Wit:
kAl Qoka-
The foregoing instrument was acknowledged before me this a day of�akA 2 1
By L O -
Notary P>- lic
My Commission Expires -�-tj u IS
3
0
•
OPO
�o
� J
�QQ�ti EXIT 317 SI TE
ROUTE 37
SCALE 1 "= 2000'
METES AND BOUNDS DESCRIPTION
The area describe herein denotes parcels to be rezoned from RA and RP to M-1 per the Frederick County Zoning Ordinance.
This areas is comprised of Tax Parcels 43-(A)-144, 145, & 146 and portions of Tax Parcels 43-(A)-143 and 147. This area
fronts the western side of CSX Railroad in the Stonewall Magisterial District, Frederick County, Virginia, and is further
described by metes and bounds as follows:
Beginning at a 112" iron rod found on the southeast corner off Tax Parcel 43-(A)-147 located on the CSX right of way;
Thence with the boundary of 43-(A)-1471 N 51021 '20" W - 784.84' to a point on the boundary being the western side of
the proposed right of way of the future road;
Thence with the proposed right of way and through Tax Parcels 43-(A)-147 and 43-(A)-143 for the following 2 courses;
N 38038'40" E - 121.15'to a point;
with a curve to the right, Radius=780.00, arc=510.97, d=37132'02", Chord=N 57024'41 " E - 501.88' to a point
in the line with Weber's Nursery;
Thence with the boundary of Weber's Nursery S 59114'17" E - 887.94' to a 112" iron rod on the CSX right of way;
Thence with CSX right of way for the following 4 courses;
S 59030'07" W - 420.80'to a point;
with a curve to the left, Radius=2881.93, Arc=43.32, A=00051'39", Chord=S 59004'00" W - 43.32' to a point;
N 3002953" W - 4.00'to a point;
with a curve to the left, Radius=2886.93, Arc=298.95, A=0505559", Chord=S 55040'17" W - 298.82' to
the point of beginning.
Containing 12.692 acres.
NOTES
1. A TITLE REPORT HAS NOT BEEN FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN.
2, THERE WERE NO CEMETERIES OBSERVED ON THIS SITE.
3. THIS IS NOT A BOUNDARY SURVEY.
4. CURRENT OWNER OF RECORD IS K & I INVESTMENTS, LC AND NORTH STEPHENSON, INC..
5. THE TOTAL AREA OF 12.692 ACRES INCLUDES 0.887 ACRES TO BE DEDICATED FOR A PUBLIC ROAD.
FINAL PLAT OF
pF
A PROPOSED REZONING ON THE LANDS OF
�PLTH
r�
Cr
K & I INVESTMENTS, LC and NORTH STEPHENSON, INC.
PARCELS 43-(A)-144, 145, & 145 AND
PORTIONS OF PA R CELSPA R CELS 43-(A)-143 & 147
OATS ➢
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
No. 01518-B
1073 Redbud Road
(�
GreyWo1fe, Inc. Winchester, VA 22603
<1/�� �-Land
_
Surveying and Consulting GreyWolfelnc@aol.com
SURv
540-667-2001 OFC
540-545-4001 FAX
FILE NO: 0260
DATE: IANUARY 6, 2012
SCALE: 1 " = 200'
1 SHEET 1 OF 2
0 0
ROUTE 11 _
177 200, 0' 200'
I � �
Q, 1 oa, r,1� Un� GRAPHIC SCALE
0
O�
p rn --1 rn
fw
43-(A)-148
I I RATLIEF
K&J INVESTMENTS, LC i
i I
ZONED: RP
ZONED: RP i-
43-(A)-142
K&J INVESTMENTS, LC 43-(A)-143
N 38038'40" E
_ZONED: RP- NORTH STEPHENSON, INC
o
12 1 O
ZONED: RP
O
EZRA LANE
C I
/
rn
1 f 0.887 ACRES TO BE
A1
1 DEDICATED FOR PUBLIC
O RIGHT OF WAY
a
1
rn
-
o
�
Qn
1� 1
i
43-(A)-140
43-(A)-151
ti
MICHAEL WEBER
1
NORTH STEPHENSON, INC.
1 43-(A)-144 ZONED: RA
ZONED: M-1
1 1 K&J INVESTMENTS, LC
1 1 ZONED: RP
1Qn
0
1- 43-(A)-145
K&J INVESTMENTS, LC
43-(A)-147 -ZONED: RP- m
NORTH STEPHENSON, INC
ZONED: RA ► cc
1
43-(A)-146
- -
'n
I
K&J INVESTMENTS, LC
CSX RAILROAD
�--O
C-3 ZONED: RP
1
N 30 02953" W - 4.00'
- , O S ¢zp00" „�
1
`
GRA YSTONE
\
INDUSTRIAL PARK
GRA YSTONE
ZONED: M-1
INDUSTRIAL PARK
ZONED: M-1 \
#
RADIUS
ARC
DELTA
BEARING
CHORD
DIRECTION
C-1
780, 00'
510, 970'
37032'02"
N 5702441 " E
501. 882'
CW
C-2
2882. 930
43. 316'
00 °51 '39"
S 59 004'00 " W
43, 315'
C-CW
C-3
2886.930
298.952'
0505559"
S 55040'17" W
298.818'
C-CW
P`T Fi OF �r�C
1ti�w
2
vo G RYY R. OATES v
No, 1518-B
%-G-/?
` ? SUR��y.
FILE NO: 0260
FINAL PLAT OF
A PROPOSED REZONING ON THE LANDS OF
K & -7 INVESTMENTS, LC and NORTH STEPHENSON, INC.
PARCELS 43-(A)-144, 145, & 145 AND
PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
1073 Redbud Road
GreyWolfe, Inc. Winchester, VA 22603
T— Land Surveying and Consulting GreyWolfelnc@aol.com
540-667-2001 OFC
540-545-4001 FAX
DATE: JANUARY 6, 2012 SCALE: 1 " = 200' 1 SHEET 2 OF 2
0
0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC HEARING
February 29, 2012
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RC: REZONING APPLICATION 401-12 FOR SNOWDEN BRIDGE STATION
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing
being held on Wednesday, March 14, 2012, at 7:15 p.m. in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following
application:
Rezoning 01-12 of Snowden Bridge Station, submitted by GreyWolfe, Inc., to rezone 6.512 acres
from RA (Rural Areas) District and 6.180 acres from RP (Residential Performance) District, totaling
12.692 acres, to M1 (Light Industrial) District, with proffers. 'file properties are located adjacent to
CSX Railroad, 620 feet east of Route 11 on the north side of Snowden Bridge Boulevard, and are
identified by Property Identification Numbers 43-A-143, 43-A-144, 43-A-145, 43-A-146 and 43-A-147.
Any interested parties having questions or wishing to speak may attend the public hearing. A copy of
the application will be available for review at the Handley Library and the Bowman Library the week of
the meeting, or at the Department of Planning and Development located at 107 North Kent Street in
Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at:
www.co. fi•ederick.va. us.
Sincerely,
Michael T. Ruddy, AICP
Deputy Planning Director
MTR/blid
107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000
This is o ify Ot the attached correspondence wailed to the follo�k�ng on
from the Department of Planning and Development, Frederick
County, Vir,-inia:
43 - A- - 143-
NORTH STEPHENSON INC
1800 MARTINSBURG PIKE
WINCHESTER VA 22603.4707
GreyWolfe, Inc.
1073 Redbud Rd.
Winchester, VA 22603
43 - A- - 140-
WEBER MICHAEL S
1912 MARTINSBURG PIKE
WINCHESTER VA 22603.470E
44 - A- - 26-
CRIDER & SHOCKEY INC OF WV
PO BOX 2530
WINCHESTER VA 22604-1729
43C - 2- - 1-
BAKER R WAYNE
BAKER IMOGENE A
1854 MARTINSBURG PIKE
WINCHESTER VA 22603.4707
43 - A- - 149-
DEHAVEN THOMAS H
1840 MARTINSBURG PIKE
WINCHESTER VA 22603.4707
--- -
43 -A- -141-
RATLIEF HARRY B
141 NULTON LN
WINCHESTER VA 22603.4731 Michael T. Ruddy, Deputy Planning Director
Frederick County Planning Department..,'
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, ' j/ a Notary Public in and for the State and County
aforesaid, do reby certify that M hael T. Ruddy, Deputy Planning Director for the Department of
Planni g d Development, whose name is signed to the foregoing, dated
has personally appeared before me and acknowledged the same in my
State and County aforesaid.
Given under my hand this day of
My commission expires on
BEVERLY H. DELLINGEH
NOTARY PUBLIC
REGISTRATION # 331373
COMMONWEALTH OF VIRGINIA
MY COMMISSION EXPIRES
JULY 31, 2015
1
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC HEARING
February 3, 2012
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
RC: REZONING APPLICATION 401-12 FOR SNOWDEN BRIDGE STATION
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing
being held on Wednesday, February 15, 2012, at 7:00 p.m. in the Board Room of the Frederick
County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the
following application:
Rezoning 401-12 of Snowden Bridge Station, submitted by GreyWolfe, Inc., to rezone 6.512 acres
from RA (Rural Areas) District and 6.180 acres from RP (Residential Performance) District, totaling
12.692 acres, to M 1 (Light Industrial) District, with proffers. The properties are located adjacent to
CSX Railroad, 620 feet east of Route 11 on the north side of' Snowden Bridge Boulevard, and are
identified by Property Identification Numbers 43-A-143, 43-A-144, 43-A-145, 43-A-146 and 43-A-147.
Any interested parties having questions or wishing to speak may attend the public hearing. A copy of
the application will be available for review at the Handley Library and the I3owman Library the week of
the meeting, or at the Department of Planning and Development located at 107 North Kent Street in
Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at:
www.co. frederick.va.Lis.
Sincerely,
Michael T. Ruddy, AICP
Deputy Planning Director
MTR/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
This to certif the 'attached coLTespondence wa&ailed to the follo�7,�ng on
-�, l e_,from the Depa tmeat of Planning and Development Frederic:
County, Virg a: 43 - A- - 141-
43 - A- - 143-
NORTH STEPHENSON INC
1800 MARTINSBURG PIKE
WINCHESTER VA 22603.4707
GreyWolfe, Inc.
1073 Redbud Rd.
Winchester, VA 22603
43 - A- - 140-
WEBER MICHAEL S
1912 MARTINSBURG PIKE
WINCHESTER VA 22603.4708
44 - A- - 26-
CRIDER & SHOCKEY INC OF WV
PO BOX 2530
WINCHESTER VA 22604.1729
43 - A- - 149-
DEHAVEN THOMAS H
1840 MARTINSBURG PIKE
WINCHESTER VA 22603.4707
RATLIEF HARRY B
141 NULTON LN 22603.4731
WINCHESTER VA
43C - 2- - 1-
BAKER R WAYNE
BAKER IMOGENE A
1854 MARTINSBURG PIKE
WINCHESTER VA 22603.4707
Michael T. Ruddy, Deputy Planning Director
Frederick County Planning Department
STATE OF VIRGINIA
COUNTY OF FREDERICK
a Notary Public in and for the State and County
aforesaid, do ereby certify that cha-1 T. Ruddy, Deputy Planning Director for the Department of
Plannin.nd Development, whose name is signed to the foregoing, dated
, has personally appeared before me and aclmouiledged the same in my
State and ounty aforesaid.
Given under my hand this ./� �_ day of�-
My commission expires on
F
NOTARYDPUBLIICGER
ISTRATION N 331878
NWEALTH OF VIRGINIA EXPIRES
NOTARY LIC
�ti}� ��� ��c�' _�_� • TO:BARBARA-DATA PROCESSING
FROM::pr:int
V - PI ning Dept.
Please sets of I
% 1 A HANKS!
ADJOINING PROPERTY OWNERS
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 Michael S. Weber
1912 Martinsburg Pike
Winchester, Virginia 22603
Proper, t143-(A)-140 /
Name Crider & Shockey, Inc of WV
P.O. Box 2530
Winchester, Virginia 22604
Property #44-(A)-26 v---
Name K & J Investments, LLC
1800 Martinsburg Pike
Winchester, Virginia 22603
Property #43-(A)-151
Name K & J Investments, LLC
1800 Martinsburg Pike
Winchester, Virginia 22603
Property #43-(A)-142,
Name
Property # L4 3 - A - Y 9
Name
Property # T 3 - '4
Name
-7
Property # 4 J C - 2 — ✓
Name
Propert}
Name
Property #
%mac u��r
15
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