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Home My WebLink About11-08 ApplicationAmw February 12, 2009 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: REZONING #11 -08, WILLOW RUN PINS 53 -A -90, 53 -A -91, 53 -A -92, 53- A -92A, 53- A -92B, 53 -A -94, 53-3- A and 63 -A -2A Dear Evan: I This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of January 14, 2009. The above - referenced application was approved to revise the proffers associated with Rezoning 421 -06, which resulted in the rezoning of 359.97 acres to R4 (Residential Planned Community) District for commercial land uses and up to 1,390 residential units. The proffer revisions propose modifications to the transportation program previously approved by the County. The proffer statement, dated September 1, 2005, with final revision date of January 14, 2009, 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. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy / Deputy Planning Director MTR/bad Attachment cc: Gene Fisher, Shawnee Magisterial District Supervisor Lawrence Ambrogi and H. Paige Manuel, Shawnee Magisterial District Commissioners Jane Anderson, Real Estate Commissioner of Revenue 740 LLC, PO Box 87, Winchester, VA 22604 Greystone Properties, LLC, 13 S. Loudoun St., Winchester, VA 22601 Willow Grove LC, 720 S. Braddock St., Winchester, VA 22601 Willow Run, LLC, 8401 Greensboro Dr., Ste. 300, McLean, VA 22102 750 LLC, 750 Merrimans Lane, Winchester, VA 22601 107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000 REZONING APPLICATION #11 -08 WILLOW RUN Staff Report for the Board of Supervisors Prepared: January 5, 2009 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This is a request to revise the proffers associated with Rezoning #21 -06, which resulted in the rezoning of 359.97 acres to R4 (Residential Planned Community) District with proffers, for commercial land uses and up to 1,390 residential units. I The proffer revisions generally propose modifications to the transportation program previously approved by the County. Summary of the current rezoning request. A major component of the original rezoning request for this property, Rezoning #21 -06 was the proffer to fully fund and construct the new Route 37 /Jubal Early Drive Interchange northbound and southbound on and off ramps utilizing roundabout design and using the existing bridge structure. This was and remains a significant public improvement that addresses the transportation needs of the proposed development and the broader community. The Applicant is requesting to amend their approved proffer statement to allow an extension of the time to begin and complete the proposed new Route 37 interchange improvements at Jubal Early Drive. Specifically, proffer D) 5 has been revised to reflect the requested extension. Currently, the Applicant's commitment is to commence construction of the new interchange within 24 months of the final non appealable rezoning approval which is March 28, 2009, and complete construction within 60 months which would be March 28, 2012 or by the issuance of the 600"' building permit. The Applicant's proposal is to commence construction of the new interchange within the 2012 calendar year, and complete construction within the 2015 calendar year or completed no later than the issuance of the 600' building permit. This is in essence a delay of approximately three and one half years from the original deadline or five and one half years from the date of original rezoning. A section of this specific proffer D) 5 contains a provision for providing the right- of-way necessary to complete the improvements to the Routs 37 /Jubal Early Interchange. This specific element of the proffer has been satisfied to VDOT's satisfaction and may be removed from the proffer statement if necessary. As you are aware, the Commonwealth Transportation Board, on January 18, 2007, approved the break in access on Route 37, to allow construction of this new interchange. • • Rezoning 411 -08 — Willow Run January 5, 2009 Page 2 One additional modification relates to an extension in the time frame for dedication of 5 acres for the development of an aquatic center. The proposed site for the aquatics center is in the vicinity of the Route 37 /Jubal Early Interchange. The availability of the site is for a period of five years. Please recognize the comments provided by Parks and Recreation and Planning that recommends this language be further modified to provide more flexibility to the County in the ultimate use of this site for public uses. The applicant has brought the date of this proffered commitment forward to i recognize the date of the current rezoning. A 5 year sunset clause on the availability of this site remains. PLANNING COMMISSION RECOMMMENDATION OF 12/17/08: The Frederick County Planning Commission recommended approval of the rezoning with the proffers as presented by the applicant. Members of the Commission supported the application for several reasons; because VDOT was satisfied with the revisions, there were no changes in the road layout of the project, there was no increase in density, the project represented a significant! contribution to the County's regional transportation needs once completed, and the unforeseen economic landscape. Summary of the approved Willow Run project (RZ 921 -06). In summary of the previously approved rezoning application: The Willow Run project is an R4, Residential Planned Community with up to 1390 dwelling units and areas of commercial land uses totaling at least 32 acres. The development of this project is guided by a proffered Master Development Plan. The development program provides for a mix of residential uses and a phased introduction of the new residential uses. A limited amount of commercial land use is proffered to occur in connection with an identified number of residential uses. Other commitments are tied to the number of residential units such as the phased construction of Jubal Early Drive. In addition to summarizing the project it is important to recognize several components of the original approval. The monetary contributions aimed at mitigating the impacts of the request were based upon the 2005 fiscal impact model values which are lower than those impacts identified in the current development impact model. Other components of the rezoning include the construction of a community center of a specific size, 4,000 square feet. This is provided for and is triggered by a specific number of units as is the construction of a pool 3,500 square feet in size in the event that an aquatic center is not provided on the land proposed to be dedicated to the County. 0 0 Rezoning #1 1 -08 — Willow Run January 5, 2009 Page 3 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 making 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 Itaff report. Reviewed Action Planning Commission: 12/17/08 Recommended Approval Board of Supervisors: 01/14109 Pending PROPOSAL To revise the proffers associated with Rezoning 421 -06, which resulted in the rezoning of 359.97 acres to R4 (Residential Planned Community) District with proffers, for commercial land uses and up to 1,390 residential units. LOCATION The properties are located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT Shawnee PROPERTY 1D NUMBERS 53 -A -90, 53 -A -91, 53 -A -92, 53- A -92A, 53- A -92B, 53 -A -94, 53 -3 -A and 63 -A -2A PROPERTY ZONING R4 (Residential Planned Community) District PRESENT USE Agricultural and residential ADJOINING PROPERTY ZONING & PRESENT USE North: RP (Residential Performance) Use: Residential City of Winchester Residential & open space South: RA (Rural Areas) Use: Agricultural and residential RP (Residential Performance) Residential East: City of Winchester Use: Residential West: RA (Rural Areas) Use: Residential and recreational RP (Residential Performance) Residential 0 Rezoning #11 -08 — Willow Run January 5, 2009 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation application with the latest proffer s Development. VDOT is satisfied A VDOT review has been conducted on the revised rezoning dated October 14, 2008 for the Willow Run Neighborhood with the revisions to the transportation enhancement proffers. Before development, this office will require a complete set of construction plan detailing entrance designs, drainage features, and traffic flow data from the I.T.B. 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. The permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal Plan approval recommended. Department of Parks & Recreation: Staff agrees with the extension as stated in the proposed revised proffer dated October 14, 2008. As noted, staff believes the proposed extension of time the County would have to consider development of the five acre site, being proffered for an Aquatic /Recreation Center, is appropriate. However, given the fact Winchester Medical Center has just completed a similar facility within a mile of this location, the Parks and Recreation Department recommends that an alternate site be selected for a future County -owned and operated Aquatic /Recreation Center. Although this may no longer be the best location for the Aquatic /Recreation Center, it may be in the best interest of the County to hold onto this option for other potential uses. Because the proffer identities this site as being for an Aquatic Center, this would require a change to the proffer that would broaden the possible uses for this site. According to the current proffer, if this site is used for an Aquatic Center, recreational unit credit is to be given to the developer. It would be the recommendation of the Parks and Recreation Department that if the site is used for something other than a recreational amenity, the developer would not be relieved from any recreational unit requirements. Prior to completion of the Medical Center facility, there was a keen interest in this site for the proposed Aquatic/Recreation Center. Therefore, I would suggest that this matter receive a comprehensive County review before the Parks and Recreation Department's comments are offered (also see attached memo). City of Winchester: No comments. Frederick County Attorney: Please see attached letter dated November 14, 2008 fi Roderick B. Williams, County Attorney. Planning Department: Please see attached Memo dated November 6. 2008 from Michael T. Ruddy, AICP, Deputy Planning Director. Planning & Zoning: 1) Site History The property was rezoned to the R4 (Residential Planned Community) District with the approval of Rezoning #21 -06; approved on February 28, 2007 by the Board of Supervisors. • 0 Rezoning #11 -08 —Willow Run January 5, 2009 Page 5 SUMMARY AND ACTION OF THE PLANNING COMMISSION 12/17/08 MEETING The applicant's representative stated that due to economic conditions, there has not been any development activity at the Willow Run project. As a result, a modification to the timing mechanism for the interchange is felt to be necessary. The applicant said VDOT sought assurances for two issues and both of those have been met. One was the dedication of right -of -way necessary to complete the improvements to the Route 37/ Jubal Early Interchange and the second was the proffer commitment for the construction of the interchange. The applicant said the timing mechanism for the 2012 start was acceptable by VDOT. Commission members had questions regarding the possible impact this delay will have on the overall traffic plan and whether the timing mechanism for the 600` building permit would still be appropriate in terms of interim traffic growth. Commission members also had questions regarding the proposed aquatic center. The County's transportation planner said additional modeling was not required and neither VDOT nor staff had additional concerns regarding interim traffic. Regarding the aquatic center, staff said the applicant has modified the timing for the aquatic center to begin five years from the date of the approval of this rezoning. In addition the five -acre area reserved for the aquatic center will not be accessible until Jubal Early Drive is constructed. There were no public comments. Members of the Commission supported the application because VDOT was satisfied with the revisions, there were no changes in the road layout of the project, there was no increase in density, the project represented a significant contribution to the County's regional transportation needs once completed, and the unforeseen economic landscape. The Planning Commission recommended approval of the rezoning with the proffers as presented by the applicant. (Note: Commissioners Mohn, Watt, and Ours were absent from the meeting.) I 1 • • REZONING APPLICATION #11 -08 WILLOW RUN Staff Report for the Planning Commission Prepared: December 1, 2008 i Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This is a request to revise the proffers associated with Rezoning #21 -06, which resulted in the rezoning of 359.97 acres to R4 (Residential Planned Community) District with proffers, for commercial land uses and up to 1,390 residential units. The proffer revisions generally propose modifications to the transportation program previously approved by the County. Summary of the current rezoning request. A major component of the original rezoning request for this property, Rezoning 421 -06 was the proffer to fully fund and construct the new Route 37 /Jubal Early Drive Interchange northbound and southbound on and off ramps utilizing roundabout design and using the existing bridge structure. This was and remains a significant public improvement that addresses the transportation needs of the proposed development and the broader community. The Applicant is requesting to amend their approved proffer statement to allow an extension of the time to begin and complete the proposed new Route 37 interchange improvements at Jubal Early Drive. Specifically, proffer D) 5 has been revised to reflect the requested extension. Currently, the Applicant's commitment is to commence construction of the new interchange within 24 months of the final non appealable rezoning approval which is March 28, 2009, and complete construction within 60 months which would be March 28, 2012 or by the issuance of the 600` building permit. The Applicant's proposal is to commence construction of the new interchange within the 2012 calendar year, and complete construction within the 2015 calendar year or completed no later than the issuance of the 600` building permit. This is in essence a delay of approximately three and one half years from the original deadline or five and one half years from the date of original rezoning. A section of this specific proffer D) 5 contains a provision for providing the right of way necessary to complete the improvements to the Route 37 /Jubal Early Interchange. This specific element of the proffer has been satisfied to VDOT's satisfaction and may be removed from the proffer statement if necessary. As you are aware, the Commonwealth Transportation Board, on January 18, 2007, approved the break in access on Route 37, to allow construction of this new interchange. • • Rezoning #11 -08 — Willow Run December 1. 2008 Page 2 One additional modification relates to an extension in the time frame for dedication of 5 acres for the development of an aquatic center. The proposed site for the aquatics center is in the vicinity of the Route 37 /Jubal Early Interchange. The availability of the site is for a period of five years. Please recognize the comments provided by Parks and Recreation and Planning that recommends this language be further modified to provide more flexibility to the County in the ultimate use of this site for public uses. The applicant has brought the date of this proffered commitment forward to recognize the date of the current rezoning. A 5 year sunset clause on the availability of this site remains. Summary of the approved Willow Run project. In summary of the approved rezoning application: The Willow Run project is an R4, Residential Planned Community with up to 1390 dwelling units and areas of commercial land uses totaling at least 32 acres. The development of this project is guided by a proffered Master Development Plan. The development program provides for a mix of residential uses and a phased introduction of the new residential uses. A limited amount of commercial land use is proffered to occur in connection with an identified number of residential uses. Other commitments are tied to the number of residential units such as the phased construction of Jubal Early Drive. In addition to summarizing the project,it is important to recognize several components of the original approval. The monetary contributions aimed at mitigating the impacts of the request were based upon the 2005 fiscal impact model values which are lower than those impacts identified in the current development impact model. Other components of the rezoning include the construction of community center of a specific size, 4,000 square feet. This is provided for and is triggered by a specific number of units as is the construction of a pool 3,500 square feet in size in the event that an aquatic center is not provided on the land proposed to be dedicated to the County. Following the required public hearing, a recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Plannin Commission. • s Rezoning 411 -08 — Willow Run December 1, 2008 Page 3 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 making 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: 12/17/08 Pending Board of Supenisors: 01/14/09 Pending PROPOSAL To revise the proffers associated with Rezoning 421 -06, which resulted in the rezoning of 359.97 acres to R4 (Residential Planned Community) District with proffers, for commercial land uses and up to 1,390 residential units. LOCATION The properties are located east of Route 37 and Metriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT Shawnee PROPERTY Ill NUMBERS 53 -A -90, 53 -A -91, 53 -A -92, 53- A -92A, 53- A -92B, 53 -A -94, 53 -3 -A and 63 -A -2A PROPERTY ZONING R4 (Residential Planned Community) District PRESENT USE Agricultural and residential ADJOINING PROPERTY ZONING & PRESENT USE North: RP (Residential Performance) City of Winchester South: RA (Rural Areas) RP (Residential Performance) East: City of Winchester West: RA (Rural Areas) RP (Residential Performance) Use: Residential Residential & open space Use: Agricultural and residential Residential Use: Residential Use: Residential and recreational Residential • • Rezoning 411 -08 — Willow Run December 1, 2008 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation: A VDOT review has been conducted on application with the latest proffers dated October 14, 2008 for the Willo'A Development. VDOT is satisfied with the revisions to the transportation e Before development, this office will require a complete set of construction p designs, drainage features, and traffic flow data from the I.T.E. Trip Genera Edition for review. VDOT reserves the right to comment on all right -of -way ne way dedications, traffic signalization and off -site roadway improvements an d performed on the State's right -of -way must be covered under a land use permit. this office and requires an inspection fee and surety bond coverage. Fire Marshal Plan approval recommended. he revised rezoning Run Neighborhood ncement proffers. detailing entrance eds, including right -of- 'drainage. Any work The permit is issued by Department of Parks & Recreation: Staff agrees with the extension as stated in the proposed revised proffer dated October 14, 2008. As noted, staff believes the proposed extension of time the County would have to consider development of the five acre site, being proffered for an Aquatic /Recreation Center, is appropriate. However, given the fact Winchester Medical Center has just completed a similar facility within a mile of this location, the Parks and Recreation Department recommends that an alternate site be selected for a future County -owned and operated Aquatic /Recreation Center. Although this may no longer be the best location for the Aquatic/Recreation Center, it may be in the best interest of the County to hold onto this option for other potential uses. Because the proffer identifies this site as being for an Aquatic Center, this would require a change to the proffer that would broaden the possible uses for this site. According to the current proffer, if this site is used for an Aquatic Center, recreational unit credit is to be given to the developer. It would be the recommendation of the Parks and Recreation Department that if the site is used for something other than a recreational amenity, the developer would not be relieved from any recreational unit requirements. Prior to completion of the Medical Center facility, there was a keen interest in this site for the proposed Aquatic /Recreation! Center. Therefore, I would suggest that this matter receive a comprehensive County review before the Parks and Recreation Department's comments are offered (also see attached memo). City of Winchester: No comments. Frederick County Attorney: Please see attached letter dated November 14, 2008 from Roderick B. Williams, County Attorney. Planning Department: Please see attached Memo dated November 6, 2008from Michael T. Ruddy, AICP, Deputy Planning Director. Planning & Zoning: I Site History The property was rezoned to the R4 (Residential Planned Community) District with the approval of Rezoning #21 -06; approved on February 28, 2007 by the Board of Supervisors. " k , Future W37 Bypass Zoning Case Plano, N14 M2 (Industrial, General District) Applications BI(Business, Neighborhood District) 40 MR1(Mobile Rome Community District) Buildings ��s•' v yk'` B2 (Business, General DisMst) - MS(Medieal Support Dlstri[Q �•_'� Urban Development Area • B3 (Business, Industrial Transition District) — R4 (Residential Planned Community District) `d SWSA • EM (Extrec9re Manufacturing Material •M(Residential Recreational Community Disnh • HE (Higher Eduemoo Dishier) (J RA (Hard Area DistrieD — M1 (industrial, Light District) RP(Residential Performance Disnien Mep ( F: 1 _t_LOba(oc_Mps130081WiIImvRrn_R FL 1108_112808 mxd) 11fL612066 11 19'.3AU 0 1,250 2,500 5,000 Feel Willow Run % s. C, ReZoning 2 REZ # 10 - 08 P PIN: 53 -A -90, 53 -A -91, 53 -A -92, 53- A -92A, REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (i1' different from above) Name: Willow Grove L.C. 740 LLC 750 LLC Miller and Smith at Willow Run L.L.C. Greystone Properties. LLC Telephone: (540) 662 -4185 * Please see attached address and telephone number for each identified owner 3. Contact person if other than above Name: Evan Wyatt Telephone: (540) 662 -4185 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to Property X Impact Analysis Statement Verification of taxes paid X Proffer Statement X 0 i 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Willow Grove L.C. 740 LLC 750 LLC Millcr and Smith at Willow Run L.L.C. Greystone Properties, LLC 6. A) Current Use of the Property: Agricultural & Residential B) Proposed Use of the Property: Residential & Commercial 7. Adjoining Property: y Please see attached adjoining property owner information tables for Frederick County and the City of Winchester. 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number):, East of Route 37 and Meniman's Lane (Route 621). North of Cep 622). South and West of the City of Winchester Corporate Limits. • • Information to be Submitted for CaDital Facilities finnact Model ��t'- ° #`n:". �R! - fF re'u�G`fi...�•T. PVl�.'':1M14 .4'!�ili.�':iEC'fifiL "� �:+ 3l: ie�hviH .— t`. L a 6'�.tSvt�'.-"4"'��:. 'Ri..iS?`fI ®tr'm'°�•L'4.Ic In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 534(A))-90, 53- ((A)) -91, 53- ((A)) -92. 53- ((A)) -92A. 53 -((A)) -928, 53- ((A)) -94, 53- ((3))- A.!63- ((A)) -2A Districts Magisterial: Fire Service: Rescue Service: Shawnee Round Hill VFRD Round Hill VFRD High School: Middle School: Elementary School: James Wood James Wood Orchard View i 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 359.97± R4 District R4 District With Proffers With Modified Proffers 359.97± Total Acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Non - Residential Lots: Square Footage of Proposed Uses Office: Retail: Restaurant: Townhome: Mobile Home: Service Station: Manufacturing: Warehouse: Other Multi - Family Hotel Rooms: x Please note that the Applicants' Proffer Statement limits the total number of residential dwelling units to 1,390 and ensures a housing product mix based on the 11'illow Run Residential Unit Matrix Table as provided under Section A(3) of the Proffer. The TIA is based on a commercial development of 375,000 square, feet. Property Owner Information: Greystone Properties, LLC 13 South Loudoun Street Winchester, VA 22601 (540) 722 -4101 Greystone Properties, LLC 13 South Loudoun Sweet Winchester, VA 22601 (540) 662 -7215 0 Tax Map Parcels 53- ((A)) -91 & 63- ((A)) -2A I Tax Map Parcels 53- ((A)) -91 & 63- ((A)) -2A Miller and Smith at Willow Run L.L.0 Tax Map Parcels 53- ((A)) -92 & 53- ((A)) -94 8401 Greensboro Drive Suite 300 McLean, VA 22102 (703) 821 -2500 ext 224 Willow Grove L.C. 720 South Braddock Street Winchester, VA 22601 (540) 667 -1710 740 LLC 720 South Braddock Street Winchester, VA 22601 (540) 667 -1710 750 LLC 720 South Braddock Street Winchester, VA 22601 (540) 667 -1710 Tax Map parcels 53- ((3)) -A & 53- ((A)) -92 Tax Map parcel 53- ((A)) -90 Tax Map Parcel 53- ((A)) -92B • i 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right -of -way until the hearing. 1 (we) hereby certify that this application and its accompanying materials are true and accurate to the bet of my (our) knowledge. Applicant(s): �� Date 10 Itr O * Please refer to Special Limiled Power of Attorney Agreements that have notarized signatures of all property owners that are authorized to sign on behalf of the various LCs and LLC for the Willow Run Rezoning Application and proffered Master Development Plan. Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540 - 665 -5651 Facsimile 540- 665 -6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540 - 665 -5651 Facsimile 540- 665 -6395 Know All Men By These Presents: That I (We) (Name) Miller and Smith at Willow Run, LLC (Phone) (703) 821 -2500 ext. 224 (Address) 8401 Greensboro Drive, Suite 300, McLean VA 22102 the owner(s) of all those tracts or parcels of land ( "Property ") 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. 040008797 on Page Instrument No. 040017302 on Page . and is described as Parcel: 53 Lot: 92A Block: A Section: _ Subdivision: Parcel: 53 Lot: 94 Block: A Section: Subdivision: _ do hereby make, constitute and appoint: (Name) Greenwav Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. ref In witness thereof, I (ytpa'have hgtem set nh (our) hand and seal this 9 day of *ftbv 200L Signature(s) sUP , !IM( State of Uginia, City /County of FA it , To -wit: I, t Hf7 Notary Public in and for the jurisdiction aforesaid, certify that the persoh(s) who signed to the foregoing instrument and who I (are) known to me, personglly appeared before me and has acknowledged the same before mein the jurisdiction aforesaid this � day of �Jd /&"ke- , 200S. My Commission Expires: / ZO( Not# Public V era stn Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540- 665 -6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540 -665 -5651 Facsimile 540- 665 -6395 Know All Men By These Presents: That I (We) (Name) Greystone Properties, LLC (Phone) (540) 662 -7215 (Address) 13 South Loudoun Street, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ( "Property") 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. 030024683 on Page . Instrument No. 040017913 on Page . and is described as Parcel: 53 Lot: 91 Block: A Section: Subdivision: Parcel: 63 Lot: 2A Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenwav Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereofI-�we) have hereto set my Signature(s) hand and seal this 11 day of aC 7 � 200:3 State of Virginia, City /County of To -wit: I, LQ (1 ' , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared p . b � ef � ore me and has acknowledged the same before me in the jurisdiction aforesaid this a day of OctitCR 200 Y My Commission Expires: • S0 o20 /O Notary Public "NOY WIVE NOTARY FUBLIO nnmmonwealth of Virginia ==;vt Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540- 665 -5651 Facsimile 540 - 665 -6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540- 665 -5651 Facsimile 540 - 665 -6395 Know All Men By These Presents: That I (We) (Name) Willow Grove. LC (Phone) (540) 667 -1710 (Address) 720 South Braddock Street, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ( "Property ") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book No. 869 on Page 596, Deed Book No. 871 on Page 32 and is described as Parcel: 53 Lot: 92 Block: A Section: _ Subdivision: Parcel: 53 Lot: 3 Block: A Section: Subdivision: _ do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day 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 S day of Gy 200 S c- State of Virginia, City /County of F#04041 To -wit: 1, JG 60 a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to t e foregoing instrument and who I (are) known to me, personally appeared before e a has a owledgZd the same before me in the jurisdiction afo�psaid.,this s day of. q! 20� � NJTARt PUBLIC My Co s� _ 1 Ls Gemmenwea . Notar Public of Y ° °` Reg. # 7163184 "t My Commission Expires September 30, 2012 (� 2'' Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540- 665 -5651 Facsimile 540 - 665 -6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540- 665 -5651 Facsimile 540 - 665 -6395 Know All Men By These Presents: That I (We) (Name) 750. LLC (Phone) (540) 667 -1710 (Address) 750 Merriman Lane, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ( "Property ") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book No. 918 on Page 114 1, and is described as Parcel: 53 Lot: 92B Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662 -4185 (Address) 151 Windy Hill Lane, Winchester. VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered condition except as follows: This authorization shall expire one year from the day 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 Sday of [Id a '200 Signature(s) State of Virginia, City/County of Eg OeXICK, To -wit: &"Z- W , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who lined to the foregoing instrument and who I (are) known to me, personally appeared before ( m p e Q and has a owledged same b o e me n the jurisdiction aforesaid thig,4 day of Md 9/ T ® �^ t CO „y �lxV My N '' ne : NOTARY PUBLIC otary Public C 6TVirgint Reg. # 7163184 `'+o N My Commission Expires 44 Septemb 30, 2012 ,, ,,M ,,,,,... Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540- 665 -5651 Facsimile 540- 665 -6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540 - 665 -5651 Facsimile 540 - 665 -6395 Know All Men By These Presents: That I (We) (Name) 740. LLC (Phone) (540) 667-17 10 (Address) PO Box 87, Winchester, VA 22604 the owner(s) of all those tracts or parcels of land ( "Property ") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book No. 918 on Page 1139 and is described as Parcel: 53 Lot: 90 Block: A Section: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662 -4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attomey -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: X Rezoning (Including proffers) ❑ Conditional Use Permits Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hbr*to set rly (our) han>al this day of 00 Signature(s) Subdivision: City /County of EdEdJGICTo -wit: IJ I. 6 /04 9Notary Public in and for the jurisdiction aforesaid, certify that the persons) who signed to the foregoing instrument and who I (are) known to me, person lly appeared befoFe me and has ackno 44e d the sat�fore me ' the jurisdiction aforesaid this _ day of !Y10 , 2001r t. cg i My Comm , �KYi�b ={ NOTARY PUBLIC N ry Public �° '� Commonwealth of Virginia _ Reg. # 7163184 �L�NGIN�:�U,i MY Commission Expires I I W �\' O vow . %i i�� - Yn fi � S. I�1.'MM MM[ MYNRM ff L7 IN, j I SCALE: I " = 600' 7 GREENWAY .1. = VYYYIM ]a WS r.IwnmN w = - lu w FAIL SIF TIS -YSL C� �2 ff g . Qtw,^gq ux. s a- illow Run WINCHESTER. VIRGINIA NOVEMBER 2006 LEGEND SINGLE FAMILY DETACI SINGLE FAMILY ATTACI e? MULTI— FAMILY AGE RESTRICTED W COMMERCIAL OPEN SPACE OWNER91DEVELO? MILLER AND SMT GREYSTONE PROF _ 5 I 1 4p ' KI y i 0 C1 _ C O U rY I I i t I i / r n / ryyry�� J n r-„ V A /C� q w �J Q ^^ f ` c o "'J ; I - W ^ C\2 Co r74 C14 4 4 o� 0 _ A x vci P Q Q No O r Q Q IL Q N �1..� Z w O w �y z y 4 2 4 W 0 Z Z V) � Q C ° a Oz _J x F— O a— V) Z Q F— t7 Z OC W Z N ,,R S� V N� Z CONO W 3e NN Z un W ��. ul 69 Map Data Source: Frederick County, Va. GIS Department, April 2008 Data and City of Winchester, Va. GIS Department, April 2008 Data M�ddie Rd Feet a = LL > 628 < N 1,000 500 0 1,000 2,000 ro a o w ... J 1 \4111461 � 1qA PIPN 1 \YIIIYGI �VYY 1161 11Y1P11111M '1 1v��] �a Ir Winchester 1 188-04-- 2- 750 LLC 603 S LOUDOUN STREET WINCHESTER VA 22601 2 188-04-- 1- A SFEIR RAMSEY - SFEIR JANET E KEIM 730 MERRIMANS LN WINCHESTER VA 22601 3 188-04-- 1- SFEIR RAMSEY ET UX - SFEIR JANET E KEIM 730 MERRIMANS LANE WINCHESTER VA 22601 4 188-06-- 61- CITY OF WINCHESTER 15 N CAMERON ST RISK MANAGER STE 106 WINCHESTER VA 22601 5 209-01-- 1- CITY OF WINCHESTER 15 N CAMERON ST RISK MANAGER STE 106 WINCHESTER VA 22601 6 230 -06 -A- 8- A CITY OF WINCHESTER 15 N CAMERON ST RISK MANAGER STE 106 WINCHESTER VA 22601 7 230 -06 -A- 8- LITTELL CANDACE L - MAXWELL SCOTT J 1869 CLAYTON RID DR WINCHESTER VA 22601 8 229 -01 -A- 9- MAXWELL SCOTT J - LITTELL CANDACE L 1869 CLAYTON RID E DR ft WINCHESTER VA 22601 9 229 -01 -A- 10- JAROTZKY VLADIMIR - JAROTZKY MARIE E P 0 BOX 1828 WINCHESTER VA 22604 10 229 -01 -A- 11- MORRIS DUANE LEE - MORRIS MICHELLE RENEE 1881 CLAYTON RID E DR WINCHESTER A 22601 11 229 -01 -A- 12- JUSTICE KAREN E - JUSTICE JOSHUA PAUL 1885 CLAYTON RID E DR WINCHESTER VA 22601 12 229 -01 -A- 13- SHAFRAN STEVEN P - SHAFRAN CAROL A 1889 CLAYTON RIDGE DR WINCHESTER VA 22601 13 229 -01 -A- 14- NIELSEN EARL A - NIELSEN JANET R 1893 CLAYTON RID QE DR WINCHESTER VA 22601 14 229 -01 -A- 15- MARTIN DANIEL G - MARTIN LISA M 1000 STERLING DR WINCHESTER VA 22601 - 15 - 229 =01 -A= 16- MCKEE KENNETH - MYERS COLLEEN W — 901 CLAYTON RIDGE DR — WINCHESTER VA 22601 16 229 -01 -A- 17- KEE CONSTRUCTION SERVICES LLC 420 W JUBAL EARLY DR STE 103 WINCHESTER VA 22601 17 229 -01 -A- 18- KEE CONSTRUCTION SERVICES LLC 420 W JUBAL EARLY DR STE 103 WINCHESTER VA 22601 18 229 -01 -A- 19- FASANO JEROME - FASANO CHRISTINE 6720 UNION MILL RIB CLIFTON VA 20124 19 229 -01 -A- 20- INVICTUS VA II LLC 25050 RIDING PLAZA STE #130 -810 SOUTH RIDING VA 20152 20 229 -01 -A- 21- INVICTUS VA II LLC 25050 RIDING PLAZA STE #130 -810 SOUTH RIDING VA 20152 21 229 -03 -7- 223- OAKCREST PROPERTIES LLC 126 N KENT ST WINCHESTER VA 22601 22 229 -03 -7- 225- OAKCREST PROPERTIES LLC 126 N KENT ST WINCHESTER VA 22601 23 229 -03 -7- 224- OAKCREST PROPERTIES LLC 126 N KENT ST WINCHESTER VA 22601 24 229 -03- - 208- FREEDMAN GARY S 2015 STONELEIGH DR WINCHESTER VA 22601 25 229 -03- - 207- MITCHELL RALPH C - MITCHELL SHIRLEY A 155 HARVEST RIDGE DR WINCHESTER VA 22601 26 229 -03- -206- MOHAMMAD LAMAR 2023 STONELEIGH DR WINCHESTER VA 22601 27 229 -03- -205- MILLER MATTHEW T 2027 STONELEIGH DR WINCHESTER VA 22601 28 229 -03- - 204- QASIMYAR MOHAMMED JUMA 20544 FIVE OAKS CT STERLING VA 20165 29 229 -03- - 203- SIRBAUGH FORREST E III - SIRBAUGH DONNA C 2035 STONELEIGH DR WINCHESTER VA 22601 30 249 -07- - 202- WAKEMAN BRANDON LANE 2039 STONELEIGH DR WINCHESTER VA 22601 31 249 -07- - 201- WALLACE PAMELA K PO BOX 91 EASTON MD 21601 32 249 -07- - 200- WILSON MARGARET BRIDGET 2047 STONELEIGH DR WINCHESTER VA 22601 33 249 -07- -199- US BANK NA C/O HOMECOMINGS FINANCIAL LLC 6 EXECUTIVE CIRCLE #100 IRVINE CA 92614 34 249 -07- -198- TELLEZ ROCIO B 2055 STONELEIGH DR WINCHESTER VA 22601 35 249 -07- -197- CHANEY BELINDA K 2059 STONELEIGH DR WINCHESTER VA 22601 36 249 -07- - 196- MILONE KIMBERLY A 2063 STONELEIGH DR WINCHESTER VA 22601 37 249 -07- - 195- SHONK ROBERT J - SHONK SHEILA M 16308 SPILLMAN RANCH LOOP AUSTIN TX 1 78738 38 249 -07 -- 194- HUGHES WILLIAM C 2071 STONELEIGH R WINCHESTER VA 22601 39 249 -07- -193- HALL CHRISTOPHER E - HALL KAREN E 1934 HARVEST DR WINCHESTER VA 22601 40 249 -07- - 192- BASNILLO MARCO A V 2079 STONELEIGH 6R WINCHESTER VA 22601 41 249 -07- -191- MELCO INC 609 CEDAR CREEK aR WINCHESTER VA 22601 42 249 -07- - 190- HINKLE SUZANNE M 2087 STONELEIGH OR WINCHESTER VA 22601 43 249 -07- - 189- ELSEA SUSAN E 2091 STONELEIGH QR WINCHESTER VA 22601 44 249 -03- - 4913- HUGHES BRANDON W - DELLINGER MORGAN LEIGH 2095 STONELEIGH , R WINCHESTER VA 22601 45 249 -03- - 49A- OAKCREST PROPERTIES LLC 126 N KENT ST WINCHESTER VA 22601 46 249 -03- - 4813- DOLL JOSHUA J - DOLL JEFFREY L 447 WOODFIELD LN WINCHESTER VA 22602 47 249 -03- - 48A- IAROSIS MICHAEL F ET UX - IAROSIS RALUCA 818 S CHARLES STREET BALTIMORE MD 21230 48 249- 03 - -47B- CRANSTON ANN CASEY 2111 STONELEIGH DRIVE WINCHESTER VA 22601 49 249 -03- - 47A- I IAROSIS MICHAEL F ET UX - IAROSIS RALUCA 818 S CHARLES ST BALTIMORE MD 21230 50 249 -03- -4613- ROSENBERGER AMY THOMAS 2119STONELEIGHDRIVE WINCHESTER VA 22601 10/14/2008 Source: Frederick County GIS, April 2008 City of Winchester GIS, April 2008 1 of 2 Number Tax Map Number Owner Mailing Address City & State ZIP 51 249 -03- - 46A- BYRD SHARON M P O BOX 206 BERRYVILLE VA 22611 52 249-01-- 4- BARTON BONNIE G 2125 STONELEIGH DR WINCHESTER VA 22601 53 249-01-- 3- LONG MEADOWS FARM OF VIRGINIA 3 LLC 609 CEDAR CREEK GD WINCHESTER VA 22601 54 249-01-- 2- RACEY LESTER E - RACEY HILDA C 940 CEDAR CREEK GRADE WINCHESTER VA 22601 55 269 -05 -A- 1- TURNER ENTERPRISES LLC 2971 VALLEY AVE WINCHESTER VA 22601 Frederick Count 56 63 A 2H TURNER ENTERPRISES LLC 2971 VALLEY AVE WINCHESTER VA 22601 57 63 92 24A GREYSTONE DEVELOPERS INC 2055 VALLEY AVE WINCHESTER VA 22601 58 63 A 2K C & W PROPERTIES PO BOX 221 MILLWOOD VA 22646 59 63 A 2D BRIDGEFORTH RUTH D 1064 CEDAR CREEK GR WINCHESTER VA 22602 60 63 A 1 JOVA PROPERTIES LLC PO BOX 2658 WINCHESTER VA 22604 61 52 A 310 GLAIZE FRED L III &ANN W PO BOX 888 WINCHESTER VA 22604 62 153 3 Al GORDON JAMES C. JR. _ _ _ _ —_ _ 324 ORCHARD LN - WINCHESTER VA. 22602 63 53 A 95 GORDON JAMES C. JR. 324 ORCHARD LN WINCHESTER VA. 22602 64 52 205 54 R & T PACKING CORP - C/O FIRST BANK TRUST DIVISION 1835 VALLEY AVE WINCHESTER VA 22601 65 52 18 8 ROUSE JASON - & TALMAGE DAVINA 118 PARKINS LN WINCHESTER VA 22602 66 52 18 7 CODELLA DOMENICO & MARIELA 143 PARKINS LN WINCHESTER VA 22602 67 52 18 6 SMITH KIM TERRY - COOPER MARY E 133 PARKINS LN WINCHESTER VA 22602 68 52 18 5 R & T PACKING CORP - C/O FIRST BANK TRUST DIVISION 1835 VALLEY AVE WINCHESTER VA 22601 69 52 A 313 PERRY STUART M INC 117 LIMESTONE LN WINCHESTER VA 22602 70 53 A 88 PERRY STUART M INC 117 LIMESTONE LN WINCHESTER VA 22602 71 53G 14 48A MERRIMANS CHASE HOMEOWNERS ASSOC - INC PO BOX 3276 WINCHESTER VA 22604 72 53G 14 48 LYNCH MAURADE ANN 886 MERRIMANS LN WINCHESTER VA 22602 73 53G 14 47 WIMSATT WILLIAM LEE - & BRYAN HEATHER ANN 878 MERRIMANS LN WINCHESTER VA 22602 74 53G 14 46 HERNANDFZ EDGAR B - & MARTINEZ SANDRA BARAHONA 872 MERRIMANS LN WINCHESTER VA 22602 75 53G 14 45 STANEART BRIAN KENT & LINDA CHUN 866 MERRIMANS LN WINCHESTER VA 22602 76 53G 14 44 CHASE EDWARD M & MARIETTE A 101 HOMER DR WINCHESTER VA 22602 77 53G 1 1 8 SMITH VICKI L 100 HOMER DR WINCHESTER VA 22602 78 53G 1 1 7 MELLOTT NANCY K 828 MERRIMANS LN WINCHESTER VA 22602 79 53G 1 1 6 SWOGGER JAMES F & JERI L 820 MERRIMANS LN WINCHESTER VA 22602 80 53G 1 1 5 MARCOCCIO ANTHONY & FRIDA T 812 MERRIMANS LN WINCHESTER VA 22602 81 53G 1 1 4 MARTINEZ MARIO ARCENIO 806 MERRIMANS LN WINCHESTER VA 22602 82 536 1 1 3 CHAMBERLAIN ANTHONY N & SANDRA G 101 OKEEFE DR WINCHESTER VA 22602 83 53G 1 1 2 1 GOLIGHTLY ROBERT & MARIAN M 100 OKEEFE DR WINCHESTER VA 22602 84 53G 1 1 1 CRESPO RAUL & NEREIDA 770 MERRIMANS LNi WINCHESTER VA 22602 85 53G 1 1 1A MERRIMANS CHASE HOMEOWNERS ASSOC - INC PO BOX 3276 WINCHESTER VA 22604 86 153 A 89 EMMONS ELMER L & BETTY M 1747 MERRIMANS LN IWINCHESTER VA 22601 10/14/2008 Source: Frederick County GIS, April 2008 City of Winchester GIS. April 2008 OMMIR I t, III ................. m I � 01 I ! Ul .0 o D�M MY 200B 0 =.M xBBaElal fnm am' au ................. m I � 01 I ! Ul .0 o D�M MY 200B 0 =.M xBBaElal