COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING MEMORANDUM. Steve Barney, Planning and Zoning Ricky Barker, AICP, Director, Planning and Zoning

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1 # 12 Addendum COUNTY OF LOUDOUN DEPARTMENT OF PLANNING AND ZONING MEMORANDUM DATE: TO: FROM: October 11, 2016 Loudoun County Board of Supervisors Steve Barney, Planning and Zoning Ricky Barker, AICP, Director, Planning and Zoning SUBJECT: SPMI , SPMI , SPMI , Catesby Farm Banquet/Event Facility (October 12, 2016 Board of Supervisors Public Hearing Item #12) This addendum augments the October 12, 2016 Board of Supervisors (Board) Public Hearing Staff Report to include changes to the applications and revised Conditions of Approval. Supervisor Buffington conducted a community meeting about the Catesby Farm application with residents in the vicinity of the subject property on September 27, 2016 at the house of a neighboring property owner. Following the meeting, the Supervisor communicated the concerns identified at the meeting to the Applicant and recommended additional changes to the application. In response, the Applicant has amended its request, as detailed in a letter to the Department of Planning and Zoning dated October 4, 2016 (Attachment 1). Changes to the proposed access and circulation appear to have addressed the outstanding issues identified in the October 12, 2016 Board public hearing Staff Report, pending review of the revised plat by appropriate referral agencies. The amendments to the Catesby Farm applications proposed by the Applicant are as follows: 1. The overflow parking area will be relocated to the interior of the property so as to eliminate the need to use entrances on Welbourne Road for banquet/events facility access. All access to the property for the purposes of the proposed banquet/events facility would be from Willisville Road. 2. The Applicant agrees to reduce the maximum number of commercial events from 24 per year to 20 per year with a maximum of 200 persons per event. Events would also be limited to no more than 1 event per seven-day period (counting the date the event ends). This restriction would not limit private parties hosted by the Applicant or the Applicant s family members. 3. The Applicant will install an evergreen buffer between the proposed access driveway and two homes within close proximity to the driveway. 4. In response to concerns raised regarding the use of Furlong Lane (a private road and shared access easement located on the Applicant s property), the October 4 letter from the

2 Item #12 (Addendum), SPMI , SPMI & SPMI , Catesby Farm October 12, 2016 Board of Supervisors Public Hearing October 11, 2016 Page 2 Applicant s representative states that the Applicant will pay all costs for maintaining the easement and will identify and hold harmless the other parties to the easement from all liabilities resulting from any actions of the Applicant, the Applicant s household, guests, and other parties associated with the Applicant. Changes 1-3 listed above are shown in the attached plat (Attachment 5) submitted by the Applicant. Additionally, while not stated in the October 4 letter from the Applicant s representative, the Applicant has amended the plat to show the proposed boundaries of the outdoor event area. Revised Conditions of Approval are included as Attachments 3 (redline) and 4 (clean). County Attorney's Office review of the Conditions is currently pending. Staff will provide an update at the public hearing. Additionally, the Applicant has submitted a Wastewater Flow and Characterization analysis as requested by the Loudoun County Health Department (Attachment 2). Staff notes that the proposed change to establish Willisville Road as the access for the banquet / events facility eliminates the need for modification request SPMI As such, this application number is no longer included in the revised draft motions below. REVISED DRAFT MOTIONS: 1. I move that the Board of Supervisors forward SPMI and SPMI , Catesby Farm, to the November 1, 2016 Board of Supervisors Business Meeting for action. (This motion would require an extension of the Critical Action Date). OR 2. I move that the Board of Supervisors forward SPMI and SPMI , Catesby Farm, to the Transportation and Land Use Committee for further discussion. (This motion would require an extension of the Critical Action Date). OR 3. I move an alternate motion. ATTACHMENTS: 1. Letter from Frank Stearns dated October 4, Wastewater Flow and Characterization 3. Conditions of Approval (redline), revised October 6, Conditions of Approval (clean), revised October 6, Catesby Farm Minor Special Exception Plat, revised October 4, 2016

3 Attachment 1

4

5 Attachment 2

6 CATESBY FARM WASTEWATER FLOW AND CHARACTERIZATION CATESBY FARM: Catesby Farm is a 168 acre equestrian estate located just east of the village of Willisville between the Town of Middleburg and village of Upperville at Welbourne Road in the Blue Ridge District of Loudoun County, Virginia. Principal structures are a circa 1930 mansion and stables with paddock and oval race track. There are a number of accessory structures residential as well as barns and sheds. The owners, Upperville LLC, have applied for a Minor Special Exception (SPMI ) to hold up to 24 banquets or events per year on the property, limited to no more than one per weekend. The maximum attendance would be limited to 200 guests per event. Most of the events would be held in temporary tents in the gardens behind the mansion. Only a few of the smaller events, generally less than 50 guests, would use the mansion. WATER: Water will be provided from an existing well in a well house off a north-south driveway to the east of the greenhouses. This well is over 1,000 feet from the nearest property line and over 1,150 feet to the nearest well serving a neighbor, so any interference with neighbors wells should be minimal. The total added demand from an event is projected to be 1,150 gallons per day, less than would be anticipated from two 4-bedroom homes. This would occur only once a weekend and no more than 24 times a year, so the impact would be the equivalent of 165 gallons per day (averaged over a week), about the same as a one-bedroom addition. This is well below the groundwater replenishment rate during a drought (5 /year yield 372 gallons per day per acre = 62,500 gallons per day over 168 acres). The water quality of the well has recently been tested and found to be satisfactory. CATESBY FARM WATER USE PROJECTIONS INCREMENTAL USAGE FOR LARGE TEMPORARY EVENTS September 26, 2016 USE UNITS NUMBER GPD /UNIT GALLONS /PEAK DAY DAYS /WEEK GALLONS /WEEK AVG GALLONS /DAY Event Guests Day Guests Residential Bedrooms Employees Employees B&B Guests Bedrooms TOTAL

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8 CONDITIONS OF APPROVAL (DRAFT -- September 29October 7, 2016) Staff recommends the following conditions of approval for SPMI , SPMI Banquet/Event Facility: 1. Substantial Conformance. The development of the Minor Special Exception uses described in Condition 2 below shall be in substantial conformance with Sheets 1 through 4 3 of the plat entitled, Minor Special Exception Plat Catesby Farm dated October 2, 2015 revised August October 4, 2016 (the SPMI Plat ) and the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ). The approval of these applications for Tax Map Number /85/////////1/ (PIN: ), Tax Map Number /70////////13/ (PIN: ), and Tax Map Number /85///4/////6/ (PIN: ) (the Property ) shall not relieve the Applicant or the owners of the Property, their successors, or parties developing, establishing, or operating the approved Minor Special Exception uses, from the obligation to comply with and conform to any other Zoning Ordinance, Codified Ordinance, or regulatory requirement. The approval of these Minor Special Exceptions does not require that every use identified be implemented or maintained. 2. Uses Permitted. These Minor Special Exceptions grant approval of the following special exception uses (the SPMI Uses ): (i) a Banquet/Event Facility use, subject to the Additional Regulations of Section of, the Zoning Ordinance, in the AR-2 (Agricultural Rural-2) zoning district and as shown on the SPMI Plat; and (ii) the modification of Section 5-654, Table 5-654, Road Access Standards, to reduce the required access road width from 14 feet to 10 feet; and (iii) the modification of Section 5-642(C), Number of Access Points, to allow three points of access to a publicly maintained road. 3. Use of Property: The 9,953 square foot building labeled as Event Facility on Sheet 2 of the SPMI Plat is the only building on the Property in which activities associated with the proposed Banquet/Event Facility use shall take place. 4. Location of Outside Events. Events conducted as part of the SPMI Uses that are not conducted within an enclosed building (the Outdoor Events ) shall be located in the general area identified as PATIO TENT AND OUTDOOR SERVICESEVENT AREA on Sheets 2 and 3 of the SPMI Plat. Outdoor Events shall be conducted at least 680 feet from any property line adjoining the Property. 5. Events / Attendees / Vehicles Permitted. A maximum of24 20 events with up to a maximum of 200 attendees per event shall be permitted each calendar year. The duration of each event shall not exceed one day. No more than one event associated with the SPMI Uses shall be conducted per weekend (Friday, Saturday and Sunday).seven-day period (counting the date the event ends), which restriction shall be interpreted as meaning that an event associated with the SPMI uses and ending on a Saturday may be followed by another event associated with the SPMI uses no sooner than the following Saturday. This restriction shall not limit the conduct of private events hosted by the Applicant or the Applicant s family members. Attachment 3

9 6. Stone Walls. The Applicant shall retain, to the maximum extent possible, the stone walls fronting the Property along Welbourne Road (the Stone Walls ). If the Virginia Department of Transportation (VDOT) identifies any portions of the Stone Walls as necessary for relocation the purposes of satisfying VDOT sight distance requirements, these portions of the Stone Walls shall be reconstructed, at the Applicant s expense, to form walls that are continuous with the intact portions of the Stone Walls. All salvageable materials from the relocated portions of the Stone Walls shall be used in the reconstruction of such walls, and relocation of the Stone Walls shall utilize materials similar to those used in the construction of the original Stone Walls. Reconstruction of the Stone Walls shall be completed by the Applicant or designee and approved by the Loudoun County Department of Planning and Zoning prior to issuance of an Occupancy Permit for the SPMI Uses Entrance Permits and Sight Distance. The first STPL, SPAM, REST or Sketch Plan submitted for the SPMI Uses on the Property shall demonstrate compliance with all applicable Virginia Department of Transportation (VDOT) requirements for sight distance and entrance permits Access. For persons attending any events or activities associated with the SPMI Uses, primary vehicular access to the Property shall be from Willisville Road. Access to the Property from the entrance located across Welbourne Road from its intersection with Quaker Lane shall be permitted for the purpose of conveying event attendees to the area identified on the SPMI plat as FIELD PARKING provided that event attendees follow the traffic circulation route identified on Sheet 2 of the SPMI plat (the Circulation Route ). This condition does not restrict use of the entrances to the property for purposes not associated with the SPMI Uses or for emergency vehicle access. Also, on days other than those days during which events occur, this condition does not restrict use of the other entrances to the property for purposes associated with the SPMI Uses Directional Signage. During all events, the Applicant shall place signs along the route identified on the SPMI Plat as Route for all Banquet/Event traffic (the Circulation Route ) directing all vehicular traffic associated with the SPMI Uses to use the Circulation Route for ingress to and egress from on the Property at entrances to direct departing vehicular traffic to Willisville Road via the Circulation Route. 10. Water and Sewage. Onsite drinking water supply and sewage disposal systems shall be depicted on the first STPL, SPAM, REST or Sketch Plan submitted for the SPMI Uses on the Property, and such water supply and sewage disposal systems shall be installed and approved prior to issuance of an Occupancy Permit for the SPMI Uses. Such Occupancy Permit shall not be issued until the Applicant has provided (i) written documentation from the Loudoun County Health Department that the said onsite water supply and sewage disposal systems have been installed and approved for use; or (ii) written documentation from Zoning Administration Staff that the said installation is no longer a prerequisite for issuance of such occupancy permit; or (iii) such other documentation or evidence of either of the foregoing which may hereafter be established by the County as suitable confirmation of same.

10 9. Pull-Off Areas. The Applicant shall install no fewer than four (4) gravel pull-off areas adjacent to the Circulation Route, generally located as shown on Sheet 2 of 3 of the SPMI Plat. Each gravel pull-off area shall meet the minimum dimensions and construction standards shown in the diagram labeled Typical Gravel Pull-Off on Sheet 1 of 3 of the SPMI Plat. 10. Buffering of Circulation Route. The Applicant shall install an evergreen buffer on the Applicant s property adjacent to Tax Map Number /70///1/////B/ (PIN: ) and Tax Map Number /70///1/////A/ (PIN: ) in the general location shown on Sheet 2 of 3 of the SPMI Plat. Note: Prior to the approval of the first zoning permit for any of the SPMI Uses, the Applicant has agreed to provide Loudoun County a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of $0.10 per gross square foot of the 9,953 square foot building labeled as Event Facility on Sheet 2 of the SPMI Plat for distribution by the County to the volunteer fire and rescue companies that provide service to the Property. The amount of such contribution shall be adjusted annually from the base year of 1988 and change effective each January 1st thereafter, based on the Consumer Price Index for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, United States Department of Labor for the Washington-Baltimore, DC-MD-VA -WV Metropolitan Area. Contributions pursuant to this Note shall be divided equally between the servicing volunteer fire and rescue companies providing fire and rescue services to the subject property. Notwithstanding the foregoing, if at the time of the application for any such zoning permit, the primary servicing fire and rescue companies do not utilize, to any significant extent, either volunteer staff or apparatus owned by a volunteer organization, then no contribution shall be required to be provided by the Applicant. The intent of this Note is to support volunteer fire and rescue staffing and operations so long as any significant element of the primary provider of fire and rescue services to the Property is volunteer owned or operated. If only one of these services has ceased to utilize volunteer staff and apparatus as described above in this Note, then the contribution shall be halved and shall be provided to the remaining company.

11 CONDITIONS OF APPROVAL (DRAFT -- October 7, 2016) Staff recommends the following conditions of approval for SPMI , SPMI Banquet/Event Facility: 1. Substantial Conformance. The development of the Minor Special Exception uses described in Condition 2 below shall be in substantial conformance with Sheets 1 through 3 of the plat entitled, Minor Special Exception Plat Catesby Farm dated October 2, 2015 revised October 4, 2016 (the SPMI Plat ) and the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ). The approval of these applications for Tax Map Number /85/////////1/ (PIN: ), Tax Map Number /70////////13/ (PIN: ), and Tax Map Number /85///4/////6/ (PIN: ) (the Property ) shall not relieve the Applicant or the owners of the Property, their successors, or parties developing, establishing, or operating the approved Minor Special Exception uses, from the obligation to comply with and conform to any other Zoning Ordinance, Codified Ordinance, or regulatory requirement. The approval of these Minor Special Exceptions does not require that every use identified be implemented or maintained. 2. Uses Permitted. These Minor Special Exceptions grant approval of the following special exception uses (the SPMI Uses ): (i) a Banquet/Event Facility use, subject to the Additional Regulations of Section of, the Zoning Ordinance, in the AR-2 (Agricultural Rural-2) zoning district and as shown on the SPMI Plat; and (ii) the modification of Section 5-654, Table 5-654, Road Access Standards, to reduce the required access road width from 14 feet to 10 feet. 3. Use of Property: The 9,953 square foot building labeled as Event Facility on Sheet 2 of the SPMI Plat is the only building on the Property in which activities associated with the proposed Banquet/Event Facility use shall take place. 4. Location of Outside Events. Events conducted as part of the SPMI Uses that are not conducted within an enclosed building (the Outdoor Events ) shall be located in the area identified as EVENT AREA on Sheets 2 and 3 of the SPMI Plat.. 5. Events / Attendees Permitted. A maximum of 20 events with up to a maximum of 200 attendees per event shall be permitted each calendar year. The duration of each event shall not exceed one day. No more than one event associated with the SPMI Uses shall be conducted per seven-day period (counting the date the event ends), which restriction shall be interpreted as meaning that an event associated with the SPMI uses and ending on a Saturday may be followed by another event associated with the SPMI uses no sooner than the following Saturday. This restriction shall not limit the conduct of private events hosted by the Applicant or the Applicant s family members. 6. Entrance Permits and Sight Distance. The first STPL, SPAM, REST or Sketch Plan submitted for the SPMI Uses on the Property shall demonstrate compliance with all Attachment 4

12 applicable Virginia Department of Transportation (VDOT) requirements for sight distance and entrance permits. 7. Access. For persons attending any events associated with the SPMI Uses, vehicular access to the Property shall be from Willisville Road. This condition does not restrict use of the entrances to the property for purposes not associated with the SPMI Uses or for emergency vehicle access. Also, on days other than those days during which events occur, this condition does not restrict use of the other entrances to the property for purposes associated with the SPMI Uses. 8. Directional Signage. During all events, the Applicant shall place signs along the route identified on the SPMI Plat as Route for all Banquet/Event traffic (the Circulation Route ) directing all vehicular traffic associated with the SPMI Uses to use the Circulation Route for ingress to and egress from the Property. 9. Pull-Off Areas. The Applicant shall install no fewer than four (4) gravel pull-off areas adjacent to the Circulation Route, generally located as shown on Sheet 2 of 3 of the SPMI Plat. Each gravel pull-off area shall meet the minimum dimensions and construction standards shown in the diagram labeled Typical Gravel Pull-Off on Sheet 1 of 3 of the SPMI Plat. 10. Buffering of Circulation Route. The Applicant shall install an evergreen buffer on the Applicant s property adjacent to Tax Map Number /70///1/////B/ (PIN: ) and Tax Map Number /70///1/////A/ (PIN: ) in the general location shown on Sheet 2 of 3 of the SPMI Plat. Note: Prior to the approval of the first zoning permit for any of the SPMI Uses, the Applicant has agreed to provide Loudoun County a one-time contribution for the benefit of the servicing fire and rescue companies in the amount of $0.10 per gross square foot of the 9,953 square foot building labeled as Event Facility on Sheet 2 of the SPMI Plat for distribution by the County to the volunteer fire and rescue companies that provide service to the Property. The amount of such contribution shall be adjusted annually from the base year of 1988 and change effective each January 1st thereafter, based on the Consumer Price Index for all urban consumers (CPI-U), =100 (not seasonally adjusted) as published by the Bureau of Labor Statistics, United States Department of Labor for the Washington-Baltimore, DC-MD-VA -WV Metropolitan Area. Contributions pursuant to this Note shall be divided equally between the servicing volunteer fire and rescue companies providing fire and rescue services to the subject property. Notwithstanding the foregoing, if at the time of the application for any such zoning permit, the primary servicing fire and rescue companies do not utilize, to any significant extent, either volunteer staff or apparatus owned by a volunteer organization, then no contribution shall be required to be provided by the Applicant. The intent of this Note is to support volunteer fire and rescue staffing and operations so long as any significant element of the primary provider of fire and rescue services to the Property is volunteer owned or operated. If only one of these services has ceased to utilize volunteer staff and apparatus as described above in this Note, then the contribution shall be halved and shall be provided to the remaining company.

13 CATESBY FARM ~ MINOR SPECIAL EXCEPTION BANQUET / EVENTS FACILITY ZONING & GENERAL NOTES for a Minor Special Exception to create a Banquet/Events Facility in accordance 1. PURPOSE: These plans depict a Concept Plan with Sections and of the Revised 1993 Loudoun County Zoning Ordinance. 2. LOCATION: Catesby Farm is an old horse-country estate with mansion, stables, accessory dwellings and other structures on acres located at Catesby Farm Lane (private street) off Welbourne Road (State Route 745) approximately 0.37 miles east of the the intersection of Welbourne with Willisville (Rt.623) and Millville (Rt.743) Roads and 1.6 miles west of St. Louis Road (Rt.611) in the Blue Ridge Election District of Loudoun County, Virginia.Two other parcels have been acquired: One on Willisville Road and the other on Furlong Lane (private). This allows for banquet/event traffic to be directed to the existing entrance on Willisville Road, through the two new tracts, and over a short segment of Furlong Lane, and thus avoiding adding any traffic to Welbourne Road. 3. PARCEL INFORMATION: 3.1. PIN: TAX MAP #: /85/////////1/ /70////////13/ /85///4/////6/ 3.3. ADDRESS: Catesby Farm Lane Willisville Road None 3.4. Standing in the Name of: Upperville LLC c/o Regency Investments MSL II, LLC MSL II, LLC Source of Title: Instrument # Instrument # Instrument # Area : acres by survey in the field (Real estate Records) (Real estate Records) (Reported as " Acres" in Loudoun County real estate records) 4. BOUNDARY SURVEY: Boundary for the main tract is based on a recorded survey in the field entitled "Boundary Survey of the Land of Stephen V. Mulaney and Victoria Brown Mulaney" by Dunn Land Surveys, Inc, January 25, 1999, recorded in Plat Cabinet e, Slot 273, Page 7 and Deed Book 1656, Page 2271 March 2, TITLE REPORT: Title research documents (DOC002) were provided March, 5, These drawings do not purport to depict all easements, utilities, improvements and encumbrances, whether visible or of record. 6. LAND USE: 6.1. Existing: Agricultural, Residential, Open Space 6.2. Proposed: Agricultural, Residential (Single Family detached), Open Space, & Banquet/Event Facility ZONING: AR-2 per the Revised 1993 Loudoun County Zoning Ordinance, Section (Note that zoning is subject to legislative revision and may change.) Zoning Requirements - Cluster Subdivision Option: PERMITTED/REQUIRED PROVIDED Base Density Division Option: Lot Yield: One lot per 40 acres on Lots 1 Lot (no subdivision gross acres = proposed) and Building Requirements: Lot Minimum Lot Size: 40 Acres acres (3 Tracts: ) Minimum Lot Width: 175 Feet Feet (Main Tract) Minimum Yards: Property Line: 25 Feet >25 Feet (Closest is stable at 217' +/- to Welbourne Road) Arterial Road, from the right-of-way: 100 Feet N/A Collector Road, from the right-of-way: 75 Feet N/A Any Other Road, right-of-way, private access easement, and or prescriptive easement, from the right-of-wayarterial Road, from the right-of-way: 35 Feet >35 Feet (Closest is stable at 217' +/- to Welbourne Road) Less than 11% (No new lot coverage) Maximum Lot Coverage: 11% Maximum Building Height (excluding agricultural structures): 35 Feet Less than 35 Feet (No new buildings) ZONING OVERLAY DISTRICTS: Floodplain Overlay District: Portions (approx acres on the main parcel) of the subject tracts are depicted on Loudoun County GIS and zoning maps as being "Minor Floodplains" (Between 100 and 640 acres of drainage area), subject to the FOD Floodplain Overlay District under Section of the Revised 1993 Loudoun County Zoning Ordinance.NO DISTURBANCES ARE PROPOSED TO FLOODPLAIN AREAS Mountainside Development Overlay District: NO PORTIONS of the subject tract are depicted on Loudoun County GIS or zoning maps as being within or subject to the MDOD Mountainside Development Overlay District under Section of the Revised 1993 Loudoun County Zoning Ordinance. NO DISTURBANCES ARE PROPOSED TO MOUNTAINSIDE AREAS. ZONING PERFORMANCE STANDARDS: Steep Slopes: Very limited portions of the subject tracts (and only the main tract) are depicted on Loudoun County GIS and zoning maps as having slopes between 15% and 25% and thus being regulated as "Moderately Steep Slopes," and one spot of approximately 7000 square feet is shown as having slopes over 25% grade and thus being regulated as having "Very Steep Slopes, under Section of the Revised 1993 Loudoun County Zoning Ordinance. NO DISTURBANCES ARE PROPOSED TO "VERY STEEP" SLOPE AREAS. Scenic Creek Valley Buffer: NO PORTIONS of the subject tract are within the Scenic Creek Valley Buffer subject to the requirements of Section of the Revised Loudoun County Zoning Ordinance a setback of 150 feet is required for non-agricultural uses from the bank (scar line) of streams with a watershed over 640 acres. 10. PARKING & LOADING REQUIREMENTS: See separate table. 11. PREDOMINANCE OF AGRICULTURAL USE: In all areas within the AR-1, AR-2 or A-10 Zoning Districts, agricultural and rural economy activities are the preferred land uses. Owners of land within AR-1, AR-2 or A-10 Zones are hereby notified that agricultural and rural economy activities shall be given preference by the County when conflicts arise concerning the compatibility of such farm or rural economy uses with adjacent or nearby non-farm or non-rural economy uses. The County shall not restrict or interfere with farming and rural economy activities in AR-1, AR-2 or A-10 Zones. The farming and rural economy activities, including such effects as noise, odors, and machinery traffic, shall not be recognized or accepted by the County as valid or proper cause for complaints from adjacent or nearby residential neighbors. No non-agricultural use shall be permitted which, because of its nature, location, or manner of operation, is dangerous or noxious because of noise, odor, fumes, gas, glare, light, vibration, smoke, emission of particulate matter or effluents, or for similar reasons. VIRGINIA RIGHT TO FARM: Agricultural operations enjoy the protection of the Right to Farm Act (Va. Code Section et.seq) PREVIOUS APPROVALS & CONDITIONS: SBLD , Catesby Farm, 7-Lot A-3 Low Density Subdivision Waiver, Approved BLAD , Catesby Farms Lots 5 & 6, Boundary Line Adjustment approved November 6, 1997, recorded in Plat Book D, Slot 683, Page 6 on December 3, POCO , Catesby Farms Lots 5 & 6, Plat of Correction approved July 29, 1999, recorded in Plat Book E, Slot 313, Page SPMI , Catesby Farm Minor Special Exception, PENDING. 13. RESTRICTIVE COVENANTS: The properties shown hereon shall be subject to to all pertinent covenants and deed restrictions. The plat preparer has not been provided with a current title report. 14. FLOODPLAINS: Approximately 3.9 acres of the main property and 6.2 acres along Willisville Road are floodprone as depicted on FEMA Flood Insurance Rate Map 51107C0200-D, July 5, 2001 as "Zone X - Areas of 500-year flood; areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 100-year flood." The majority of the property falls within areas designated as "ZONE X - Areas determined to be outside 500-year floodplain" The Flood Plain Map of Loudoun County depicts areas subject to flooding consistent with the FEMA maps, with the 3.9 acres designated as Minor Floodplains Floodplains are dynamic in nature and subject to change No disturbances or alterations are proposed to floodplain areas. 15. SOILS & GEOLOGY: The subject development site does contain Class III and/or Class IV soils, per the latest County soils map as identified by the Interpretive Guide to Soils Maps, Loudoun County, Virginia Loudoun County recommends that there be no construction of structures with subgrade levels within natural drainage swales or within soils or spots specifically identified as wet per the latest County soils map as identified by the Interpretive Guide to Soils Maps, Loudoun County, Virginia. basements which disturb Class III or Class IV soils shall be designed to minimize wetness problems. The Chief Building Inspector Any may require a geotechnical study and special foundation design prior to issuing a Building Permit. 16. POTABLE WATER & SANITARY SEWER: Wells and septic systems shown as serving adjoining properties are based on Loudoun County Department of Public Health records as of August A certification from the Health Department that the lot meets the requirements concerning water supply, sewage disposal and well testing shall be required prior to any new construction or change in use in accordance with the provisions of the Loudoun County Zoning Ordinance. This proposed development shall not result in any off-site subsurface disposal field (e.g. drainfield) in violation of Section (b) of the Loudoun County Codified Ordinances. 17. PRIVATE STREETS, ROADS AND ACCESS WAYS: Streets, roads and access ways shown as "private" on this plan are not public and their maintenance, including snow removal, is not a public responsibility. Private streets, roads and access ways shall not be eligible for acceptance into the State Secondary Street System for maintenance until such time as they are constructed and otherwise comply with all requirements of the Virginia Department of Transportation for the addition of subdivision roads current at the time of such request. Any cost required to cause these streets, roads and access ways to become eligible for addition to the state system shall be provided from funds other than those administered by the Virginia Department of Transportation or Loudoun County. 18. UTILITY REQUIREMENTS: All utility distribution lines shall be placed underground. 19. ENVIRONMENTAL RESOURCES: Historic District: While the subject property is not within a Federal, State or County historic district, several surrounding properties are within the County's Beaverdam Creek Historic District. Agricultural and Forestal Districts: The main tract and several of the adjoining properties are within the Middleburg West Agricultural District Open Space and Conservation Easements: The main tract is subject to a permanent open space easement held by the Virginia Outdoors Foundation, created by Instrument The The acre tract on Furlong Lane is subject to a conservation easement recorded at Deed Book 1373 at Page Most of the adjoining properties are also encumbered by conservation or open space easements.historic or Archaeological Sites: Pollution Sources: No potential pollution sources such as dump sites, buried fuel tanks or springs are known on the site or identified in the Loudoun County LOGIS system. Graves & Cemeteries: There are no known graves, graveyards or objects or structures marking a place of burial on the subject properties Federal & State Permits: The applicant shall be responsible for any Federal and State permits that may be required under Section 404 of the Clean Water Act by the United States Army Corps of Engineers and/or the Virginia Department of Environmental Quality under Section 401 of the Clean Water Act and the Virginia Water Protection Program. 20. CONFORMANCE WITH OTHER PROVISIONS OF THE ZONING ORDINANCE: LANDSCAPING : The use shall comply with the landscaping and screening standards of Section 5-653(A), (B) & (C)) of the Revised 1993 Loudoun County Zoning Ordinance except as modified or waived by the Zoning Administrator or County Board of Supervisors. LIGHTING: All new exterior lighting shall comply with Sections 5-642(E) and 5-652(A) of the Revised Loudoun County Zoning Ordinance SIGNAGE: All new signage shall be in conformance with Section and Section 5-652(B) of the Revised 1993 Loudoun County Zoning Ordinance NOISE: The use shall comply with the noise standards of Sections 5-652(B) of the Revised 1993 Loudoun County Zoning Ordinance. 21. LAND USE TAX: The subject property is participating in the land use program. 22. REVIEW AUTHORITY: Loudoun County has exclusive review authority. CATESBY FARM ~ MINOR SPECIAL EXCEPTION BANQUET/EVENT FACILITY ADDITIONAL REGULATIONS SECTION PERMITTED/REQUIRED PROVIDED A. INTENSITY / CHARACTER: A.1. Hours of Operation 7:00 am to 12:00 Midnight 7:00 am to 12:00 Midnight A.2. Size of Use: 20 Acre Minimum Acres (Plus access over two tracts and acres) A.3. Floor Area: (Main Tract Only) 0.04 Maximum <0.04 (Approx. 9,953 sf = /-) A.4. Location on / Dimensional Standards: Site A.4.a. Banquet/Event Facility Setback From lot Lines: 100 Feet Minimum >100 Feet (255'+/- to PIN# ) A.4.b. Parking Setback From lot Lines: 100 Feet Minimum >100 Feet (245'+/-TO PIN# ) A.4.c. Outdoor Private Party Setback: A.4.c.1. From all Lot lines 200 Feet Minimum >100 Feet (255'+/- to PIN# ) A.4.c.2. From Lot Line Adjoining a Commercial Use: 100 Feet Minimum Not Applicable - No adj commercial A.5. Number of Attendees - Over 100 Acres: 360 Attendees Maximum Propose 200 Attendees Maximum B. Landscaping/Buffering/Screening: B.1. Buffer. The Banquet/Event Facility use shall comply with the landscaping and screening standards of Section 5-653(A). Will comply - Does not apply. There are no adjoining parcels smaller than 4 acres with a house within 300 feet. Existing vegetation and setbacks greater than 200 feet provide adequate screening and buffers. Waiver requested if required. B.2. Parking Areas. Parking areas shall comply with the landscaping and screening standards of Section 5-653(B). Will comply - Note: May ask Zoning Administrator to waive or reduce the criteria.. B.3. Storage Yards. All storage yards shall comply with the landscaping and screening standards of Section 5-653(C). Will comply - No storage yards proposed. C. Roads/Access Standards: C.1. General Access Standards. A Banquet/Event Facility shall comply with the road access standards of Section Will comply with standards. C.2. Number of Access Points. There shall be no more than two points of access to a publicly maintained road for the Banquet/Event Facility use. This requirement shall not preclude an additional access for emergency vehicles only. Will comply. Single entrance off Willisville Road for all banquet/event traffic, except emergency vehicles C.3. For any Banquet/Event Facility that is located on a lot which does not have frontage on a publicly maintained road, documentation shall be provided to the Zoning Administrator demonstrating that the private access easement serving such lot may be used to provide access to the establishment. Will comply D. Parking: D.1. General. Parking and loading shall be provided as required by Section Will comply E. Exterior Lighting. All exterior lighting shall comply with the standards of Section 5-652(A)(1)-(3) (Exterior Lighting Standards). In addition to the requirements of Section 5-652, the maximum height of pole-mounted exterior lighting, outside of parking areas, shall be 12 feet. Will comply for any new lighting. F. Noise. A Banquet/Event Facility shall comply with the noise standards of Section 5-652(B)(Noise Standards). Will comply SECTION LANDSCAPING STANDARDS FOR SPECIFIC USES: A. Setbacks or Yards Adjacent to Certain Sized Lots: A.1. Does not apply. There are no adjoining parcels smaller than 4 acres with a house within 300 feet. A.2. Existing vegetation and setbacks greater than 200 feet provide adequate screening and buffers. A.3. Waiver requested if required. B. Parking Areas: 1 canopy tree per each 10 parking spaces or 2 loading spaces B.1. Existing canopy trees should suffice, except in field and stable overflow lots. B.2. Note: The applicant may ask Zoning Administrator to waive or reduce this criteria. C. Screening of Outdoor Storage and Storage Yards: C.1. No storage yards proposed. SECTION ROAD ACCESS STANDARDS FOR SPECIFIC USES: A. Maximum Vehicles per Day: 21 TO 70 Vehicle Trips per Day (Up tp 600 trips per day permited on paved public road) B. Onsite private Road Construction Standards: Type C2 Roadway - (Modification Requested - SPMI ) B.1. Easement Width: 30' Required 50' Provided B.2. Travelway: 14' Required 10' Provided (Modification Requested - SPMI ) B.3. Shoulders: 3' Required >3' Provided B.4. Surface: Gravel Permitted Gravel provided B.5. Grade: 10% Maximum <10% Provided B.6. Curvature: 75' Radius Min. >75' Provided C. Public Unpaved Permitted <250 AADT Road Access: NOTES AS TO ACCESS AND TRAFFIC MANAGEMENT 1. PRINCIPAL ACCESS: The driveway on Willisville Road (Rt.623) will be the principal entrance, winding to Furlong Lane and thence internal drives to the event/banquets site. 2. EMERGENCY ACCESS: Emergency vehicles may access the site by the Furlong Lane entrance off Welbourne Road. 3. Signs will be placed along the travelway directing all banquet/events traffic to use the entrance off Willisville Road, the private drive wrapping to Furlong Lane, and the Furlong Lane entrance to the Catesby Farm Banquet/Events facility. Signage will direct banquet/events traffic away from Welbourne Road. Attachment 5 12' 22' 12' TYPICAL GRAVEL PULL-OFF 6" #21A Crusher Run On Stabilized Earth Base INDEX 1. COVER & NOTES 2. CONCEPT PLAN 3. BUILDING COMPLEX File: Scale: Sheet: COVER & NOTES CATESBY'S FARM - UPPERVILLE LLC c/o Regency Investments Catesby Farm Road Middleburg, Virginia MAIN TRACT LCTM # /85/////////1/ - MCPI # CATESBY FARM LN Acres Instr.# ; Instr.# POSE Plat Cabinet D, Slot 683,Page 6 BLAD; DB.1656,Pg.2271; DB.1373,Pg.1215; Plat Cabinet E, Slot 273,Page 7 Conservation Easement Zoned: AR-2 Agricultural-Rural-2 No. REVISIONS Date ORIGINAL MINOR REVISIONS PER OWNER MINOR REVISIONS PER OWNER REV. TITLE PER COUNTY COMMENTS 01/11/ REV. TITLE PER COUNTY COMMENTS 02/25/ REV. TITLE PER COUNTY COMMENTS 04/29/ REV. TITLE PER COUNTY COMMENTS 07/25/ REV. TO ADD PARCELS & CHANGE ACCESS MORE REVISIONS Copyright- Zicht & Associates, PLC Design: EEZ Drawn: EEZ Checked: JK Z:\15-JOBS\1505 H: NA V: NA 1 of 3

14 WETLANDS MODEL (County Gis) Design: Drawn: Checked: File: EEZ Z:\15-JOBS\1505 EEZ 2 JK Scale: H: 1" = 200' Sheet: V: 4' CONTOURS of No. REVISIONS Date Copyright- Zicht & Associates, PLC ORIGINAL MINOR REVISIONS PER OWNER MINOR REVISIONS PER OWNER REV. TITLE PER COUNTY COMMENTS 01/11/16 REV. TITLE PER COUNTY COMMENTS 02/25/16 REV. TITLE PER COUNTY COMMENTS 04/29/16 REV. TITLE PER COUNTY COMMENTS 07/25/16 REV. TO ADD PARCELS & CHANGE ACCESS MORE REVISIONS MAIN TRACT LCTM # /85/////////1/ - MCPI # CATESBY FARM LN Acres Instr.# ; Instr.# POSE Plat Cabinet D, Slot 683,Page 6 BLAD; DB.1656,Pg.2271; DB.1373,Pg.1215; Plat Cabinet E, Slot 273,Page 7 Conservation Easement Zoned: AR-2 Agricultural-Rural-2 c/o Regency Investments Catesby Farm Road Middleburg, Virginia CATESBY'S FARM - UPPERVILLE LLC CONCEPT PLAN

15 No. REVISIONS Date 1 ORIGINAL Copyright- Zicht & Associates, PLC CATESBY'S FARM - UPPERVILLE LLC c/o Regency Investments Catesby Farm Road Middleburg, Virginia MAIN TRACT LCTM # /85/////////1/ - MCPI # CATESBY FARM LN Acres Instr.# ; Instr.# POSE Plat Cabinet D, Slot 683,Page 6 BLAD; DB.1656,Pg.2271; DB.1373,Pg.1215; Plat Cabinet E, Slot 273,Page 7 Conservation Easement Zoned: AR-2 Agricultural-Rural-2 HOUSE COMPLEX SCALE: 1" = 50' MINOR REVISIONS PER OWNER MINOR REVISIONS PER OWNER REV. TITLE PER COUNTY COMMENTS 01/11/ REV. TITLE PER COUNTY COMMENTS 02/25/ REV. TITLE PER COUNTY COMMENTS 04/29/ REV. TITLE PER COUNTY COMMENTS 07/25/ REV. TO ADD PARCELS & CHANGE ACCESS MORE REVISIONS Design: Drawn: Checked: File: Scale: Sheet: EEZ EEZ JK Z:\15-JOBS\1505 H: 1" = 50' V: 4' CONTOURS 3 of 3