DP - Main House...time, they can make reservations in the fine dining restaurant to enjoy the...

ABSOLUTE AUCTIONInn at Kelly's Ford

16589 Edwards Shop Road, Remington, VA Thursday, November 16, 2017 Noon EST

Auction Held On-Site

Learn more about the auction and the terms of sale at RealtyMarkets.com

Open House DatesThurs, October 26 from 11am to 2pmSun, November 12 from 11am to 2pm

Auction Markets, LLC in cooperation with Century 21 New Millennium will be selling the Inn at Kelly's Ford, 16589 Edwards Shop Road, Remington, VA at ABSOLUTE AUCTION on Thursday November 16, 2017 at Noon EST. The auction will be held on-site. Please visit RealtyMarkets.com for complete terms and conditions of the auction.

ThehistoricInnatKelly’sFordspansnearly138acresofrolling,riverfrontVirginiahorsecountrypropertywithlodging,hospitalityandequestrianassets.LocatedapproximatelyonehourfromthegreaterWashington,DCsuburbs,theInnistheidealeventvenuefortheentrepreneurthat’sreadytoputtheirmarkontheexpansivepropertiesthatthecurrentownershavebuiltoverthepastdecade.

WithanAgricultural(A-1)zoning,andlocatedonTaxMap’s46-7and46-7A,thepropertyisdestinedtocontinuetooperateasthepremiereeventfacilityformanytoenjoy.Thecurrentownerhasastrongbookofbusinessin2017,andisalreadystartingtofieldreservationsfor2018.Whilethepropertyisforsale,thecurrentowner,alongwiththeexperienced,dedicatedstaff,arecommittedtoinsuringthatthecurrentoperationscontinueatthehighestqualitystandards,includingwhenthepropertytransferstothenextowner,sothateverypromise,everycommitment,everydreamisanswered.

Lodgingfacilitiesincludetenguestroomsinsixbuildings,includingtwoelegantlydecoratedMainHouseguestsuites,anexpansiveapartmentstyleloft,allwithcountrythemed,oversizedroomsappointedwiththefinestfurnitureandsoughtafteramenities,suchaswoodburningfireplacesandrelaxingsoakingtubs.Duringthewarmermonths,guestscanenjoytheoutdoorpoolandhottubafteradayofhiking,trailridingorfloatingdowntheRappahannockRiver.

AllofthegueststhathavethepleasureofvisitingtheInnatKelly’sFordcanstopinforadrinkandsandwich,play8-ballontheregulationsizepooltableorplay

“AroundtheWorld”onthedartboardwithfamilyandfriendsatPelham’sPub,are-knownlocalspotdatingbacktothe1700’s.Forthosegueststhathavealittlemoretime,theycanmakereservationsinthefinediningrestauranttoenjoytheambianceoftheoversizedwoodburningfireplaceandtherusticdécorthatonlythistypeofpropertycanoffer.

TheInnisknownasoneofthemostbeautifulpropertiesforweddings.CountlessbridesandgroomshaveselectedtheInnatKelly’sFordastheirdreamdestinationtotaketheirforevervows.Giventheexpansiveproperty,therearecountlessoutdoorsettingsthatwillmakememoriesforyourguests,whetherit’sbythecascadingstonefountainadornedbyrosebushes,theclassicgazebosstrategicallysituatedonthemostbeautifulpartsofthepropertyorevenunderamaturewillowtree,asimpleyetrefinedsetting.

Whenthefestivitiesmoveindoors,theInnoffersmultiplevenues.Thelargestbanquetfacility,theArena,a7,920SFeventcenterthatcomfortablyseatsupto350guests,includeschandeliers,sprinklersystemandheatedandcooledwithforcedairviaelectricheatpumps.TheClubhouse,locatedattheentranceoftheArena,isa1,280SFwoodandstonebuildingidealforavarietyofuses.Forsmallerevents,RipleyHall,a6,000SFbuildingthatseatsupto150guests,hasfinishedhardwoodfloors,decorativewoodbeams,afullservicewoodbarandchandelierstobrightenthespace.Eachofthesevenueshasdirectaccesstoalargecommercialkitchenoutfittedwithstainlesssteelcounters,arinsingsink,twodoublesinksandcookingareawithanexhausthood.Attachedtothekitchenisastorageareaalongwithanindustrialwasheranddryer.Withacombinedcapacityforapproximately500guests,theArena,RipleyHallandtheClubhousecreatesoneofthelargestindooreventfacilitiesintheregion,makingitahighdemandvenue.

Nearlyeveryweekend,boardingcustomers,competitors,andweekendtrailriders,travelingfromnearandfar,descendontheInn’sexpansiveequestrianfacilities.Thepropertyoffersstableboardingfor24horses,extensivefencedandcross-fencedpastures,competitivedressagefacilities,an11,200SFindoorridingarena,stables,multiplerunins,anoutdoorridingring,tworoundpens,twoshowarenas,multiplepaddocksandthe“Loft”barn,a5,767SFbarnwithboardingonthemainlevelandfullyfunctionalapartmentabove.Guestscanstopbytheequestriancenterofficeandbarntosignupforlessons,scheduletheirtrailrideorcheckinfortheireventwiththeexpertstaff.

Thepropertyalsoincludesamaintenancebuilding,storagebuilding,pavedparking,gravelparking,riverfrontage,campingsites,hikingtrailsandcountlessscenicparksettings.

TheInnalsoincludesanabsolutelystunningcollectionofpersonalpropertyassets,includingartwork,finefurniture,kitchenandrestaurantassets,equestrian

equipment,approximatelytwentyfivecompanyownedhorsesusedforlessonsandtrailrides,groundsmaintenanceassetsandofficeassets.Thebusinesshassubstantialvalueasagoing-concern,includingtheexistingbookofbusiness,thename–“InnatKelly’sFord”,thecompanywebsite,it’sloyalcustomerbaseandfuturerevenuegrowthpotential.

Andasalways,brokerparticipationisencouraged.Weareofferinga3%commissionatclosingforthebrokerrepresentingthebuyer.

Please complete the Confidentiality Agreement found at RealtyMarkets.com to obtain access to the online dataroom.

IfyouareinterestedinschedulinganappointmenttoviewtheInnatKelly’sFord,pleasecontactus.Welookforwardtobeingofassistance.

StephenKarbelkAuctioneer, Auction MarketsRealtor,TeamLeaderRealtyMarkets,aCentury21NewMillenniumTeam571-481-1037orstephen@realtymarkets.com

StephanieYoungSenior Sales Associate, Auction MarketsRealtor, RealtyMarkets,aCentury21NewMillenniumTeam571-223-9775orstephanie@realtymarkets.com

ImportantLinks

InnatKelly’sFord

Toviewthedetailedbrochure(over400pages),pleasevisit:

https://www.paperturn.com/us/flipbook/id/karbe

lk/inn-at-kellys-ford-listing-package?pid=MTA10549

To view the detailed video about the property,

please visit:

https://youtu.be/gU7XQeecxsg

5697572.2 51811/135406 10/16/2017

Auction Terms & Conditions ABSOLUTE AUCTION

THURSDAY, NOVEMBER 16, 2017 @ NOON Inn at Kelly’s Ford

16589 Edwards Shop Road, Remington, VA 22718 Summary of Auction Terms of Sale: The auction of the Inn at Kelly’s Ford will be held at Ripley Hall, 16589 Edwards Shop Road, Remington, VA 22718 on Thursday, November 16, 2017 at 12:00 p.m. local time. This is an Absolute Auction; the assets offered for sale will sell to the highest bidder. The real estate and personal property will be sold as an entirety. The seller will not offer any assets individually. To register to bid at the auction, each bidder must provide to Auction Markets, LLC before the auction a certified or cashier’s check, payable to the bidder, for $150,000. Immediately after the auction, the winning bidder must endorse the $150,000 check to Auction Markets, LLC to hold in their non-interest bearing Trust Account until closing. The Deposit becomes non-refundable upon ratification of the Asset Purchase Agreement by the Seller. Online bidding will not be available for this auction. A 10% Buyers Premium applies to the high bid. Closing must occur on or before 5:00 p.m. local time on December 18, 2017. By registering to bid, the buyer agrees to all of the terms and conditions in the Asset Purchase Agreement. No changes to the pre-printed Asset Purchase Agreement will be permitted. The Asset Purchase Agreement will be available for review by October 30, 2017 in the due diligence dataroom, by sending a request to [email protected] or by calling Stephanie Young at 571-223-9775. If the Seller amends a previously distributed Asset Purchase Agreement before the auction, Auction Markets, LLC will make the amended version available by email, by adding it to the due diligence room and by having printed copies available at the auction. At the conclusion of the auction, the high bidder must immediately sign the Asset Purchase Agreement and tender the required $150,000 deposit. To obtain access to the online data room, you must sign and return the approved Confidentiality Agreement. You may request a copy of the Confidentiality Agreement by emailing [email protected] or by downloading it at www.realtymarkets.com. 3% broker participation is offered, subject to the Auction Markets broker registration guidelines. To be entitled to a commission, the broker must be the procuring cause of a buyer at the auction. Additional terms and conditions may be announced at the auction.

ConfidentialityAgreement

Toobtainaccesstheconfidentialfinancialinformation,pleasesign

andreturntheConfidentialityAgreement.

In order to receive access to the online data room, please neatly complete the following agreement and return it to Stephanie Young at (866) 248-7066 (fax) or email to [email protected]

CONFIDENTIALITY AGREEMENT

THIS CONFIDENTIALITY AGREEMENT (the “Agreement”) is made and entered into as of the date hereinafter set forth by Rappahannock Angus & Arabians LP (herein, “Seller”) and the person(s) designated as the Reviewer on the signature page hereof (the “Reviewer”).

WHEREAS, the Seller has scheduled to sell the real estate, personal property and intangible assets more particularly located a 16589 Edwards Shop Road, Remington, VA 22734, Parcels 46-7 and 46-7A at Absolute Auction on Thursday, November 16, 2017 at Noon EST (the “Property”); and

WHEREAS, the Reviewer has requested information about the Property; and

WHEREAS, as a condition to furnishing the Reviewer with such requested information, Seller requires that the Reviewer agree to treat such information as confidential as set forth in detail below.

In consideration of the foregoing, the mutual promises hereinafter set forth and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto, intending to be legally bound, agree as follows:

1. All information furnished by Seller or any of his representatives or agents (collectively, the “Confidential Information”) to the Reviewer or its directors, officers or employees, or outside attorneys, accountants or financial advisors (collectively, “Representatives”) shall not be used for any purpose that is without consent by Seller. The term “Confidential Information” shall be deemed also to include all cash flow information, analyses, compilations, modeling, studies or other documents prepared by the Reviewer or its representatives containing or based in whole or in part on any information furnished by Seller or any of its representatives or agents. Confidential Information may be disclosed only to those who sign their own confidentiality agreement furnished by the Reviewer, and who in the Reviewer’s considered judgment, need to know such information for the purpose of marketing the Property. The Reviewer shall direct all of its representatives to keep all such information in the strictest confidence. Any disclosure by a representative shall be deemed made by, and be the responsibility of, the Reviewer.

2. In addition, without the prior written consent of the Seller, the Reviewer will not, and will direct any of his representatives or agents not to, disclose to any person (a) that the Confidential Information has been made available to you or your representatives or agents, (b) that discussions are taking place concerning the Property, or (c) any terms or other facts with

respect to the Property including the status thereof.

3. The Reviewer agrees not to communicate with any borrower, guarantor,indemnitor, or the accountant, attorney or representative of any of them, or their banks, investors, sources of funds or other entities relative to the Property, unless written permission has been obtained from the Seller.

4. In the event that the Reviewer or its representatives are requested or becomelegally compelled to disclose any of the Confidential Information or the fact that theConfidential Information has been made available to the Reviewer or that discussions ornegotiations between the Reviewer and Seller are taking place, the Reviewer agrees to provideSeller with prompt written notice of such request so that Seller may seek a protective order orother appropriate remedy or waive compliance with the provisions of this Agreement.

5. Upon the request of Seller, the Reviewer shall promptly deliver to Seller allConfidential Information furnished to the Reviewer, whether furnished before or after the date of this Agreement, without retaining copies thereof. The Reviewer shall destroy any compilations, studies, notes or other documents or records which contain or reflect Confidential Information relating to the Property. The obligations of confidentiality and secrecy contained in this Agreement shall continue to apply to the Reviewer and its Representatives and be binding and enforceable upon the Reviewer and its Representatives following the return to Seller of the Confidential Information.

6. It is understood and agreed that money damages may not be a sufficient remedy forany breach of this agreement, and that Seller shall be entitled to equitable relief, including specific performance, injunctive relief, in the event of any breach of the provisions of this Agreement, in addition to all other remedies available at law or in equity. If litigation should be necessary to enforce this Agreement, Seller shall be entitled to recover from the Reviewer all costs of such litigation, including reasonable attorneys’ fees, in addition to any other relief to which it is entitled.

7. The Reviewer shall indemnify and hold harmless Seller against any and all claims,damages, losses, liability or expenses, including reasonable attorneys’ fees that may result as a breach of this Agreement by the Reviewer, or its officers, directors, employees or representatives.

8. This Agreement shall be governed by, and construed in accordance with, the laws ofthe State of Maryland. In the event of a dispute that may arise under this Agreement, the Reviewer consents to Culpeper County, Virginia as the exclusive venue for the resolution of the dispute.

9. Non-Solicitation of Customers, Customer Prospects, Employees and Vendors.The Reviewer acknowledges that they may have access to confidential information about the Seller’s operations, including contracts for upcoming events, employee compensation, and potential customer bookings. The Reviewer covenants and agrees that from the date of this Agreement until December 31, 2017 that the Reviewer will not, directly or indirectly, solicit or attempt to solicit any business from any of the Seller’s Customers, Customer Prospects, Employees or Vendors. If the Reviewer is independently contacted by a Customer, Customer

Prospect or Employee at any time before December 31, 2017, the Reviewer will notify within 24 hours of the contact via email Stephen Karbelk, agent for the Seller, at [email protected]. The Seller understands that unsolicited contact may occur, and the Reviewer will not be held liable for such an activity, but the Reviewer agrees to notify the Seller’s attorney within 24 hours of the contact via email in the event it does occur.

10. MOST OF THE INFORMATION PROVIDED TO THE REVIEWER HAS BEEN PROVIDED BY THE SELLER TO THE BROKER AND HAS NOT BEEN INDEPENDENTLY VERIFIED BY THE BROKER. THE BROKER SELLER MAKES NO REPRESENTATION THAT THE INFORMATION PROVIDED IS COMPLETE OR ACCURATE AND SPECIFICALLY DISCLAIMS ANY WARRANTIES, EXPRESS OR IMPLIED, RELATING TO THE PROPERTY. THE REVIEWER IS SOLELY RESPONSIBLE FOR CONDUCTING ITS OWN INVESTIGATIONS, INSPECTIONS AND DUE DILIGENCE TO DETERMINE THE CONDITION OF THE PROPERTY AND ITS FITNESS AND SUITABILITY FOR A PARTICULAR PURPOSE PRIOR TO SUBMITTING ANY OFFER FOR THE PURCHASE OF ANY PROPERTY.

11. ALL PROPERTY IS OFFERED FOR SALE ON AN “AS-IS”, “WHERE IS”, AND “WITH ALL FAULTS” BASIS. THE SELLER DOES NOT AND WILL NOT MAKE ANY EXPRESS OR IMPLIED WARRANTY, GUARANTY, OR REPRESENTATION CONCERNING ANY OF THE INFORMATION INCLUDED IN THE PROPERTY INFORMATION PACKAGES OR PROVIDED BY ANY AGENT OR BROKER OR OTHERWISE RELATED TO THE PROPERTY. ANY PROJECTIONS, OPINIONS, OR ASSUMPTIONS THAT MAY BE MADE BY SELLER, ITS AGENTS OR AFFILIATES REGARDING THE PROPERTY SHALL NOT BE RELIED UPON BY THE REVIEWER.

Signatures Begin on the Following Page

IN WITNESS WHEREOF, this Agreement has been executed effective as of , 2017.

REVIEWER: Entity:

, a

By: Name: Title:

OR

Individual:

Printed Name:

Primary Contact Information:

Address

City, State, Zip

Email

Phone

Fax

PLEASE NEATLY COMPLETE ALL CONTACT INFORMATION REQUESTED ABOVE. THE PROPERTY INFORMATION PACKAGE WILL BE SENT VIA EMAIL.

AuctionTermsofSale

AuctionMarketswillbepostingbyOctober20,2017thecompleteand

termsandconditionsoftheauction.

Detailed Property Package

A 400+ Page detailed property package can be found at https://www.paperturn.com/us/flipbook/id/karbelk/inn-at-kellys-ford-listing-package?pid=MTA10549

PropertyDetails

Presentedby:StephenKarbelk,TeamLeader,RealtyMarkets571-481-1037andstephen@realtymarkets.comStephanieYoung,ShowingCoordinator,[email protected]

16589 Edwards Shop Road, Elkwood, Virginia 22718

PROPERTY INFORMATION FROM THIRD PARTY REPORT

Identification:

Address:

Owner:

Tax Map #:

Location:

Land:

Improvements:

Zoning:

Inn at Kellys Ford

16589 Edwards Shop RoadRemington, Virginia 22734

Rappahannock Angus & Arabians LP

46-7 and 46-7A

The subject property is located on Edward's Shop Road in the Kellyville district of Culpeper County. The surroundings are rural residential.

137.99 acresThe land is rolling/sloping and served by private well and septic. Rappahannock River borders the property on the east.

The subject property is improved with an inn, restaurant and pub, pool, hot tub, an events center, an equestrian center which includes stables, an indoor arena, outside riding rings, barns, fencing, etc.

A-1 Agricultural


ASSESSMENT & REAL ESTATE TAXES

2016 Assessment

Tax Map # 46-7Land: $537,100 $3,898.53 per acreBuildings: $1,133,700Total: $1,670,800

Tax Map # 46-7ALand: $1,000 $4,545.45 per acreBuildings: $0Total: $1,000

TotalLand: $538,100 $3,899.56 per acreBuildings: $1,133,700Total: $1,671,800

Land Use Assessment :

Tax Map # 46-7Land: $149,200 $1,082.96 per acreBuildings: $1,133,700Total: $1,282,900

Tax Map # 46-7ALand: $1,000 $4,545.45 per acreBuildings: $0Total: $1,000

TotalLand: $150,200 $1,088.48 per acreBuildings: $1,133,700Total: $1,283,900

Tax rate: $0.73 per $100 of assessed value

Taxes: $9,372

Estim.ratio: 100% assessments/sales pricesEffective tax: 0.7% as a % of market value


BUILDING DESCRIPTION

The Inn at Kelly's Ford

Land

Parcel 46-7 137.77 acresParcel 46-7-A 0.22 acres

Building Name Description Total SF Finished SFMain House (2 suites) Frame; wood siding; metal roof 5,140 5,140

2,268 of porches and deck3 Cottage Buildings (2 suites ea) Frame; wood siding; metal roof 1,728 1,728 eaSilo Guest Cottage Metal and Frame; stucco; metal roof 800 800Pool House Frame; wood siding; metal roof 144 144Carriage House Cinderblock; wood siding; metal roof 1,536 0

Equ. Center Office and Barn Frame; wood siding; metal roof 2,400 782Event Center Complex Metal; wood siding; metal roof 14,557 14,557 (Ripley Hall, Clubhouse, Arena)Detached Garage Frame; T111 siding; asphalt roof 432 0"The Loft" Barn Frame; wood siding; metal roof 5,767 1,508Dutch Colonial Barn Frame; T111 siding; asphalt roof 432 0Indoor Riding Arena Metal; metal roof 11,200 0Stable Metal; metal roof 3,600 02 Runs ins (2 stall) Metal; metal roof 288 04 Run ins (3 stall) Metal; metal roof 432 0

Amenities

Water frontage Rappahanock River to the North

Pool and hot tub with deck, 1 outdoor riding ring, 2 round pens, 2 show arenas, multiple paddocks, 4 gazebos, multiple parks


Main House

Built: 1779 and renovated in 2000

Guest Rooms: 2 (each sleep 2)

Bathrooms: 2 full on upper level; 2 sets public restrooms on main and lower levels

Fireplaces: 6; 4 marble and 2 stone; all wood burning

Square Footage: 7,408 gross sf; 5,140 finished sf

Design: Colonial

Quality: Good

Condition: Good

The Inn at Kelly's Ford Main House is a 1779 Colonial House which was renovated and converted into an inn in 2000. The front of the house has a covered porch supported by wood columns with a stone floor fronted by semi-circular stone patio. The original 1779 house, measuring approximately 1,152 square feet of finished space, was renovated in 2000 and now serves as the inn portion of the building with two guestrooms on the upper level. The guest rooms are named General Hooker and General A.P. Hill. Each guest room sleeps up to two guests. The rooms are finished with sconce lighting, wallpaper over drywall, hardwood floors, drywall, crown moldings, marble fireplaces with wood mantels, double hung wood windows, and wood deck balconies. The one area of note is that the wallpaper in the General Hooker room is peeling significantly and the balcony attached to the General A.P. Hill room contains rotted deck boards. The bathrooms are finished with marble tile floors, ceramic tile walls, gilded pedestal sinks, and claw tub/showers. The two sitting areas downstairs are finished with chandelier and sconce lighting, drywall, hardwood floors, double hung wood windows, crown molding, painted beam ceilings, and marble fireplaces with wood mantels and millwork. In between the two sitting rooms is a foyer off the front door and an office. The office is furnished with a kitchenette which includes a sink, stained wood counter, and mini refrigerator.

In 2000, a two-story addition measuring approximately 3,988 square feet of finished space was added to the original structure. This addition houses a fine dining restaurant on the main floor and a pub on the lower level. The main floor dining area seats 30 guests and is finished with chandelier and sconce lighting, drywall, hard wood floors, crown molding, wainscoting, wood framed bay window, double hung wood windows, and stone fireplace with wood mantel. Off the main dining room is a set of ADA compliant restrooms finished with ceramic tile floor, wallpaper over drywall,


laminate vanities, and custom "Artist Editions" pheasant motif sink and faucets and baseboard heat. The kitchen contains steel counters, triple sink, hand washing sink, six-burner gas Vulcan stove, a cooler/freezer, fiberglass reinforced plastic sheeting on walls, quarry tile floors, and fluorescent tube lighting. The dining room and kitchen are surrounded by a painted wood deck which serves as additional seating.

Both interior and exterior stairs access the lower level which houses Pelham's Pub. The entire lower level is finished with ceramic tile flooring, drywall, chair railing, a mixture of sconce and recessed lighting. The main pub area contains a wood bar with sink and wood cabinetry, exposed wooden support beams, stone fireplace with wood mantel, and a combination of aluminum fixed plate glass and aluminum sliding glass doors. Directly outside the sliding doors are a stone patio and garden with additional seating. Off of the pub main dining area is a set of public restrooms finished in the same manner as the formal dining room restrooms with the exception of wallpaper. The pub restroom walls are finished with paint and pieces of straw. Next to the dining area is the pool room furnished with a stained glass pool table light, recessed lighting, and stone wall.

The exterior of the building is finished with wood siding, wood shutters, metal roofing, and aluminum gutters. The building is serviced by a natural gas furnace, electric heat pumps, electric hot water heaters, and well and drain fields. There are parking areas to the east and west of the house which are both paved with asphalt. The subject property is fronted by wood board fencing along Edward's Shop Road and iron gates supported by stone columns are at the entrances to both parking areas. The building is surrounded by above average landscaping and grass lawn with pastures in the rear enclosed by wood board fencing.

To the east of the main house is the heated pool with metal fence, surrounding wood deck, two wood pergolas, hot tub, automatic pool cover, and 144 square foot pool house. The pool house is finished with ceramic tile floor, kitchenette with sink, mini refrigerator, wood laminate counters, recessed lighting, and aluminum French doors.

Across the east parking area from the pool is the Carriage House, measuring approximately 1,536 square feet, which is used for storage. The building is constructed with cinderblocks and finished with wood siding, metal roofing, three sets of sliding barn doors, aluminum gutters, and a cupola. The interior of the building is a mixture of painted and unpainted cement block, fluorescent lighting, painted wood ceiling, and concrete floor.


Guest Cottages

Built: 2000

Guest Rooms: 2 suites; each sleep 4

Bathrooms: 2; 1 full bathroom with jet tub in each suite

Fireplaces: 2; 1 stone, wood burning in each suite

Square Footage: 1,728 SF (each suite is 864 SF)

Design: Cottage

Quality: Good

Condition: Good

There are three cottages housing two suites each: one on the main level and one on the lower level. All six are furnished the following way: marble foyer, open floor plan with sleeping and sitting area combined, fireplace, bar area with sink and mini refrigerator with marble countertop, painted beamed ceiling with ceiling fan, recessed lighting, chair and crown molding, and two closets. The upper level suites have carpet and a swinging door out to a wood deck. The lower level suites have hardwood floors and a sliding French door out to a stone patio. The fireplaces in the Grant and Mosby cottages have marble surrounds and hearths, while the fireplaces in the rest of the cottages are finished in stone. The bathrooms are all finished with marble tile floors, marble double vanities, jet tubs, marble tile showers with glass doors, and separate toilet chambers with wood wainscoting.

The exterior of each cottage is finished with wood siding, wood shutters, metal roofing, and aluminum gutters. The cottages are serviced by natural gas furnaces, electric heat pumps, natural


gas on demand hot water heaters, and well and drain fields. There are asphalt paved parking areas in front of each cottage with cement sidewalks leading to each cottage door. The cottages are surrounded by above average landscaping and grass lawn with pastures in the rear enclosed by wood board fencing.

Silo Guest Cottage Built: 2000

Guest Rooms: 1 suite; sleeps 2

Bathrooms: 1 Full

Fireplaces: 1 natural gas fueled stove

Square Footage: 800 SF

Design: Silo

Quality: Good

Condition: Good

The two story, Silo Cottage was converted into living space from a pre-existing farm silo. The cottage is finished with stained bead board walls, trim, and doors throughout. On the first floor is a living area with a natural gas stove, fountain, ceramic tile floors, stained bead board ceiling, and track lighting. Also on the main floor is a kitchenette with wood countertop, stove, sink, and mini refrigerator. Two aluminum framed doors lead out to a stone patio.

A metal, spiral staircase leads up to the upper level which houses the bedroom and full bath. The bedroom is finished with hardwood flooring, and the ceiling is metal with a circular skylight. The bathroom is finished with marble tile floor, ceramic tile shower with rain head, and bowl sink. The cottage is finished with painted wood double hung windows and painted wood plate glass windows with a stained wood front door.

The exterior is finished with a mixture of the original silo metal, stucco and wood siding. The cottage is serviced by electric heat pumps, natural gas water heater, and well and drain fields.


There is an asphalt paved parking areas in front of the cottage with a stone sidewalk leading to cottage door. The cottage is surrounded by above average landscaping and grass lawn with pastures to the east enclosed by wood board fencing.

The Kelly's Ford Equestrian Center consists of the following buildings: The Equestrian Center office/barn; the Loft Barn; an Indoor Riding arena; a stable; two, 2-stall run-ins; four, 3-stall run-ins; and a dutch colonial storage barn. The property contains several outdoor riding rings, round pens, paddocks, and show arenas all enclosed by wood board fencing.

Equestrian Center Office/Barn:

The Equestrian Center office/barn is a frame structure finished with wood siding and a metal roof. The outside of the barn is fronted by an iron and stone fence with a stone patio and awning. The interior is finished with a concrete floor throughout. The front door of the barn opens to a lounge with an open office to the right. The lounge area contains a laminate counter with a sink and a ceiling fan. The walls and ceilings are sided with wood and the windows are wooden double hung. To the left of the lounge area is a full bathroom with a fiberglass insert shower stall and cultured marble vanity. To the right of the lounge area is a utility/storage room containing an electric hot water heater and window air conditioning unit.

A door leads from the lounge into the center hallway of the stable. The stable contains six stalls, a tack room, and an equine shower stall. The stalls are lined with wood and have dirt floors topped with rubber mats. The hallway has a concrete floor topped with rubber mats and double barn doors on each end. Both the horse stalls and hallways are illuminated with recessed lighting.


The Loft Barn:

The Loft Barn is a metal, Morton's building with a metal roof, aluminum gutters, four dormer windows, and a cupola. The double sliding barn doors on each end are wood and double paned glass. On the lower level, the barn contains 12 stalls, two storage rooms, and a half bathroom. The lower level floor is concrete and the ceiling is metal throughout with a center hallway running through the barn. On each side of hallway are six wooden stalls with a storage/tack room in the center on the right side and a laundry room and half bathroom in the center on the left side. The stalls open to the outside with wooden Dutch doors. The half bathroom is finished with ceramic tile flooring and a pedestal sink. The interior of the barn is finished with T1-11 siding and recessed lighting throughout the lower level.

A metal staircase in the center right of the barn leads up to the loft apartment. The apartment is finished throughout with wide plank wood floors, drywall, stained wood trim, and stained wood ceiling with exposed beams, two skylights, and four dormer windows. The layout is open with a kitchen and great room combined with one separate bedroom, full bathroom, and utility room. The kitchen is finished with butcher block counters, pine cabinets, a specialty porcelain farm sink, a Cook's Delight specialty stove, and a mini refrigerator. The great room is finished with a combination of wooden fixed glass windows, wooden double hung windows, and vinyl double hung windows and contains a closet. The bedroom has vinyl double hung windows and a closet. The bathroom is finished with marble floors, ceramic tile walls, bowl sink, and claw tub. The utility room contains an electric hot water heater and air handler. Beyond the utility room, separated by a door, is hay storage in the remainder of the unfinished space of the loft. The loft apartment is heated and cooled by an electric heat pump.

The exterior of the loft barn is finished with concrete aprons on each end of the center hall, stone patios on the sides of the front of the barn, and a gravel parking area and driveway. The barn is serviced by well and drain field. At the entrance to the loft barn from Edward's Shop Road is an iron gate supported by stone columns topped with electric lantern-style lights. Wood board fencing fronts the property along Edward's Shop Road and paddocks enclosed by wood board fencing surround the barn.


In front of the loft barn is a Dutch Colonial storage barn measuring 432 square feet. The exterior barn is finished with T1-11 siding and asphalt shingle roof. Nearby to The Loft barn are four metal, three stall run ins measuring 432 square feet each enclosed by board fenced paddocks.

Indoor Riding Arena:

To the west of The Loft barn is an indoor riding arena. The arena is of metal construction with metal roof, aluminum gutters, and four cupolas. The building measures 11,200 square feet and contains halogen lights, exposed metal trusses, dirt floor, and four natural gas space heaters. The double sliding barn doors on each end plus one set in the middle front are constructed of wood and double paned glass. Outside of the indoor riding arena are a board- fenced outdoor riding ring and a board-fenced round pen.

Stable:

To the rear of the riding arena is a 12 stall stable measuring 3,600 square feet. The stable is of metal construction with metal roof, aluminum gutters, and six cupolas. The stalls are lined with wood and contain caged incandescent lights and dirt floors covered by rubber mats. Recessed lights illuminate the porch-style hallway lining the front of the stable. There is an equine shower stall in the center of the barn and two storage/tack rooms on the west end


The Event Centers at The Inn at Kelly's Ford consist of two buildings named "The Arena" and "Ripley Hall." "The Arena" was originally an indoor equestrian riding arena which now serves as a 7,920 square foot event center. The building is a metal with metal roof, wood siding, and two cupolas. The interior is finished with painted plywood on the lower walls to chair rail height. The upper walls and ceiling are metal. The building is illuminated with fluorescent tube lighting and chandeliers. The building contains a sprinkler system and is heated and cooled with forced air via electric heat pumps. Additional heat is provided by four natural gas space heaters suspended in the corners. The floor is finished with carpet strips over cement. There are one set of double sliding barn doors made of wood and double paned glass, vinyl double-hung windows, and plexi-glass wall skylights.

One enters "The Arena" via an attached two story, 1,280 square foot building named "The Clubhouse." "The Clubhouse" has double stained wood doors at its main entrance and an aluminum side door closest to the parking area. The front porch of the building is floored with stone with a stone walkway leading to a stone fountain. "The Clubhouse" is frame construction with wood siding, metal roof, and a cupola. The interior is finished with drywall on walls and ceilings with recessed lighting. The lower level has ceramic tile flooring and chandeliers in addition to the recessed lighting. On both the upper and lower levels are kitchenettes with laminate counters, sinks, and mini refrigerators. Each level has a half bathroom finished with ceramic tile flooring and pedestal sinks. A metal spiral staircase connects the upper and lower levels, and the upper level floor is finished with hardwood. The upper level has two storage closets and a wood deck in fair condition overlooking the pastures.

Directly adjacent to "The Arena" and "The Clubhouse" is "Ripley Hall" which measures approximately 6,000 square feet. One may access "Ripley Hall" via its main awning-covered entrance on the northwest side of the building or via the covered, stone floored porches on the west and south sides of the building complex. There are three sets of exterior, stained wood, double doors and several single aluminum doors. "Ripley Hall" is a frame building with metal roof and four cupolas. The building is finished with hard wood floors, drywall on walls with wood wainscoting and crown molding, double hung wood windows, soundboard ceiling with decorative wood beams, recessed lighting, and chandeliers. There are partition walls, a stone wood burning fireplace, and a wood bar with hand washing sink. The set of 2-stall restrooms off the dining area is finished with ceramic tile flooring, laminate counters, porcelain bowl sinks, and ceiling tiles. Off of the dining hall is the kitchen which is finished with quarry tile flooring, fiberglass reinforced plastic sheeting on walls, drop ceiling, fluorescent tube lighting, and wood double hung windows. The kitchen is outfitted with stainless steel counters, a rinsing sink, two double sinks, a hand


washing sink, and an exhaust hood. Attached to the kitchen is a storage area with concrete floor, a double sink, shower, and an industrial washer and dryer.

In the same building as the kitchen are a set of restrooms opening to the outside. These restrooms service "The Arena" and "Ripley Hall" via concrete walkways. The restrooms are finished with ceramic tile floor, drywall on walls and ceilings, and pedestal sinks. Linking "The Arena" to "Ripley Hall" on the north side of the building is a covered porch with stone floor. The buildings are heated and cooled with industrial heat pumps. Water and sewer are provided through well and drain field.

There are several park areas adjacent to "Ripley Hall" used as venues for wedding ceremonies, etc. To the south of "Ripley Hall" is a white, wooden gazebo. To the west is Manahoac Park with three stained wood gazebos and a stone fountain.

ZoningInformation

Presentedby:StephenKarbelk,TeamLeader,RealtyMarkets571-481-1037andstephen@realtymarkets.comStephanieYoung,ShowingCoordinator,[email protected]


ZONING AND LAND USE PLAN

According to the Culpeper County’s Zoning Map, the property being appraised is zoned A-1, Agriculture. The subject’s use as rentals for the Kelly’s Ford Inn are permitted by right in this district.

AGRICULTURAL, A-1

Purpose and Intent. It is the purpose and intent of this Article to implement the agricultural recommendations of the adopted Comprehensive Plan by conserving, protecting and encouraging (i) the commercial production of food and other agricultural and forestal products; (ii) the conservation and protection from urbanization of prime agricultural and forestal lands as valued natural and ecological resources which provide essential open space for clean air sheds, watershed protection, wildlife habitat and aesthetic purposes; and, (iii) the use of agricultural and forestal land as an economic and environmental resource of major importance.

Uses Allowed. The following regulations shall apply in all A-1 Districts:

3-2-1 Permitted principal uses and structures:

3-2-1.1a Agriculture.

3-2-1.1b Agritourism, except in the instance there is a substantial impact on the health, safety, orgeneral welfare of the public, as determined by the Board of Supervisors after compliance with allrequirements of law regarding notice, hearing, and other elements of due process.

3-2-1.2 Cemeteries (commercial cemeteries subject to minor site plan approval).

3-2-1.3 Commercial stables, equine boarding facilities, and equestrian centers (which may holdcompetitive events but does not include a racetrack), subject to VDOT entrance permit approval.

3-2-1.4 Community facilities such as fire and rescue stations, post office (subject to full site planapproval).

3-2-1.5 Conservation area, Nature Preserve or Wildlife Sanctuary (including wetland banks andopen space easement conservation areas).

3-2-1.6 Family Day Home.

3-2-1.7 Farm Distillery, Licensed.

3-2-1.8 Farm Winery, Licensed.


3-2-1.9 Limited Brewery, Licensed.

3-2-1.10 Land application of biosolids as governed by Article 9 of this ordinance.

3-2-1.11 Parks, playgrounds and public recreation facilities.

3-2-1.12 Plant Nurseries.

3-2-1.13 Public Schools.

3-2-1.14 Religious institutions, places of worship, and other ancillary uses normally associated withcongregational worship such as churches, parish houses, rectories, parsonages, seminaries, andSunday Schools.

3-2-1.15 Single Family detached dwellings, modular homes, or manufactured homes, limited to onesuch dwelling per parcel, on lots of record, on lots with valid preliminary approval as of August 5,1997, which remain valid and are duly recorded or in minor subdivisions as defined in Article VI ofthe Subdivision Ordinance.

3-2-2 Conditional uses: In addition to the aforementioned uses permitted as a matter of right, thefollowing uses may also be permitted, subject to securing a use permit as provided for in Article 17.

3-2-2.1.a Agricultural Enterprises in accordance with Article 31 of this ordinance.

3-2-2.1.b Agritourism, but only in the instance there is a substantial impact on the health, safety, orgeneral welfare of the public, as determined by the Board of Supervisors after compliance with allrequirements of law regarding notice, hearing, and other elements of due process. Any restrictionplaced on an agritourism activity shall be reasonable and shall take into account the economicimpact of the restriction on the agricultural operation and the agricultural nature of the activity.

3-2-2.2 Airports and aircraft landing strips.

3-2-2.3 Assisted living facilities, nursing homes (use permit not required where permitted by rightper the Code of Virginia).

3-2-2.4 Bed and Breakfasts or country inns, banquet facilities.

3-2-2.5 Campgrounds as governed by Article 9 of this Ordinance.

3-2-2.6 Day care centers, nursery schools.

3-2-2.7 Dentist, doctor, veterinary office (in home).

3-2-2.8 General stores (fuel sales limited to no more than four fueling stations).

3-2-2.9 Golf Courses, excluding miniature golf and driving ranges.


3-2-2.10 Health care facilities subject to certification by the Commonwealth of Virginia andexcluding those of a correctional nature, or uses where involuntary detention is intended.

3-2-2.11 Kennels and boarding facilities.

3-2-2.12 Manufactured homes, temporary (per Article 28 of this ordinance).

3-2-2.13 Mining, excavation, quarries and production drilling, including all associated activities ofextractive and mining operations.

3-2-2.14 Private schools.

3-2-2.15 Public utilities, as follows:

(a)Electric substations and distribution centers including transformer stations, natural gas, oil andother petroleum product metering, regulating, compressor, control and distribution stations, andlocal office space incidental thereto and necessary for the operation of such uses, but not includingany storage facilities. Also solar panel or windmill fields.

(b)Telecommunication, radio, television or satellite receiving facilities, including central officesand repeat stations, but not including ordinary telephone or telegraph transmission poles and lineslocated in public rights-of-way or easements of not more than thirty-five (35) feet in width, orsatellite receivers or dishes no larger than ten (10) feet in diameter.(c)Utility transmission and service facilities, including but not limited to poles, structures, wires,transformers, conduits, cables, vaults, laterals, pipes, mains, valves or other similar equipment forthe transmission of telephone or other communication, electricity, gas, petroleum products or water.For the purpose of this Section, utility transmission facilities shall not include:

(1)Ordinary distribution facilities for delivery of such utilities to customers where such facilities arelocated in the public right-of-way or are located in easements, or strips of property owned in feesimple not more than thirty-five (35) feet in width; or

(2)Transmission line corridors approved by the State Corporation Commission pursuant to § 56-46.1 of the Code of Virginia, as amended.3-2-2.16 Recreational facilities utilizing natural resources as the primary attraction and privaterecreational facilities.

3-2-2.17 Residential professionals (in accordance with Article 9).

3-2-3 Accessory Uses and Structures:

3-2-3.1 Accessory uses and structures customarily incidental to a principal use, subject to Article 9herein.

3-2-3.2 Home occupations as defined by Article 2 of this Ordinance.


3-2-3.3 Sewage treatment systems (subject to the regulations of Chapter 14, Sanitary Regulations,of the Culpeper County Code).

3-2-3.4 One (1) tenant unit (on parcels containing a minimum of 15 acres) limited to an accessorystructure at least thirty (30) feet from the principal structure. More than one unit can be approvedonly for occupancy by farm tenants. Such units are subject to the requirements found in Article 9 ofthis ordinance.

3-2-3.5 Tennis courts, swimming pools and similar uses accessory to single family dwellings.

3-2-3.6 Wayside Stand (notwithstanding Section 3-8, wayside stands may be located no closer thantwenty-five (25) feet from the street right-of-way or easement line).

Off-street parking.

Off-street parking as required in Article 10.

Signs.

Signs as permitted and regulated in Article 11.

Height Regulations.

3-5-1 Building and structure height: Buildings may be erected up to forty-five (45) feet in heightfrom the finished ground elevation. For structures permitted above the height limit, see Article 9.

Area Regulations.

3-6-1 Minimum lot area: The minimum lot area for permitted principal uses shall be five (5) acresexcept for the following: (i) Lawful nonconforming lots; (ii) the minimum lot area shall be one (1)acre for a family division lot; (iii) the minimum lot area for conditional uses may be modified inconjunction with approval of a conditional use by the Board of Supervisors pursuant to Article 17herein; (iv) there shall be no minimum lot area for dedicated well lots as long as all requirements ofthe Virginia Department of Health and the Culpeper County Water and Wastewater Standards aremet.

3-6-2 Existing Lots of Record: Any lot which was lawfully recorded prior to the date of adoption ofthis ordinance, and where such lot met the requirements of the Zoning Ordinance in effect at thetime of recordation, then such lot may be used for any use permitted in the Zoning District in whichit is located even if the lot does not meet the current minimum district size, lot area, lot widthand/or shape requirements of the district, provided all the other regulations of this ordinance can besatisfied.


Lot Coverage Regulations.

3-7-1 Maximum coverage area: All buildings, including accessory structures and ground levelimpervious surfaces, shall not cover more than twenty-five percent (25%) of the total area of the lotor parcel for parcels five (5) acres or greater in size. Parcels less than five (5) acres shall bepermitted to have a maximum lot coverage of forty percent (40%). This provision may be waivedfor churches, schools and other community facilities in conjunction with site plan approval.Greenhouses and other structures solely for agricultural use are exempt from this provision.

Street Setback Regulations.

No building or structure shall be located less than seventy-five (75) feet from any secondary or private road right-of-way or easement line; and, one hundred (100) feet from any primary highway right-of-way line. In no case shall any portion of a building or structure be located closer to the street right-of-way or easement than the setback line. In the case of corner lots, no building or structure shall be located closer than fifty (50) feet to the right-of-way or easement line of the side street.

Width and Yard Regulations.

3-9-1 Minimum lot width: The minimum lot width shall be 250 feet for any lot fronting on anexisting road which is in the state system of secondary highways. Family Division lots are exemptfrom this provision.

3-9-2 Minimum side yard: Each lot shall have a minimum side yard of forty (40) feet. The sideyard requirement for accessory structures other than tenant units shall be twenty (20) feet.

3-9-3 Minimum rear yard: Each lot shall have a minimum rear yard of fifty (50) feet. The rear yardrequirement for accessory structures other than tenant units shall be twenty (20) feet.

3-9-4 Minimum separation requirements for accessory buildings or structures: Each accessorybuilding or structure other than a deck, porch or patio shall be set apart from other buildings orstructure at least three (3) feet.

3-9-5 Hog and Poultry Restrictions:

3-9-5.1. There shall be no building, structure or area of confinement for the commercial raisingand/or housing of hogs and/or poultry, not free-ranging, within one hundred fifty (150) feet of anyproperty line. For purposes of this section, the raising or keeping of more than five (5) hogs shall beconsidered commercial in all cases.

3-9-5.2. The area of confinement for non-commercial raising or keeping of hogs or poultry shall belocated no closer than fifty (50) feet to any side or rear property line and shall be located no closerto the road than any primary structure on the property. This section shall not apply to the raising orkeeping of more than five (5) hogs.


3-10. - Subdividing.3-10-1 Minor Divisions: Subdivision in the A-1 (Agricultural) District shall be limited to MinorDivisions.

3-10-2 Process: The Minor Division process is set forth in Article VI of the Subdivision Ordinance.Qualifying parent parcels may be divided into two (2) parcels plus a residual parcel no morefrequently than once every five (5) years. These divisions are administratively processed by theZoning Administrator.

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