HomeMy WebLinkAboutARB201800112 References 2018-02-21 \✓
Margaret Maliszewski
From: Margaret Maliszewski
Sent: Wednesday, February 21, 2018 2:11 PM
To: Bill Fritz
Subject: RE: R.A.Yancey Lumber
• A reduction in the required building setback to allow the installation of new equipment. The required setback from the
property line is 100 feet. The applicant is proposing construction approximately 35 feet from the property line. The
applicant has requested a comprehensive special exception for setback to a property line. (Reference Chapter 18,
Section 4.20(b) of the Code of Albemarle)
o Entrance Corridor design guidelines require the location of equipment, loading areas, service areas, storage
areas and security fencing to eliminate visibility from the EC street.If a negative visual impact will remain after
appropriate siting,screening is required to eliminate visibility.Locating large equipment 35' from the EC street
is not likely to be considered appropriate siting. Appropriate screening would need to be installed in the 35'
setback to meet the EC guidelines.
• A reduction in the required front building setback to allow existing equipment to remain. The required setback from
the property line is 10 feet. The applicant has placed equipment zero (0) from the property line. This equipment
encroaches 5.86 feet into the right-of-way for Route 250. (Reference Chapter 18, Section 4.20(b) of the Code of
Albemarle)
o This allows no space for screening; consequently, it would not meet the EC guidelines.
• A reduction in the required parking setback for existing parking from 30 feet to zero (0) feet. (Reference Chapter 18,
Section 4.20(b)of the Code of Albemarle)
o This would not meet the EC guidelines for landscaping of parking areas.
• A reduction in the required separation of new equipment from the property line.The required setback from the property
line is 100 feet. The applicant is proposing construction of new equipment approximately 35 feet from the property
line. The applicant has requested a comprehensive special exception for setback to any lot line. (Reference Chapter
18, Section 5.1.15(a)of the Code of Albemarle)
• A reduction in the required separation of existing equipment from the property line. The required setback from the
property line is 100 feet. The applicant has placed equipment zero(0)from the property line.This equipment encroaches
5.86 feet into the right-of-way for Route 250.The applicant has requested a comprehensive special exception for setback
to any lot line. (Reference Chapter 18, Section 5.1.15(a)of the Code of Albemarle)
o Entrance Corridor design guidelines require the location of equipment, loading areas, service areas, storage
areas and security fencing to eliminate visibility from the EC street.If a negative visual impact will remain after
appropriate siting,screening is required to eliminate visibility.Locating large equipment 35' from the EC street
is not likely to be considered appropriate siting. Appropriate screening would need to be installed in the 35'
setback to meet the EC guidelines.
• A reduction in the required separation of new equipment from a dwelling. The required setback from the dwelling is
600 feet. The applicant is proposing construction of new equipment approximately 35 feet from the property line. The
applicant has requested a comprehensive special exception for setback to a dwelling. (Reference Chapter 18, Section
5.1.15(b)of the Code of Albemarle)
• A reduction in the required separation of existing equipment from a dwelling. The required setback from the dwelling
is 600 feet. The applicant has requested a comprehensive special exception for setback to a dwelling. (Reference
Chapter 18, Section 5.1.15(b)of the Code of Albemarle)
o The setback from a dwelling is not an EC issue.
1
From: Bill Fritz
Sent:Wednesday, February 21, 2018 11:55 AM
To: Moore,Adam PE (VDOT) <Adam.Moore@vdot.virginia.gov>;Johnathan Newberry<jnewberry@albemarle.org>;
Margaret Maliszewski<MMaliszewski@albemarle.org>; Francis MacCall<FMACCALL@albemarle.org>
Subject: R.A.Yancey Lumber
Attached please find a memo explaining the applicants request and supporting information. I would
appreciate any comments you may have.
Please call me if you have any questions.
William D. Fritz,AICP
434-296-5823 extension 3242
2
Margaret Maliszewski
From: Bill Fritz
Sent: Wednesday, February 21, 2018 11:55 AM
To: Moore, Adam PE (VDOT);Johnathan Newberry; Margaret Maliszewski; Francis MacCall
Subject: R.A.Yancey Lumber
Attachments: Memorandum.doc; Special Exception Request.pdf; Survey_Exhibit.pdf;Yancey Lumber
setbacks exhibit.pdf; Staff marked survey.pdf
Attached please find a memo explaining the applicants request and supporting information. I would
appreciate any comments you may have.
Please call me if you have any questions.
William D. Fritz,AICP
434-296-5823 extension 3242
1
fir/ `r.r,
of A I
County of Albemarle
Department of Community Development
Memorandum
To: Adam Moore(VDOT)
Johnathan Newberry(Economic Development)
Margaret Maliszewski(Architectural Review Board)
Francis MacCall(Zoning)
From: Bill Fritz,AICP
Date: February 21,2018
Subject: R. A.Yancey Lumber Corporation Special Exception Requests
The County has received a request for several special exceptions. I would appreciate receiving any comments you
may have about the proposal.
The R. A. Yancey Lumber Corporation operates a saw mill and lumber yard business on Route 250 near the I-64
interchange at Yancey Mills. This mill and lumber yard has been in operation since 1949. The current zoning
ordinance was adopted in 1980. At that time the property was zoned HI,Heavy Industry. At the time of the adoption
of the ordinance some of the buildings and yard operations did not comply with the regulations contained in the
ordinance. Those features are considered non-conforming. After 1980 new equipment and structures were added.
Staff cannot confirm that permits were issued for the equipment and structures and we continue to investigate what
features may have been added/modified after 1980. One piece of equipment that strips bark from logs was installed
around 1997. This piece of equipment encroaches into the right of way for Route 250 and does not meet minimum
setbacks. No permit has been found for this piece of equipment. The applicant is proposing the construction of new
equipment that will not meet setbacks. I have attached the applicant's information along with a plan I have marked to
show what was constructed in 1997 (approximately)and the proposed construction.
The requests consists of the following:
- A reduction in the required building setback to allow the installation of new equipment. The required
setback from the property line is 100 feet. The applicant is proposing construction approximately 35 feet
from the property line. The applicant has requested a comprehensive special exception for setback to a
property line. (Reference Chapter 18, Section 4.20(b)of the Code of Albemarle)
- A reduction in the required.front building setback to allow existing equipment to remain. The required
setback from the property line is 10 feet. 'T1 applicant has placed equipment zero(0)from the property line.
This equipment encroaches 5.86 feet into the right-of-way for Route 250. (Reference Chapter 18, Section
4.20(b)of the Code of Albemarle)
- A reduction in the required parking setback for existing parking from 30 feet to zero(0) feet. (Reference
Chapter 18, Section 4.20(b)of the Code-o'f Albemarle)
- A reduction in the required^separation of new cgilipment from the property line. The required setback from
the property line is 100 feet. The applicant is proposing construction of new equipment approximately 35
feet from the property line. The applicant has requested a comprehensive special exception for setback to any
lot line. (Reference Chapter 18, Section 5.1.15(a)of the Code of Albemarle)
- A reduction in the required saration of existing equipment from the property line. The required setback
from the property line is 100 feet. The apphcanfha's placed equipment zero(0)from the property line.This
equipment encroaches 5.86 feet into the right-of-way for Route 250. The applicant has requested a
comprehensive special exception for setback to any lot line.(Reference Chapter 18,Section 5.1.15(a)of the
41.111)
Code of Albemarle)
- A reduction in the required separation of new gq ipment from a dwe1jipg. The required setback from the
dwelling is 600 feet. The applicant is proposing construction of new equipment approximately 35 feet from
the property line. The applicant has requested a comprehensive special exception for setback to a dwelling.
(Reference Chapter 18, Section 5.1.15(b)of the Code of Albemarle)
- A reduction in the required separation of existing e9uipment from a dwelling.The required setback from the
dwelling is 600 feet. The applicant has requested a comprehensive special exception for setback to a
dwelling. (Reference Chapter 18, Section 5.1.15(b)of the Code of Albemarle)
Again, I would appreciate any comments you may have. If you have any questions please feel free to contact me.
January 26, 2018
R. A. Yancey Lumber Corporation: Special Exception Request
I. Introduction
R. A. Yancey Lumber Corporation (the "Company") is the owner of two parcels of land identified
as tax map parcels 55-112 and 55-111B (the "Property"). Members of the Yancey family have
operated a saw mill and lumber yard business on the Property continuously since 1949(the"Mill").
The Mill employs approximately 70 workers. The Property contains 35.74 acres and is zoned
Heavy Industry.
\4 \ j9*c
' vt4 :_.;.,'\
-., - b onto ... s .i
� --��""�� ; - _
fif
A
r- � ''�' f 33-111A ' 33-191
l + w4
sT
dt\\ "P` S {. .0 s5i
ri. w_
.
y
!fir',`� ` • — c
t.
825
\ .E$ f
` ([ (i-412A c t#M
- 3
til 1, j—... - it
Figure 1
The Mill has expanded over time with the growth of its customer base. It periodically invests in
the business with the addition or replacement of large pieces of equipment with more modern,
safe and efficient equipment to remain competitive within its industry, to better serve its
customers, and to implement safer and more productive manufacturing practices.
Over the years, changes to the County's zoning regulations have imposed setback requirements
that now affect most of the Property. The impact of these zoning regulations serves to hamstring
just about any change to the Mill without relief. Compliance with all the currently applicable
regulations without relief in the form of special exceptions will arguably leave the Company without
room to operate on a sustainable basis— much less to operate safely.
The Company was unaware of these regulations when it invested in a new major, multi-million-
dollar piece of equipment in the summer of 2017 known as a "Sorter-Stacker." As part of the
Mill's core operation, freshly cut lumber of various sizes (2x4s, 4x4s, 6x6s, 2x10s, among
others) emerges from the Mill in a continuous stream at a relatively rapid pace. The sorter
component of the new Sorter-Stacker equipment sorts lumber from the continuous stream into
various sizes using bins based on size of the lumber. The stacker component then stacks,
separates, and bands lumber of the same type for drying. The Mill is one of the last of its size
that does not have a Sorter-Stacker, as the industry has become increasingly mechanized,
making it nearly impossible for the Mill to remain competitive within its industry without it.
I
•. . 1
January 26, 2018
Management of the Mill became aware of setback requirements upon the completion of a
current survey by Timmons Group in mid-December. Following the advice of counsel,
Management has stopped assembly of the Sorter-Stacker and is hereby seeking, through the
special exception application process, to abide by applicable rules and regulations, while also
assuring the survival of the Mill, along with the jobs and tax revenue associated with its
continued successful operation.
On behalf of the Company, we request special exceptions to Sections 4.20(b) and 5.1.15 of the
County Zoning Ordinance, as outlined in more detail below. We also believe it would be
beneficial to discuss the application in more detail at a meeting with the County staff, and we will
contact the staff the following days to schedule such a meeting.
U. Special Exception Requests
Special Exception #1: Section 4.20- SETBACKS AND STEPBACKS IN HEAVY INDUSTRY
DISTRICTS
Properties zoned Heavy Industry (HI) in the County are subject to the setback regulations
provided in the 'General Regulations" section of the County Zoning Ordinance. The relevant
language is listed below.
Sec. 4.20(b) Setbacks and Stepbacks in Conventional Commercial and Industrial Districts
Minimum Front Setback:: 10 feet from the right-of-way;
Minimum Side and Rear Setback: In the HI district, if the abutting lot is zoned residential,
rural areas, or the Monticello Historic district: (i) no portion of any structure, excluding
signs, shall be located closer than 100 feet from the district boundary; and (ii) no portion
of any off-street parking space shall be located closer than 30 feet from the district
boundary.
Figure 2 below depicts the zoning classifications of the Property and properties adjacent to it,
�3yrs �
•
$ ��
�"a? -- --' � �
111 Rare, eas
�; �' � � +'age Pa derytia
Twtok , ✓' H g ra rnme-c.a
. + t y0 ts� * Pie7rec Oe.e apmer Shoperng Ctr.
lYstta
P+a',.-te De:etprre . fed Comm.
07* y Downtown Craze:O,stnct
1 $•16. Light LndusEr?
'" rt x heavy Inthstry
$$4* .'10.10
Figure 2
Section 4.20(b) requires a minimum setback of 10 feet for structures from U.S. Route 250
(Rockfish Gap Turnpike). In addition, because the Property is nearly surrounded by rural area
("RA") districts as shown in Figure 2 (except for the property zoned Highway Commercial as
shown in red), Section 4.20(b) therefore also prohibits (i) any structure from being located closer
NftolJanuary 26, 2018
than 100 feet from abutting properties and (ii) any off-street parking space from being located
closer than 30 feet from the district boundaries. Because the Property is surrounded by properties
with different zoning classifications, the district boundary is the same as the Property boundary
lines where it is adjacent to RA land.
In sum, the Property is subject to three setback restrictions pursuant to Section 4.20(b):
(1) a 10-foot setback from U.S. Route 250 (Rockfish Gap Turnpike),
(2) a 100-foot setback from abutting property zoned residential or RA, and.
(3) a 30-foot setback for off-street parking spaces from the Property line.
For purposes of the above regulations, the Zoning Ordinance defines a structure as that which
has a permanent location on the ground, which would include certain equipment.
Section 3.1 Structure:
Anything constructed or erected, the use of which requires permanent location on the
ground, or attachment to something having a permanent location on the ground. This
includes, among other things, dwellings, buildings, etc. For the purpose of the
determination of setback, signs shall be excluded as a structure.
There are several existing Mill structures that impede upon the above described setbacks,
including the new Sorter-Stacker. An exhibit by Timmons Group depicting the current location
of the partially-constructed Sorter-Stacker in relation to the Property boundaries is being
prepared and will supplement this written narrative. The County GIS System does not
accurately depict the Property's boundaries, which causes confusion, so an updated survey is
necessary. In addition, some of the impediments would be considered legally nonconforming,
as the Mill was established long before the adoption of Section 4.20(b) in 2015, or other
setbacks that were in effect prior to 2015. However, we request a comprehensive special
exception, which would provide relief from the three provisions of Section 4.20(b) outlined above
regardless of the status of the nonconformity and not specific to any single impediment.
Special Exception #2: Section 5.1.15 SUPPLEMENTAL REGULATIONS APPLICABLE TO
SAWMILL, TEMPORARY OR PERMANENT, PLANING MILLS AND WOOD YARDS
In addition to the "General Regulations" of Section 4.20(b) discussed above, the Property is also
subject to Supplementary Regulations specific to Sawmills, Planing Mills, and Wood Yards
contained in Section 5.1.15 of the County Zoning Ordinance.
Sections 5.1.15(a) and (b) require the following:
(a) No structure and no storage of lumber, logs, chips or timber shall be located closer
than one hundred(100) feet to any lot line.
(b) No saw, planer, chipper, conveyor, chute or other similar machinery shall be located
closer than six hundred(600) feet from any dwelling on any lot other than the lot on which
the sawmill, planning mill or wood yard is located.
Similar to Special Exception Request#1, there are several existing Mill structures that impede
upon the sawmill-specific setbacks, including the proposed new Sorter-Stacker. The exhibit to
be provided by Timmons Group will also depict the current non-conformities under these
3
(1000 4tai)
January 26, 2018
Supplemental Regulations. Some of these impediments would also be considered legally
nonconforming, as many of the Mill's components existed prior to the adoption of Section 5.1.15
in 1980. We hereby request a comprehensive special exception to Sections 5.1.15(a) and (b).
The Zoning Ordinance provides that any requirement of Section 5 may be modified or waived by
the special exception process. The specific criteria for when the Planning Commission may
grant such modifications or waivers is as follows: "upon a finding that [enforcing] such
requirement would not forward the purposes of this chapter or otherwise serve the public health,
safety, or welfare, or that a modified regulation would satisfy the purposes of this chapter to at
least an equivalent degree as the specified requirement"
The purposes of"Chapter 18-Zoning" of the County code is "to promote the public health,
safety, convenience, and welfare..." The code continues, "...to these ends, this chapter is
intended to ...(G) Encourage economic development activities that provide desirable
employment and enlarge the tax base..."
The Supplementary Regulations of Section 5.1.15 were adopted in 1980, when the Mill and
most, if not all of the closest residences were already in existence, thereby causing the Mill, a
business that had been in continuous operation for over 30 years, to become legally non-
conforming. This imposition of legal nonconforming status by the amended Ordinance makes it
very difficult for the Mill to expand and adapt to the market by installing modern and safer
equipment and technology without further violating the setback regulations. The location of new
equipment is heavily influenced by the fixed location of the original Mill Building, which was
constructed in 1949.
For example, due to the location of the original Mill building and the irregular shape of the
Property, the Sorter-Stacker could only be installed in the proposed location. Neither that
location, nor any other location on the Property, would enable the Sorter-Stacker to comply with
the setback regulations outlined herein. Installation of modern equipment of this kind is
consistent with industry standards and is required to assure that the Mill remains competitive
and technologically current. In fact, few mills of this size lack this kind of equipment. The
equipment the Mill currently uses for the same task was constructed in 1978. This old
equipment needs to be replaced for the Mill to remain technologically current and competitive
within the industry. The current sorting process is physically demanding work conducted
outside, in all but the worst weather. The proposed sorter will be enclosed within a building
when completed and will alleviate the need to manually stack heavy lumber and thus lessen the
occurrence of workplace injuries. Enclosing the machinery is expected to reduce the overall
noise level emanating from the Mill as well. Moreover, the Sorter-Stacker is a multi-million-
dollar investment, generating large amounts of local tax revenue.
Granting a special exception for Section 5.1.15 will help ensure the continued successful
operation of the Mill, the continued (and increased) generation of local tax revenue, and
increased safety at one of the County's largest industrial operations. By contrast, enforcement
of the County's applicable setback requirements would likely impair the ability of the Mill to
compete within its industry to such an extent that the business would eventually be unable to
continue. Closure of the Mill, which has been a continuous, family-run operation for over 69
years, would be contrary to the Zoning Ordinance's stated purpose in subsection (G) to
"encourage economic development activities that provide desirable employment and enlarge the
tax base."Therefore, modification of these setback regulations by granting these special
exceptions will satisfy the purposes of the Zoning Ordinance to a greater extent than strict
enforcement.
4
January 26, 2018
In addition, the 600-foot setback requirement from nearby residences, per subsection (b) of
Section 5.1.15, places control over the Mill's compliance with the County Zoning Ordinance in
the hands of third parties and outside of the Company's control. For instance, the area
surrounding the Mill had been comprised of many residences on small parcels close to the Miil
for many years prior to the adoption of the Supplemental Regulations in 1980, making it
impossible for the Mill to have ever complied with this large setback. In addition, many of the
adjacent residential properties could easily construct new, additional dwellings closer to the
Mill's property line, thereby expanding the required 600-foot buffer further onto the Property.
The requirements of this regulation would then require the Mill to incur the exorbitant expense of
rearranging the Mill based on these newly constructed residences to achieve compliance with
the buffer—an unreasonable, impractical, and impossible requirement. For these reasons, and
further given the irregular shape of the Property and the functional and operational needs of the
Mill, we believe the regulations of Section 5.1.15(b) impose unreasonable restrictions and
setbacks on the Mill.
To avoid these unreasonable restrictions and ensure the continued successful and safe
operation of the Mill, and in furtherance of the public health, safety, welfare and other purposes
of the Zoning Ordinance, we contend that granting comprehensive special exceptions to Section
4.20(b) and Sections 5.1.15(a) and (b) is reasonable, necessary and appropriate under the
circumstances.
The Mill has already invested millions of dollars to keep pace with the industry and enhance the
safety of its workers by beginning assembly of the Sorter-Stacker. Upon learning that the
assembly of the Sorter-Stacker may violate the setback regulations, the Company's
Management halted further work on the new equipment, and took steps to begin to bring the Mill
into compliance and to request comprehensive Special Exceptions. The decision was made to
halt further assembly on the Sorter-Stacker despite the substantial impacts to the Mill. Among
other impacts, the contractor assembling the equipment will redeploy its employees to other
projects, while the Company will continue to pay interest financing on the equipment loan
without the benefit of the improved efficiencies that the Sorter-Stacker would provide. Despite
these impacts, the Company recognizes and appreciates the importance of addressing these
issues and working to come into compliance. We believe the special exception process will
enable the Mill and the County to work together to ensure the best resolution for all interested
parties.
35464177_7
5
cocn
CD Y
Co
la
cl 75
a.
d Z 0
J "E J
O
N
11-:
c8 o w $U oC i a O ,
• W
111.
1 + z CO
o
41 4
f " `TMS_
j`,t if —
AO
4
0.
'':''''',:'!.:''.'''''',t,,,,, e-
��`��� A� „1
\ `
Q
1 1t f y w11 y,
.may✓ " - �" y , , " d
" e ' � 1Y 4.•
1 til: v _
------\
\ U .
'
Rte-. ,J .�-, --'
bsa ,. '7: -
*' \ ti i
. .a {' ♦ w
` i
s
r
` tea.
4.20
b. Conventional industrial districts.The following shall apply within the LI and HI districts:
Setbacks
Front-Minimum 10 feet from the right-of-way or the exterior edge of the sidewalk lithe sidewalk is
outside of the right-of-way; for off-street parking or loading spaces, 10 feet from any
public street right-of-way
Front-Maximum None
Side and Rear- In the LI district,if the abutting lot is zoned residential,rural areas,or the Monticello
Minimum Historic district:(i)no portion of any structure,excluding signs,shall be located closer
than 50 feet from the district boundary;and(ii)no portion of any oil-street parking space
shall be located closer than 30 feet from the district boundary.
In the HI district,if the abutting lot is zoned residential,rural areas,or the Monticello
Historic district:(i)no portion of any structure,excluding signs,shall be located closer
than 100 feet from the district boundary;and(ii)no portion of any off-street parking
space shall be located closer than 30 feet from the district boundary.
If the abutting lot is zoned commercial or industrial,any primary structure shall be
constructed and separated in accordance with the current edition of the Building Code.
Side and Rear- None
Maximum
Stephacks
Front For each story that begins above 40 feet in height or for each story above the third story,
whichever is less,the minimum stepback shall he 15 feet
Side and Rear None
I.Any maximum front setback may he increased by special exception.
2.Any minimum setback may be reduced by special exception.
3.The minimum 15 lea stepback may be reduced by special exception.
4.Notwithstanding section 4.6.3,the front setbacks in the districts subject to this subsection shall be measured from
the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside of the right-of-way.
5.On any site subject to proffered conditions accepted in conjunction with a zoning map amendment establishing
minimum or maximum setbacks or stepbacks,the proffered setbacks or stepbacks shall apply.
1_ -
1
I
I
i.
a I
1 \ it
. iri---- 41104i
tN
r
r
r
ID
/ ,,
it
/1 . ...,
...„a
M
i
}
i
`-", \
r
1
! l
11
1r
..‘
,.
N., ,,,,,,..
.. ..„ .,....„. .
..,... „, ..
., . iii
.„..
Imo` p{ (
o`..'......'04 \ 4\ ..÷
k . \ �
114 1W MO
1-1•1
.1,14.1110.13101111
,.��,. dnom o N O W W 161
u.
,i
Y o'!IIb
, /;'
�I. �"3 ty, Ern U �_ .. 1.
1—' o '9 n
' / iii
/ ddt Z r+wMi 'y
u) .,44. i"-_, ,_ z
Z W a
/ q) n. c a",
6 / � 1 0� ! Z �L ~� d
N.
(, �� �. ill g�--,, /_illig
11;
i Lc� N.ft
, - —
- —_— / —
\\\ ti /-,...- ...._4____ i_ ,,, 111/ PI oat
\NI l / /4• ,
`a I�' 1 1 1
a ii
f moo°
I. ; g /il
41 is ,L.4.:,-II - 1J 1
ii
+ i 1 eg a
Al Ili
.•
pp� '
ft.ir—ie gi 4;qg / •
II li i 0 / A, / 1 1 • vi
• 3 i l ts, 3 8
a • ' . or r !.
x ,
pp yy
I II o I illiA i // �''� �♦'ar\, ; ffr
ii ! 7 :1! / d M
"..4.. Ille �'� Y , 1, \ • _�,i_/
kt
! e wry --.1s,
/// •• �1� 5 `/
1 s ••• e6 I '//...• ` } r b,
a F /¢ .-- r, ,_ .r•
1 ..,,,,f ..i... C i _ ' :„ ,,,k,/ ... :4100,. /1 ,,
ts. Inv ii-/ / / ,,,
!I
W lig i ! € • Ti‘ Y0 / d Y
1 i It ate ',; A �aF / e}� 3 , p
5
1 E i i ? i f* 0 ' 1' .111b, / ii . e''
f ae®.e. 8
gy
lei
' 1 1 iQs
/ °
�,•r•n.MrkIweCVO KOWAu.Mtge 16+e[wi,a¢wm'nwga,MKOO wOlVIT'wu.n-,w,.AhIIVXMI -•
Z g `ro` � \ Q -yU
; /
Q �2 / ,rpt,
O W / o/ •
5 ^gC 8=.=
(J x ) / x0
1— / zQ i L,
L,
Z mill
o I / /
/ LL Y
�, 3
3w � i / opo
/$
c�=nc~—nU I „I
W Z Qey�e I // a /��
•
m pQ } R.
38R-4 j II /4
= n. Q ,liayzr Ia II / o
W jyQ2 g . //�, -
p N N. // Q
/ �����
,�or 2 I / / o / s
iII
� / ti V / sC
C2.4. / ¢ / \ r X Al
/ zri
/ / U
ec
.E ^ // O�G 479p O �`a' g
up
. /)4 C 4 / y -, )972b
c'z `,1 14/ o /
y / j� z .(n100 /,
dtai
4 //
Vi �, / 0.
8
/ / /--/-
/ o� l / t3Nr� 0
I / o� iii / ,4sr�y a��'/Ki £ //
AN
Ce
/ ¢ / `- . �Q c
,/'
/ W Z
�. / W
0` �O P" 554 6 /4/A av� �$
OZ GO? lA �{a• I O VWVa O
‘9411fri
y 1,_
.4,,, , 6 ,..
. a Q /
7—,\
2 ri
AWN'. 41 l Nd R9910i?JLw ONI],4116.4.121011400700Y-NKI90-ASCOOPIOMOWITCiMRWI A.i.0VN9WOM/OR'A
<�� / 0 N
A��i h / (11 5.:ou / Q C m
(� / W Y
.0gt\AOt� N b / / p Szw
1! Go ,:b q�gP9 / '',I • ^
,.�, 9q 0�G��/ At.
// / g��0
P- 1 6 4'0°. e m: 6
4-tdil . ,,, 4,4, - k 4N,-,
VI g tai i.* o m o��GP � h � %
0 pT PIT-6)/ OvF� p `
Q tea� C� x Eli 2 2-..
�._ q�' U .
L. 20 q6�
^ N 1-W >. -co
W z�$2'k 141 o i4 mam
G ,:l. aQ� \ IV Is. O N � el
r 1 a$oouj \ Up
UOG
U
0� I co 8
W / .ai6 ,.--c,,, /
_Z 1I w // N1• a•• 1:1.j. z 6E
�' Z I N / Cl 1 a0 0 �9T < 3 F
O 111 I �/ s, o o /� cox os X90
! // \ m. d1 X56 Iil
410
11
Ern V \ I ? U / e
1 Y
w2 k " / 3 I
/
-A.R. ! "Jo �,\� U /
I I / / `J� I
why / Ji
•
a^ /
- •
a.
i
S I I O.O� �'Li; h I • # j~
wfi
�
Lii it
O
Q Uxy;f UU¢of,
\ V� O
o
\ s 0
\ \ z
lk
\ mss
0
am
---OHP I-....
\ \ U U
yyW W \ b
df �n v1 m
' 4,19611R1.141 Rd CL"A 916=.P94d 15'0'64109ttr1001TN111SdrA9FU EIMCIWlN lAeroeAYM9E00,AV61:A
74 7 ,. i...\
)--).--).--).... .. / \47\ Z
I / )./. 0 1/ i e (3-.,.... a rs. vl Q
,e
I / /' 1 5 O1 �az
U / I ,� E °
7 /.-1 /
i/ / / I
G,;
4 co // / ,
,7,-
.,,,4,;,,
M1 ' / // `L (`.
.�W*"1 , 1/ q k
co d u o ) 4 11 / i 1\ /'
-s
yQH �/7
/13,,,,„/:://
1;/ i0 I.L2 / 1 1 /
\Y ' I
/ °� //\\,
1
0 • /if
//a 1/Y m P� ,„ / r�P� %' `>d uWj `� 4\\\
/ / J .o
o
,itiiii , ,a, //,//
1
\ , ,.x609 ` l /� 1/.' �'lif irtQ, 1/4.Z2 ,
z .46i Cy ,
�es,`ts i` ,. / God / z 4
�, '� x w
/ / lit co
o
4' -4 /----, / //,7/ —. — 2
/ e ,\
c� 0
s , sziy i.
/ // IC!4s, V
o /
4FP4 / �O y�P� re. X
5 el J / 44 G' \ 4o 55 / re w
00 / ', %')1 /�N /
e{ tiQOOv / ,/ O i W
�� v woe- /
Z 11
)------,_ '30. 6 \ i .•
Y j
G o
C.-.)
,.s.cd cQo, , / '
.0 ka jZ
W W4 F n �t� ./ti
>' m
Y:\904\40036-RA_Yancey_Lumber_ALTA\DWG\40036-V-XPSURV_ADDL_2018-0129.dwg I Plotted on 2/2/2018 6:12 PM I by Joe Medley r
T:.
r`l
E
000 c � //
z_
�m4 ' \
CO3+ v c --- + ,1;:l� H / o \ft,t ag �\ -, y y
II
F
r
AA n . / // o x - OSA
,�r°6r� 2 / •
•0 4°- Z,60000®q�°°®useag m P � � 0`` ! // a , 1 n 2
C) Fl o , 05` x \ // / / z I .'0
E; A m r, o 0 oy motw,moAopul.-- rg ` ism / �m \ oss
/ k I O
ZZ m o o �n mom°co ~ o°aynnm �o odd °ao o n �ti' i°e // m I I _ CD
yr o $ m�ak~oy^ zaz mmm m a , �° 4M , 4 / I m —I
ryg m ; cio ice " p-,,, / 4ix 5` m 0 N1 • 1 Z
601 y A y C 1S? rCn ti l'-', v . N� O3 \ �T OA1m C!Too1
Oy m r• -i1 �m T Y n4 m y� 2t�j \ N Sy l m W
m zo ,'t) m / m Vii 4 9I,1 n? 0 �mA�2 -I
0° 2 m / rtl C� T Dm ri, I ,o OOna O a
0 / 9 `�°i. ,,, 00 i , A_a OJ v
m 40o z cx •/ / ,--, se'
J O O � `
,,,-1, IA' / / 2 , /0, "y0,NO - �i, a �Y�\�0
z+ 4o / o$� / i y� paa p / y,n> °2 c .q 2 Azi p�n\��
/ , m r- ,Ri 0 55z�0d o���� e r
"j i �� a��io a // ,, 's5a .<a / /r•> ryo ° PP
y m z x / 4
00 ,s _Iv / / kipto°49PL-Xo°4'
pa n,'�a k Y6p�5°3 "'8 k
_,Z6' _E4N
s9l M.vszve is = J // T o n .1'4 // a p ' / , d zo n zso /
/ — / yznz ^tr / / I
, ,,,41.•,,.., \ \47 ,.
I mc, 2, v '�! • 3 ,:a•,_3 r-7... /Nzz• / 6aa02� 0��y 'c�// / ` 0�' �• r C
mx m x W/ ° ,0 % M_s12sr / <d oa /� / / o o`' 0 A
m$ / i "i 0 /p '9R�etuN`— / l 0 4 _ / / ,�, 1 fr VO
—� / y °A B b �_ _ "lit/ �? I �-n
/ �� -m '�a,, / le, _ (13 I
t.
4;7
260g r O 22 C
® y 2
/ /y= /; / g //� y +o. m ,A, 2m
Al V•O C O O
/ tis, <o aS° / °O 6 o`''(;?'e,,, / o / , WP, m O
/ c.#051iy(v� 0. \�g�On5�5� / . / y m a� p
1 s2, 4), 0 ,,}°;' ,3,/ v 96 / gyp° // 8 v
73
/ Vis, ,3 2 • 4j i
/ na mn m / /
y
// �c5 yo/ / • r I
// S' y fir° _��.,I •, • / / ,, MATCH LINE SHEET
/ 02 'yti.'r cv 61 / o /
• \Cr .) ., ;90\0 . i \/ p / /
•
w
I
5�a n / m
' ° n I my d/ 1 4 hi
n
`O . * di
? �/ //I •, 1Ci�Zn:
° y0 / �,' -.1'
4 y // f tr.-. 0.)
is'', 'yz 4ks / 2/ ,
f 9g. ? / L
§.\''''
x _ ''/ 7 ,
m rd /4—'4. O ,
ioz >o ya )''''''. -4,,„. e /
n4
0 0m' n2 y y / l IV
No o 2 A 4 a ,, stz,c i , / i%/ Cm7 gym/
a 4 0 2 C:,„ m 0 & .,,S,, / / ° / z X
d 0P 'foo o / / -I T
.° :0,. .'4N // Tr'
Zi
56.�� w e \ / m '�
°x.06 k,k, tion �r
es
II
u
a 0
° y r i /
.�— go _ of T o
mm am
n"''"°y tN V'A OA r- Nx \ N,;:1/4146
O�ym ON_00_ \ o-a0
NZs o �T �� �. mgi
• e �\ Js, 2 O ti
. /i I \ \ c4\ ,40 F
\ \' n - �\
\ i
00; \ C )
mmiv \\ 00 OkmT2� \ dH4
"m' umAa \
1 ------------ThiHo.-______
=m cmia�i N ' I
17"20_m§ m~zAm� \ y
I \ a
I I--- TI '� m \"�� ..%)..6,...,>"JF•\ \N\ �m
X 21
.. F o ) — Dz z 9�4F — \ x / / a43
n ' w n m Z N m 0 b -\ \ --- O
I- m c� - 0',) i $m�
2 VI `a / - _ zA ?�
2 N t— coW r P�iN r Rm / m,s0
o ZW - a fie, y ti
G �44 T a r-
(--) • � � DC7 / "o z 328*• � mti tot 3 ,, � m r
p,re � < � 1,34 --1
SX o °m �\ R/ m o V a ir 2
Q W I 0 co Z rn m / =mwi \ , m / m 2 1 i
v o Z_ 0 Z7 (n W / naou r i N T
n D CTI Z C —I / <a m P o ti o a ,° m
3 C) CA o0a� z-I e " m
Sitio 0 y �',' w Y
L T TI mwo /_., / 2
N m rn Ca 2t /
ti
TII1MONS C THIS DRAWING PREPARED AT THE
• YOU0.VISION ACHIEVED THROUGH OURS. STAUH70N OFFICE
28 Imperial Drive Staunton,VA 24401
TEL 540.885.0920 FAX 540.885.0786 www.timmons.com
i r
Y:\904\40036-RA_Yancey_Lumber_ALTA\DWG\40036-V-XPSURV ADDL_2018-0129.dwg I Plotted on 2/2/2018 6:22 PM I by Joe Medley
/ / §
/ 13
O ril
Z0 \-----V /
/ .< p / �/),
/ 0 A,26 . / O'>j
3 •
y° nod / 0 12E asp ay >e,.
3 ' ° ~ v
�� 44 p�� /
tiZ �111 mm o / � cb,
�.0s9 ZOd .0 -,/x / ,o -," / / � s
O co rric) ...< � � 1
mnZ s / p ,y c / ...'6. -
„\--
c� � m 0 ti
z Zmom � mo �� Q o ��
a ' //
o /
\ � 5p, i
� � 00, 7.13,-74,-A � � _;
G� r\ ”' ���a /
;12 •
t / / / // / /0 t
C / / -_
/ / / !��l
•• ,YDS 14A 1 m / ��p !o
'� w N /p� �� phi// /\ / .i
�� cn
� / fJ y O /,,, /// 0 / / S
2 O
�'l o /'40'�.. /\ �\ / c) �� 00 o k
corn'I. i
.�
m
:47,1
y
223' / .`0\ V�1.14
a.� fop / ( a 0, v
R
.o op / /
Fn. o /
oaa ^,\a� / // ,.
/ / I
r„ ,
o M
ODm /
03 / /
x O C > \ / ^^ 1 Oc90
Z Z / `J / /IN/�7�
1 L
N u 2 A
2,95 Ai _ / ? I �'�
f<'^n / / •14
p i V
3 0 I //
o~ o, co
3 -4A7 i c)
m // o 00 C
r// o •/
m °0
pc � � o C X
mW
//t/ mw
(i)/ I oo/
o � o � m *
Drn ^
z oo O^ ro �/ �/
3 � 0 / / l o X C
o
D _ / Q O
N, � Z
y � / /
rn
ii /2 / rri O
I7
(n (71
v 302, \ / ii
/ o
3 0 n) N t \ /o H
.a 0
\ z
z CO o D \ ►
/ oyA ,- 0 0
Y:1904140036-RA_Yancey_Lumber_ALTA\DWG\40036-V-XPSURV_ADDL_2018-0129.dwg I Plotted on 2/2/2018 6:23 PM I by Joe Medley
r I L. r �/ J \ 03
„"
MI o m o m m m �'' d 0-1
dHo
MIMI m
3 zFB
3
O � zm
Z � m = � � � Co
O1 r71
8� °' � Ow 11.4��-92o I? O o
XI -4,,
rriOr...: j
C / \
12 \ \
\ Nwy
•• / Vii
• V
• / n0 (31
0 2
/ N
allf• /
FG /
/
/y
\
o
z /
,1,'
-.::4;)I-76.-1
l I
O
� z K m
m D2
" I n
//
IN
0 0 ��,�
/ c) o / o .o Z w
Ctn
O — � / ' 1 / / �' rn Cr)
,oa =
o U' ��`s l /
X ›� air -Z 1 N. 9 / / r / i�
A m i t
y
. z x o foo ` O.� / rn 1 rn C0
c c c,v
x,p �6z o a I
9,
c� D �. / N Z
f>ma 0, S Qo . 1
Fv -� �V �V / v i
Am 1 0
V
2�Z o 5a� / m
pcp /
3 / -.0011. / I 0
1 °p A '' to � rnQ0 o
w \ � � � � �-
rn 0
P o �\ o , ° z � l I
ch ,m
� Q � ���, am ° 1 -im p, rn
� C " o � my N � yc Z
c) G 4e r -1
rPir
0 /),.)›
o �aN � ^O '�
0 Li) p n / C^ ly, �>o-D
Q= D c, a ^
1) 11
O � � z � I 4)),
L.n o •''' ��� Oa�O� / ay `0 �8/ `o 4) A 0y „ �� � ^�
3 co ��� 6�l Or�0a / �-1� s y a t,°''I)O o ^' />,°��
fly ��a .\._?),/�� / °3"/ / .410 t• 0 0 4� ♦♦:lJ
z
n �, �,�,p`' / / as A� ti •,`0 0mz• D1-
/44111(
/j)nZ / /
co 1. / / / 22.0'
2�
3 0 //// p aye / A