HomeMy WebLinkAboutZMA201200008 Approval - County 2015-07-01 ATTACHMENT 3
RESOLUTION TO APPROVE SPECIAL EXCEPTION
FOR ZMA 2012-0008, ESTES PARK—PROFFER AMENDMENT
WHEREAS, Estes Park, LLC ("Estes Park") is the owner of Tax Map and Parcel Number 03200-00-
00-03300 (the"Property"); and
WHEREAS, Estes Park filed a request for a special exception in conjunction with SUB 2014-00186,
Estes Park—Phase 2—Final Subdivision Plat, to vary the Application Plan approved in conjunction with ZMA
2012-00008, Estes Park, to replace the planned eight foot fence located between the Estes Park and Forest
Ridge developments with landscaping in the form of Leyland Cypress trees.
NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the executive
summary prepared in conjunction with the special exception request, staff's supporting analysis included in
the executive summary, and all of the factors relevant to the special exception in Albemarle County Code §§
18-8.5.5.3(c)and 18-33.8,the Albemarle County Board of Supervisors hereby approves the special exception
to vary the Application Plan approved in conjunction with ZMA 2012-00008, Estes Park—Proffer Amendment,
as described hereinabove and as depicted on the drawing attached to the March 10, 2015 special exception
request subject to the condition attached hereto.
ZMA 2012-0008 Estes Park—Proffer Amendment or
SUB 2014-186, Estes Park—Phase 2—Final Subdivision Plat
Special Exception
1. The proposed landscaping shall be located solely on the Estes Park property.
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File#: 15-125 Version:1 Name:
Type: Special Exception Status: Consent Agenda
File created: 6/10/2015 In control: Board of Supervisors
On agenda: 7/1/2015 Final action:
Title: ZMA2012-008 Special Exception to Vary Estes Park Application Plan
Attachments: 1. 15-125 Att.A Staff Report,2. 15-125 Att.B Applicant Request,3.15-125 Att.0 Application Plan 4.15-125 Att.D Resolution
Executive Summary
AGENDA DATE: 7/1/2015
TITLE:
ZMA2012-008 Special Exception to Vary Estes Park Application Plan
SUBJECT/PROPOSAL/REQUEST: Resolution approving a special exception to vary the approved Application Plan
ITEM TYPE: Consent Action Item
STAFF CONTACT(S): Foley,Walker,Davis,Kamptner,Cilimberg,Benish,Yaniglos
PRESENTER(S): N/A
LEGAL REVIEW: Yes
REVIEWED BY: Thomas C.Foley
BACKGROUND:
A zoning amendment was approved for Estes Park(ZMA 2010-011)on April 11,2012 that rezoned the property from R-1 to Planned Residential
Development(PRD),inclusive of an Application Plan and Proffers,both of which were amended on December 2012(ZMA 2012-008). A subdivision plat is
now under review for this property(SUB 2014-186). There have been four previously approved variations.The Applicant has requested a special exception
to allow a variation from the approved Application Plan to replace a privacy fence with landscape screening.The requested variation is necessary before the
final certificate of occupancy can be approved by staff.
STRATEGIC PLAN:
Development Areas: Attract quality employment,commercial and high density residential uses into development areas by provided services and
infrastructure that encourage redevelopment and private investment while protecting the quality of neighborhoods.
DISCUSSION:
During the original rezoning for Estes Park(ZMA 2010-011),the adjacent neighbors within Forest Ridge(along Moubry Drive)requested that screening in the
form of an eight(8)foot fence and landscaping be provided between the two developments.The applicant agreed and the screening was added to the
Application Plan and remained on the Application Plan during the rezoning amendment(ZMA 2012-008)(Attachment C).Estes Park has since been added
to the Forest Lakes HOA,and is under its covenants.One of the covenants prohibits privacy fencing,therefore,the applicant is requesting that the fencing be
eliminated and replaced with additional landscaping in the form of Leyland Cypress Trees.The affected adjacent owners are in favor of this change as
evidenced by their signature on the Applicant's letter requesting the change(Attachment B).
County Code§18-8.5.5.3 allows special exceptions to vary approved Application Plans and Codes of Development upon considering whether the variation.
(1)is consistent with the goals and objectives of the comprehensive plan;(2)does not increase the approved development density or intensity of
development;(3)does not adversely affect the timing and phasing of development of any other development in the zoning district;(4)does not require a
special use permit;and(5)is in general accord with the purpose and intent of the approved application.County Code§18-33.5(a)(1)requires that any
request for a variation be considered and acted upon by the Board of Supervisors as a special exception.Staff opinion is that the requested variation meets
the five criteria listed.A detailed analysis is provided in the Staff Report(Attachment A).
BUDGET IMPACT:
There are no budget implications related to this request
RECOMMENDATION:
Staff recommends that the Board adopt the attached Resolution(Attachment D)approving the special exception for variation#5 subject to the following
condition.
1. The proposed landscaping shall be located solely on the Estes Park property.
ATTACHMENTS:
A Staff Report
B Applicant request and exhibits
C. ZMA2012-008 approved application plan
D. Resolution
STAFF PERSON: Megan Yaniglos
BOARD OF SUPERVISORS: July 1, 2015
Staff Report for Variation #5 from ZMA2012-008, Estes Park
VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT
The variation request has been reviewed for zoning and planning aspects of the regulations. Variations
are considered by the Board of Supervisors as a Special Exception under Chapter 18 Sections 33.5 and
33.9. Staff analysis of each variation request under County Code § 18-8.5.5.3(c) is provided below.
There have been four previously approved variations. The Applicant is now requesting Variation #5.
VARIATION #5-To vary the screening between Estes Park and Forest Ridge:
The applicant submitted the following justification (Attachment B): "The adjacent development(Forest
Ridge)and our development would like to remove the proposed wooden fence screening between the (2)
properties and install additional landscaping as shown in the attached plan sheet. The adjacent HOA and
adjacent property owners have signed a letter indicating that this is what they would like to see."
Staff analysis of the variation request is provided below:
1) The variation is consistent with the goals and objectives of the comprehensive plan.
Screening is not required or recommended between like uses (residential to residential) within the
comprehensive plan. During the review of the rezoning request, the adjacent owners requested
screening in the form of a wooden fence and the applicant agreed to install a fence. The adjacent
owners are now in favor of the requested change.
2) The variation does not increase the approved development density or intensity of
development.
Density is not increased.
3) The variation does not adversely affect the timing and phasing of development of any
other development in the zoning district.
The timing and phasing of the development is unaffected.
4) The variation does not require a special use permit.
A special use permit is not required.
5) The variation is in general accord with the purpose and intent of the approved rezoning
application.
This variation is in general accord with the approved rezoning application by providing sufficient
screening for the adjacent owners.
VARIATION #5 RECOMMENDATION:
Staff recommends approval of the variation request#5 as shown and described in Attachment B
with the following condition:
1. The proposed landscaping shall be located solely on the Estes Park property.
•
ESTES PARK :7.-1 -436 '�F/,� , SCOTT R C011.I.
YI p.T,4,7�� `' No. 35791 ,1
GENERAL NOTES. '<`�� �I�a11 to/'� 1,,,E '`'
OWNER TAX MAP 32,PARCEL 33 B TAX MAP 32,PARCEL 34 J I"�•
ESTES PARK,LLC R E Z 0 N I N A M E N L ENT PLAN ���� :.,,..f-,:�''- I°NAL PO BOX 1457 J r a � �' ��•��•
CHARLOTTESVILLE,VA 22902 / A\Z. tom§
ENGINEER. COLLINS ENGINEERING / � `l ''''.4:4
200 GARRETT STREET,SUITE K / �'1_ '4a
CHARLOTTESVILLE,VA 22902 `��`"r y` e
434 293.3719 11=.r.�l , ssQy •_
a.•\' ' •rah. If E
DEVELOPER. RIVERBEND MANAGEMENT /O/ii;, p r11-:,-% �s V.
321 EAST MAIN STREET,SUITE 500 P % R��ti� !yv• WW CHARLOTTESVILLE,VA 22902 • -C.471 �)`. ', ' an'lA ,3
SURVEYOR. TOPOGRAPHY AND BOUNDARY OF THE SITE WERE PROVIDED BY TOM UNCOLN IN OCTOBER,2010 R I V A N N A MAGISTERIAL DISTRICT V I C I TY A g H 4 s
TOPO IS FIELD SURVEYED TOPOGRAPHY SHOWN AT 2'INTERVALS '/�v,CURRENT ZONING PRD(APPROVED APRIL II,2012) SCALE: 1" = 2000 4 8 g
PREAPPLICATION CONFERENCE.APRIL 26,2010 A L B E M A R L E COUNTY, VI R G I N I A LEGEND
o = o
USE 68 SINGLE FAMILY DETACHED LOTS _ BOBQ,S 0 O I-• 3
DENSITY 5 3 UNITS PER ACRE i — iri
i DOSING CULVERT EARTH DITCH ''ww rqy a
OPEN SPACE 25 3%OPEN SPACE PROVIDED ' i ! '•'—••'— Y/ ¢ a
-- /I , I CULVERT DRIVEWAY CULVERT
~ 10
SETBACKS FRONT. 10 FEET MINIMUM _
SIDE. 4 FEET WITH A MINIMUM BUILDING SEPARATION OF 8 FEET ,// �/ O l '•.,v- • r----, Q DROP INLET&STRUCTURE NO. BENCH MARK W S
o
REAR. 10 FEET MINIMUM FOR INTERIOR LOTS B 20 FEET MINIMUM FOR PERIMETER LOTS , i ":- �/��
MIN.LOT FRONTAGE 40 FEET O //�' ' / - __ .^ .. .. .. .. CLEARING LIMITS ce
NOTE COVERED PORCHES,BALCONIES,CHIMNEYS,EAVES,AND LIKE ARCHITECTURAL FEATURES i i / - I I CURB&GUTTER g
MAY PROJECT NO MORE THAN 4'INTO ANY REQUIRED YARD / / �; Jr-' - 4l, `i.__-�_— PROPOSED PAVEMENT * VDOT STANDARD STOP SIGN F
BUILDING HEIGHT. 35 FEET MAXIMUM ,(C' �! \` //U'///V` j %0 I `f EC-JA )7 �'°
I U O , EXISTING CONTOUR
TOTAL ACREAGE. 12 75 AC / % ,I/ • / p 4" ,it* PROPOSED CONTOUR
DEPTH CF EC-JA DITCH
STREETS. CURB AND GUTTER,PRIVATE STREETS 2.0.5S PROPOSED SPOT ELEVATION
EC-1 DITCH
. \ /, / �- / / ` � TUC DENOTES TOP/BACK OF CURB
It
/ v ♦; . 4l ( r/B nENo Es roP 9 Box
EXISTING CONDITIONS• SITE IS PARTIALLY CLEARED WITH ONE OUSTING HOUSE. PORTIONS OF THE SITE ARE WOODED 0 / f'.� / DEPTH OF EC-2 011Y7f '�PHOTOS OF EXIS ING STRUCTURES WILL BE PROVIDED TO ALBEMARLE COUNTY PRIOR TO iI ` �• ���VVV((( • ^DEMOLTRON. \) L. (5 - U ,. (�/ l / r a
UTILITIES. SITE WILL BE SERVED BY PUBLIC WATER AND SEWER / a\ \ d •� tj �`•� U ,11 �4. .4.• ' '
PHASING PROJECT WILL BE COMPLETED IN TWO PHASES.SEE THE SITE PLAN FOR PHASE ONES / / \ ° A A� Cf /,/ \' SU B1 E �y 1 / ' '
FLOODPWN NO FLOODPLAIN EXISTS ON THE SUBJECT PROPERTY,PER FEMA MAP 551003C0145D ,/ j \ . G i � ''.. Al/•1 \'74 1\ SITE 47. ' '
TOPOGRAPHY PROVIDED BY LINCOLN SURVEYING,OCTOBER 2010 \ ti
'•7 r (T 7`r,� ��1/� ��+ mi. 4 CO
_ ;;:; .� , 4r � �i �- SHEET INDEX U�Ammi
OPEN SPACE 3 23 ACRES 25.3%OF TOTAL AREA _ t I I•, C�\\•, , 4`/ 1 •( ) 71 0, IT'•' M'- II I N w Qi\\ ( ;A
'.I �r rK1* ` 'I COVER SHEET SHEET
1� Z CV
�� �' t.\\'\`�,r•/ it* �i . EXISTING CONDITIONS 2 RIGHT-OF-WAY 3.15 ACRES(24 7%OF TOTAL AREA) Fib• /� co
� ~ i• / SITE PLAN 3
LOTS. 6.37 ACRES(50 0%OF TOTAL AREA) -.�I r`A.7 -_s. �; I� - t'�t 1 /, --__ 1 UTILITY PLAN 4
LS L - i•- ". t!•Q GRADING PLAN 5 , z
CRITICAL SLOPES 0.075 ACRES OF CRITICAL SLOPE IMPACTS PROPOSED , \ '0.y,�I ,./ j/ Iwo l�i'/ / I TOTAL SHEETS 5 a Q
(28.3%OF 0 265 ACRES TOTAL EXISTING CRITICAL SLOPES) ( •/ J/, wit,
=� - O J
PARKING EACH LOT WILL HAVE A MINIMUM OF TWO OFF-STREET PARKING SPACES.PARKING WILL ALSO BE PROVIDED /// �I!JT%II'.:4: 0) i
ON BOTH SIDES OF THE PUBLIC ROADS A MINIMUM OF 1 PARKING SPACE WILL BE LOCATED WITHIN THE / / \ \I O I �U�// 'A�.,��a W NGARAGE AND 1 PARKING SPACE WILL BE AVAILABLE ON THE DRIVEWAY OF EACH LOT / % �\v�\ I I ,J L,,♦'L'�' • 411r�` N z :w
LIGHTING ANY REQUIRED LIGHTING WILL BE SHOWN ON THE FINAL SITE PLAN p' C�ZCJ \ /\ ' `1'' a l�•'�,•v+ W LU
> c
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SIGNAGE NO SIGNAGE IS CURRENTLY PROPOSED ANY SIGNAGE WILL BE INCLUDED WITH THE FINAL SITE PUN OR / > _
UNDER SEPARATE APPLICATION. ' O , J Z E
TRIP GENERATION SITE TRIP GENERATION AND LAND USE ITE CODE 8TH EDITION FOR PROPOSED / / . ,44T J I Z J Lu I- o'
68 SINGLE FAMILY DETACHED UNITS(210) 5S?/
. f,*`�rt� / c
ADT 651 VPD �� , Yl�;�' �. �'.l. \ �, G w o§
AM PEAK-RATE 51 VPH(13 VPH ENTER/38 VPH EXIT) / FOREST WOES POND w - /J', `` �f,J Q =
PM A SETS CO VPS(TE VPH ENTER/ VPH EXIT) `;V.�2 ,n � (,zg
"LAND USE ITE CODES SITE AM AND PM PEAK HOUR OBSERVATIONS ''- - V �J Ln
STORMWATER MANAGEMENT. THIS DEVELOPMENT SHALL PRIMARILY UTIUZE AN ONSITE STORMWATER MANAGEMENT ' ���� -j •tC 0 z Ce §s
-- UJ
BIO•FILTER FOR WATER QUALITY AND DETENTION FOR THE PROJECT ADDITIONAL WATER QUALITY AND \\ /'\) ._ 7 `
DETENTION MAY BE PROVIDED FROM THE EXISTING FOREST LAKE POND,DEPENDING ON THE AVAILABLE \' / , - I L II z > B
VOLUMES IN THE LAKE \v_/ '111004 Q O
CONSTRUCTION TRAFFIC NO CONSTRUCTION TRAFFIC SHALL BE PERMITTED TO ACCESS THE SITE VIA MOUBRY LANE
i
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CEMETERY THE OWNER&DEVELOPER SHALL MAINTAIN THE CEMETERY LOT DURING CONSTRUCTION UNTIL THE HOA TAKES \ \� / / . •I I ��
-. \ 4141111 ZW
OWNERSHIP OF THE MAINTENANCE.THE CEMETERY LOT SHALL BE FENCED OFF AND PROTECTED WITH A BLACK \ �. ` \, Y 5
DECORATIVE FENCE.THE CEMETERY SHALL BE PROTECTED AND MAINTAINED THROUGHOUT THE DURATION OF \ / >,e
THE CONSTRUCTION ACTIVITY ORICAL A COMMEMORATIVE SIGN SHALL ALSO BE PLACED WITHIN THE CEMETERY LOT, , \ ' .w W E
SIGNIFYING THE HISTORICAL INFORMATION OF THE GRAVEYARD , , - , , U' f- Q 8
wUJ/7":<- ‘tr —
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SCALE: 1" = 250' 0
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I I _ 1 /I 1\ I\ I ALL STREETS SHOWN ON THIS APPLICATION PLAN SHALL BE
\ I / \ , -__ / / i \ I \ ' I -_l_ I PUBLIC STREETS THE EXISTING PRIVATE ACCESS ROAD SHOWN 0`�'pf
I \ _� ) ' I \ -- AS PRIVATE ROAD D WILL BE UPGRADED TO CURRENT VDOT .�
\ I TIE INTO DUST/N/(• I �r'J I / I I I / I \ / STANDARDS AND REMAIN A PRIVATE ROAD ALL OTHER ROADS 3'
DRIVEWAY�ENMTRANCE WITHIN I AND ALLEYS WITHIN THE DEVELOPMENT SHALL BE PRIVATE Qg
\\• CONEITTO EXIS I'rG AVGESs EASEMENT I I / I / I / \ / / ROADS.AND SHALL BE CONSTRUCTED TO VDOT STANDARDS. O SCOW R COLLINS .
!'-_\ �� UMW? TNc"t.11 _ I / I !N I ` // _ / U No. 35791 (a
oA �.J 2 THE EXISTING VEPCO OVERHEAD POWER LINE SHALL BE
- -_ \• LE �Ewsn M nE INTO EXISTING I I / I _- _ RELOCATED UNDERGROUND OR OVERHEAD THROUGH THE I SESIE r-piNEWAY ENTRANCE N j /^\ I / -I PROPERTY ALONG THE PROPOSED ROADWAYS \P RDAD I TW ss I / / \ / // 3. ALL EXISTING DRNEWAYS WILL TIE INTO NEW ROAD DESIGN SJONAL E�'--__ TO BE IM OM / 4--- PRIVATE R•`• Exbty 'ccF`--'- I / / \ \ /// THE OWNER AND DEVELOPER SHALL MNNTAIN THE CEMETERY
_ T_Tr ACCESS I I / / \ / \ _ / < LOT DURING CONSTRUCTION UNTIL THE HOA TAKES OWNERSHIP
' _ _, \ I I L/ \ �/�L-_`--__- OF THE MAINTENANCE THE CEMETERY LOT SMALL BE FENCED
-_ =� ` T - J -, / } -_- \ / / -- OFF AND PROTECTED WITH A BLACK DECORATIVE FENCE.THIS i
{ _ a \v ,t I I 1 I // CEMETERY SHALL BE PROTECTED THROUGHOUT THE o
r
\\ ' - /i '-- / CONSTRUCTION ACTIVITY
\\ / ..-------1 -' A�.e - 1 <I1 . 5. THE PROPOSED POCKET PARK SHALL HAVE TOT LOT AMENITIES
\\ / aO lr�f�� I TURLj� ` -----``''' I I I \\ /-? - / LOCATED IN THE AREA GRAPHICALLY DEPICTED ON THE
\ I . li ---- R04D �� L \ ' I / APPLICATION PLAN THE PASSIVE RECREATION AREAS SHALL
`- 1 ,' ' • `' _� - I I I 1\ Nore \\I / ////jjj��� HAVE BENCHES AND PICNIC TABLES THROUGHOUT THE OPEN -• _
yy �A J II A. /� SPACE AREA.TRAILS AND OTHER RECREATIONAL AMENITIES S
\\ / / • I� V 'I �p� \ \ / \ SHALL
PROPOSED VEC£TATNFJIANDSCAPSP BUFFER TO REMAIN Oa /
<r6 3 SHALL BE ESTABLISHED IN THE OPEN SPACE AND REAR YARD �'��L_ / (SUCH AS OPEN FIELD)MAY BE ADDED IN THIS AREA.FINAL
\\ I / __ ,� _\ 1 \ BETWEEN THE PROPOSED LOTS AND THE EXISTING ADJACENT \' �' AMENITIES WITHIN THE POCKET PARK AND PASSIVE RECREATION o 1
1 \ PROPERTIES.EXISTING VEGETATION MAY REMAINAND CAN BE I I e� AREA SHALL BE DETERMINED ON THE FINAL SI7E PLAN. rl a b
_1__ `� t l-- USED AS PART OF THE VEGETATIVE BUFFER.A S-0'PRIVACY I\ - - LOCATION OF FUTURE —— I 7 B ALL LOTS ALONG THE PERIMETER OF THE PROJECT BOUNDARY o a F '^
/ \ �` / --J -FENCE-COULD ALSO BE INSTALLED M LIEU OF TXE vEGETA I C G .0
\ I ' \ DRIVEWAY ACCESS TO �_--__ _ _ TKLE I h H O
1 /I/ Ir• I ♦ PARCEL ABBI-SA �/�
K I Y I I ;. 1 N., I LOG ACOES$ �--- - _ - --- \1. \\ _ / 1 SETTBACK.AND ALL INTERIOR LOTS TO THE DEVELOPMENT SHALL y/ 6 0 j
1 -I �- —_- ` j '\ roq�ApE > ` -�.__ - \ I /. _ 11 /I HAVE ARIGHTT REAR SETBACK. Z a N
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ATLAS Construction Management Atlas
,'s 16 Meade .�'1‘enue
Charlottesville. VA 22Q02
434-9K I-3634
March 10, 2015
Residents of Forest Ridge and Forest Ridge Board Members
RE: Landscaping Boundary between Forest Grove and Forest Ridge at the end of Moubry Lane
My name is Joe Simpson and I am the construction manager working on behalf of Estes Park LLC, owner
of the new subdivision known as Forest Grove and writing to you on behalf of the Forest Lakes HOA.
I am writing to you to discuss the deletion of an 8ft tall privacy fence that is designed to separate the
residents of Moubry Lane from Forest Grove. Estes Park was rezoned for development back in 2013 and
as part of that process,the residents of Moubry Lane requested that an 8ft parivacy fence and
landscape screening be installed to reduce views of the new development from Moubry Lane. This
approved plan can be seen in the attached "Landscaping Plan" by Collins Engineering dated 7/8/13.
After Estes Park was approved for rezoning, it was added to the Forest Lakes HOA and renamed Forest
Grove. One of the covenants of Forest Lakes HOA is to not allow privacy fencing. This covenant is for
aesthetics and maintenance issues. Forest Lakes HOA would prefer to delete this fence and install an
enhanced landscape barrier between Moubry Lane and Forest Grove as seen in the attached SK-1 dated
3/10/15.
The owner of the subdivision is agreeable with this change, but in order make this change happen, it
would require going back in front of Albemarle County and requesting permission to deviate from the
approved plan. This permission would need to be granted in writing by the Forest Ridge HOA and from
the adjacent neighbors who will be directly affected by the change. The purpose of this letter is to
obtain that permission through acknowledgement of this letter and the attachments. By signing below,
and by initialing the attachments,the individual parties agree that they prefer the enhanced landscape
buffer shown in SK-1 dated 3/10/15 over the original landscape/fence buffer shown on Landscape
drawing sheet 17 of Collins Engineering Drawings dated 7/8/13.
Thanks you for your consideration in this matter. Please feel free to contact me with any questions or
comments.
igiAr
Sincerely,
geg5irlyv.
Joseph Simpson
//A /, „ n President
�nI EED AP, BPI- BA, EIT
- 1J)
1-�-y
Signature_PAge
The signatures below indicate that the following parties acknowledge and endorse the deletion of the
landscape/fence barrier shown on ESTES park Landscape Drawing 17 dated 7/8/13 in favor of an
enhanced landscape buffer shown on SK-1 dated 3/10/15. Please initial drawing attachments for
inclusion with this signature page
Rebecca Leigh Sparks
3384 Moubry Lane
Charlottesville, VA 22911
date 11 f
Guy Mallow and Miriam E Mallow
3382 Moubry Lane
CharlottesyiNe,VA 2291
date /5 .Nh4/1 I
r-" date . //
Parcel ID 046B4-03-00-00E0(Green Space)
Craig Builders of Albemarle Inc
PO Box 6156
Charlottesville, VA 22906
L6\5
Christine A. Mulligan
3369 Moubry Lane
Charlottesville,VA 22906
date . /7 /S
On Behalf of the Forest Ridge HOA
Forest Ridge Board President
Phyliss Shelton
3396 Moubry Lane
Charlottesville, VA 22906
143a/A .J �;/l�l'U date -0 ip/15-
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