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HomeMy WebLinkAboutVA200000018 Application 2000-06-05 \S County of Albemarle Department of Zoning 401 McIntire Road Charlottesville, VA 22902-4596 (804) 296-5875 FAX (804) 972-4060 r VA- )(UCH ' 1?) DATE: 6-5J- -Q0 FEE: $95. 00 pci STAFF: cy -ray()) !vl. gy4" I3I9U VARIANCE APPLICATION ALLTEL/Yancey Mills ' OWNER (as currently listed in Real Estate)- . • Name Roger W. & Patricia Patterson Phone (804 ) 823 _ 4681 Address 191 Patterson Mill Road, Crozet, VA 22932 APPLICANT (if different from above) 360° Communicatons Company of Charlottesville Name d/b/a ALLTEL Communications, Inc. Phone 4 c/o M.E. (Dick) Gibson, Esquire, Tremblay & Smith, L.L.Y.0 ) 977 -4455 Address P. 0. Box 1585, Charlottesville, VA 22902 CONTACT PERSON (if. different from above) Name M.E. (Dick) Gibson, Esquire Phone ( 804 ) 977-4455 Day Phone ( 804 ) 977-4055 Address Tremblay & Smith, L.L.P. , P.O. Box 1585, Charlottesville, VA 22902 LOCATION: Tax Map 71-37J PLEASE PROVIDE A DESCRIPTION AND JUSTIFICATION OF YOUR REQUEST ON THE BACK OF THIS SHEET. OFFICE USE ONLY TAX MAP U I , PARCEL ' ; TM , P ; TM , P Q1-1 ZONED: ORDINANCE SECTION: 0, ii, Board of ZoningAppeals Date: I`itJo,SAu�� 5 � bb PP _/_/_ `g ( ✓ Special Permit �P-2000-d� ( ) Varia Variance 05 (Z ' ) ( ) Proffers --Ya kat,Mef BZA ACTION: (1 k✓ t < /J � C' LG/K«t 7 Ov VA-2000-018 (Signs 17 & 18) — Roger W. & Patricia Patterson (owners)/ 360° Communications Co. of Charlottesville d/b/a Alltel Communications, Inc. (applicant). Located btwn the E side of Patterson Mill Rd and 1-64, approx. 3/4 mi. S of inters w/Rt. 250. TM 71/Parcel 37J, zoned Rural Areas. Requests reduction of front yard setback from 1-64 from 75 to 9 ft to allow construction of 90-ft monopole tower. / 1 DESCRIPTION OF REQUEST: See Attached JUSTIFICATION SHALL BE BASED ON THESE THREE (3) CRITERIA: 1) That the strict application of this ordinance would produce • undue hardship. See Attached 2) That such hardship is not shared generally by other properties in the same zoning district and the same vicinity. See Attached 3) That the authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance. See Attached The application may be deferred by the staff or the Board of Zoning Appeals, if sufficient information necessary to this review has not be submitted by the deadline. I hereby certify that the information provided on this application and accompanying information is accurate, true and correct to the best of my knowledge and belief. Atto�ney tYoi 360° Communicat ns" ate Receipt# Date Company of Charlottesville 360° COMMUNICATIONS COMPANY OF CHARLOTTESVILLE d/b/a ALLTEL COMMUNICATIONS, INC. (Yancey Mills Site) 360° Communications Company of Charlottesville d/b/a ALLTEL Communications, Inc. ("the Applicant") submits this application in conjunction with its Special Use Permit application filed by the May 30, 2000 deadline. (Note: This application contains a copy of the landowner's permission letter to file this application, because the original of that letter was filed with the Special Use Permit application.) The Applicant hereby requests the following: (1) a 61.5'variance to the 75' required right-of- way setback(Section 10.4) from Interstate 64, and (2) a waiver of the 1:1 tower height/setback ratio requirement set forth in Section 4.10.3.1. The Applicant's proposed facility includes a 90' monopole tower, the centerline of which is located 13.5' from the boundary of the right-of-way. The applicable setback provisions are designed to prevent undue crowding of land, and to prevent safety hazards should a tower fall. The proposed facility does not create any undue crowding of land by its placement. Furthermore, the tower presents no safety risk of falling. The proposed tower's monopole design is constructed to withstand high wind speeds, and, in the unlikely event of tower failure, is designed to collapse into itself rather than fall on its side. Accordingly, the proposed tower's placement, 13.5'from the right-of-way,does not violate any intention of the applicable setback provisions. Furthermore,the proposed facility meets the three criteria listed on the variance application form as follows: 1. Strict application of the ordinance would produce undue hardship. The placement of the tower is carefully selected so the tower can provide adequate coverage while still concealed among the trees. Movement of the facility would either create a situation of inadequate coverage or would make the tower more visible. The proposed site allows for adequate coverage and little visibility while remaining faithful to the objectives of the setback ordinance. 2. Such hardship is not shared generally among other properties in the vicinity. The hardship is created as the result of balancing adequate telecommunications coverage and low visibility. Such considerations are not applicable to most other uses, but are unique to telecommunications facilities. The proposed facility satisfies both conditions while preventing undue crowding and minimizing safety concerns. 3. Authorization of the variance will not be of substantial detriment to adjacent property or the character of the district. In fact, authorization of the variance is the best way to prevent detriment in that regard. Without authorization of the variance, the facility would have to be located in an area where it would be more visible, and therefore have a more substantial impact on its surroundings. As it is proposed,the facility has little impact because of its minimal visibility among the trees. The County recently approved a similar variance request for CFW's Ivy& I-64 facility (SP 99- 11). The County approved the variance because moving the facility to meet the setback requirements would require the tower be outside the cover of the trees, and therefore be extremely visible. The same analysis applies to the Applicant's proposed site, because moving the proposed facility would also result in the tower being outside the cover of the trees. Accordingly, the Applicant's request for a variance should also be approved. For these reasons, the Applicant requests the Board of Zoning Appeals grant its request for a variance of 61.5'to the 75'setback requirement,and waive the 1:1 setback ratio requirement set forth in Section 4.10.3.1 of the Zoning Ordinance. SITES UNLIMITED , INC . ACQUISITION CONSULTANTS AND REAL ESTATE SALES 2004 SNEAD AVE. COLONIAL HEIGHTS, VIRGINIA 23834 804-520-8726 PERMISSION LETTER for 360° Communications Company CHARLOTTESVILLE d/b/a ALLTEL COMMUNICATIONS TO WHOM IT MAY CONCERN: The undersigned, owners of property in Albemarle County, Virginia, designated as Tax Map 71 Parcel 41, and more particularly located off of Patterson Mill Road, Crozet, Virginia, and discribed in Deed Book 1027 page 230, do hereby consent to the proposal by 360° Communications Company of Charlottesville (d/b/a ALLTEL COMMUNICATIONS) to perform radio frequency studies, survey field work, soil borings, environmental audit and resistivity testing to install and operate a telecommunications facility consisting of a tower, antennas, equipment building and other necessary improvements and authorizes 360° Communications Company of Lynchburg and its representatives to seek all necessary approvals from all governmental agencies or bodies to permit the construction and operation of the foregoing. R W. PATTERSON Date eattLick_ w• 3- /, 0 PATRICIA W. PATTERSON Date . ALLTEL ancey Mills � . t ?,t s C^UK 7 i i PACE() 6 2 r _ _ 1 ' fw„ , ,'7. v + 't rue LAN!.list RfGHt Art we USt//• Nth!µ•4Ht t41l '5L!J PUNSUANI 1,0 Alt t ` / .1LNLMAHLL °tall „EAs; (w1'i,v.1ACL IN WW1 Nut JAIL AND AHt .VAIKt/ ' a��$s rs,t•1.' 1,1R /AF'W4y/7JN ItiWA'mSES(W(Y PIE, /JNL M11'RESTR/Cr/VL 0)VENAA(rS TO WINING Al Of 'lE LAW, AND nits/APPL 1R4N<'t ..,i ruts Pi AlIS Not/NrENlH( ,lC Z�- lP0Sf rl,tM AS SLCN Y _1c - ...• r - ; m/t ) : i V.,I41c/,n/ R$:I,IC At,,Y/!, I.' FARCE( 1 •, ( l,I 8Zit I,. IAA MAP 35 1124 RETAINS ALL ti O47SI_YJ R,(;krS _a ! t '11vi 1ILt F:A4 kt,(RL•AI•,Vi• ✓ ✓1 Pik/r r^H .)F PLANNING CATS t•-1K -------______ --1________----- / , - ROGER W 8 PATRICIA W. PATTERSON PARCELS A, 8, C OBE I: B. 705 -567(P/o 11 ;-"1 `� 'S' PATRICIA AN✓NE PURKE I. B 70o-645 i I' 8 708-647(Ploll • • :Vr.'•• ,)( ., C / • • s :.,;');".41: }..;:;01-1:' `.A fsl 1•Z ,�o�# X- • I. _ PIPE5.45 , ` s S� a�r. y. f motto Z i r +'a1 t .1. c 1/t�N NOS // 34 W f:� fig" • 455.46 ( NDJ . IROtr 1:� At`� • �s+t.� xs `• "j • . 1 - .r ?/2.0 P4 t " `'CEL F ca `$ . 2.00 ACRES t'.. N6F 4.5.5�w v U N. 296-/93 :. ` x 27/ 27 / '\ 67°24 /I"E y+® » 229.Bt1 ..: ; FR4,11 W YANCEY � -f j ..rn "t'!Hy'G.K1G ! : 69. B5 AC. RES/DUB /RON TAX AMP 55-112A y S O // 34 33.83. E 369.70 IRON , / TAXF,I4P 7/-4l • j 740/ `�'; AT PARCEL F, A PLORTION OFSHOWIITAX AMP 55-I 12A, ► _ 10 BE ACLEC TO a BECOME A PART i.I T'lXif4P7/ ?,/ LOCATED Ar YAAf; Y Was, ALBtunicea COv4. FOR + 1 ROGER W PA ra Rsos T •. }•; •:<•ALE !•' :/00 ()Art12.lO. Art 1 ,,. , 0 BP 1- l ��� VC lot` ' t CN.1RtO'Tamil. µI i • • 4 BK 1025 Ns,0207 THIS DEED made this 30th day of November, 1988, by and `, 1.,, , i - between FRANKIN W. YANCEY, single, party of the first part and - ROGER W. PATTERSON and PATRICIA W. PATTERSON, husband and wife, . parties of the second part, whose address is Route 1, Box 399. „e Crozet, Virginia 22932; ' „+►4 ' W I T N E S S E T H : That for and in consideration of the sum of TEN DOLLARS and other good and valuable consideration, receipt of which is hereby • acknowledged, the party of the first part does hereby GRANT, '. t BARGAIN, SELL and CONVEY with GENERAL WARRANTY and ENGLISH O \ COVENANTS OF TITLE unto Roger W. Patterson and Patricia W. Patterson, husband and wife, as tenants by the entirety with full • • rights of survivorship as at common law and not as tenants in s _ common, the following described real property, being: i If I All that certain tract or parcel of land with appurtenances i thereunto belonging, located at Yancey's Mill in Albemarle ' County, Virginia, containing 8.02 acres more or less, and being a fportion, and the residue of,a larger parcel conveyed to the party 1 ; • •"` of the first part by deed of Annie D. Yancey, widow, of record in ^, 1 said Clerk's Office in Deed BOOK 296, page 193, less and " excepting a parcel containing 4.02 acres being more particularly • described as Parcel A on plat of Steven L. Key, Land Surveyor, i; a' dated September 29, 1988, attached hereto which parcel is ` reserved and excepted from this conveyance. The property conveyed herein adjoins snd becomes a part of the property of the # parties of the second party identified on current Tax Maps as n j• Parcet 37-J, on Tax Map No. 71. _ .... 1 •._ r4 r.. ty . .. �. • • A BK I O25FcO208 This conveyance is made subject to applicable easements, restrictions, covenants and conditions contained in duly recorded _. • deeds and other instruments constituting constructive notice in the chain of title which have not expired by time limitation r. 'i contained therein or otherwise become ineffective. WITNESS the following signatures and seals: , W- (SEAL) ` Franklin W. Yanc* ( .y " • Y • STATE OF VIRGINIA, AT LARGE - ..�._.`. CITY/COUNTY OF Nko o••S.-" to-wit: The foregoing instrument was acknowledged before me this . • - • •t__i 30th day of November, 1988, by Franklin W. Yancey. My commission expires:, , \ \c‘R\ • Notar Public r . • 1 i i 1 � •.� ., 2 I 4 , ti, A: c _ • L0,1. - 1 ' L", - ' L 1 • • Al . N. V.D.o.T. MON 1, • \ k4 •'O T • NI4'09'12-F yam):924 E N'R`ST •' 120.53._� • 4CO�G4/447.6,�3yRC64 ' s'e/'1'O NF 4 a h T O,r v C T -6- 4,Q G ' , MON s30? 06 F A'e 35-.) w4 y 1 . ' 3 D \O z o m W o .m T . . 1 ' ! • W '�D D � D A O • . ,:. • m m ��^ • RS v -4 PARCEL "A" (4.02 AC.) . D , 70 A PORTION OF TTn , " PARCEL 112A TAX MAP 55 ,/, A m •N W O N -1 VD.C.T y InIm v • MON o m " RESIDUE IsN \ y's. m PAR. II2A T.M. 55 N79'25.247E FRANKLIN W. YANCEY 24.62' ` D.B. 296 PG. 193 ALONG AND NEAR FENCE ‘ RESIDUE! AC. N11.09'48"W R.F. 8.2 14 7.52' 1 I R.F. 333.29' :R S 129.55' \ ` S88'I8'OI"W �R F. S80'1514 \ b NO0.34'18"E \ 7.20' 1 ROGER W. PATTERSON ACREAGE COMPUTATION PAR. 37J T.M. 71 RESIDUE D.B. 755 PG. 624 PAR. II2A 8.2! 8.01 AC. PAR. 37J 8.01 TOTAL 16.21t ACRES PLAT SHOWING PARCEL "A " CONTAINING 4.02 AC. BEING A PORTION OF PARCEL 112A TAX MAP 55 ALBEMARLE COUNTY, VIRGINIA 100 60 :O 40 0 100 200 SCALE: I . 20' DATE: 9/29/88 NOTES: APPROVED BY: I. OWNER: FRANKLIN W. YANCEY ,NEALTH O,: PLANNING COMMISSION 2. V.D.O.T. MON.. VIRGINIA DEPARTMENT 64. r- ) I ±.KJIDBack 2f1AN OF TRANSPORTATION HWY. MONUMENT s "(. 3. I.R.F.. IRON ROD FOUND 7• DATE: l/• __ ` hr 4. I.R.S.. IRON ROD SET �/ 3. RESIDUE OF PAR. 1124 T.M. 55 �,,,w% / Y BOARD OF SUPERVISORS: SOUTH OF 1-64 TO BECOME 3o11,1 T:P. i-{,12s.ar. PARE OF ROGER W. PATTERSON STEVEN_ KEY ESTATE LIAR. 37J T.M. 711 N: 1566 DATE: //• •2$ •SEES P 6. PARCEL "A' MAY NOT BE FURTHER SUBDIVIDED. 7. PARCEL II2A, NORTH OF 164, MAY BE DIVIDED ''4'tiD SuavE'IOc' INTO FOUR LOTS OF LESS THAN 21 ACRES. 8. T RTY DOES NOT LIE IN AN AREA DESIGNATED AS A ZONE 'A"(100 YEAR FLOOD PLANE) AS SHOWN ON FEDERAL FLOOD RATE INSURANCE MAPS. '•1 . THE DIVISION OF THE LAND DESCRIBED HEREIN IS WITH THE . FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED OWNER,PROPERTIES AND TRUSTEES. ANY REFERENCE STEVEN L. KEY,INC. • TO FUTURE POTENTIAL DEVELOPMENT IS TO BE DEEMED AS WEST MAIN THEORECTICAL ONLY. ALL STATEMENTS AFFIXED TO THIS PLAT ARE 3253 TTESVLE, VA. • TRUE AND COR EC T TO THE BEST OF MY KNOWLEDGE. 22901. 7i.46r: .,..�. /C-tF-2'Z 18041971-8339 FAA "2—C" ACCURACY STATEMENT THIS SURVEY EXCEEDS THE ACCURACY [lei REQUIRED BY THE FAA FOR -2-C"ACCURACY TOLERANCES OF 50 FEET± HORIZONTAL AND 20 FEET± VERTICAL0 `// CENTERLINE OF PROPOSED TOWER \\ [1-1R I • TH 0p LATITUDE = 38 02 23.3" (NAD 83) 1-4 do LONGITUDE = 7842'56.2' (NAD 83) DERRICK A. OHNSON U No. 24761 - ROUTE 250 8c 1- 64 .°�o�� -3� � w� S-ZONAL E PROJECT DIRECTORY �PK SHEET INDEX r �SeOOP� NO. TIMMONS HL OWNER: ROGER W. & PATRICIA PATTERSON DPP 1 COVER SHEET 191 PATTERSON MILL ROAD ,` _ 2 SITE LAYOUT CROZET, VIRGINIA 22932 �' y�N ` C'ySf/ 3 STAKING PLAN BOG FPS. _ APPLICANT: ALLTEL _ q JODI MENDELSOHN 25, PATTERSON \ ONE COLUMBUS CENTER 64 SUITE 530 VIRGINIA BEACH, VA. 23462 G DIRECTIONS TO SITE: FROM CHARLOTTESVILLE, VIRGINIA TAKE 1-64 WEST TO THE CROZET EXIT (RT. 250) - TAKE RT. 250 WEST ENGINEER/ y pl T E lq4� APPROX. 1/4 MILE LEFT OF RT. 824 (PATTERSON MILL ROAD) - TIMMONS: STARK v7 `71 11 FOLLOW RT. 824 JUST PAST VDOT TO 191 PATTERSON MILL 4411 CROSSINGS BLVD. CR Rp ROAD. PRINCE GEORGE, VA. 23875 (804) 541-6603 aii . PROPERTY ADDRESS: 191 PATTERSON MILL ROAD CHARLOTTESVILLE, VIRGINIA 22932 VICINITY MAP ELEC. COMPANY: VIRGINIA POWER TELE. COMPANY: SPRINT SCALE: 1" = 2000' NEAREST TELE. 804-823-4681 CROZET, 'VIRGINIA REVISION ALBEMARLE COUNTY TIMMONS DATE SHEET NO. BY ENGINEERS * ARCHITECTS * SURVEYORS PRINCE GEORGE OFFICE 4411 CROSSINGS BLVD. APRIL 3, 2000 PRINCE GEORGE, VIRGINIA 23875-1455 TELEPHONE: (804) 458-8685 FAX: (804) 751-0798 DATE: 4-3-2000 SCALE: AS SHOWN TAX MAP : 71 - 37J DRAWN BY: BVC CHECKED BY:KLS CALL. CHK.: JOB NO.: 65300 SHEET 1 OF 3 71(F/127'we ; ,-�pv-rirnn��vd Mt 0 [1E1 -) ` ® TH O GENERAL NOTES: 1 `1�\ Pf • BEARING DATUMN SHOWN ON EXISTING LEASE AREA BASED OFF OF A GPS OBSERVATION ON 3-16-2000. ROUTE 250 - I-64 SITE DERRICK A. JOHNSON • HORIZONTAL DATUMN: NAD 83 1 T..) No. 24761 ,� • DEED REFERENCE: D.B. 755 PG. 624 • PLAT REFERENCE: P.B. 69 PG. 626 •cn ��p� (// 3�� �'� • PLAN REFERENCE: SURVEY OF PARCELS H & G No -I. \ ! �SSIONAL E�G� DATED: JANUARY 10, 1996 - CLS STEVEN L. KEY • PROPERTY & LEASE LINES SHOWN HEREON ARE COMPILED 1U': AND DO NOT REPRESENT A COMPLETE BOUNDARY SURVEY. m P. I •'6'0.e PROPERTY SURVEY WAS PREPARED WITHOUT THOUTRTHEONS ` y !/qR/j�T BENEFIT OF A TITLE BINDER. w q \\\ '''/,,�,'` S \ p4'1 6• egg ilt� ' \\ ____----- I / \\ 2428s E '�� EXIST. Ao6/3 ni �� I \\ FENCE 3S�3 PROPOSED PARCEL "E" '�- 9 ALLTEL FACILITY \ I I S7 �' x 30' x 40' I \ D.B. 705, PG. 565 I �2j'2 1' ��,k 1,200 sq. ft. \ "p• / \ 1 y �r t \ ROGER W. & PATRICIA W. PATTERSON I PARCEL "C" \ I /�3. /�� , /_-- -x__ \ D.B. 1399, PG. 320 I D.B. 645, PG. 667 \ I \ \ T.M. 71, PARCEL 37A I \ I � LI ' \ `, I ��" -- = ��' I GATE j NON-EXCLUSIVE EASEMENT OVER \ I i V/` - ' 1 I GRAVEL DRIVE, D.B. 1479 PG.188 \ I /�/ �- I I I \ I --.-- / �i I EXIST. 10' I I • \ EXIST. 10' EXIST. 40' I / // i I ASPHALT RD. I I I M \ ASPHALT RD. ACCESS ESMT. I 7 / I I \\ ,\ I �/ ,f ,.,\\ I N w:O N/F \ \ I / /// /i /�,0�0 4 y II I I ROGER W. & PATRICIA W. PATTERSON �, \\ ;�`�� I �' % � / �,P ► it ,� D.B. 1399, PG. 320 G x 7a �- �''�\ \�'_\` ► ,' --- /' / �,\` I I Cl_° 'I,,; T.M 71, PARCEL 37J ,-< oo , --- ---I-"� i / I o pG s \�� \/ EXIST. 10' / I I o F` �� *-,; I,� GRAVEL ROAD / N/F I I I r, l� \ ��` / RACHEL K. & LUKE B. COLLINS I I Sp J' cP \ \ / D.B. 1399 PG. 320 I 1 a \� \ -_ / T.M. 71 PARCEL 37G I I �� N/F I1 I N85'10'S3"= I - 108 06' \ JOSEPH M. COCHRAN I --'- �\ T.M. 71 PARCEL 371 I L_____------- . _L-1_------- TIMMONS \ J ENGINEERS * ARCHITECTS * SURVEYORS GRAPHIC SCALE PRINCE GEORGE OFFICE 4411 CROSSINGS BLVD. 1000 50 100 200 aoo PRINCE GEORGE, VIRGINIA 23875-1455 TELEPHONE: (804) 458-8685 FAX: (804) 751-0798 DATE: 4-3-2000 SCALE: 1" = 100' DRAWN BY: BVC ( IN FEET ) SITE LAYOUT CHECKED BY.:KLS CALC. CHK.: 1 inch = 100 ft. JOB NO.: 65300 SHEET 2 OF 3 f' r _ L 0 /, „r ,r •r TH p 0 F ks f `ter. �' 24"EXIST.RED K I1VT� ,�?,AT� ROUTE 250 - I-64 SITE D ICK so sox Z VARIABLE N�DTM R9yy�BL U No. 24761 # -r EXIST. 15" �`�O �'1�_� w4 EXIST. '', PROPOSED TWIN OAK `/,/ �'�`S'S' � VDOT R/W LINE N WOODS LINE EXIST. / ZONAL — f2O" OAK EXIST. ' VDOT R/W FENCE "44.10„,.♦ PROPOSED 2.63' DI A. ' • —`—' — ' — MONOPOLE r — ',-- •—_,__ ;' EXISTING FENCE ; . . �� , _..— --.-- . NOTE: EXISTING WOODS i —._ ' ARE MATURE WITH AN = t— '' AVERAGE TREE HEIGHT OF 80't /3 77° o _- 1 PROPOSED 8 —`' PROPOSED 30' x 40' -- d PROPOSED ALLTEL ; CHAIN LINK FENCE 4 ALLTEL LEASE AREA 1200 sq. ft. '; • CABINET• W/ WIRE 0.0275 AC. ' i = EXIST. 15" OAK i • , , 7 I PROPOSED 4' x.8' 1. GENERATOR PAD • -- r • EXIST. 15" MAPLE GRAVEL ���� l--_,_ • —ENTIRE--� �� p `~ —i--'— SITE SANG GRf�E OGp(� , + ,__•—_.,� • �: • . . . �y% PROPOSED • 14' GATE �‘ \ I PROPOSED 10' GRAVEL DRIVE . • - \ © ss �'IMMONS PROPOSED ' WOODS LINE ENGINEERS * ARCHITECTS * SURVEYORS PRINCE GEORGE OFFICE 4411 CROSSINGS BLVD. PRINCE GEORGE, VIRGINIA 23875-1455 TELEPHONE: (804) 458-8685 FAX: (804) 751-0798 DATE: 4-3-2000 SCALE: t" = 10' DRAWN BY: BVC STAKING PLAN CHECKED BY:KLS CALC. CHK.: JOB NO.. 65300 SHEET 3 OF 3