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HomeMy WebLinkAboutVA200200012 Review Comments 2002-07-09 STAFF PERSON: Jan Sprinkle PUBLIC HEARING: July 9, 2002 STAFF REPORT VA-02-012 OWNER/APPLICANT: Open Lands, Inc, applicant/owner TAX MAP/PARCEL: 136/27E ZONING: RA, Rural Areas ACREAGE: 152+ acres LOCATION: Located on the south side of Rt. 726 with secondary frontage at the end of Leonard Drive off Totier Creek Road near the Town of Scottsville. (See Attachment A.) TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 10.4, Area and Bulk regulations of the RA zoning district, which requires 150 feet of frontage for a parcel on an internal road. (Totier Creek Road is considered "internal" since it was created to serve the Valmont Subdivision and Totier Creek Park, and is not a thoroughfare to any other road.) A variance of 100 feet is requested to allow a 27-acre parcel to be created with only 50 feet of frontage on Totier Creek Road. There is a 50-foot wide strip between Totier Creek Road and the subject parcel that is currently identified on plats and our tax maps as Leonard Drive. However, the road has not been constructed and can not be accepted by the state until there are at least three users. Since there is no road, it cannot be used for frontage. If this variance is approved, the owners will request a vacation of the prior dedication to public use. If the vacation is approved, the 50-foot strip will be added to and become part of Tract 3 thereby creating the frontage on Totier Creek Road. If the variance is not approved, the owners may subdivide the 27 acres into at least three lots and build Leonard Drive to serve the new lots. (See Attachment B.) RELEVANT HISTORY: A subdivision plat dividing the original 430-acre Valmont Farm into three parcels has been put to record since the original variance request was filed. This report is based on the legal parcels as of June 14, 2002. Morris Foster has prepared a series of plats to accomplish the owner's desired parcels. Attachment A shows Tract 3 of 152.32 acres as it exits. Attachment C shows the division of Tract 3 into 3A and 3B. Attachment D shows the proposed 27.12 acre parcel (that is the subject of this variance) being divided out of Tract 3A. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This property was acquired in good faith by Open Lands, Inc on May 21, 2002. At 152+ acres, this is a good sized and slightly elongated parcel which follows the topography of the land. The topographic conditions of this parcel support the variance criteria for approval. There are deep stream valleys with about one-third of the proposed parcel in slopes that appear to be 25% or greater (critical slopes by our ordinance). The difference in grade b : U t'v (L0-y 4(1 (1 o Variance Report, VA 2002-012 2 July 9, 2002 across the property is also significant. The stream valley that is the property boundary (between the proposed 27-acre parcel and the residue) ranges in elevation from approximately 340 feet above sea level at the north end to approximately 270 feet at the southern tip near the Totier Creek Reservoir—a drop of 70 feet from one end to the other. Comparatively, the elevation at the (50-foot) frontage on Totier Creek Road and into the parcel along the primary ridge is approximately 390 feet above sea level. (See Attachment E.) There are no improvements on the property. As stated, the owners are proposing to divide the existing 152+ acre parcel into a total of three parcels— first Tracts 3A of 57.74 acres and 3B of 94.58 acres (Attachment C); and then secondly, 27.12 acres from 3A, leaving a 30-acre residue. (Attachment D.) Since the existing parcel has only a little more than the required 250 feet of frontage on Rt. 726, the frontage cannot be divided to create any new lots. Further, since the existing frontage of 50 feet on Totier Creek Road does not meet the zoning ordinance requirement for frontage in the Rural Areas, all new lots will be required to access from a new internal public or private street. The distance from Rt. 726 through the proposed residue parcel to the ridge containing several nice building sites on the proposed 27- acre parcel is approximately one-half mile "as the crow flies." The existing driveway could be used for about a third of a mile and then a new drive could branch off, run down the slope to the creek, and, by adding a bridge/culvert for the crossing, run up the opposite side slope to the ridge. This would require new driveway construction of approximately 1500 feet. It may also require upgrading the existing driveway of about 1900 feet to a higher standard. If the proposed 27-acre parcel could use the Totier Creek Road entrance, a driveway of only 800 feet or less could be constructed on a fairly level ridge to access the building sites. If the variance is not approved, the longer driveway construction would be necessary and could be considered an unreasonable restriction. Granting the variance and avoiding the earth disturbance and possible environmental degradation could benefit the whole community, and would not be considered a special privilege or convenience sought by the applicant. The 27-acre parcel is proposed with no development rights. As such, it would be permitted many agricultural and forestal uses, but only one dwelling. As a safety measure, a condition of approval could be considered to allow only one dwelling to use the 50 feet as frontage thereby reducing the possible turning movements and number of vehicle trips to the single parcel. Adequate separation from the driveways on the two adjoing lots already exists. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: I.:IDEP718uilding&Zoning12002 staff reports\VA-2002-12 OpenLands.doc Variance Report, VA 2002-012 3 July 9, 2002 Hardship The applicant comments that the variance is necessary due to the following: • The 50-foot Leonard Drive was always intended to provide access to subdivision lots to be created from Valmont Farm. • This proposed parcel is physically separated from the residue of Valmont Farm by a ravine and a small stream. To access from other than Leonard Drive would require a road of excessive distance and require extensive grading and removal of trees to achieve a driveway of reasonable grade and alighment to the building site. • The previously dedicated Leonard Drive will serve only one lot and therefore cannot be accepted into the State road system. The State requires at least three lots/users on a road before they will accept the dedication. To minimize the effects on the environment and the existing homes and the reservior, Open Lands, Inc. prefers to create larger rural division parcels. • Without the variance, they will have to pursue dividing this side of the ravine into at least 3 small lots. Leonard Road will then provide the frontage for the new lots. Staff finds that the excessive road construction due to the topography of the land does qualify as a hardship as described under the Code of Virginia relating to granting a variance. 1. The applicant has rjQt provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship • The applicant did not address this criterion. Staff finds that this situation where a large property has two frontages which are separated by such severe topographic features is very unusual. This unique condition combined with our ordinance regulations does restrict the use of the property. 2. The applicant has provided evidence that such hardship is not shared generally by other properties in the same zoning district and the same vicinity. I.IDEP11Building&Zoning12002 staff reports\VA-2002-12 Openlands.doc Variance Report, VA 2002-012 4 July 9, 2002 Impact on Character of the Area The applicant did not address this issue. Staff finds that allowing one parcel to be created with only 50 feet of frontage will not change the character of the district especially since the narrow strip was created for subdivision use originally. We also find that denying the variance and causing the applicant to either access the proposed parcel with an excessively long driveway through a minimum of a 50-feet grade change, or, creating 3 lots to take advantage of the dedication to the state road system, would negatively impact the character of the area. 3. The applicant has provided evidence 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. STAFF RECOMMENDATION: Since staff finds all three criteria are met, we recommend approval with a condition that will nullify the variance if for any reason the dedication to public use is not vacated. See condition 1 below. If the Board has concerns about the possibility of more than one dwelling being constructed on the proposed parcel, the condition 2 could be required: 1. The vacation of the dedication to public use for Leonard Drive shall be finalized prior to any plat being signed by the County where the plat proposes access to Totier Creek Road with less than 150 feet of frontage. 2. Only one dwelling shall be served by the existing Leonard Drive frontage off of Totier Creek Road. 7 P/49 r k4y(I bg--d-gyj -le ) f p w54 _ 0 , s 07‘ 1. 3e I:IDEP11Building&Zoning12002 staff reports\VA-2002-12 OpenLands.doc v.Bp ,„..„;/f _ _ -. o Ni j y ravi i �� •i I►, as t• o i,,i i :I ® fi + to r c 8It I I: �. �^III rp��'3 `- 8 i Y i 44A+ . "� A. t t y II +•gI It r II o®e i +`'',+',aa�,s'L I,fit.' N If a...��. .<.. j0 -:'''' i 1 -'t :ti'l ''' NI cm Rs Ir• ..." _. \- \�� ,�5a�b'-au a� s �gO1�• /_:41- �,�ov '- o �T ~ i/ •. Nga : i 8 g J V a '''' d f yp44 i t a�< v � �.` ;y f a`\' eve.,. " �� 3+ +s ,,yy�"'�� , �'ua a' t8 h 's''°�",��+"'"'+... '•�.s • \ mar► ...,i,1,..., �4� �' c� a ;•+'�'qr Y • 7-k d CT �.__ ..,� Y i �' g +f II �*r. .fi FJ xi. 4. a G , i8 e \ N:'' l': .0 1 ' N '' A..le 4, f ..: 44. L c$ 7 } P P - Z CA O '^ >M b+ V W 4 m 3 z a 1 - • • ` ` - �: �_ ! TOWN of "OTTSVILLE 1 \ - ._-:i:-__..--. . '27 Q iknf /, A ! ; : .-' ,' ---- \---_—__-- -, \ s 4* VALIVIONT -( 1 I p I 3• �O' • 1 1 \ -44-0,i3'.. , Elk,,,, 4'. k, �� LEONARDDR �4� _ �' 1 1 I 1 I ! ,1 / w 41.101"..."1.11111)P D _+���' ' / i 1 1 . ; / f Q• o coo z000 ` A , 1 - , . II t( GI0 / txl SCALE N FEET t. \ / 1\,\„ ,, i 1/i/,//,--..-\.....:%:.`..:'_-:--\., ,, ; s;ss 1 ` 3 / /� 390 " , / / ' / \ I ' ��` _ l .' LOCATION MAP J \\.•\ -- r \ \ \ \ , \ - \ �/ '\3 1 • 1 \I 1 \'�\� \'` '// r / `�`�! `\ �\ \ \ `.\ \ 0 SO 100 200 400 �1 \ D%'t%S VA1 OF .�` . \ \ SCALE IN FEET /I \ PROPOSED 26 ACRES TRACT _ ` ♦ 10'CONTOURS FROM USGS OUAD. ALMONT on the JAMES •.�1 � '1 \ V " TOT/ER .` .1) ' CREEK / \� •� , ALBEMARLE COUNTY, VIRGINIA RESERVOIR 1, `% I\ ` �i /' - ' \ W. MORRIS FOSTER �/'� / LAND SURVEYOR 1 - NELLYSFORD , VA. 1 z 4 m z H MI ATTACHMENT C ' f• F_po r\'�, , COURSES FROM OA TO O9 . e" ALONG t OF ST.RT. 726 �_L5 .�ZFI, �� SHEET 2 OF 3 6 HE E T S • O 51; p�r!•�r�1"+s • N 60'03 40 E 96..113' ''/9'- N 63'41'20"E 47.60' • PLAT SHOWING SURVEY OF �, t�•r�, f��-rsbor ss/Cl H 64•54'50-E 50.00' . t1 O' 4a 2, TRACTS 3A and 3B - A DIVISION of TRACT 3 . u e Y �7 0°s1. ' 0.M�. F r,,r1 p9 VALMONT on the ' JAMES z 9 0 y.,. 0. '.,;!-rsbor Col on 4'ns 1..7, f° • 49' 60 RR Spbo so/i, 711496-53 o c 9% E Rood IN THE SCOTTSVILLE MAG. DISTRICT OF • IB :i X s JJ70o0'F 's o /59.75're _11 _ ALBEMARLE COUNTY , VI R G I N I A a be �-ems •\\ Rod•40000' . • r i' robes found . ,e,a 'Arc./9548' w o �� ^• % DATE: REV.: i r g ' P L" �' ' �I . FO < TM/36-54 �• . v., S 0570'OO'E a• a 19 E found '6 ' 6Red�Yzo.00 W. MORRIS FOSTER 1 ^.00 a• • A,e.110.0 \ �. o0 �', LAND SURVEYOR S 6370'007' P.O.Bos 174-N.11ylod, Vo. • robot found 67.54 22956 • M srbor , -'N 30'52302;55/8' 6 of£s,sling Rood . fond It, `'0 `.•\ Rod•35000' L TM CW-49 yJf.'704, `\ •"Are.36957' . J•3r• • 'oboe found • ` 1 TM 136-`. 4•/ 59A /w`a ' TRACT 3A I N24J TRACT 2 V St, 1 5 02'50'00-£ SEE SHEET 1 FOR NOTES AND eI 4B F, 1 COUNTY APPROVAL. 0 57.74 ACRES , •t i R.Q•100.00 \ 4 1 Arc./11.04 'oboefound 1 / 0 A N 49.1845-W, 16035' t 1 JJl "� ` \ • 517 /'E 70Y70 'Oar found \ r8150' V) • \ ! TM/J6-60 N 04 7755'E Rode 1244 00' 1. /3005 1'• Arc.130.27' ^tt i\. t Q/ mbar \ o found ' .04♦ `t ' s 2/'20'oo'F, 3130 s.�,w/.l/� a: ,r / cti c�� 562'4°JO"w h e. g /~6/,g J 'oboe found Rod•276.34' Arc. /18.1T of Nel lop• ,. V4 Q VV 40- 200.50' A7o C1 14 fu ) Awes I I4c nY1F.' h' 29? S 45.50'OOT 0'9 8 d s/'TM/76-6t •�. /J 40.34'S0'E,roo 00' 8a11' '/j 0^0 A b 4: .j0• /801P\ S/5'09'W 0 r•br found 'N.._ •r� • :4":::• v Y Oa • .per S F \'. 9d1 6' `i. br sot on 0 ry ^q Z t /f•1 6y9n d, .11 7. : del dam on or of N' .1• A•:l .26. .ES"E a Isd fld'�c°•r N78'43 o s. / ast 57l68.9 ' d•of 74•p3 p•Ms IsarPt t1.of168.90' broncA of E ts/iny Rood N b r b Ib' it t (k� • p ut O ^ ' . �Y' / „ I .., m '7, q r '• s 07 \ m 0 o ;dolled.d sloe.ofCOI ' fy \ 7M/J6-63 tZ �.lf Fy n, fonto tor.found • It: v. 'd 41.55 ACRES no.00 tE 1`�- t 50.00 ts I� �•�°\___ N o3'JJ7O 53.03 ACRES LOWGROUNDS s a•44'45-E �kf \'C` ONARO DRIVE found 0 28a00'- + LEA_ ••°r 94.58 ACRES TOTAL AREA F. ^ pen/od slnn• r 7 •6r'•' TRACT 3B i 1 TM/J6-70 IV .,o/branch / 1 ® ai r m • ` (Y��`' 1 \ o ` e °S \°°\ 1 \\ \ x \ e< SEE SHEET 2A FOR 3303 ALS.I OYiGR0UND5 ` s'' ° X ok •di '•o.15770' to \ r ,',, • t 31672' q' 47182' 4, `'J f .\ ,r- � 1 0,� 140 y0.. O 'O,o BOUIDARY FOLLOW.5 T E 1 L�� f • i y' t o, 0 CENTER Of TOTIER CR IX .¢'i .y •'sue °4t'd s 09. AS/7 AIAAgERS. MAJOR` COURSES FROM©TOOD Up Center of Taller Creek �b.s `'e• \ ,40 . .d• rt. COURSES ARE SHOWN/ERFON. 1•':1 5 52'00'W 125.0' 1 �J4" t•°� �b0\�1� ,{ •y0{{\ Cp ,0 f 1 e '1..rj". )11\ 5 5 32"IT W 94.6' •A\ I. , \° 0 ,1y' '- 1 4` S 07•SO E 450.0' • •t I\0b •o r\to C' IOproc tk'/r �' 5 04'35'W 184.0' eN * , Son. A fi- 5 04'35'W 64.6' \ a S 60.50E 49.0' TM 136-29 a t!rs • roo Yr.rk.d' /549P '7OB. ,Y Y 5 34'I4'F 09.0' ' County of Albemarle �.%Y t "+ S 34.32'E 109 0' Q _ - .0•3r W 118.e. Toiler Creek Reservoir Tract eJ N 08'5215-E ' rn S 3 36'38'W 127.5' • Cfnln •o/L'o.4 7 ,�,OO• 2 F r N 67'09'W IOLS' _ r t0 `o u f"v DO !; n o N 37.00' W 130.0' / L n 6 N 46.30' W 100.0' \TF\\, 1 ` r r"iG N Se'37 W 169.0' SpS- \\\\\- •' 1 \ u 8 8 - • o 50 100 fa0 400 f•C:�.,'\\ • - s,= fit \�\ • SCALE N FEET . l/ O • 'meµ fop \! sPaoN OA To CI . • J 5 126' •.' t OF ST.RI. 726 • 1 Ii+ N 60•45'00-E 59.27• SHEET 2' OF 3 SHEET S ' 0 51=p-fie?'-•' . N 60'03'40-E 98.13' O..' o PLAT SHOWING_ SURVEY OF �-'� N 63.41'20"E 47.60' ' t510 • , S 0 P50 w/o/ N 61.54'50-E 50.00' , tp,I ' TRACTS 3A and 38 - A DIVISION of TRACT 3 �'� VALMONT on the ' JAMES fee' caber • aNti ?6, Y m 2 'k 1 6o RRsel .w1 i, Tra6-5! o 94'J`" [Rood - IN THE SCOTTSVILLE MAG. DISTRICT OF • 0" £ S JJ'20'002 Li b o 9 0. \` " A975 - _ ALBEMARLE COUNTY . VIRGINIA .4 a 9i i•�� + Rod•400.00" • t' .1 robot'loved �.N v, • "Arc.1934E w to -� p DATE:. REV.: r S , p tz. A o E, J TM 136-54 C reber c. 1 5 O5 2000'F O n I - 60.97' .1 a 19 4 /O"0 b' ,. R.d•220.00' W.MORRIS FOSTER •00 • '' -Arc.22270' N. y.^� o>y �' LAND SURVEYOR 4S 6J20'OO•E \ 67.34 P.O.Doe 174.Nfllydord, Vo. ' , -• robe,/and 22959 r , •N 30.5230"E,551E Q of Existing Rood fed 'i • y?o '" R.d•35000' TN Af-^4 JpJ�o�. "-Arr.J6A57• €e , 4,- . tabu.-found - \ �7 4N. 7N A6-". '9 `I r�.L1 A T 2 s9A /ou d .. T•roRACT 3 A I142. 3 I s 02,50'0o F SEE SHEET I FOR NOTES AND 0 !)' 57.74 ACRES I COUNTY APPROVAL. / Rode 400.00' Arc.171.04 , robot found • 1 ' N 49'l845-W, 16035' 1 \ • S 2720007 IJ C) . robe.food •\ 815o' R TM 136.60 N O4 27'55'E Rod./244.00' lu /3005 ,�S Arr./30.27' ti t4 // robot \ Ce ! Q1 /ound ' 46. , ' 5 2120'OOT, 3130 robe,set et 1 0 O s Q g//I 77 , V /~6tr.9♦,J tabor found S62'40'!D"W '• s/4w.t w/.o*l . y4p ki v Rod•276.]I Arc•/IBJ7' h a• (j ) Jo, 200.50'"� Do•o/ pJ rpu W !Daces ♦ Q nu plF.• y' \ 79.2 - 5 45'SO'00'S .p096 $. , 1 a/'no A6-6P II 10.34'S0'E,/OQ 00' B524• 1 O 0 q b ! /B. © •robe,Found j •SS 4,^ O/n a 640 Q\• S/5'097Y r. ,. o/d dam . rears,eel h h' y P 126'0 .Q"E g6Z9 fl�o ca'°N N7B Il70Ty 1 .. / 572'/775'Lc ar °,of A/ /`• N T4.0! rWn • ls isncs ;• 16B90' N brawn °rig of 5..,ling Rood M ', , o t.. /• h tt ♦tiry m q i. E J \�.tN♦, TM/36-63 ! �y0 o , pb+lod slaw of cur" C Z \o'f•h r4 , fence co!found ♦ ji 1 v.. ��' \ b 5 87'42'JO'E. •°d y U 41.55 ACRES Ao.o 3• i rp\ ___ •N of•JJ7o,•.moo y 53.03 ACRES LOWGROUNDS s or44 45'E h k. ‘; LEo_bRo°a_vE '°b0'rpy° o t 94.5t) ACRES TOTAL AREA P85oo'_ t.1 n ,' D i . periled shin. ' r , ' robe.eel r]p S/r/5'OO-W,5�0..pa= cu ?J •-L I TM 1J6-70 o n.o f branch TRACT 3 B , © � 2 1 I•``\\ _ ,b alff ko �yj SEE SHEET 2A FOR 53.03 ACS.I.OWGROUNDS i '/ 1%;:', �' .� ° t•N. l D t y67T b - fr o„ 5 8628'70-W °j, y J'ip ' Bceps0ARY FOLLOWS C \I 1 E'„ 4. l 0. 0 CENTER OF TOTER CRELK: '•c,�, b 3 Upb1`'m• (II ,\0po •.4 �p0 COWSESAS IT�A REERSHONN 1fREOK Q••COURSES FROM©TOOD Center of Totier Creek 1�;�' S 52'00'W 125.0' 7 •r4 tf �b/0♦0.1� ,y�y0 p O '. p ` . \ p•^\,\ C A p i E 1 1 S 32'IT W 94.6' •, 10 h\ \o N g •- l 5 07'5O'E 450.0' v ` #45 ••� ^b ♦ Approx.L NN c-' 5 33'32'W 145.0' �� Z' tow A ....Al S 04.35 W 49.0'.5 //'l \.I � /OO Yr.!•bed ' S 60'50 E TM 136-29 .yb. ♦ '� yy /S.i 97 ,Obr. S 34•2' F 09 0' • ' County of Albemarle <'O 4,.. . S 34.52'E 109.0' •�6J• 0 01•5 r W 115 8' Totier Creek Reservoir Tract 9 36`3B'W 127.3 Conln of CneA .., �S.•5003-f +� '� to S N 67.09'W IOLS' D , M O u F N 37'046'30• W 130.0 O 1 el E. N 56.32'' W 1169.0' ... • \C F\\• ► \ o N N 3572 W 169.0' TOJ• \\t\-\� .\1 o S H 0 S0 ,00 ZOO 400 �� 4? \ �SCALE M FEET • TRACT 3 /—***--_ T n SEE SHEET 3 // • N L9.00•,00'W N O 7.2r E •. S1I70' 1 nrr • • - ‘\ ../ Rol.157U5* 40 ...I '/ . ' )• RR SPA.seJ.[, _'JCL e , ep co / If 7rocb I Rood :\ .n �_` Lo\ SEE SHEET A FOR NOTES AND ll• 500 // • ' COUNTY APPROVAL. 3'� - i eke // / - y4`O /1 /COURSES UP BNCH AQ lo® 4 * `QT' // - S 25.16'00'W 35.50' 1!' A� . S 65'37.00'1Al moo. / U N 27'33'40-W ISS.00• S 11'IS 10-W IS9.60' / , a N 55 20'00-W 45.60' _N s �'�P �� H 57 13 00-W 45.50' LL 6 N DT'R'00•W QB20' -J Plea / N SB•28'00'W 111.40' 7E LINE N 46'1540-W IB4.S0' 57927E '4 G �O 7V \ - CO• �' OJ P�2 p\{ i, .700 / .5,4 . N' G) cVa PF' Hb hP�d� �i/ • / ��• ve - .0° / c o SO o eoo .ao • `� 0 F j/ / SCALE N FEET 4�p \6 0 11 / #°°6 // . Carl on RR R-W *- •% . S 0775E'.IL5 ham f P / • tend of Culvert g4 4.. ••///' . • 4. ® pob d,PS k SHEET OF SN EET S cANt•F • Oy'`p / PLAT SHOWING SURVEY OF l0'g, . 5 �, _ �, /l TRACT 3B . LOWGROUNDS .i Am , ' VALMONT on the JAMIES t / , LIVESHOWN av `\ J .. PLAT DC gSzp 065 ''.„, /. IN THE SCOTTSVLLE MAG. DISTRICT OF TM 136-30 / 0 ALBEMARLE COUNTY • VI R G I N I A Debra Hawley Shook.Trustee ♦// DB 1352-464 Plot p.466 / DATE: . REV. W.MORRIS FOSTER LAND SURVEYOR .. P.O.Dos 174-Nelbdord. Vs. - 955 '22 I • .,, • - \ sr • ATTACHMENT D . / ..--- �s ii► A.•.•,7oWN of OTTSVILLE - 0:/ ;, TTM s;5 VALMOV7 • r' i TM 136-54 on Me 0at' 19 _) s//lt, (.,a,... i 1+: / 48 TM136-59 i + TM 136-60 TM 136-59A ! i1 O ts, /., j 1. acu[ ren oQ *4''11`Y ti4 TM 136-61 LS\0 A4f LOCATION MAP \\ • ci V 6 I 26 00 Os Q�° •' — \Fa ACV 0TM 136-62 08 I893 p 715 - ratio found /00.0', re... found ) I Residue of TRACT 3A 'TM 136-63 ,ya .��o- CTM 136- 27 O �5p.4t' i%. I I 2B y b0 "' o. Stephan Howranke . 1 A ' 718 NATION GRANGE FARM yO rabor sal on .,y SCOTTSVILLE,VA.24590 4' n aid.boncA 4-k, • °14 /(./ \� rabor found O,� $B6?6'S0'W,l226/' rabor h o h. T t of branch south of fork TM 136-70 v, N OJ'JJYO'W, 50.00' c I I J0 soar fauna c? N - N �°u d4 rabor se/on old darn y� 4,4 Ys \ 40 27.12 ACRES /6890' • tabor found • rabor eel on a.aid. of branch m. 44,n. 'r� G'so, y9, 4. - rebar found <'T k / >4e' "o. 'raw.found on NW " ti'0!/ bank of ravine 3 y� Tyr . r '1 N 3e K •/rabor-sel r.of 2 branch •rabor!bond • 3 `P.. N o O o N .,a PLAT SHOWING SURVEY OF Y ratio 2 .'' 'n found . o~ 27.12 ACRES - PORTION OF o` N 6670'40-W i IB7.2/-. o . .W0 robot. VALMONT on the JAMS u R O r N found T. r Y , ' N 6714'50"W I ry U i M 18527••' 4 - Q rabor IN THE SCOTTSVILLE MAG. DISTRICT OF i Y E f found/Da r 1- N 76.0040-W• ALBEMARLE COUNTY , VI R G I N I A U ISJ97' - o f ' 'eta,found N 63 0855-W DATE: 3-20-2002 REV.; 4-I5-02 - 20565' Ceo/er of CreMl . rabor/pod o so ao 200 d . 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