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SP198500007 Resubmittal Special Use Permit 1985-04-04
411 April 4, 1985 Mr. James R. Donnelly, Director Department of Community Planning and Development 401 McIntire Road Charlottesville, VA 22901 Dear Jim: Enclosed is the following additional information in support of the Special Use Permit for the Colston subdivision (SP-85-7) : 1. More carefully researched answers to criteria #1, 2, 3, and 9 of Section 10.5.2.1 of the Zoning Ordinance. 2. Explanation of developer's reasoning for the Colston subdivision as proposed. 3. Slope Study, 1'=100' scale. 4. Conjectural view of proposed subdivision. 5. Tax map of area, showing lots at Colston as they would appear and development of surrounding area. 6. Aerial of the property, supplied by the Agricultural Stabil- ization and Conservation Service of the U.S. Department of Agriculture, showing exisiting vegetation and field designations. 7. Soil Map, based on the Soil Conservation Service maps. 8. Soil Interpretation records for the soils found on Colston. 9. Plan1sections and profile of the proposed private road to serve lots 8 - 12. 10. Draft of proposed Covenants and Restrictions to govern the Colston subdivision. Sincerely, /a-J/7 r/70)-r--<---J-4--/ Richard P. Thomsen, Jr. RPTJr/mav enc 1. The size, shape topography and existing vegetation of the property in relation to its suitability for agricultural or forestal production as evaluated by the United States Department of Agriculture Soil Conservation Service or the Virginia Department of Forestry. The Colston property consists of 144.5 acres. Approximately 60+ acres to the south side of Ivy Creek lies on the north slope of the Ragged Mountains. Terrain ranges from near O% slope along the creek to in excess of 50% in some areas. The majority of the hillside lies in the 15 % to 25% slope range. Present use is forestal, predominantly in poplar mixed with other hardwoods plus a small area of pine. On the remaining 80+ acres north of Ivy Creek, terrain is rolling with little area exceeding 15% slope. Approximately 15 acres, mostly on the greater slopes, is officially in forestal use with predominantly pine growth of approximately 20 years age, plus an admixture of younger hardwood. Another three to five acres is in younger tree growth, mixed hardwood and pine. The Agricultural Stabilization and Conservation Service (ACSA) recognizes some 51+ acres of fields, mostly pasture, plus a small and very old orchard of 3+ acres. An additional 10+ acres can be broken down as follows: 1 acre--house site; acre--young orchard; 1 acre--garden; 3 acres--young hardwood and pine; and 3 acres--pasture. The old orchard could by no means be considered productive; and the pastureland grass, for the most part, is broom straw with an undergrowth of fescue in some places. The predominance of broom straw is generally recognized as a sign of high acidity and a lack of soil fertility. As no active participation in any agricultural or forestal programs other than land use taxation have been undertaken by the past owner of this property, there is no official evaluation available from either the U. S. Department of Agriculture, Soil Conservation Service or the Virginia Division of Forestry. 2. The actual suitability of the soil for agricultural or forestal production as the same shall be shown on the most recently published maps of the United States Department of Agriculture Soil Conservation Service or other source deemed of equivalent reliability by the Soil Conservation Service. Soils on Colston are shown on the supplied soil map (from current Soil Conser- vation Service map, q.v.) and soil characteristics are given on the supplied literature for each soil type. With the exception of Ashe Loam, which may be shallow on steeper slopes, most of the soils are described as deep and relatively well drained, and all are good agricultural or forestal use soils. As demonstrated in the soil report compiled by E. 0. Gooch and Associates, all lots have adequate soils for septic systems. 3. The historic commercial agricultural or forestal uses of the property since 1950, to the extent that is reasonably available. The Colston property has been in agricutural use since the area was first settled in the mid-18th century. More recently, that portion south of Ivy Creek, some 60+ acres, has been in forestal production and was in fact timbered in the past year. Cutting was selective but rather extensive, and the hillside and area along Ivy Creek were left with considerable debris. North of the creek approximately 15 additional acres have forestal land use designation and are in predominantly pine growth 20+ years old. The supplied ASCS aerial photography identifies approximately 51 acres of fields on the property with all but about three acres of the field marked "B" in pasture. Those three acres contain the very old remnants of an orchard that at one time apparently included most of the 14.6 acre field marked "A". Most recently the property was used by Thomas Wetsel to pasture six cattle (three of which died) . A check with le ASCS, Soil Conservation Serivce, and Virginia Division of Forestry show no records indicating participation by the property in any agricultural or forestal programs sponsored by those agencies during the recent past. Certainly within the past five to ten years there has been little effort by the owner to maintain the property at any sort of productive level; and in the opinion of the applicant, the land would require extensive and expensive reclamation to be returned to bonafide agricultural usage. 9. With respect to applications for special use permits for land lying wholly or partially within the boundaries for the watershed of any public drinking water impoundment, the following additional factors shall be considered: a. The amount and quality of existing vegetative cover as related to filtration of sediment, phosphorous, heavy metals, nitrogen and other substance determined harmful to water quality for human consumption. The loss of a substantial portion of the forest cover on the recently timbered slope south of Ivy Creek must be the cause for some increase in runoff and erosion, however, it is impossible for the applicant to quantify. With the exception of sediment, the introduction of the above named elements and substances into the present property environment is negligible if not improbable under the property's current use (i.e. , abandoned agriculture) . The periodic timbering (either selective or clear cut) of forestal usage and the annual till and harvest cycle of agricultural usage would undoubtedly be the cause of a significant intro- duction of silt to Ivy Creek. This would be especially true if cropping is carried out along the creek bottoms (as is common practice and as is the case on the adjoining farm) . Additionally, surface run-off could reasonably be expected to carry significant amounts of phosphorous, nitrogen and other nutrients from fertilizers and manure, as well as certain pesticides and/or herbicides, into the water supply. b. The extent to which existing vegetative cover would be removed or dis- turbed during the construction phase of any development. It is estimated that as much as 6.24 acres (4% of total) of the vegetation could possibly be removed during the construction phase. This is based on the following assumptions: 56,000 sq. ft. - 1 state road, 1600' long, 20' bed + 15' for construction 49,300 sq. ft. - 1 private road, 1700' long, 14' bed + 15' for construction 56,500 sq. ft. - 11 driveways, avg. 250' long, 10' bed + 8' for construction plus driveway and parking for Woods' Tavern 110,000 sq. ft. - 11 dwellings, avg. 2,400 sq. ft. + 20' all sides for construction 271,800 sq. ft. = 6.24 acres disturbed c. The amount of impervious cover which will exist after development. With a 20' width of state road, 14' width of private road, houses, driveways, patios and miscellaneous outbuildings, there could be as much as 3.25 acres or 2.25% of the overall property in impervious cover. d. The proximity of any paved (pervious or impervious) area, structure, or drain field to any perennial or intermittent stream or impoundment; or during the construction phase, the proximity of any disturbed area to any such stream or impoundment. The only paved or disturbed area in proximity to Ivy Creek will be the private road, that will enter the property on the south side of the creek, approximately 50 to 75 feet distant and gradually diverge over a 1,000 foot course to a point approximatley 100 feet distant. The road course is not yet fixed, however, and may be relocated within reason to assure maximum protection for Ivy Creek. e. The type and characteristics of soils including suitability for septic fields and erodability. With the exception of some areas of Ashe Loam on the steeper slopes, and some alluvial and fluvial soils in the drainage areas, most of the pro- perty contains deep relatively well drained soils suitable for agriculture basements and septic drain fields. As noted in criteria #2, tests by E. 0. Gooch and Associates have identified on each lot an area of sufficient size and soil suitability for primary and back-up septic fields. Particular care will be taken, however, on the steeper slopes (15 to 25%) to control erosion (see criteria #2 and supplied soil nap) . f. The percentage and length of all slopes subject to disturbance during construction or upon which any structure, paved area (pervious or imper- vious) or active recreational area shall exist after development. Terrain on that portion of Colston north of Ivy Creek is such that slope is not a critical factor; but as Planning Staff has expressed concern over the steepness of the hillside south of the creek, attention is focussed thereon. Accompanying and included as part of section 9 (f) is a slope study of that portion of Colston south of the Ivy Creek. Contour lines are based on a composite of information taken from VDHT topographic maps (from aerial photogrametry, 5' contours) and from USGS topographic maps (7.5 minute series, 20' contours) . Field checking by Gary M. Whelan, Surveyor, found a fair degree of accuracy but did indicate a steeper slope along the western side of the cut into the hillside, with a commensurate broadening of the interval along the creek at the bottom of the cut and along the spine above and west of the cut. The map has been adjusted to reflect that information. Slopes are broken down approximately as follows: Less than 10% slope 8, 3 acres or 13.8% total 10% to 15% slope 6.6 acres or 11.0% total 15% to 20% slope 15.6 acres or 22.7% total 20% to 25% slope 10.6 acres or 17.6% total over 25% slope 20.9 acres or 34.9% total Total area is 60+ acres. As per county requirements, all lots have been determined to contain at least one building site with a minimum of 30,000 contiguous square feet with less than 25% slope. The steepest site (on Lot 9) will most likely average around 20%. A preliminary plan and profile of the proposed private road access to this area is herewith provided and shows the road to be within Engineering and Albemarle County limits for a road of its type. Additionally, the road for the most part of its length will follow and be a substantial improve- ment over an existing logging road. The Developer has every intention of following good engineering practices so as to minimize erosion and run- off during construction and control potential erosion and runoff problems thereafter. The covenants and restrictions of Colston shall be written so as to specifically address the problems of construction on steeper slopes to ensure control of erosion and runoff both during and after construction and to minimize disturbance or damage to the natural environment. The cutting of trees on slopes above 15% shall be limited to that necessary for the house site and driveway, and selective thinning for the creation and maintenance of a view shall be allowed only under the control and over- sight of the Architectural Control Board. g. The estimated duration and timing of the construction phase of any proposed development and extent to which such duration and timing are unpredictable. Principal access roads will be constructed sequentially over a period of approximately four to six months. Construction on individual lots will be at the future owner's discretion and will most likely cover a period of four to six months per lot. It is estimated that the entire subdivision would be built out within three to five years. h. The degree to which original topography of vegetative cover have been altered in anticipation of filing for any permit hereunder. None i. The extent to which the standards of Chapter 19.1 et seq. of the Code of Albemarle can only be met through the creation of artificial devices, which will: 1. Require periodic inspection and/or maintenance. 2. Are suspectible to failure or overflow for runoff associated with any one hundred year or more intense storm. None TO: THE ALBEMARLc uOUNTY PLANNING COMMISSION THE ALBEMARLE COUNTY PLANNING DEPARTMENT 9 (a) That portion of the property, north of Ivy Creek, consisting of approximately 21 acres of woodland, predominantly pine growth (estimated 15-20 years) with an admixture of young hardwoods. The remaining 60+ acres is mostly grassland with perhaps 1+ acre in orchard. South of the Creek lie 60+ acres of hardwood forest, recently timbered selectively, leaving predominantly large poplar with some younger other hardwoods. Given the density of the planned development (1 d/u per 12 acres) , the small percentage of resultant impervious surface (less than 2.25% of total) and the desire of the developer to cause as little disturance to the existing environ- ment as possible, it is unlikely that the project as proposed will have signi- ficant negative impact on water quality and may actually provide both short term and long term benefits: the large parcel, high quality development will maintain the rural character of the area and stabilize the property against further development. Most likely use of the parcels will be quasi-agricultural; i.e. , pasture for the keeping of horses or other livestock and natural woodland on the steeper slopes. Size of the parcels is such that larger scale agricul- tural practices; i.e. , cropping that would involve plowing, fertilizing and pesticide spraying, or the maintenance of large livestock herds; are less practical. Therefore, there is less likelihood of damage to the watershed from erosion, fertilizer nutrients and harmful chemicals. (b) It is estimated that as much as 13.32 acres (9% of total) of the vegetation could be removed during the construction phase. This is based on the following assumptions: 48,000.00 - 1 state road, 1600' long, 20' bed + 10' for construction 42,500.00 - 1 private road, 1700' long, 14' bed + 11' for construction 49,500.00 - 11 driveways, avg. 250' long, 10' bed + 8' for construction 440,000.00 - 11 dwellings, avg. 2400 sq. ft. + 75 ft all sides for construction (c) With a 20' width of state road, 14' width of private road, house, driveways, patio and miscellaneous outbuildings, there could be as much as 3.25 acres or 2.25% of the overall property in impervious cover. (d) The only paved or disturbed area in proximity to Ivy Creek will be the private road, that will enter the property on the south side of the creek, approximately 50 to 75 feet distant and gradually diverge over a 1,000 foot course to a point approximately 200 feet distant. The road course is not yet fixed, however, and can be relocated within reason to assure maximum protection for Ivy Creek. (e) With the exception of some areas of Ashe loam on the steeper slopes, and some alluvial and fluvial soils in the drainage areas, most of the property contains deep relatively well drained soils suitable for agriculture, basements and septic drain fields. Particular care will be taken, however, on the steeper slopes (15-25%) to control erosion. (see attached soil map) (f) Per county requirements, all lots have been determined to contain at least one building site with a minimum of 30,000 contiguous square feet with less than 25% slope. The steepest site (on Lot 9) will most likely average around 20%. (g) Principal access road will most likely be constructed sequentially over a period of approximately 4 to 6 months. Construction on individual lots will be at the future owners' discretion and will most likely cover a period of 4 to 6 months per lot. It is estimated that the entire subdivision would be built out within three to four years. (h) None (i) 1. none 2. none ! `` . I DICK WOODS ROAD SURVEY site no. 21 name hill and Dale Farm construction date? ; 1809 ; 1830 ' s ; 1 oI original owner Col Colston original use Farm house present owner Adam L. Cook present use Farm House county:Albemarle location S. side of Rt. 637 ; . 1 wi, physical condition deteriorating E. of Rt. 708 sources John Higginson; owner; surveyor: Rhinelander Phil Gibson ; Peyton map ; Survey period: FaII,1978 Jeff O'Dell; Ramon De Mier architectural description A 2--story' L, single pile white weathertroard house, the late Federal portico (North end) is a later addition. Except for the gas station (site # ,18) , it is the only example in this survey of an entrance portico in the gable nd. Originally the East side was the front side, making the original pla without the L, a 2-story single pile, 2- room, 4 -bay with an off—center entrance . The recent porch addition on this side makes it impossible to discern 4 the original portico. The exceptionally high (the house is iuilt downhill) English basement is very apparent. Windows ke six over t>� lie P,.., a .le Or fk1 At •ro. nine upstairs, nine over nine downstairs. The exterior end chimneys are beautifully" laid Flemish bond, with sloped planar i eatherindr. The overhanging eaves and the returns would indicate lateithan mid- 19th century , but they were probably part of a reroof g. The L, judging from its portico (with solar window, engaged olumns , and filigreed top light) and its wonderful Adamesque mantel, would historical description (over) This is said to be the area' s eldest house. It certainly is the most unrestored old house readily visible on the Dick Woods Road. The 4 k builder, Colonel Colston, had at least 300 acres and a large num— ber of slaves. The substantial nature of his farm is indicated r by the number of outbuilding remains (toba6�o barn, overseer ' s house, silage barn) and the standing outbuildings ( the barn, the old barns across the road, the kitchen/slavequarters ) . The owner ' s tim of the father bought the fa.2rm araundi the' Civil War, raising tobacco and fruit, and doubtless wheat and corn. The owner remembers the last tobacco ' harvests. He was born in 1899. 1 under the direction of K.Edward Lay,Asst. Dean of Architecture,Univ. of Va. 1`i (arch, descr. contd. ) seem to be an 1830s addition, at the same time the roadbed was changed from the south to the (present ) north side of the l;;, house. The older rectangular section could be very early; a } brick with "1809" seems accurate. It is in urgent need of restoration. 19 ANNIr b / Ig it ti 35 • 1.40 • • i.y I W1 I'. 4 ' l • . :> .. .. .:.a�tis"•— 'a• .,yam'' ,► .. 1. -�.°'•?• �r„f7-" •� r:?"_ __•�t_��u„�" ..^` A.: c- .�..' ^. _ 7i .: --;„:,:,.-•' ;'� h-` :rdPj r"�- �'�• ,! w4Ka � ' �` ic r g • :�ti•r ter � �' . � Z 4"r 'may $-S.': �s "t� r: � =a.1 m v e ^ • orf r .` IT a .� aka 1\ i I �i,•` }.f r "' hY .,71 Y+,`.y� ...1 �-4 .1: � '41.: F ly,. „ .s -. 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Colston original usekitchen/slavequarters present owner Adam Cook present use storehouse county:Albemarle locationnext to main house, to the physical condition needs work SW, off Rte 677, F. of Rt4 :• 708 interx sources owner ; Jeffrey O 'Dell Fx_ surveyor: Rhinelander ,_., survey period: Fall,1978 c ., architectural description The only old intact lunrestored) separate kit— chen building on this survey, it is remarkable in its delicacy _= and careful brickwork. While the bond is mostly Flemish but some— time haphazard, the eaves cornice is remarkable in that it has a- Ge-Y0a. r'-. � ° mouseteethnand an architrave, a detail barely visible and quite wasted on such a minor building: the wooden gable rakeboard is ap— 'I propriately tapered, but no attempt is made to effect a stepped brick cornice on the gable ends, which would be much more notice— able than the mouseteeth jammed up under the eaves : perhaps this ' ' k was a teaching experience, although the overall fine and uniform y joints would indicate a mason of the highest order. This is a clas— sic example of the two room separate kitchen and slavequarter, with a common double—faced chimney. It is single story, single c. r:: pile , double entry on the house side, rectangular plan made of .. two 18 foot squares back to back. t: _2S ')-t! :I(.(^ :. (:44•" .: r)• .: !' :`-r";:-.7,'":1"7,-..;1 P,i The barn is in fairly lead ahape , with many boards ` . gone. 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"*"-)c"7 •-p-2 / 44---P.-0--.42-77 .--}-0,1-$4--, ) f. -rio-v:44(4, ri. -. /-..--vrv, .,---.., 0...t, 1144 .2.,,1•e1-4---) ,a---4,-74' ....,&14. tb. f • 1 / - • I' ' II ,_ 1 i i cic 4 0 , . ,, -."-'.' --,-r-a. _t"1" =',"" '''S, 4 /14.71c:TT:, ,. :....arosaw•.'.3. : 4.`k ,..2, #.*, .,4 t,....,,,,,, .....--,--y.p...:. - .. - , 1 :•:*'.,i, . . . ... �. �r ..� .. . arlottesville oBsEiFkimEr(... ibemarle Covering Albemarle, Charlottesville, and the University Copyright 1945 CharloltesnlM Observer Inc. . Number 12 310 1.. Market St. March 21-March 27, 1911.1 'Cook house ' maybecome inn by Michael Graham realtor and a couple hoping to run used as an inn in the early 1800s,as The Albemarle County Plann- the inn got half of what they Richard Thomsen, a realtor invol- ing Commission often deals with wanted — conditional approval of ed in the project, said he had questions of "existing use" and a special use permit to renovate the determined from insurance "prior use." Tuesday night, it "Cook house" near the intersec- records. took on "prior prior use,"as corn- tion of state routes 708 and 637 and But, earlier, in a 3-2 vote which missioners sought a determination turn it into a four-room country saw Chairman David Bowerman of whether a particular building inn. wavering (as the tie-breaker) until was used as an inn around 1800 One of the conditions was that the tally was actually taken, the before allowing it to become one the Virginia Historic Landmarks commission denied a special use now. Commission or the National Park permit to subdivide the 144.5-acre In the process, a developer, a Service .citify that the house was See INN, page 8 Innfrom page 1 tract on which the house stands in- southwest of Ivy near Ivy Creek. They said the house, vacant for to 12 parcels ranging from six to C.J. Elder, owner along with his some time,has deteriorated greatly sixteen acres with 20.8 acres of wife of the 1740 House antique in recent years, and the property common space. shop, holds an option to buy the has been damaged by what neigh- Both recommendations will be main house on the land to turn into bor John Rennick called slash considered by the Board of Super- an inn. Thomsen, who said the and burn" tree-cutting. visors on April 17. A preliminary house dates to 1780, estimated "This is a project which! think finding by the Virginia Landmarks renovation costs at S 100,000- would improve the area," Rennick Commission is expected April 15. 150,000. said. Robert Findlay,another area Edgar Robb,represented before Several residents of the area ap- resident,said "I was fearful it [the the commission by Thomsen, is peared before the commission to property] would be more intensely seeking to subdivide the land, praise the Robb-Elder proposal. subdivided...1'm thrilled that someone has come along and wants to fix it up." r But commissioners Bowerman, Norma Diehl and James Skove, in voting against the subdivision,said they were concerned that the plan inn from page 8 did not satisfy the criteria established by the commission for special use permits in rural areas, By granting the permit,the corn- wills,deeds and insurance records. particularly with regard to the mission would have more control Although one area resident said he over the type of development had seen a fireplace brick in the slope of lots. which would occur, he said. house with "1809"engraved on it, Commissioners Tim Michel and When a vote was first suggested, Thomsen said he had looked for Harry Wilkerson disagreed. '`1 _Bowerman asked for more discus- such a marking'and never found it, think a lot of good could happen sion,as lie had not yet made up his and that the architecture of the there" under the proposal, said Michel, noting that the owner now mind. house is in a style common around could divide it into 11 parcels, 10 1780. He added that he had found of them only two acres, without a The commission spent more insurance records from 1799 and special use permit, time on the "was it ever an inn?" 1805 in Alderman Library of a question, with Thomsen reciting a policy on the house describing it as See INN, page 13 history of the house gleaned from a "dwelling and tavern." [I TO: Albemarle County Planning Department Albemarle County Board of Supervisors As indicated by the Staff Report to the Planning Commission, the Colston property may be divided by right into eleven (11) parcels. This Application for a Special Use Permit concerns not, therefore, the right to divide, but rather the manner in which it will be carried out. The thrust of Albemarle County Planning has been directed to a great extent toward the preservation of the rural character of the County and the protection of the Rivanna Reservoir watershed. The Developer of Colston recognizes, appreciates and supports those goals. Given below is some of the reasoning that has resulted in the proposed Colston subdivision as presented: 1. With 144.5 acres in the total property, the "by-right" subdivision of Colston into eleven parcels would be as follows: six parcels of 21 acres or greater and five lots of two acres or greater--these latter lots requiring 250 feet minimum state road frontage. The resulting division would place the small-lot development along the road frontage where it is most visible. The developer feels that this would damage the rural character of the area and adverseley affect the value of the resulting properties. Because of parcel size as proposed and the terrain of that part of the pro- perty north of Ivy Creek, only three additional residences will be visible to Route 637 (Lots 2,3 and 4) and two additional to Route 708 (Lots 2 and 7) . Even visible houses will be set back from the adjacent roads some 400 to 500 feet. Residences on the hillside south of the Creek will be on wooded sites and all or partially hidden by trees. 2. "By-right" subdivision could create as many as nine separate vehicular entrances onto Routes 637 and 708. The developer feels that this would create an unnecessary traffic hazard in the area. As proposed, all lots in Colston, with the exception of Woods' Tavern, will be served by one of two interior roads, one state-maintained and the other private. Entrances for both roads are to the lessor travelled Route 708, and both proposed entrances have been viewed and verbally approved by the Virginia Department of Highways and Transportation. 3. It can be assumed that, at some point in the not-too-distant future, there will be strong pressure for further subdivision of the 21 acre parcels created in a "by-right" subdivision, especially as they will be adjoined by two acre parcels. Additionally, those 21 acre parcels may, under the current sub- division ordanance, be allowed division among members of the immediate family (Section 18-57) . The quality and character of the subdivision as planned, with properties most likely in the $250,000 to $400,000 range, will serve to stabilize the property against future pressure for further development. In addition, covenants and restrictions will prevent such further divisions. -2- 4. After Interstate 64, Route 29 and Route 250, Route 637 is perhaps the next best improved road in the County. Access to the University and to Charlottes- ville is excellent and is via underutilized highways. Additionally, Colston has access to Ivy via Route 637 and to Route 29 south via Route 708/710. Selected distances and times are as follows: Colston to Ivy via Route 637: 4.0 miles, 6.3 minutes to Barracks Road via I64/Bypass: 9.7 miles, 11.5 minutes to Court House via I64/5th Street: 9.9 miles, 14 minutes to U.Va. Hospital via I64/Bus.29/JPA: 8 miles, 10 minutes to Route 29 South via Route 708 or Route 708/710: 4.5 miles, 6 minutes The Virginia Department of Highways and Transportation has responded that the traffic generated by the proposed subdivision would create no adverse effects on the roads serving it. Staff, in its report to the Planning Commission, pointed out a deficiency in the Route 637/708 intersection but was unable to specify the deficiency. In conversation with Jeff Echols of VHDT, the problem still could not be specifically identified, but was assumed to be the lack of adequate sight distance to the west along 637 for those vehicies entering from Route 708 on the north. Traffic entering from Colston to the south has more than adequate sight distance in both directions. 5. The Comprehensive Plan recommends development within the watershed be restricted to 1 du/10 acres. Colston density is 1 du/12 acres. Lot sizes range from 6 to 16 acres and an additional 10 to 15 acre greenspace/common area is reserved along Ivy Creek to further protect the water supply. 6. Parcel sizes north of Ivy Creek have been kept large enough also to promote continued small-scale agricultural usage on that portion of the property with terrain suitable thereto. Such usage might reasonably include vineyards, orchards, pasture for livestock such as horses or sheep, and hayfields. Parcels on the steeper land south of the Creek have been treated more as wooded lots and by Covenant and restriction shall be limited and closely controlled as to the cutting of trees and disturbance of critical slopes. 7. Large scale agricultural practices that would include extensive use of fertilizers and pesticides and the annual till and harvest cycle (especially along creek bottoms) are far less likely on parcels sizes as proposed; and certainly the periodic harvesting of timber (as was done this past year) whether selectively or by clear-cut, will be prevented from future occurance. The absence of both of the above practices can only enhance and protect water supply. 8. Justifiable concern has been expressed by Planning Department Staff over the steepness of the property south of Ivy Creek and the effect that the proposed development thereof will have as to erosion and runoff into Ivy Creek (a tri- butary of the Rivanna Reservoir) . First, it would be noted that applicant has identified and confirmed on site that each of the five proposed lots has the County required 30,000 contiguous square feet of building area less than 25% slope. -3- Secondly, several points should be noted as regards this portion of the pro- perty as a single 60+ acre tract of land, since under current regulations, the County has litle control over how such a parcel may be utilized: a) It could be periodically timbered selectively. Even selective cutting involves the extensive use of heavy machinery, which, along with the operators and/or logging company involved, can be less than sensitive to the environment. The present condition of the hillside reflects the rather heavy-handed cutting that was done this past year. b) It could be periodically clear-cut. While not a recommended practice, there is no County control that would prevent such an operation. The resultant damage to the hillside and water quality would be significant. c) It could be cleared for pasture, as is the similarly steep slope adjoining on the east. While this is unlikely, again there is no County authority to prevent it; and again, in the process of clearing and establishment of pasture grasses, there would be considerable de- trimental effect to to water quality. 9. The Colston property has enjoyed land use taxation as follows: 73.9 acres in Forestal Use and 65.1 acres in Agricultural Use. Although Forestal Use will be removed because of the 20 acre minimum, it is estimated that as much as 50 to 55 acres of the land north of Ivy Creek could continue to qualify fog Agricultural Land Use (with a 5 acre minimum) . It might be noted that curre taxes on the property total $537.46 per year. The proposed development assuming an average assessment of only $250,000 per parcel, would increase tax revenues to something in excess of $23,000 per year. 10. In addressing criteria #5, "The relationships of the property in regard to developed rural areas. . .", the Staff Report failed to mention: Rosemont Subdivison - 42 lots ranging from 5.056 to 25.987 acres including 26 lots in the 5 to 10 acre range. Average lot size 10.071 acres. Langford Farms Subdivision - 44 lots, ranging from 2.002 to 3.652 acres. Average size 2.426 acres. Peacock Hill Subdivision - a PUD of in excess of 100 residential lots. Granted, Rosemont is a "paper" subdivision owned wholly (with the exception of two lots) by a single owner; however, the subdivision exists, none-the-less. Although I-64 separates Peacock Hill and Langford Farms from Colston, it presents neither a physical nor a visual barrier for either, and both lie wholly or partially within a one mile radius of Colston. 11. Economically, the development "by-right" and as proposed stand on very similar footing. "By-right" involves substantially less capital investment on the part of the developer and, had that route been chosen, less carrying costs incurred because of the time involved in the County Planning process, as lots could have been sold with the presentation of a plat. Conversely, quality and overall value of the resultant subdivision would be less, offsetting any savings in investment. • -4- Costs involved with the constructions of two expensive roads, with the care and engineering involved with runoff and erosion control during and after construction, and with the amenities intended by the developer such as landscaping, fencing, trails, etc. have prompted the request for the one additional parcel over that allowed by right. The developer feels that the quality of Colston as proposed will serve to preserve and enhance the rural character of the area and to enhance area property values. Neighborhood reaction apparently supports this sentiment, since at the Planning Commission meeting held 19 March 1985, owners of four adjoining parcels came in person to voice their support of the concept and a fifth (of Ragged Mountain Farm, sharing the longest boundary) wrote a letter in support. The overwhelming public interest in the project (as partially evidenced by the fact that three parcels are already under contract, subject to County approval) would seem to indicate a general public support and demand for such a project. Respectfully submitted, &A, cw-A,/,..0416", EdgXr S. Robb, developer g..../:_ii- i f'L rlYLv, _,2_, I Richard P. Thomsen, Jr., agent M� F*l r.1. 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', :4 C,.USDA—SCS of •;�1 . • .L. 1 p :1/8 49100 E' i - �i • LOCATION MAP )` y.DG LINE , \ f _ - X L6 T / } I6 ,.5 \ p _ 71j i co R V BT..scn r:c �- r,- —5). ,,, ,,1 \. ' LOT '� �� � 8.5 ACS. ?t 1\ ACS \ '' roo — 9. `MC _________ 75 SLOG,4,, ' 1---- Ilp. ' :'''`,- *\4 i_ 6, • iiii,s..\\, 70---- ..,-, - .1 ' , ' • 111111 •K' ,,11 I t. . . COLSTONAik� : �� y m k::::17 ;:--, 4 - / ErSAp LOT 5 ./� ° i s LbT T. t° L 9.9 QCS _ i 2 ,. 13 I f 4 .•. iffizt„,....rom._ _ -_ lir: - sE i........ .."............ .."5 ' , : lif .. �..' 6.., /"r—._ SPACE ✓ OE. 6gp -OPEN - -- :oz- Q _ �'_'ifr 650 . • 15.5 AC . ��� y // ICY ..tj �. 615 8 / • \ , ...-/ •- .' 1 .4-,i .: , 4;;....A/ t , . / ‘., di. ill IN i , ,s44-..,, i ,..,,.. , ,....„ ;.. ;„,,,, -4 If „.., /4/frAki, o r •1 i 44 . N012: 4 (r.:4- ' :ri6 ' II �� �4r* i. 441. ' - ' '' ' - 10111! ' ishit ift \ ,A ,.,./4 411111'1*Piii, i i ' . 1 - rt : . 10 • Aia; ------"..-::----" ' epo. ii ' . Aik'' It.-1, 1 I I p,• 1 IP s.' Q2 :-. , p if 80T ,CS. 111011k I ta t ( / / ---�-825 •All i .. I T Aim ,\ y - _ J p-,per 3,o44> �e Irvcc.4M�C'3J - Q +�...),Art,* * -`•�s.6i A 3 R Jq t - "7 ` ?,023 B eGl 93LR9, f t 9r/ rl Uj ,g �/ ° et. fps . v. '' . eiJ Fj 04 4,1 :.....),,, i ) / • ) ..ak ,, 66° 6 29'169" OWNER/DEVELOPER ED ROBB,GREENWOOD,VA PRELIMINARY PLAN *CA1 Y,��+ ZONING RA i ,::\\ ONLY ONE DWELLING PER LOT WITHOUT PLANNING COMMISSION APPROVAL 4 e. NO FURTHER DIVISION WITHOUT PLANNING COMMISSION APPROVAL 1 /•� 0 10 DRAINAGE AND/OR UTILITY EASEMENT ALONG ALL LOT LINES !_ l�I T N. I I? u LSRY NI.�.IIF"I`S� Y 75 SETBACKS FROM DEDICATION 8 ACCESS EASEMENT LINES, 25 SIDE B.15 REARo SETBACK LINES COLSTON 25 70 PUBLRC"CENTER OF STATE ROUTE TUB IS HEREBY DEDICATE, �7 p�' 50,000 SO FT BLDG SITE 'Y'O SURVE IS WALKWAY/BRIDLE PATH EASEMENT RESERVED ALONG EXTERNAL BOUNDARY SAMUEL MILLER DISTRICT LOTS 2-7 TO BE SERVED BY COLSTON DRIVE(PUBLIC ROAD) LOTS 8-12 TV Be SERVED BY PRIVATE ROAD ALBEMARLE COUNTY, VIRGINIA Gary M Whelan Lone Surveyor B Lend Planner SCALE I" • 200' MARCH 6, 1985 Color lafr.ee,II , V,n.,n,o - 10360 mil SLOPE CULLEN LOAM 417. A 0% - 2% i HAYESVILLE LOAM B 2% - 7% e.'"' .. HAYESVILLE CLAY LOAM C 7% - 15% D 25% - 25% BRADDOCK CLAY LOAM E 5% + :; : Oy CHESTER LOAM CHESTER FINE SANDY LOAM F IEADOWV I LLE LOAN RIVERVIEW - CFIEWALCA ASHE LOAM VA00S0 5 0 IL I N T,E R P R E T A T I U N a .. ,. CULLEN SERIES MLRA(S): 1+6. 136 - REV. NAM. 1-02 - , TYPIC HAPLUOULTS• CLAYEY. MIXED. THERMIC • - THE CULLEN SERIES CONSISTS OF DEEP. WELL DRAINED SOILS ON UPLANDS. THEY FORMED IN MATERIAL WEATNEl2E0 PROM BEDROCK. TYPICALLY THESE SOILS HAVE A REDDISH BROWN LOAM SURFACE LAYER, 6 INCHES THICK. THE SUBSOIL FROM TO.9 INCHES IS RED CLAY \M• FROM 9 TO 35 INCHES IS RED CLAY. FROM 35 TO 50•INCHESIS MOTTLED DARK RED CLAY. AND FROM 50 TO 55 INCHES IS. TLED RED CLAY LOAN. THE SUBSTRATUM FROM 55 TO 72 INCHES IS MOTTLED RED AND YELLOWISH BROWN LOAM. SLOPES RANGE FROM 0 ic3_EEBLEtl1A_--------------------------------- ------- - ----------------------=----------------------- - _________ __ __ —ESIimaca_lIIIL_eBQeEBIIES_tAi DEPTH' — — I IFRACTIPERCENT OF MATERIAL LESS LIQUID IPLAS- (IN.)I USDA TEXTURE 1 UNIFIED I AASHTO . 133 INI_ItlAEI_3__2•111110-51EYE_DO._ LIMIT ITICITY 1-----------------1—---------------—1------------------i teLI1} -t--1--1Q-1--is--1-28 0__i__—_—ll tlQe%_ 0-9 IL. SIL. FSL ICL IA-S. .A-A I 0 I190-100 85-100 75-95 50-75 25-40 1 7-20 0-9 ICL ICL .. IA-7. .A-6 I 0 190-100 85..100 75-100 60-80 36-50 I11-25 9-501C• CL INN. ML IA_7 - I 0 190-100 85-100 75-100 65-95 45-80 115-35 50-721CL. C. L ICH. NH. CL• ML IA-?. A-6 1 0 I90-100 85-100 75-100 50-85 30-60 1 5-30 1 1 . ----1..- .1 ---1------------------1-----1---------------------1----1----- DEPTHICLAY (MOIST BULKI PERMEA- I AVAILABLE I -SOIL . I SALINITY . SHRINK- IEROSIONIWIND IORGANICI CORROSIVITY -� (IN.)1(PCT)I DENSITY I BILITY IWATER CAPACITYIREACTIONIIMMHOS/CM) SWELL IELGIGHSIEROD.IMATTER I____�_ J r_J___-115CCtlll-1-.11sCuai__1-__ild[Itl1__-1-12d1__1— __-__IMEUIIALIA_1_I_1GHG11e1_teLlLl_MEL__1GGtlL8EIE 0-9 115-2711.20-1.50 I 2.0..6.0 I 0.14-0.19 15.1-6.0 I - LOW 1.371 4 I - I 1-3 1—tlifiii__IMIIQEBAIE 0-9 127-A011.20-1.50 1 0.6-2.0 1 0.12-0.17 15.1-6.0 1. MODERATE 1.371 .3 I 1 1-3 I 9-50135-7011.30..1.60 1 0.6-2.0 1 0.10-0.14 15.1-6.0 I MODERATE 1.241_ 1---1__---—1 50-72I20-5011.30-1.30 10.6.'2.0 I .0.14-0.19 15.1-6.0 1 , - MODERATE 1.241 I - 1----1------1--------1-__ __----1--------1---------i__------1___/-------------------------- FLOODING I___I11Sitl_)IuIEH_IAOLE__-1_LElICUIEQ_eetl_1_—_n:Q@GCS--1SSIfl5112ENCE_I HYD I POTENT•L I 1 DEPTH I , KIND IMONTHS'IbEPTHIHARONESSIDEPTH IHARDNESSIINIT.ITOTALIGRPI FROST I -- ---- ^FBEII1�EdC]L-1—_GllHAILG�__1llGtlIt15_11EIL��-__—_1___—__ltitll� 1 titll_1__---1tltl1�i1tl1_L_1_ALIIGtl_I tiatie —1 1 l,.iA.Q_-1-------1-----=1--=_i________1_2s4-1-------1-_=_1----1-L-1---=---I _SAtliIABLEAGILII1ES-_101 CQtlSIHYCII2d_MAIGB.lAL__101_—_—__—___ - --- 1 1-8X: MODERATE-PERCS SLOWLY II I POOR-LOW STRENGTH , SEPTIC TANK 1 6-15X: MODERATE-PERCS SLOWLY.SLOPE II • I ABSORPTION 115+X: SEVERE-SLOPE II ROADFILL I FIELDS I II I __1_r -______-- --_II 1 -- ---~---- ^- 1 0-2X: MODERATE-SEEPAGE II I IMPROBABLE-EXCESS FINES SEWAGE 1 2-7X: MODERATE-SLOPE.SEEPAGE II I -LAGOON 1 7+X: SEVERE-SLOPE II SAND I. AREAS I II I _ 1-_ -- -- -------- ----_11 1 ------------------- — — 1 0-15X: SEVERE-TOO CLAYEY II I IMPROBABLE-EXCESS FINES SANITARY 1 15+%: SEVERESLOPE.T00 CLAYEY II I LANDFILL I - 11 GRAVEL" I (TRENCH) I 11 1 -1--------------------------------- __11 1 --_ : ---------------- 1 0-6X: SLIGHT II I 0-15X: POOR-THIN LAYER SANITARY 16-15%: MODERATE-SLOPE II 1 15+X: POORTHIN LAYER.SLOPE LANDFILL 1 15+X: SEVERE-SLOPE II TOPSOIL I (AREA) 1 II 1__` ---� 11------------1------------------------------------ -- _— 1 0-15X: POOR-TOO CLAYEY.HARD TO PACK I DAILY 115+X: POOR-TOO CLAYEY.HARD TO PACK.SLOPE 1___:__—_--__--_---YAIEH_1lAtlAS 11111/—101__—_ ___ ____ COVER FOR I I I 0-3%: MODERATE-SEEPAGE LANDFILL I • I POND 1 3-e%: MODERATE-SEEPAGE.SLOPE -----_-_, I RESERVOIR 16+%: SEVERE-SLOPE 1 AREA _____ 9S11LOID _S.IIE_DEYELGengnl__101 11--______--l---------------------------------- 10-8X: MODERATE-TOO CLAYEY - II I SEVERE- T HARD O PACK SHALLOW I e-15%: MODERATETOO CLAYEY.SLOPE IIEMBANKMENTS I EXCAVATIONS 115+X: SEVERESLOPE II DIKES AND - 1 I II LEVEES 1 -1-------- 11------------1---------------------------------- 10-5X: MODERATE-SHRINK-SWELL II I SEVERE-NO WATER DWELLINGS 1 6-15X: MDDERATE-SLOPE.SHRINKSWELL II EXCAVATED 1 WITHOUT 1 15+X: SEVERE-SLOPE II PONDS 1 BASEMENTS I IIAQUIFER FED I 1_ 11 1 --------- 1 0-8X: MODERATE-SHRINK-SWELL II I DEEP- TO WATER DWELLINGS 18-1SX: MODERATE-SHRINK-SWELL.SLOPE II I WITH 115+X: SEVERE-SLOPE II DRAINAGE 1 BASEMENTS I II I -------~1----------- 11 1 1 0-.X: MODERATE-SHRINK-SWELL II I 0-3X: ERODES EASILY SMALL I 4-6X: MODERATE-SHRINK-SWELL.SLOPE II 13•X: SLOPE.ERODES EASILY COMMERCIAL 18+X: SEVERE-SLOPE II IRRIGATION I BUILDINGS 1 II I 1_ 11 I ----------- I 0-15X1 SEVERE-LOW STRENGTH II I 0-8%i ERODES EASILY LOCAL 115+X: SEVERE-LOW STRENGTH.SLOPE 11 TERRACES I B+X: SLOPE.ERODES EASILY ROADS AND I II AND I STREETS I 11 DIVERSIONS 1 _ 1 11----------1--------------------------- LAWNS. 1 0-6X: SLIGHT II I 0-8%: ERODES EASILY LANDSCAPING 16-15X: MODERATE-SLOPE II GRASSED 1 D+%S SLOPE.ERODES EASILY AND GOLF 115+X: SEVERE-SLOPE II WATERWAYS I FAIRWAYS I II I i-... ... --------------------------------------------------------1------ ..___-_�....-..,.--_,.--w.. .....-..-___ —____—_________HEG1Gtl1L_Iume EIaI1Gtli I I I I I I I I 1-------1-----------------------------_____ CILLEN SERIES ------- _____ . . CBEAIIIINALjIIEYELQ2BEML.-ill_- ----- ------------------ I-O-B% SLIGHT • I 0-2%: MODERATE- L STONES I e-I5%: MODERATE-SLOPE • II • 12-6%1 MODERATE-SLOPE.SMALL STONES CAMP AREAS 115+%: SEVERE-SLOPE ((PLAYGROUNDS i,6+%I SEVERE-SLOPE ..:- .--......-....... 1.- ----- 1----------- ..__ - - ---- --u - --- ---- 1 ----•----- 1 0-6%: SLIGHT 1 0.'8%1 SLIGHT I 11-15%: MODERATE-SLOPE • II PATHS . 15+111.SEVEREERODES. EASILY - PICNIC AREASI 15+%: SEVERE-SLOPE II ' AND ' 1 . .. _I TRAILS I - ----- '' 1---------------- ------ -' 11 1 -- - --- _—_ — SAEAEILIIY_StlQ:YlELQS-eEB_AGBE_QE-01025-AdQ_B/SIIrBE—IMI6tl_LEYEL_116llSSEBEDII--__—_—_—__—___ ---CLASS- CAPA • I - CORN • ( CORN . I- SOYBEANS 1 . OATS I WHEAT II .GRASS- I PASTURE • DETERMINING - DILITY I I SILAGE I- I I !LEGUME HAY PHASE 1 12111—__1—IlQUE1-__l--1C 1J1_-_-1_-1IIU2-___1-_-1BU 2--_1-1I0 N51__1__-TAU N1_— --_--- _--__----_-IBIBBliBRA BIBS-11B8a-111IBB.-1IBBa-1116B-lIBBA-INIB8_lIBBAJAIBB-IIBRA-ISIBB-11BBa_IBIBB_11BBi_ 0-2% .I 135 27 . 80 60 3.8 9.1 2-7% 2E, - 130. • ' 26 45 00 • 60 3.8 9.1 7-15% 3E -• 115 23 40 70 50 3.6 6.7 15-2511 4E 90 18 30 ZS 40 3.0 5.0 2-7% CL.SEV ER 3E 110 22 35 . . 65 45 3.2 8.3 7-15% CL.SEV ER 4E 80 ` • 16 . - 15 50 30 2.8 . 7.6 15-25X CL.SEV ER • 6E . - _ 2.2 6.0 . • • _1�_1__-1- _-1_._-1____J. L.. • 1_____1_ _ _1--___1 .. _1 _1—_-1—_-1-_—_1-- _ _ YQQGLANQ_5S11IABILIII__1C1_ -------------- ----LASS----- oao ___—______NANALESENI_ IDALECS____—__----L-EDIENIIAL-2BQQULIIYIIY- DETERMINING SYM EROSION.( EQUIP. SEEDLING' WINDTH. PLANT . I • COMMON TREES ISITE .TREES TO PLANT _ e-esE_—_1__—_THETAS-_1_L-N-I-1_NOR/Izal_NEIABQ_1-cGNeEIAI__------- -______iuQY1_--_------------ 0-15% 30 SLIGHT SLIGHT. SLIGHT SLIGHT MODERA•TEILOBLOLLY PINE- 180 LOBLOLLY PINE 15-25% 3R MODERATE MODERATE . SLIGHT. SLIGHT' MODERATEISHORTLEAF PINE 170 EASTERN WHITE PINE 'VIRGINIA PINE 170 . • (YELLOW-POPLAR 180 'WHITE OAK• 160 • • 'NORTHERN RED OAK 170 • . I i 2-15% SEV ER 4C MODERATE MODERATE MODERATE SLIGHT SLIGHT ILOBLOLLY PINE 170 LOBLOLLY PINE 15-25X SEW ER 4C SEVERE SEVERE MODERATE SLIGHT SLIGHT•ISHORTLEAF PINE 160 IVIRGINIA PINE 165 EASTERN WHITE PINE . (WHITE OAK 160 .-- 'NORTHERN RED OAK 160 . 1 1 1 I ---1-----1- -1- 1---=----1---- 1------1--------______--.1-. 1------- ----____IBL Ed6---- —_—_SEELIES_—__-1HI ALUCIAREAES •7. LLeSS=QEIEBNIHSG_eHeSEl--__SPECIES__—_-1HI1—____SPEt2E5 itlIi SeELIES___——lIHIj I ',..I 1 NONE I I I I I I I I I I. 1 1 I ... 1 • I I i I • 1 1 1 I I • I • I I I I I , I . 1 —1 I 1 1 1--1------------1-- __ _ __ _ YILQLIEE-1lSfl1IAI_SUIIAQILIIY__iCl --- —CLASS-------I__---_------EDIEHI161_EQB_li6QII6I-ELECEUIS-—__ ______—_-1—-eQIEMIIAL_65-UBBIIdLE4111___ DETERMINING (GRAIN GIGRASS GI WILD HARDWO ICONIFERISHRUBS IWETLANDISHALLOWIOPENLD. IWOODLD WETLANDIRANGELD --PHASE__—_--11EE0__1LEGUNE_LHEBSa_i_ISLES-IELAN15_1____--1ELANIS_1_YAIEB_1111LGLE_lYILbLE1111LDLE_ MILGLE_ 2-7% I GOOD I GOOD 1 GOOD 0000 1 GOT" .• I - I POOR IV. POOR( GOOD I GOOD V. POOR' 7-15% I FAIR I GOOD I GOOD. GOOD 1 GOOD 1 - ' IV. POOR(-V. - POORI GOOD 1 GOOD V. POOR'• 15-25% I POOR I FAIR I GOOD GOOD I GOOD I - IV. POORIV. POORI FAIR I GOOD V. POOR( .. ( - 2-7% CL.SEV ER 1 FAIR I GOOD 1 GOOD GOOD 1 GOOD I I POOR IV. POOR' GOOD. I GOOD V. POOR' 7-15% CL.SEV ER I FAIR 1 GOOD 1 GOOD GOOD I GOOD I . - IV. POORIV. POORI GOOD I G000 V. POOR' - 15=22X-CLiSEY-EB__—__1.EQQB__1_Ee1B__i-fi000__1_SQQQ-1_GQQQ 1 - lYa_eQQB1YA_eQGB11A1e__1-LOQII__lY.-2GQel__—___ ----------__-EDIENIIAL_NAIIYE_PLANI_COEMOIII_1BANGELANQ_QB_EQBESI_UULIEBSIQBY_YEGEIAIIQNI 1 PLANT I EEBCENIAGE_COMEO3IIIDN_iQBY_1lEIGHI2_QILLLASS_QEIEBBIB NG-EHASE_—___ COMMON PLANT NAME I SYMBOL I I -I- -I -- _--------___________1_1NLPNI_1 • 1 1 I 1 — 1 J. -1------=--1------- - POTENTIAL PRODUCTION (LBS./AC. DRY WT): (__-_-- FAVORABLE YEARS I I I NORMAL YEARS I I I I 1 -------_SINEAYQBEOLE-ILA65—_-1 1 1 -1-'—"---- ---------- ----- FOOTNOTES A ESTIMATES OF ENGINEERING PROPERTIES BASED ON DATA FROM THREE PEDONS IN VIRGINIA. D RATINGS BASED ON NSH. PART 2. SECTION 403. MAR, 1970. C RATINGS BASED ON SOILS MEMOS 26. SEPT. 19671 OR 74. JAN. 1972. • T h I T i v 1,,;. 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CHESTER SERIES MD0001 ------------------------------------SL E1ILMIL QLYCLQPL+C"SI__ill------------------- --- 1 : 0-82: SLIGHT I : 10-2X SILL: SLIGHT I - ' I 18-15%: MODERATE-SLOPE II 12-6% SILL: MODERATE-SLOPE 1 I CAMP AREAS t 15.X: SEVERE-SLOPE IIPLAYGROUNDS I 0-2% CN: MODERATE-SMALL STONES I II 12-6% CN: MODERATE-SLOPE.SMALL STONES I __ __-------______ ___ _ i i !zx__3E1ifi : LQEE I -- I 0-8X: SLIGHT — _— — -II I 0-15X: SLIGHT I I 18-15%: MODERATE-SLOPE It PATHS 115-25%: MODERATE-SLOPE I :PICNIC AREAS: 15.%: SEVERE-SLOPE II AND 125•X: SEVERE-SLOPE I I I II TRAILS I I I t _ I I I —`---- --CAPAHjLIII_AQ_YICL21_PCSACSE_QE_SSQeI_AIQ_PLII25L__itaid_LCILL_MA)1ASlCMEUI1 I CLASS- : CAPA- CORN I CORN I OATS : WHEAT I ALFALFA I GRASS- I PASTURE I : DETERMINING I BILITY 1 I SILAGE 1 I I HAY )LEGUME HAY I I I PHASE I I lfi _!_ SIQ111______1Qi:1 : AU__ 1 ___ SIQ7l1___i__SIQ1§L__1__-1AQ@I I ___ _—i115fljI95AI1IER_IIVIA_IIM-j11E4-1N1H_11ERI-alfla-llflSt_i1111-11114-11IH5I11A-lhal-1IIRA_I 10-3% 11 1 I 1 135 I 127 I 180 I 150 I 15.5 I 13.5 I 15.5 I I • 13-8% t 2E I 1135 : 127 I 180 I 150 I 15.5 I 13.5 I 15.5 I I 13-8% SEV ER 13C t : 125 I 125 I . 175 I I 45 I t 5.0 I 13.5 I 15.5 1 I 18-15% 1 3E 1 1125 : 125 I 175 I t 45 I 1 5.0 I 13.5 I 15.5 t I :8-15% SEV ER 14E 1 1110 I 122 I 165 I I 40 I 14.5 I 13.0 I 14.5 I I :15-25% 14F I 1110 I 122 I 65 I 140 I t 4.5 I 13.0 I 14.5 I I :15-25% SEV ER I 6E I I - 1 I - I I - I I - I I - I • I - 1 14.0 I I :25•% : 7E : I I I I I I I I I ' I I I I I I I I I I I I t I I I 1 I I : : I I t I I I I I I I 1 I I 1 I 1 1 I I t I I I I I I I I I I I I 1 I I I I I j I .1.- -1 i i I YQQQlA1Q_12IIAAILIIY (C) CLASS_ I ORD I MANAGEMENT PROBLEMS I POTENTIAL PRQQQCT11.LY_1 I DETERMINING : SYM i EROSION: EQUIP. :SEEDLINGI WINOTH.I PLANT I COMMON TREES ISITEI TREES TO PLANT I I___ PHASE I HALARQ1_Lin T : MQRTuA1_nAZARQ-j_EQMPLIti_______-_ ___-___1IAQX1 ' :0-15% :20 I SLIGHT I SLIGHT I SLIGHT I SLIGHT I (CHESTNUT OAK :77 •:BLACK WALNUT I :15-35% :2R :MODERATEIMODERATEI SLIGHT I SLIGHT I IYELLOW-POPLAR :83 IYELLOW-POPLAR t I I I I I :VIRGINIA PINE 180 :EASTERN WHITE PINE I :35•% :2R t SEVERE I SEVERE I SLIGHT I SLIGHT I :SHORTLEAF PINE 180 ILOBLOLLY PINE I I 1 1 I I I (WESTERN LARCH I I I I I I 1 I I I t I t I I I I I I I I I I — I ' I t I I 1 I I I I I I I I I I I I i I I I t 1 I I I I I t t I I I : t 1 1 1 1 t I I t I t I 1 1 1 I : 1 I j- _I________I___—______-------j---1--- 1 w_YIIQBSCAKII -- cLAs1_21I.EaM_IN'Q_EnIU__ __1EUILI_______i7lj__—__(PEER 1UIj___--ffeESIEI hill____—iP-EEili__—_ICI: i I NONE I I I I I I I I ' I t I I I 1 I 1 I I I I I I : I t I I : I I 1 I : I _1 I j I ---------- _i I WILPLIEL_HABILAI_IU1IHILIIr__Ell CLASS- I_____________POTENTIpL_EQR_ti�QILT__ELELSLyIS I PQ1EflIIAL_9l_1fl@IIAI_EUI I DETERMINING (GRAIN L GRASS L: WILD :MARDWO ICONIFERISHRURS :WETLANOISHALLOW:OPENLD (WOODED IWETLANDIRANGELDI : _ PHAs€—___---1 1LC2__iLCQQME_i_t!ES@A_i_IRLEI_1PLANT2-1 :PLANI2_1_1ATja_Ii1121E_11+I4QL-E_SIIILQLE_11I1.121.E_1 :0-3% : GOOD : GOOD t GOOD I GOOD I GOOD I - I POOR IV. POOR: GOOD I GOOD IV. P00R1 - I :3-8% : FAIR I GOOD t GOOD I GOOD I GOOD I - I POOR :V. POOR: GOOD 1 GOOD IV. POOR( - t :8-15% : FAIR : GOOD : GOOD I GOOD I GOOL I - IV. POORIV. POOR: GOOD I GOOD IV. POORI - I :15-25% I POOR : FAIR I GOOD I GOOD I GOOD I - :V. POORIV. POOR( FAIR I GOOD IV. POOR( - I :25-35% :V. POOR: FAIR I GOOD : GOOD I GOOD I - IV. POOR:V. POOR( FAIR I GOOD IV. POOR: - :35•% IV. PQQR: POOR j OQQ2__L_OQ2Q__1_2Q42 I - lYA_PQQHIYA PQORI PQQS__1_0142__Iii._eQQai : PDTENT111_NA111i_PLANT_44MtiliyIIY_ EA_N LLA1Q_Qfl_EHLII_21QCSSIQSI_YE2FIAIiQ11 - I PLANT t_ __ PERCENTAGE_Q,QMPOITj21_(2RY_Wf.jGHT)_Q1' L1All_QCT€RMjNjNG PMAaFE I COMMON PLANT NAME I SYMBOL I I I I 1 : (N1SPN) I I I j 1 I , t I : I I I I I I I I I I I I I I i I I I I I I 1 I I I t I I I I I 1 I I I I I : I I I I I I I I I I I I I I I I I t : I I I I , 1 I I I I I 1 I I I I I I I t I _I 1 I 1 I 1—POTENTIAL PRODUCTION (LBS./AC. DRY WT): I __- 1 FAVORABLE YEARS I I 1 I I . 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I i I ' ' 1 • WIL^Ljr' IiA.'TTT.T 'i11IT:11101Y In1 ._ • CL,)•,S_ rnr'NTIAL r'•'' 'lA'IjiRl rLF''L',(., : rnlr'17..1AL_A2HALItAI FfR: 1 7rIrnMT!Jlrl, :',PAIN R:'•RA'r %: 'ill :IIAvr'VI' :CnrII)'CP:TII'+in c :NI ILRNnIs11ALLowlnr'r ':711 :V000L0 : I1LANI :RAN(•I I ICI I'll) r . ^'rn :LF.r:U''E . HFI'(l. ,. TPr.Cc :rLA'li3 : II'LANTS : JAICIt :41L11LF__VILOLE_-WILI�LE_j61L�1LF_I -i.1 • Gn0l. con:: , r,nnr7 0000 I G0�)II I - IV. Pn(n1:V. I'UfRU (.0011 1 600r) :V. PTOF': . :A-14% , rAl" , r.nn0 . Goon . GOnO I nooT, t - :v. POOR:v. POOR: Gn0D GOOD !V. P0Onl :15-25% , Morro FAIF I ,nnD 0nnb 1 fn111 - :V. rnnn:V. POOR: FAIR . G000 :v. POORI . 1 l I . I • t I : 1 :._ • n7T-NT(AL NATIVE rL4'1T CO"M11rIITY ("•Ar11•ILA'1i 11r' F0"I.I U'llr)ISTORY VFGITATTOO) I rLAvi 1 r'ERrirtl;E cIPru'1Tj0'J ((1RY 41 jGiiT) PY CLASS LLILsM1NiNce_F'UAIL_..___.: CnMMn' PLANT •fMr I cY"•'oi 1 (NL^,PN) ISOURUOO(' . OVAR • :FL)YCRING OcrWO0n I rnFL2 I I ;.ALM(A I KAL'tt 1 I'tLUrtirRny VACC t I 1 ' .SRErNPRIrP cMILA' I 1 . : • 1 • I I I I I I : . 1 I : l : . 1 1 rntr'ITiAL rttnourrio❑ (L".'../AC• PRY WI): ___-.. . FAVnsA"LE Tr Ans • . • 1 )IIIMAL YfrrS ' I (J'1rAVnn AOL1: Yl A"S ' , �` FrinINOIrS - A ESTIMAT-c Or rNGI.,rrP14n PPnt':RTI(S RASrn ON 'r.'.T DATA or 7 rrnnrlc; YAPKI1I r011NTY. NC AND DAMSON CO. GA. n RATI'IGS uncut ON Nc11• PART It. SECTION 403. 3-78. C W000LANO RAT IN nlr.Tn nN .":n1L SiH.VrY I NI FRPPE 1A1Tr•1^ FOP VPnTIL AIDS" rR W-12. JULY 1',r•1 7 WILILIF:. RATI'if.S "A^r') nN SnIL5 MIM''nI'l1t1M-/4• .1AN. 1"1'' • Sirr IN)EM IS A SUMMARY nr r. OR MORI nrAS11RFMENis Orl Tuts colt . •. rHRISTMAS TAFr ^PrCtU': VA00S4 SOIL I N T E R P R E T A T I O N S CORD MLRA(S): 128. 130. 147. 14B. 125 BRADDOCK SERIES • REV. JHW.DDR. 7-84 TYPIC HAPLUDULTS. CLAYEY. MIXED. MFSiC YE °RAD00CK SERIES CONSISTS OF VERY DEEP. WELL DRAINED SOILS ON FOOTSLOPES, FANS• AND TERRACES. THEY FORMED IN )LLUYIAL MATERIAL OR OLO ALLUVIUM. TYPICALLY. THESE SOILS HAVE A YELLOWISH BROWN LOAM SURFACE LAYER 9 INCHES THICK. THE .UBSOIL °ROM ° TO 13 INCHES IS YELLOWISH RED CLAY LOAM, FROM 13 TO SR INCHES IT IS RED CLAY, AND FROM 38 TO 48 INCHES IT IS RED GRAVELLY CLAY LOAM. THE SUBSTRATUM FROM 4R TO 85 INCHES IS MOTTLED SAPROLITE THAT CRUSHES TO LOAM. SLOPES RANGE FR2M0_T2 45 PERnFAT., ----_ r5rimoTL5211_pRIElajlEs (A) , :DEPTHI I :FRACT:PERCENT OF MATERIAL LESS :LICUIO :PLAS- !(IN.): USDA TEXTURE i UNIFIED t AASHTO 1)3 iN: THAN 3• PASSING SiEVE NO. : LiMiT :TICITY: 1 t _ I(P4T): 4 12 : or :_1ou :jNrjx , : 0-9 IL. ESL,. SL iCL. SM. PL. SC IA-2. A-4 : 0-5 I85-1r0 75-°_ 50-85 25-b5 : <3U :NP-10 . 10-9 :CL. SICL :CL IA-A. A-7 ! 0-10:80-95 75-90 65-90 50-85 : 35-50 :15-25 : 1 9-4RIfL. Co SC :MH. CH, CL, SC IA-7. A-2 1 0-15:80-95 75-90 45-90 20-150 : 422-60 :15-33 : :48-BOIL. SCL. COV-f :sc. CL :A-2. A-49 A-6, A-7 1 0-75175-95 60-90 55-85 30-70 . 25-50 : 8-28 1 1 I t t , IOEPTHICLAY :MOIST 'HULK: PERMEA- 1 AVAILABLE 1 SOIL ! SALINITY t SHRINK- :EROSION:WINO :ORGANIC: CORROSIVITY f(IN.)I (FrT)t OENSITY : BILITY :WATER CAPACITY:REACTIONI(MMHOS/CM)I 'WELL IFA4i4RI:1ROO.:MATTER • s ___1 : 1r,/LM11 (jy/HR) (jyL11) 1_S12. 2__1— :pnTgyrjgLi_"_-i_1_i.4P41tpi_LECII_i_>ILLL__1 2NIELIL: : 0-9 110-25:1.20-1.50 : 0.6-6.C. 0.14-0.19 :3.6-5.5 t - LOW :.32: 4 I - 1-2 :__CjC1H :MODERATE: : 0-9 :27-40:1.20-1.50 : 0.6-2.0 I 0.14-0.19 13.6-5.5 i - 1 LOW :.321 3 I - I .5-1 19-48135-55:1.20-1.50 : 0.6-2.0 0.12-0.17 :3.6-5.5 t - :MOCERATE :.24:_ :__ _ ____ :48-80125-45:1.20-1.50 : 0.6-6.0 t 0.06-0.12 13.6-5.5 : - t LOW .24: . I FLOODING HIGH WATER TARLj j£MjNTSO PAN arROC✓ :CUHSID1NCF IHYE:POTENT'L: _ : 'IEPTH 1 KIND :MONTHS IDE°THIHAA:.NESS:DEPTH :HARF,NESSITNIT.:TOTAL:6FP: FROST TIUDENCY rURATjON :MON EHS , (FT) :(IN/ • . (IN) . :(TN) :(jNI . , ACTION , _-_12NE . )f..0 t __ 1 - )60 - :MCGERATEI ninTAOY FACTIjTI'S (r) CONSTRUCTION MATERIAL, (E) 0-RI: MODERATE-PFRCS 'LOWLY II : 0-15A: PAIR-LOW STNENGTH • !SEPTIC TANK : 8-IS:: MODERATE-PrRCS SLOWLY.SLOPF II 15-25%! FAiR-LOW SiRLNGTH.SLOF'E , : ABSORPTION 1 15•%1 SEVERE-SLOPE II ROAOFiLL ! 2S.i: POOR-SLOPE • 1 FIELDS !I •• 1 : • • • : n-7%: YFVFPE-SEEPAGE 1 IMPROOAHLF-EXCESS FINES _ _ SEWAGE , 7.%: SEVERE-SFEPAGE.SLOPF : I t . LAGOON It SAND . AREAS II • , t • 0-15%1 S'WERE-SErOAGE.TOO CLAYEY It , IMPROCARLE-EXCESS FINES SANITARY 13•%: SEVERE-SEEFAGE.SLOPF.TOO CLAYEY It • LANDFILL if GRAVEL I (TRENCH) t : 1 • : 0-4%: SLIGHT : 1 : 0-15%: POOR-T00 CLAYEY,SMALL STONES • ' SANITARY I R-15Y.: MODERATS-SLOPE II 115•%: POOR-T00 CLAYEY.SMALL STONES.SLOPF LANDFILL i 15.X: SEVERE-SLOPE I : TOPSOIL • (AREA) 11 • : t : : • : 0-15o: POOR-TOO ELATET.HARD TO PACK 1 : DAILY • 15.K: POOR-TOO CLAYFY.HARD TO PACK.SLOPE : ! WATER MANAtFMFNT : COVER FOR 11 : 0-3o: MODERATE-SEEPAGE • LANDFILL Il POND : 3-RX: MODERATE-SEEPAGE.SLOPE If RESERVOIR i R.X: SEVERE-SHORE AREA ,,u:LrING_1TE DFVFLrorENT (IT) : t • : 3-8%! MonERATE-TOO CLAYEY ! : : SEVERE-HARD TO PACK SHALLOW : R-19%! .ODrRATE-TOO CLAYFY.SLOPE t :FMHANKMENTS . , :EXCAVATIONS , 15•L: SEVERE-SLOP' It DIKES AND I 11 Lf VCES f I • --- : 0-pI: •M OnEPATE-SIIPiNK-S W'LL 1 : SI VCRE-NO WATER • OWELLI`JiS ( R-15•:: rOCER1.Tr-SHRINK-SrrLL. :LOPI I ITCAVAITO I _ WITHOUT : 15•X: SEVERE-SLOE' PONDS t : BASEMENTS t :AOUIFER FED 1 ,• o-u%: MODERATE-SHRINK-SWrLL : : DEEP TO WATER , : D.ELLINSS : R-I5%: M(I,rRATE-SNRINK-SWELL.SLOPE : 1 , t WITH 115•0: SrvrRE-SLOP': 1 : DRAINAGE .• BASEMENTS : 1 10-4Y: MOCERATE-SHRINK-SW1"LL : t : 0-3X: EAYORAbLF. QMALL 1 4-40: MonERATr-SHRINK-SWrLL.SLopr 3•Y: SICPF : COMMERCIAL : 4•X: SEVERE-SLOPE : IRRIGATION : .• : 'UILOINGS It • s _ : t , 1-15i: SrVERr-IOW STRrNGTH 0- o: LARGE STONES LOCAL : 15.%: SFVr'°-LOW STRrNr•TH.SLOPE TERRACES 1 8.%: SLOPF.LAFGE STONES RCAOS AND : : AND 'TRrFTS DIVERSIONS i • ` LAWN' . -!'C: -.Lulu: 11 0-Ni: IAYURAPLL , 1 ND SC AP ING J'-I -TI MrnCRA Tf-`HOPE- Gr AS FFD P•X: SLOPE • )NO G"LF , 15•%: SFVERE-SLO"' It WATT^WAYS FAIRWAYS II Rrci-NA-�T-----ATInjS----__-- • • • • 1 9RA000CK rERTES VACC54 __-- RIEU111Q"111.-Q£YLlQP1_'ENT (P) : : 0-'Y: SLIGHT SI t C-21: MOOFRATF-SMALL STOWS 1 S H-15': MODrPATE-clnnr II I 2-6%: MODCRATE-SLOPE•EMALL STONES CAMP AREAS 11.4`:: SrVERF-SLOPr t :PLAYr.ROUNDS T 64:: FIVFRE-SLOPE . I: f • i! I . C-HY: .`LT;HT : s 0-T5 : SLIGHT : N-15': MODERATE-rLOPr I : PATHS ! 15-25;: MODERATE-SLOPE :PICNIC AREAS: 15.X: SEvrPE-SLOrr AND 125.X: SEVERE-SLOPE , . II TRATLc , I , -------------___-:APA^fljTY_A)1 _11:LQi_P:R_AIRE nF_QR(1P R AN11_PORTuRL__1L1LH-LLYLL MANAGLMrNTI CLA•S : CAPA- CORN CORN I VHFAT I GRASS- : ORCHARD- : KENTUCKY , DETERMINING : EIILITY SILAGE I :LEGUME HAY : GRASS : HLUEGRASS : I PHASE T (ry) I (TQNSI I jfQ) f (TANS) (AIIM) (AQM) , S __ ---------------1N1RR:IRR4ItIRK_IIRR 4_:NL_11FRS_.y1RR _I� ER,_1hjRP :pr. :NIRR :jRR. :NIRR :URP. :A'jRR :j1F, 10-2X 11 1 1 130 I i 2R I 150 .0 . . P.5 1 i 4.5 ' T?-7Y I 2F I . 120 I 25 I ! 511 I . 5.0 : 9.5 . : 4.5 : ! 17-157 13E I 1115 I 23 t 145 I t 4.5 I : 5.0 : 4.5 - :7-15K SEV EP 1 hr : . 85 I 1 IR I 1 30 . 3.5 7.5 : 4.0 • ' :1i-25X 4F S 100 t 120 I : 40 1 14.0 i 8.5 . 14.0 115-25X SEV ER I 6E - - I I - - - - ' ' :25-35% , 6E I - I I - I • t - I - - '( : 135•X 7f - s - I t - I I - - I - • I t I t I : , I 1 • i t • I ! I !IU_nL'UIU_=1lLA_LIL11Y (S) CL r• : nr , MANA/.•MI N1 rvn gjM. rn11NIlLL_LRQUE.11/11I_: OFTERMI NI NG ' SIR : IN0•.1ON: :0011'. :SIIDL IN). VINUIH.: I'IAN! I CIIMMON TKEIti !:111 : 1111S 10 )IAR1 PHA% : HA7APn I LjMjT I M^PT'Y.I HAAARII : r'MnrTj: :11V.Y: , :10-I5Y L.rcL.SL 17C SL1'Hl :M001RA1r : SLIGHT ' SLIGHI :MODEPATEIKORTII' RN RI.0 OAK :Po :YELLDII-PCFLAF • , 10-15% CL.EICL :2C : SLIGHT :MOOrRATE :MOnERATr: SLIGHT :MDrtPATTITILLOV-rCPIAF :'r :EACTCR1. LHITr P1AE :15-35% L•FSL•SL• t :FASI:HN VHITr PINE I NORTH :2R :MODEP,TC:MODERATr! SLIGHT : SLIGHT :MODFRATESVIPG:NIA PINE :7( t I35.1: L.FSL•SL•NORTHI2R I SrVrPr I SEVFit I SLIGHT I SLIGHT :M(IDERATf:!HORTI-EAF PINE :7A , 115-35XCL•SICL•NORTH:2P :MODFPATF:MnDERATr:MODrRATrI SLIGHT :MODERATE: l39.% CL.SICL•ND''TH :2K ' SrVFRC 1 SEVERE :MOOFRATET SLIGHT :MOr[RATE: ' i I 715-35X L.FSL.SL• ! :hnPTHrRN RED OAK 170 ISHOFTLCAF FINE I SOUTH :3R :MODERATr:MODERATr: SLIGHT I SLIGHT :MODERATEIYELLOV-POPLAR :6C I :35.X L.FSL•SL.SOUTH:3R I SFVrPE I SEVERE : SLIGHT I SLIGHT IMODE'+ATE:LASIERN WHITE PINE 181. I :15-35XCL.SICL.SOUTH:.R :MOOr.RATC:MODFRATt :MODE4ATE: SLIGHT !MODERATE: E : 135•0. CL•SICL,SOIITH I'SP : SEVERE I SEVERE :MODERATE: SLIGHT :MOO-RATE: T ! : i I I II , I I , LII1_2"RLAK" :EVSS-OETEPF'jN'G FHAer, ;RFCjrI :HT: Srrf. FL- :H PC L . NOY- -------I I IL _ r ---- � _ 1 ;e----__irl: PErjLs :HT: I s I , , I I , , I I I I . . I t t : : --- s I I I . I : ------ WLL2LIEL-'1A!+LTAT_;)yITALIILITY (n) : CLASS- POTENTIAL FGR HAPITAT_ELLMINTs I POTENTIAL Al HAPTTAT FOE: t OETFPMININr. :GCAIN &:,RASc R: WILJ IHAR0.O ICONIFFR:SHRUHS WETLAND:SHALLOW:OPENLD :W000LO :6LTLANG:RAI7GEL0: I PHA'''. I cern :LFFUMr ! HER!.. . TRrrS (PLANT, : :PLL•IT' • WAT!P :LILULF :kILOLF :lij:IkF :61 LF_I 10-LY : GOOD I G005 I GOOD : GOOD i t000 T - : POOP V. POOR: G00.; : GOOG :V. POGF: - :5-aY : FAIR I GOOn GOOD : 0000 : G000 : - ! POOP :V. P00k: 0001' : G000 :V. PCOP: - :R-IcT I FA10 : Goon 1 GOOD 10000 : GOOD I - :V. POORIV. POOR: G00n : GOOD IV. POOP: - , :15-25% : PnoR : FAIR : GOOD : GnOD ! GOOD - :V. POOR:V. POOR: FAIN : GOOD IV. PEER: - :25.7 :V. POOR: FAIR I GOOD I GOOD : GOOD I - IV. POOR:V. POOR: FAIR I GCOD :V. :?GOF: - . PDTrNTLLAAlly._PLANT CUMMQ 1TY (RANQLLANO ^P FOPF,jT unn RSTORY VLGjTATIGN) • : PLANTYM:I PU SLY1^S(L_LQrPQ_1114N_(1L"1-L+LIEHT) I'Y LLAtc_nLILkMjNjn._FhAIL :_ COMMrN PLANT NAME . SOL .---_- i :RED MAPLr I INLIPN) . t , I ACRU :SOURVOO^ . CKAR :• :HICKORY CAPYA I I 1, INOnTHFR6 REG OAK , CUR)) I T : I :EASTERN WHIT' PINE PIST I I : i ! I : • T t I • I S I , POTENTIAL PRDOIICTTON (LDS./AC. PAT VT): t FAVGRA0LF YEARS : • : NORMAL YEARS f : • ------------------y==Al2wAQlr YrAPS 1 : 1 rnOTNOTIS A CSTIMATre OF rNGINr7RINC• PROPrPTIFV CACEII ON ILST DATA nl 1 FFDON FROM VIRGINIA 5 RATINGS nASEO ON NSH. PART .^3• (JULY I0031. C RATINGS HASEO ON NATIO%AL FONEcTPT MANUAL. TITLE 14n (SCOT. 1PRD). . 1 RATINGS PASSn ON SOILQ XrMO 74. JAN. IN';. • YAUO!A S U 1 L I N I t M Y K t 1 A t I U N I I C U M U ME►OOWYtLLE SERIES mLaA1Sl: I46 If R"Y. DIR. 12-R1 {/14 00 3"� Tr OIC HAPLunuLTs. FINE-LOAMY. MOSEY. MFSIC Sn/LS of THE MCAOOWVILLF 'AERIES ARE DEEP ANO MODERATELY WELL TO WELL ORAINEO• THEY FORMED ON UPLANDS IN ALLUVIAL OR ^.ILLUVIAL MATERIAL. TYPICALLY THESE 50IL5 HAVE A DARK DROWN LOAM SURFACE LAYER 14 INCHES THICK. THE SUBSOIL FROM 14 TO AA INCHES IS STRONG BROWN LOAM. FROM 18 TO 46 INCHES IS YELLOWISH BROWN SILTY CLAY LOAM. AND FROM 46 TO 52 INCHES IS NOTTLEI YELLOWISH BROWN SANDY CLAY LOAM. THE SUBSTRATUM FROM 52 TO 76 INCHES IS MOTTLED BROWNISH YELLOW FINE SANDY LOAM. gL22:1T11QL-FROM 0 TO Ii_. IA__________- t I 4lijyA?LO SDLL-E121R_LL5 ({�fRACTtPCRCENT OF MATERIAL LESS ILIOUID iPI►S- 1 IItNT11--_ I 1 • �T Y I LIMIT ITICITTI I-IN-►1 USDA TCXTUR'. I UNIFIED I AASHTO I(PCT)I TA _ 3 �_SING'SQIEt� -w�J�L_I I- _ i___ I - I 0 190-100 75-100 65-95 50-R5 118-32 12-10 1 I 0-(AIL, SIC ICL. CLr CI-ML IA-4 11�-♦(AIL. SILL• CL }CL. ML IA-4. A-s. A-7 I 0 t90-300 75-100 65-95 50-85 128-SO I 8-20 i 146-5215CL. SC ISC. CL. MH• CH IA-2. A-6. A-7 1 0-5 175-95 75-95 60-85 25-55 130-55 110-24 I 152-76110 I I 1 1 I I I I I I I 1 I • I 1 1 i _ :TErTHt I CLAY (MOIST BULKI PERMEA- I AVAILABLE I SOIL I SALINITY I SHRINK- IEROSIONIWINO IORGANICI CORROSIVITY tlIN.11(PCT)I DENSITY I MILITY !WATER CAPACITYIREACTIONttMMHOS/CM11P SWNLIA 21II R lI STEEL ICQNCRCT(I 1 1 1 tGL:" 1. 1 111Ltlai__!_-iIYL1I_L_iati t - �-TOW LL_ 13 1112V I 2-4 I_STIGL I NCRtl_I 10-14110-2711.00-1.25 12.0-6.0 I n.17-o.2n :A.5-6.0 : I 1 I14-45120-1511.20-1.50 I 0.6-6.0 I 0.I4-0.19 14.5-6.0 I IMODrRATE 1.281 I lMODCRATE 1.281 1 I 1 I46-52120-5011.20-1.50 10.6-6.0 I 0.11-0.17 14.5-6.0 I - I I I 152-761 I I I I I I I I I 1 I 1 I _ t t _.-_T__L_— ___ i___�_� C IMTOIPOTENT'LIJ �-�-T—__-1 FLOODING L 1_ HIGH WATSq TADj,C I I•[w�NTrQ PIN 1 H€DROCM teunsI QL1� I _ _1 DEPTH I KING !MONTHS IOCPTHIHARfNESSIOEPTH IHARDNESSIINIT.ITOTALIGRPI FROST 1 I FPrD11EWr.Y _1 nuRAT14ytMDNTHK_i (FT) 1_ 1 I(IN1 I 1 (121 1_ 1►j - _ Iij_L N 41 1 1 AION-1 I �l 0_,0!APPARL TIn,S_tAit - L I )60 1 I I 1 b IMOkIRALGt _____ vjTARI FAr LJTIFs(n)� CO 1 UC1IQ1 MATERIAL (n) 1 rI SEVERE-WETNESS II I POOR-LOW STRENGTH 1 1 II t (SEPTIC TANK I II ROAOFILL I I A7STRPTION I II I t FIELDS 1 It I t 1 I 1MPROBARLE-EXCESS FINES — t I I� --_ I 0-7Xt S`_vERF-SEEPAGE.WETNESS 11 I SEWAGE 17-15X: SEVERE-SLOPF.SEEPAGE.WETNESS II II SAND I I 1 LAGOON I I { AREAS I It t 1 _ L — II I 1MPROBABLC-EXCESS FINES I SEVERE-DEPTH TO ROCK.SEEPAGE.WETNFSS II I t i SANITARY I It II GRAVEL I t I LANDFILL I II I I I (TRENCH) I II I t _--J----- -- - II { 0-81: FAIR-SM►II STONES t t I SrVCRE-SrEP4GC.WET�IFSS II 18-1SX: FAIR-SMALL STONES.SLOPC I I SANITARY I II TOPSOIL I 1 LAvnFill I II 1 t t (AREA( I II I I t 1 — - II I_� :0-AO: FAIR-AU RCCLAIM•TDn ELAYEY cAIR-AREA RECLAIM.TOO CLAYEY.SLOPE It WATER NANAQLMEILT ID) ^ I E I R-151: It t 0-81: SEvERr-SEEPAGE I COVVEDR FOR I It POND I B•X: SEVERE-SEEPAGE.SLOPE I 1 LANO�ILI I I: RESERVOIR I I t I----- I II I SEVERE-PIPING IIEMDtt AREA t I 21L^_13St_zIIL_2u:LQPt7I f9) II I -1 I—� t 0-PX: MODERATE-WETNESS ANKMENTS i I 1 SHALLOW 19-ISX: MnnCRATE-SLOPE.WETNESS It MANS AND I t ICXCAVATiONS I - II Lrv'rs I - -. _ I I t It I _ I _ _? I: I MODERATE-DEEP TO WATER.SLOW REFILL. t r` t 0-P1: MODrPATr-SHRINK- WCLL II CXCAVATcp I DEPTH TO ROCK I I DWELLINGS I 8-15X: MODERATO-SHRINK-SWELL.SLOPE II PONDS I 4 I I AEHENT I IIAOUIFER FED I 1 I BASSEMENTS 1 1 II I I t _ 1 I O-R1: M1nr4ATr-WET F$S.SHRINK- WELL II I DEEP TO WATER I DWELLINGS t 8-151: MOI)rRATC-WETNr°S.SI.OPr.SHRINK-SWELL II I 1 I I WITH I II DRAINAGE I I 1 BASEMENTS I —Li_ I --- _____—__— - II 10-31: FRnOES EASILY I I- 10 41:MOOERATr-SHRINK-SWELL It 10-30 SERODESREASS EASILY • I SMALL I A-MO: MOOERATF-SHRINK-SWELL.SLOPE II IRRIGATION I 1 i rO•MERCIAL I R•1: SEVFaE-Stnrr II I t t nt11L01NG5 I II I I --1-_ --I S(YFRC-LOW STRENGTH II I 0-8X: ERODES EASILY I t I LOCAL I II TERRACES I 8•X: SLOPE.ERODES EASILY tI It ANn I 1 aSTRS AND I :I DIVEPSTONS t t STREETS 1 I _ _-__L_____ i1 : I t o-Bx: ERODES EASILY t 1� LAWNS. 10-0tl SLWTM II I (LANDSCAPING I 8-15X: MODERATU-SLOPE I8•X: SLOPC•CAODES EASILY I1 GRASSEDI 11 WATERWAYS t I t A40 0(tlF I II I 1 FAIRWAYS I I I -------- ` _14 RfSj(1HAL jNiraPR TAT N • t MtAUU/VILLI Aktt' YAUU3q _ ______ _ _ RES3EiMt!LQC1LL0°"_FIlI__iR) ! — _I 0-R1: SLIGHT —_ I 0-2X: MODEPATF-SMALL STONES ' I t 8-151: MnnERATE-SLOPE 11 12-62: MODERATE-SLOPE.SMALL STAINES 1 cA.n ►RF►S 1 IIPLAYGR)UNDS 1 662: SEVERE-SLOPE I I II' I I 1 _--_!_---_-_----- -__----____—_____—L i_— 1 —+ t�_--- t o-R$: SLIGHT It I 0-8%: SLIGHT 1 t I R-1c1: MnnERATE-SLOPE II PATHS ! 8-15X: SEVERE-ERODES EASILY t :PIrv1C AREAS! I: AND I I 1 1 II TRAILS I 1 I t _________ 11_ 1 I _—___--- -- AP1nILII!i1 11E1.0S_Pr.3_ao3SSE_i9nE2—1'/12_EIiTuR.r._._iHLtN LLYEL MANA4LMLHIL_ 1 CLASS- I CAPA- 1 CORN I CORN t OATS I WHEAT 1 ALFALFA 1 GRASS- I PASTURE 1 1 DETERMINING I PTIITY I I SILAGE I 1 I HAY ILEGUME HAY I t ! PHASE I_ _ t___(R4) _ 1 tTON,a) 1 _LQu) MQy_ I ) I I� Q1 —1_..SIQ1L t (AUM) ._I 1 : RRIIPN.:viR%_13A_LYI3_1I93L � �t+l 133L1R I 9SEAi i liw113EL17IRRRI R t ._1NNLJ1RR.._I 10-21�--__� Nj 1 24 I i tin t I 1,, I I RO I 160 I t 4.5 I I 4.0 I 17.0 1 I 12-7% I rr I 1125 I I P5 ! 175 I 155 I 1 4.2 I 1 3.8 I • 16.5 I I :7-151 17'1 I ' 120 I 124 I 1 70 I 155 I 14.2 I 13.8 I 16.5 I I 1 I I I I I t I I I I t I I I I I I ! I I I I I I I I I t I I I I I I ! I 1 I I 1 t I I I I I I t t t I I I t I I I I I I I I I I 1 I I I I I I I I t I I I I I I I I I I I I I I I I I I I I I I I I I I t I 1 : I I I I I I I I t I I I I I I I I 1' t I I I 1 I I I t I I I I I $ I I I I I I t_-_ . _-I--_—I_---L_— I __i_—__I I I - 1 I I ---------- `vnonLain 411LTAnILITrict t--- CLAFS- t nr•0 t HAN4(a.MFNT PROW CMS 1 POTENT ILL PRD U T V TY I t 1 DETERMINING I STM I FRnelnN: rntliP. 1SIC1LINGI HINDTH.I PLANT I COMMON TRFFS :SITEI TREES TO PLANT I I FNAcr 1 t H_A;4Rt1 t .LI'±IT_ SLIGHT MOR_T•Y.1 142AR2 I COM°LT_1 —__ 11NORI _ I I4LL_ c _— 120 I LIG7T I SLIGHT : I SLIGHT I SEVERE. INORTHERN REP OAK 176 •ILOPLOLLY PINE I 1 1 I I I I IYCLLOW-POPLAR • 190 !EASTERN WHITE PINE I I I I I I I I !VIRGINIA PINE ISO IYELLOW-POPLAR I I 1 I ! I I ILOOLOLLY PINE 190 :BLACK WALNUT I 1 I I I I I t 1 I I I I I I I I I I I I I — I I I I 1 I I I I I I I I I I I I I t 1 I I 1 1 I t I I 1 I ! 1 I I I I I I I I I 1 I I I I 1 t I I t I 1 I I I I I I I I 1 1 I ! I I t 1 1 1 I I 1 I t I 1 t 1 I I I t I --i__ I ---1 L- _l__—__ _ 1— I I —1 W/NOPRL111 :WTI SPECIES lMTS ICL4-S-'1CTFRMIN_P PHAIF: _iP ie --!HT! sPrriFS_ I4j1 _SPECIES 1 I NnNF M- t I I I I I I I I t I I I t I : I ! I I 1 I 1 I I t - 1 I I I I I 1 I I I I I I t I I _— : 1 _ _ _ ___t_ I —_ I—I j_—t _— --_ vivLIFEHAR1TAT2UjTAPILIL__In) I rLAFS I PnT'NTLAL FOR HA'(/TAT -L<uunitn I PCTCNTIAL_AS HA212ATEOR: I I DETERMINING !GRAIN &IGRASS &: WILD IHAR'IYP IrnNIFERISNRI'RS IWETLANDISHALLOWIPPENLO IV000L0 tWETLANOtRANGFLUt 1 rjAF. I SrEI! ILFGUMC I HERD. I TrCF,S IELANTLi_--__IPL4NTl t VATLR tu( LF :vLLDLF :YLLQLF 110ILQLE_I :0-31 I G300 : coon I GOOD t Gnnn : r,rnn 1 - : POOR I Primo, I Gnnn : Gnnn : POOR I - 1 I3-31 1 GoOD t (Y)on I [nnn 1 G000 I GOOD I - I POOR IV. PnnRt GOOD I A000 'IV. POORI - I :5-8% I FAIR t A001 I r•nnn 1 GOOD 1 GOOD I - I POOR IV. rnrRl Goon I GOOD IV. POORI - I 18-I1% I FAIR 1601O I rnnn t GCnn I GOOD I - IV. POOR:V. POOR! GOOD I G0P0 IV. POOR) - : I I I I I I I I I I I I I I t _t : __ t __I t t' t I I t t - 1 1 _-__-_—__ PovvNTInL NATLLPLANT COMMOULTI_(RADaLLANDSRUPLI/JINDERITQRY VLSLLLI12.t+L_- I ____--- — : PLANT _ PIRCO Lil- 4_Pn4j1104 (DRY WGIQHT) RYSIASS_pETEg'+ifl194.3r I 1 COMMON PLANT NAMr I SYM'OL t I t e t 4 I 1 l "LIEN/ I : : : I I I I I I I I 1 I • I I I I I I I 1 I I I I I I t I I I I I I I t I I t t I t ' I I I I I 1 1 I I I I I I I ! I I 1 1 I t ' 1 I I I I I I I I 1 I I I I 1 t t t I I I I 1 I 1 - t : I 1 I • . I t 1 _ __ _—__I I I - _ — --- - _ I t- POTENTIAL PP000CTIO' (Lnc,/AC. OPT WTI: t -- I FAVYRAPLE YEARS I t I I ) I NORMAL TEARS 1 I I 1 I I I ----_-- _-_'�'+F A v R!2L1-Ia"4I_ �__ I I ��—�.1 I ' —� FOOTNOTES 1 ESTIMATES Oc ENGINEERING PROPERTIES ARE nACED nN TEST 1ATA FROM 1 PEnON. 1 RATINGS EASED 0'! HATIONAL SOILS "AunAnnK cFCTION 403. !ARCM 197A. C RAT(NrS nY SOILS MFMn. 26. SEPT. 15.7 T.ln REGIONAL CRI 'eRIA. 1 JILnLIFr RATINGS ^AeFn ON S0:_r MEMORANDUM '4. JAN. 1'!2 NCO019 S OIL INTERPRETATI ONS RECORD MLRA(S): 130 ASHE SERIES REV. HJB.DLN, 11-83 TYPIC OTSTROCHREPTS. COARSE-LOAMY, MIXED, MESIC THE ASHE SERIES CONSISTS OF SOMEWHAT EXCESSIVELY DRAINED SOILS ON THE TOR AND SOUTH FACING SLOPES IN THE SOUTHERN A°P►LACHAIN MOUNTAINS. THE SURFACE LAYER IS VERY DARK GRAYISH BROWN SANDY LOAM 3 INCHES THICK. THE SUBSURFACE LAYER • INCHES THICK IS FROWN SANDY LOAM. THE SUBSOIL TO A DEPTH OF 25 INCHES IS YELLOWISH BROWN SANDY LOAM. THE UNDERLYING MATERIAL TO A DEPTH OF 30 INCHES IS SAPROLITE THAT CRUSHES TO SANDY LOAM. SLOPES RANGE FROM 2 TO 90 PERCENT. I -- --_-LIIjM_IILP_141L_PP4PLRTjL< (Aj t )DEPTH( t 1 IFRACTIPERCENT OF MATERIAL LESS :LILUIr IPLAS- : I(IN.)1 USDA TEXTURE 1 UNIFIED 1 AASHTO 1)3 INI THAy_3•_PASSINi_S1LIE_N4a_1 LIMIT :TICITYS !__ : ______—1-----------------I----------- 1(OSI):- . : _10 f 42 I 700 1 11NDLX I f 0-7 IL. SL. FSL ISM. SM-SC, ML. CL-MLIA-♦ I 0-15190-100 85-1CG 65-95 40-55 : <25 INP-7 0-7 1GR-L. GP-SL, OR-FSL ISM. SM-SC 1A-2. A-A I15-35180-90 75-90 60-90 30-49 <29 INP-7 I t 0-7 IST-L, ST-SL, ST-FSL tSP, SM-SC IA-2. A-R 115-35180-90 75-90 65-90 30-49 S <255 :NP-7 1 17-251L. SL. FSL !SR, SM-SC IA-4 - 1 5-30:85-100 80-95 60-95 35-49 : <25 INP-7 1 125-.01SL ISM 1A-2. A-A :15-30:79-95 70-95 55-95 30-49 I - NP , I_1D I142 ------------1------------__--.....I -----_-----'-1--t----------_----- ) 1 1GEPTHICLAY !MOIST BULK( PERMEA- I AVAILABLE : SOIL S SALINITY 1 SHRINK- IEROSIDNIAIND :ORGANIC: CORROSIVITY I I(IN.)1(PCT)I DENSITY : PILITY tV/TER CAPACITYIREACTIONI(MMHOS/CM)! SWELL IF&S1QP.IEROD.IMATTER 1 I I _,j 1-1&1 0131 : (111H"1—I-_ j11L112_—_1-1°21__L IODIrNI1A_L1_K_1_I_lla4u°i_S°LI1-LEiELL-12 11:1I1: 1 0-7 110-2511.35-1.60 12.0-6.0 1 0.13-0.I14 14.5-6.0 1 - 1 LOW 1.2.1 2 I - 1 1-3 1 _LQji' : _h1¢r I 10-7 110-2511.35-1.60 1 2.0-6.0 1 0.10-0.13 IR.S-6.P t - I LOW 1.17: 2 I - I 1-3 1 0-7 110-2511.35-1.60 12.0-6.0 I 0.10-0.13 14.5-6.0 I - t LOW 1.171_Z j - L_1-2—1 1 7-25I10-2511.35-1.60 1 2.0-6.0 I 0.10-0.14 14.5-6.0 1 - 1 LOW 1.171 125-301 5-1511.45-1.65 1 2.0-6.0 1 0.08-0.12 14.5-6.0 1 - t LOW 1.171 1 12 i----1-------`---------j------------j 1— ! r j I FLOODING _t--_!+15121_k11''q_I!PLE-___1_LL°EyIL4_°Ili P'E4 I EE4!< I50.112Ey41<_IHYDIPOTENT•L: I t DEPTH I KIND (MONTHS IDEPTHIHARONESSIOEPTH IHARDNESSlINIT.ITOTALIGRP: FROST 1 I__EHL11/L141__1___PL'°2I12L__l"4_"rHl_j_lFTj--2___—___1_ 111_N_)_1_____--1_11y1-1__ _111_j_111_1 I : A4T14L,_: 11 I---__ 2K-----1--- I L.25.11--1- __ 1----- 1±AR2 1 - ; 1 1 : LcA 1 IA1III!1_E!41L1I1E1-122 _ 42NIIFM4I12N MATr°I k (RI I t 2-151: Sf WERE-DEPTH TO ROCK It 12-252: POOR-AREA RC CLAIM.THIN LAYER • ---- :SEPTIC TANK r 15.2: SEVERE-DEPTH TO ROCK.SLOPE II r 25.1: POOR-AREA RECLAIP,THIN LAYER.SLOPE 1 ABSORPTION I It ROADFILL I ! FIELDS : 11 1 • • 1-------1-------------------------_ ------_—_-II-- -------1--------------------- • I f 2-72: SEVERE-SEEPAGE.DEPTH TO ROCK It I IMPROBABLE-EXCESS FINES I SEWAGE 17.2: SEVERE-SEEPAGE.DEPTH TO ROCK.SLOPE II ! t I LAGOON 1 It SAND 1 - 1 I AREAS t II 1 1 I 1 --11_ ---- 1 _ 1 1 1 2-152: SEVERE-DEPTH TO ROCK.SEEPAGE� It I IMPROBABLE-EXCESS FINES — i I SANITARY 1 15.2: SEVERE-DEPTH TO ROCK.SECPAGC.SLOPE II 1 1 I LANDFILL t 11 GRAVEL 1 1 • (TRENCH) I 11 1 ! �— j ------ --II 1 t , I 12-15%: SEVERE-DEPTH WEN:UMW RO .SECPAWE tl 1 2-15% ST: POOR-SMALL STONES 1 1 SANITARY 115.1: SEVERE-DEPTH TO ROCK,SEEPAGE,SLOPE II 1 15.5 ST: POOR-SMALL STONES,SLOPE t LANDFILL 1 11 TOPSOIL 1 2-15%: FAIR-AREA RECLAIM.THIN LAYER i 1 (AREA) ( If 115.2: POOR-SLOPE 1 -------j-------------- 1 • : 2-151: POOR-AREA RECLAIM,THIN LAYER II I DAILY 115.2: POOR-AREA RECLAIM.SLOPE,THIN LAYER II I�A11R MANAGLMEHI_ (2) 1 COVER FOR I It t 22-20%: SEVERE-SEEPAGE 1 I LANDFILL I II POND 1 20.2: SEVERE-SCEPAGE.SLOPE I j _ I ---I----___—_—_____________ _--_ __II RESERVOIR 1 II AREA 1 1 — _EMILP1y4_11I1_PEYELDEIENI-121-___--_—_-11_-----___-1 r 1 1 2-8S: MODERATE-DEPTH TO ROCK II 1 MODERATE-PIPING.THIN LAYER : 1 SHALLOW 1 R-15%: MODERATE-DEPTH TO ROCK.SLOPE IIEMBANKMENTS 1 1 - -!EXCAVATIONS 1 1..1: SEVERE-SLOPE rl DIKES AND t I 1 1 II LEVEES 1 • 1 t 2-R1: WOOER ATE-DEPTH TO ROCK 11 I SEVERE-NO WATER t 1 DWELLINGS 1 8-15%: MODERATE-DEPTH TO ROCK.SLOPE 11 EXCAVATED I • t WITHOUT 115.2: SEVERE-SLOPE 11 PONDS I : 1 BASEMENTS 1 IIAOUIFER FED 1 1 1 I _-a1 1_ .2-152: Sr WERE-PEPTHTTO ROCK— ----- 11 I DEEP TO WATER I DWELLINGS 1 15.2: SEVERE-SLOPr,DEPTH TO ROCK 11 t 1 1 WITH 1 II DRAINAGE 1 1 1 BASEMENTS 1 11 1 1 I I _ J j I t I 1 2-4O: MODERATE-DEPTH TO ROCK II 1 DEPTH TO ROCK.SLOPE ! I SMALL 1 4-82: MODERATE-DEPTH TO ROCK.SLOPE 11 I • I COMMERCIAL 18.1: SEVERE-SLOPE II IRRIGATION I • • I BUILDINGS 1 :I I 1 I 11 1 • t 1 2-P2: MODERATE-DEPTH TO ROCK II 1 2-8% ST: LARGE STONES.DEPTH TO ROCK I I LOCAL 1 P-151: PODfRATE-DEPTH TO ROCK.SLOPE II TERRACES 1 P.2 ST: SLOPE.LARGE STONES.DEPTH TO ROCK • • 1 RnADS AND 115.5: SEVERE-SLOPE 11 AND 1 2-R2: DEPTH TO ROCK • I STREETS 1 It DIVERSIONS 18.2: DEPTH TO ROCK.SLOPE 1 1 I----- --I___-------------------_--------11-_-_— t 1 LAWNS, 12-PS: MODERATF.THIN LATER 11 1 2-8% ST: LARGE STONES t 'LANDSCAPING 18-15%: MODERATE-THIN LAYER.SLOPE II GRASSED I P.O ST: LARGE STONES,SLCPF 1 AND GOLF 1 15.2: SEVERE-SLOPE II WATERWAYS 12-82: DEPTH TO ROCK , 1 FAIRWAYS 1 2-8% ST: MODERATE-LARGE STONES,THIN LAYER II 1 8.2: DEPTH TO ROCK.SLOPE • 1 1_._111 SI•_H4PLR+IE_L!PSIE_SI4101114EL 11_w 1 I I —__3EQi2 L_lylL°°°°LIlIlQy1—__ I I I I I I 1 i I ASH( SERIES NC0019 ---_------- -----_—_ _r9L ATIDNAL_QLYE100-10I__Sfll-------------- • t 16-8%: SLIGHT It I SEVERE-SLOPE --I I I t 8-15%: MOCERATE-SLOPE II 1 I I CAMP AREAS 1 15•2: SEVERE—SLOPE II'LAYGROUNOS I I I . I II I 1 I 1 _______L1..__ ---- I 1 I 16-8S: SLIGHT II 1 6-158: SLIGHT • --- 1 1 8-15X: MOOERATE-SLOPE It PATHS 115-25Z: MODERATE—SLOPE I !PICNIC AREAS( 15•8: SEVERE-SLOPE 11 AND 1 2506: SEVERE—SLOPE 1 1 II TRAILS 1 6-15% ST: MODERATE—LARGE STONES 1 1 ------i—__— 1 1 1L2S _51.1_ QQERIILANE_2IQYE1 : 4___.I11IY—A D—Y _1► R—A RE.3F_ _ ._9 _P_ I_E__Sr1S1_1EYEL_ _ylif.t. _1_I CLASS- I CAPA- I CORN I CABBAGE I BEANS, t GRASS— ICOOL SEASON( : 1 1 DETERMINING I BILITY I I I SNAP (LEGUME MAY 1 GRASS I ! PHASE I I_—53112-___1_iSP!IF.31_...L___I951L___1__SI0;i1___L__1111C1_—L 1 : I--- _Iy.IPP11RR11P13LI1391_1y19L11PRi 0H_11AP1- 1181_1919R_SIPg2_1NIDR_11PP2_1N PR 1 -t1PPj_: . 1 9 I 3.5 1 12-6% I 3E 1 I 75 I I 400 1 t 0 I 1 t 15.5 I t I 1 t 16-15% I 4E I 1 65 I 1375 t 1 80 ! 13.0 1 1 5.0 I t I I I 1 115-25% 1 6E I I — I 1 — I I - 1 1 2.0 I 14.0 t 1 I 1 I I • 125-902 17E 1 I - 1 1 - I I - 1 I - 1 1 3.5 t 1 I • I • 16-25Z ST 16S 1 I - I I - I I - I I - I 1 3.0 : I I I 1 I25-902 ST 1 7S 1 1 - 1 1 - 1 1 - I I - 1 I - 1 1 I I I I I I I I 1 1 1 1 I I 1 I I 1 I I I t I 1 I I 1 1 I I 1 1 1 I 1 t 1 1 I I I I ! 1 I I 1 1 1 I I 1 S t I 1 I I 1 ( I 1 1 1 I 1 1 1 I I 1 I 1 I I 1 1 I I I 1 1 1 1 1 I I I I I I 1 I -------_—_____1____1_—_L_—_1—__ _» 1—_-1__-1_—__1-_--1—___L_—_L_!�_--1—_-1 t JL44IIL19LSllIIL@ILIIT__SSl___- 1 -- CLASS- — I CPC 1 ML1� I_PUE �_-.—_-- I PQLy1III_ElaLS�.IIY1IY_I 1 DETERMINING t SYM I EROSIONI EQUIP. ISEEDLINGI WINDTH. I PLANT I COMMCN TREES (SITE( TREES TO PLANT 1—___EtIlc—__—I__---I 1112/1RQ_I_L1M_II__I_"QPL'Y11-b11LR 4..I_LII_MELI2i---- IIIIQI -----_-- 1 I2-158 130 1 SLIGHT I SLIGHT 1 SLIGHT 1 1 'CHESTNUT OAK I ICASTERN WHITE PINE : 115-458 I3R 1MOOERATEIMOOERATEIMODERATEI 1 (SCARLET OAK I IFRASER FIR ••: 155-50% !JR 1 SEVERE t SEVERE :MODERATE! 1 IYELLOW—PCPLAR 178 'SCOTCH PINE ..1 12-25Z ST 13X IMOCERATEIMOOERATEI SLIGHT 1 I (EASTERN WHITE PINE 185 .INORWAY SPRUCE ••1 125-452 ST 13X IMODERATEIMODERATEIMODERATEI - 1 !NORTHERN RED OAK I ISMORTLEAF PINE 1/t 145-90% ST 13X I SEVERE I SEVERE I SEVERE I I (PITCH PINE I I 1 1 I I 1 1 1 1SMORTLEAF PINE 156 •1 I I 1 1 1 I I 1 !VIRGINIA PINE 162 1 1 1 1 1 I I ! 1 I I I 1 1. I 1 I I I I I I I _ - 1 I I 1 1 I I 1 I 1 I : I I I 1 S •t I ( 1 1 1 1 1 I 1 I t 1 I 1 . I I I I I I I I 1 I -----I_____L------1------i------1--------L 1 — 1 1.—_ t k1N2AR_EAKS ISl QE?ER_lIi'S_Pt1!SEi_ __12E:LEI — L__ Ir _ --SPECIES—__-1"Il_---_3PESILI 111Ii__�yelc1cE :HT: I I NONE ! I I I I I 1 I I I 1 1 I I I t I I I I I I I I I I I I I I I I I I I I I I I I S I I 1 I ---_—___1__--__--_—__-1 _1______—__—_—_1__I—_--_____—___— i_-1__----_—___—___—__1-1 `CLSS-------------- ---- 4ILQLIFL_ _ iI1T_I111I121LIII__12L I A PI ENIL1_E3R PI1! _ELELE�` 1__ PILbIEL_Ai_laQII!I PR: 1 DETERMINING IGRAI __GRASSII WILD IMARTWD ICONIFEPISMPUBS IWETLANDISMALLOWIOPENLD IW00DLO IWETLANOIRANGELCI 1—__ PHa5.E---___1_1LEQ__I1LSA11t1_1_rEEP1J._IE:13_IPLIAII-1_--__1121.1 11_1A/IEH_I1111Q1F_lY1LQ1F_1Y11IILf_IkILQLE_I 12-25X 1 POOR I FAIR I FAIR I POOR I POOR 1 — IV. POORIV. POORI FAIR I POOR IV. POOR( - 1 125-35X IV. POORI FAIR I FAIR 1 POOR I POOR I — IV. POORIV. POORI POOR I POOR IV. POOR: — t :35-90% IV. POORI POOR I FAIR 1 POOR S POOR 1 — IV. POOR IV. POORI POOR : POOR IV. POORI — :2-25Z ST I POOR I FAIR I FAIR I POOR I POOR I - IV. POORIV. POOR! FAIR I POOR IV. POOR( - S '-— - :25-90Z ST IV. POOR: POOR 1 FAIR I POOR S POOR I — IV. POORtV. P00R1 POOR I POOR IV. POOP( — ( Il _1_______1__—_-1-- t I I I 1 1 : s ------------__—P2IEMILAI_9A_1111_PL92SQ__M NIIT_SP9NiELIY2_QP F.MII_LkQFRST(lRrvg§1TATIDNI 1 PLANT 1_—__ ISL1I11E_S21+E2IIII2N_SCRY_illitII_HY_QL91.5_QEIE?CIL1M4_oe_A;E___ •• COMMON PLANT NAME I SYMPOL I 1 1 I 1 I INLI_Py► I I l I 1 ISOURW000 I ^XAR I 1 1 1 !FLOWERING DOGWOOD I COFL2 I 1 I 1 I 1 (MOUNTAIN—LAUREL 1 K4LA I I I I I t :RHODODENDRON 1 RH000 I I I 1 I I IGREENBRIER I SMIL4'' I I I I t IRLACK LOCUST I ROPS 1 I I I 1 • 1 1 I I 1 I I I 1 I 1 1 I I 1 I 1 I I I I I 1 1 1 I I 1 1 I I 1 I 1 • S I 1 • I 1 I I I I _I 1 I I I I 1 I I'--- I I----------------------------1-------1--------1--- -1 -1 : 1 POTENTIAL PRODUCTION (LBS./AC. ORY WT): I I I FAVORABLE YEARS I I --- 1 I NORMAL YEARS I I I I t i '------------------119 EAY23SI@LL1E9 RS-•---1 1------------1------------1 --------_1 : FOOTNOTES A ESTIMATES OF ENGINEERING PROPERTIES BASED ON TEST DATA OF ONE PEDON IN TRANSYLVANIA COUNTY. N.C. 9 RATINGS RASED ON NSN. PART II, SECTION 403, 3-78. C WOODLAND RATINGS BASED ON WOODLAND DATA SYSTEMS (SIOUX) •/R0. , O WILDLIFE RATINGS BASED ON SOILS MEMORANDUM-74. JAN• 1972. I NOT RECON"E'IDEO ABOVE 3000 FEET ELEVATION. • SITE INDEA IS A SUMMARY OF S OR MORE MEASUREMENTS ON THIS SOIL. •• CHRISTMAS TREE SPECIES 1985 PLANNING 0,1VISION c z V Q I f U i �n i z I � c W Y C i UaZ _ � W O L3 O cr W [j m Z J > W W W L7 > r a L3 ¢ f J = H V Ca W m u' W X J o 0 � m E3 Q' O p CL Z Z p� ` 9 jj j ! PC. 0�93.15 N79030'E 93.15' II -- • 14 4 --`-- 7 7- 4- 2 2 6 CRUSHER RUN VDHaT #25OR #26 TYPICAL CROSS SECTION Pr 8+,°„ .i" • ' � Zo70° _N650°o.E / PC7+48.76 / / R= 18500' T = 30 96 ' d = 19R30,00 { A= 61.35 R J Z �' 0 T = 44.04� JP. A6o0 / d = 35000'00 A = 85.33' 3o PR.C. 4 + 32.84 PC. 3+3187 / - _- PT 5+18.17 LOT 8 / / / R: 130.00 ' T= 53.18 d= 44°300d' A = 100 97' R = 120.00' / ��6 T = 4727' 4 = 43000'00' / / / PT I +8321 _ / _ �� / T= 42 71 ' d = 26000 00 , A = 83 95 ' / _ P.C. 10+17 I1 �l I EP - t------- / R = 105 00' T = 8733' d = 79030'00 " A= 145.69' PT 12.+ 46. 75 �� \ PRC 11 01.06 \ l4� \ ���• �\ F 10 0' LOT 9 18' -- - — EP 98 -} TYPICAL ENTRANCE DETAIL SCALE. I „ = 20' 100' SIGHT DISTANCE \ O 30 PRIVATE DRIVE EASEMENT ® SERVING LOTS $, 9, 10, I I & 12 C 0 L S T 0 N APR 3 198'`' 5 MARLE COUNTY VIRGINIA PLANNING DIVISION ALB E APRIL 2, 1985 PC, 14 + 4 6. 75 Gary M. Whelan \ Land Surveyor \\ \ Charlol►esviIle, Virginia \ \ \ \\ \` R = 18 .00' 5 T = 78.53' \ \ d = 148.53' A = 148.53' P.T 15+95 28 LOT 12 1 I m� No g C. C. 20+ 92.80 �— P.C. 17,115. 28 R = 425.00 T -z 112. 52: I d = 290.00 R = 95.00' A = 220.00 / \ T = 103.67' � \\ A = 15752' \ \ ----- - -- - --- -- 730 - - - --- _ .. - - -- - ---- --- — -- - - - -- --- - - - - - -- - -- -- -- - - - - - - - - ---- ---- - - -- - - --- ---- -- --- - - ....... .... 720 - ---- - -- - - - - - - -- - - — ---- - - -- - -- -- - -- - - - 71 -.. ----- -- - - - - -- - -- -- - -- -- --- --- ---- -- — -- - - - Fie -- --- - ----- - - -- --- - -- --- - --- - -- ----- - - --- ---- ---- --- - - - - --'-- er -- - - - - 690 - --- -- - --- -- - -- - -- ---- --- --- _ — -- W r-- -- - - - ---- -- -- ---- --- -- -- -- -- ------ - ---- --- -- - - - et--- -- - -- - --- - ----- ----- -- - - - _ --- -f - - -- --- - — 680 - — -- - - -- 660 - - - --- - - - -. _- ---- - - - - _-- - -_-- -- __ - - - ---- -- -- -- --- -- - ----- --- --- ------ 650 ---- - - - -- - - - - -- -- --- - - - - - -- --- - -r__77; r=E -4; 1 PL.aTf 1 P! a J PPOfILE a. N. w p F. siAp�br ) tK xx tK J� �O � 'O4 p� 6, 4,p 3 B F4sSr ,y , 2 �SA� of Sqpp • SrF 2lj >/ T� JI PRELIMINARY LOTS COLSTON SAMUEL MILLER DISTRICT r V C;ARI' \1. NVIIEI.AN Z No. 1443 s14 675 � - p5 r Zk PR � PAN 1•M• MpUP �g� P�P�I PGG�p OB Zg6 P 1`Bl 'R pB LOCATION MAP WR 19 1985 PLANNING DIVISION OWNER / DEVELOPER: ED ROBB, GREENWOOD, VA. ZONING. RA ONLY ONE DWELLING PER LOT WITHOUT PLANNING COMMISSION APPROVAL. NO FURTHER DIVISION WITHOUT PLANNING COMMISSION APPROVAL. IO' DRAINAGE AND/OR UTILITY EASEMENT ALONG ALL LOT LINES. 75' SETI�ACKS FROM DEDICATION a ACCESS EASEMENT LINES, 25' SIDE a 35 REAR SETBACK LINES. 25 ' STRIP FROM CENTER OF STATE ROUTE 708 IS HEREBY DEDICATED TO PUBLIC USE. 30,000 S0. FT. BLDG. SITE 15' WALKWAY / BRIDLE PATH EASEMENT RESERVED ALONG EXTERNAL BOUNDARY. LOTS 2 - 7 TO BE SERVED BY COLSTON DRIVE (PUBLIC ROAD). LOTS 8 - 12 TO BE SERVED BY PR/ VATE ROAD. ALBEMARLE COUNTY, VIRGINIA SCALE ' I" = 200' MARCH 6, 1985 Gary M. Whelan Land Surveyor a Land Planner Charlottesville, Virgi.iia 10360 a goF COLS 0 - Of V - - _ 700 700 675 wo Z. ,�y S7c r Lod= � - 700 IU I r ::` — ©;1" 1 \ z• �.,.. 65C L C7/ 1' 626 REEK 0*0 L Will �1 I 1 CL 000, -1 r No JA4 4iiiy PLANNING DIVISION , It I n Dfni-- 7- OF COLSTON &PC'S 6-j STATEMENT OF RESTRICTIONS, COVENANTS AND CONDITIONS THIS DECLARATION made this day of , 1985, by EDGAR S. ROBB and GRETCHEN A. ROBB, hereinafter referred to collectively as the "Declarant", W I T N E S S E T H : WHEREAS Declarant is the owner of certain real estate in the Samuel Miller Magisterial District, Albemarle County, Virginia, and desires to subject a portion thereof as described in Exhibit A attached hereto (plat of Land Surveyor, dated , captioned "Preliminary Plan of Colston, showing lots 1 thru 12, together with such additions as may hereafter be made thereto (pursuant to Article II) to the covenants, restrictions, easements and charges hereinafter set forth, each and all of which is for the benefit of said property and the owners thereof. Now, therefore, the Declarant declares that the real property described in Exhibit A attached hereto and such additions thereto as may hereafter be made pursuant to Article II hereof, is and shall be held, transferred, sold, conveyed and occupied subject to the covenants, restrictions, easements, and charges hereinafter set forth. WHEREAS Declarant desires to provide for the preservation of the values and amenities in said subdivision and for the maintenance of said common facilities and roads, and to this end, desires to subject the real property described in Article II together with such additions as may hereafter be made thereto, (as provided in Article II) , to the covenants, restrictions, easements, charges and liens, hereinafter set forth, each and all of which is and are for the benefit of said property and each owner thereof. NOW, THEREFORE, Declarant declares that the real property described in Article II, and such additions thereto as may hereafter be made pursuant to said Article II, is and shall be held, transferred, sold, conveyed and occupied subject to the covenants, restrictions, easements, charges and liens (sometimes referred to as "covenants and restrictions") hereinafter set forth. ARTICLE I. DEFINITIONS Section 1.01. Declaration. The term "Declaration" as used herein • shall mean the covenants, conditions and restrictions and all other provisions herein set forth in this entire Document, as same may from time to time be amended. Section 1.02. Declarant. The term "Declarant" as used herein shall mean or refer to Edgar S. Robb and Gretchen A. Robb or any successor as developer of the properties. Section 1.03. Properties. The term "Properties" as used herein shall mean or refer to only the real property described in Exhibit A attached hereto, together with such other property as may from time to time be annexed thereto under the provisions of Article II hereof. Section 1.04. Lot. The term "Lot" as used herein shall mean and refer to any plot of land designated as "Lot" upon any recorded subdivision map of the Properties. Section 1.05. Owner. The term "Owner" as used herein shall mean or refer to the record owner, whether one or more persons or entities, of the fee simple title to any lot, including contract sellers, but excluding those having such interest merely as security for the performance of any obligation. Section 1.06. Supplementary Declaration. The term "Supplementary Declaration" as used herein shall mean any declaration of covenants, conditions 2 and restrictions which may be recorded by the Declarant, which extends the provisions of this Declaration to an additional parcel or tract of land and contains such complementary or modifying provisions for such additional parcel or tract of land as are not inconsistent with the concept of this Declaration. ARTICLE II. PROPERTY SUBJECT TO DECLARATION Section 2.01. Existing Property. The real property which is and shall be held, transferred, sold, conveyed and occupied subject to this Declara- • tion is located in the Samuel Miller Magisterial District of Albemarle County, Virginia, shown and described as Lots 1 thru 12 of Colston, on the attached plat of Land Surveyor, dated and captioned "Preliminary Plan, Lots 1 thru 12, Colston, Samuel Miller District, Albemarle County, Virginia." Section 2.02. Procedure for Additions. The additions authorized under Section 1.06 shall be made by the recording of one or more duly executed and acknowledged Supplementary Declarations of covenants and restrictions with respect to the additional property. ARTICLE III. ARCHITECTURAL CONTROL Section 3.01. Architectural Control Board. Until January 1, 19 , the Architectural Control Board (hereinafter referred to as "ACB") shall consist of the property owners of the lots at Colston, with one voting right allotted to each lot owned by those other than Declarant and two voting rights allotted to Declarant for each lot owned by himself. After January 1, 19 , Declarant shall have only one vote for each lot still owned by himself. After January 1, 19 , or at such earlier time as the said owners shall deter- mine, the constitution and selection of the members of the ACB shall be by a 3 • majority vote of the then owners of the lots in Colston, as indicated by an instrument recorded in the appropriate Clerk's office. Section 3.02. Purpose. The ACB shall regulate the external design, appearance, and use and maintenance of the Lots and of improvements thereon in such manner so as to preserve and enchance values, to maintain a harmonious relationship among structures and the natural vegetation and topography, and to conserve existing natural amenities and ecologically sensitive areas. Section 3.03. Conditions. No improvements, major landscaping or other work which in any substantial way alters the exteriors of any property or the improvements located thereon from its natural or improved state existing on the date such property was first conveyed in fee by the Declarant to an Owner shall be made or done until the plan and proposal for the same showing the nature, kind, shape, type materials and location thereof shall have been sub- mitted to and approved in writing by the ACB, pursuant to Section 3.04. No building, boundary fence, residence, or other structure shall be commenced without the prior written approval of the ACB. The ACB shall review site plan including height of proposed improvements, building materials and specifica- tions, and in particular exterior materials such as roofing and sheathing. As specifically regards that portion of Colston Subdivision lying south of Ivy Creek (Lots 8, 9, 10, 11 and 12) , the ACB shall take particular care so as to assure that the architecture and materials of structures placed thereon shall be such as to harmonize and blend with the natural environment, and on slopes above 15%, no living trees may be cut other than those necessary to clear for the house site and driveway. Selective thinning shall be allowed for the creation and maintenance of a view with the approval and oversight of the ACB. The ACB shall, in reviewing plans for any construction on Lots 8 through 12, assure that 4 provisions shall have been made for erosion and run off control in keeping with good engineering practices. Section 3.04. Procedures. In the event the ACB fails to approve, modify or disapprove in writing a request for approval required herein, within thirty (30) days after plans, or other appropriate materials, have been sub- mitted in writing to it, approval will be deemed granted. Approval or dis- approval by the ACB shall be by simply majority vote of the membership thereof. ARTICLE IV. GENERAL PROVISIONS. Section 4.01. Restriction on Further Subdivision. No Lot shall be further subdivided or separated into smaller lots by an Owner other than the Declarant without the written consent of the ACB, provided, however, that this shall not prohibit deeds of correction, deeds to resolve boundary line disputes and similar corrective instruments. No Lot shall be used as a roadway for access to any property lying outside of the boundaries of the Properties without the written consent of the ACB. Section 4.02. Utility, Drainage, Bridle Paths and Walking Trails Easements. Except as may otherwise be required for the acceptance of the maintenance of any road by a public body as provided in Section 4.03, Declarant specifically reserves a perpetual and alienable easement and right of way above ground and under ground within ten feet of any lot line through all areas subject to this Declaration and any Supplementary Declaration, whether within roads or the boundaries of Lots, to construct, maintain, inspect, replace and repair electric and telephone poles, wires, cables, conduits, pipes and other equipment for the conveyance of water, telephone, electricity, cable, communica- tions and other utilities and public conveniences, and for storm and surface water drainage, together with the right of ingress and egress to all such 5 facilities and easements for the construction and maintenance thereof. In addition, Declarant specifically grants and reserves easements for bridle paths or walking easements (for equestrian and pedestrian use only) fifteen feet (15') in width along the external boundary of each lot as shown on said plat and along the interior division line between Lots 4 and 5. The easements provided for in this Section shall include the right to cut any trees, brush, and shrubbery, make any grading of soil, and take other similar action reasonably necessary to provide economical and safe use thereof. Said easements shall be deemed to be included in each deed out from Declarant or his successor whether or not speci- fically included therein. Section 4.03. Easements. Easements for the installation and the maintenance of underground utilities, supply and transmission lines are reserved to Declarant and its successors and assigns through all areas shown on the hereinabove mentioned plat, or on any subsequent plat, whether within the boundaries of residential lots or in the common areas, excepting only those approved building and residential driveway areas. Such easements shall include the right of ingress and egress, provided that any damage resulting from the installation, maintenance, or repair of any underground utility, supply or transmission line, or drainage facility shall be promptly rectified at the expense of the corporation or authority which directed the entry. Section 4.04. Roads. The costs of maintaining all private roads and driveways shall be borne by the lot owners in proportion to their use thereof as via provided in Section 4.05. Lots 2 through 7 to have access to Route 708 azica a road to be constructed by the developer to standards required for inclusion in the state maintained road system and to be offered to the Virginia Department of Highways and Transportion for such inclusion. Lots 8 through 12 to be served by a private road constructed to Albemarle County standards. Both roads are to be 6 maintained as set forth herein until such time as maintenance of the same is assumed by the Virginia Department of Highways and Transportion. Section 4.05. Maintenance of Easements and Roads. (a) Bridle Paths and Walking Trails. Whenever a majority of the lot owners in the subdivision deem it in the best interests of the subdivision to construct, improve, maintain or expend money in any manner in connection with the bridle paths or walking trails, all lot owners of the subdivision shall share said costs equally and be personally liable therefor. (b) Private Roads. Whenever all of the lot owners of Lots 2 thru 7, for the northernmost road, and Lots 8 thru 12 of the southernmost road deem it in the best interests of said lots to improve or in any manner to expend money in connection with the construction or maintenance of the private road shared by said lots, all said lot owners shall share said costs equally and be personally liable therefor. When, however, only a majority of said lot owners vote for said expenditures, then each lot owner shall be responsible only for his lot's "proportionate usage" of said private road. (c) Charges and Liens for Compliance Herewith, Enforcement. In the event that any Owner shall violate any one or more of the Restrictions set forth herein or shall refuse or fail to pay any assessment approved by a majority of the Owners, and in the event such Owner shall have been notified by the Declarant or its agents, employees, or attorneys (in writing sent by regis- tered or certified mail to the Owner's residence address) of such violation, and in the event such violation is not stopped, halted or corrected (as set forth in such written notification) and continues, then, without further notice, the Declarant may cause such violation to be stopped, halted or corrected, without liability for doing so, and may cause any and all costs incurred (including attorneys' fees) in connection therewith to be charged as an assessment to such 7 Owner. Such assessment may be collected in any of the manners permitted by law, including suit at law or in equity. The remedy herein provided shall be in addition to any other remedy provided or allowed by law or in equity and shall not be deemed an exclusive remedy. Election of one remedy (whether herein specified or allowed or otherwise) shall not act as a bar to the subsequent or concurrent use of other available remedies. The Declarant, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Declarant or by any Owner to enforce any covenant or restriction herein con- tained shall in no event be deemed a waiver of the right to do so thereafter. There shall be a continuing lien on each lot to secure payment of the assess- ments described above and shall be enforceable in the same manner as a mortgage. Section 4.06. General Restrictions. (a) No building of any kind shall be erected or maintained upon any Lot except one private detached single-family dwelling, buildings accessory thereto, e.g. , garages, and gazebos, one guest cottage (subject to Albemarle County regulations) ; and stables, barns or other outbuildings in keeping with agricultural usage and the keeping of horses or other livestock. (b) No structure of a temporary character, tent, or trailer shall be used on any lot at any time as a residence, either temporarily or permanently. (c) Each dwelling constructed on any Lot will have a minimum of 1,600 square feet of floor space on one floor or 1,800 square feet on two floors of floor space within the exterior walls exclusive of basement, garage and porches whether open or closed. 8 (d) No billboards or signs of any kind shall be erected or maintained or displayed except "For Sale" or "For Rent" signs not larger than one and one-half feet by two feet which may be placed upon any property for sale or for rent. This provision shall not be construed to prevent the use of a sign designating the name of a particular parcel or the owners thereof, the form of said sign to meet the approval of the ACB. (e) All sewage disposal will be in accordance with specifica- tions of the State Health Department. (f) No noxious or offensive activities shall be carried on upon any Lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. (g) Nothing shall be done on any Lot that interferes with the drainage or surface water to the injury of any other Lot. Section 4.07. Owners' Easements of Enjoyment. Subject to the pro- visions of Article III, every Owner shall have a right and easement of enjoyment in and to the Common Properties and such easement shall be appurtenant to and shall pass with the title to every lot as provided in Section 4.02 and 4.04. The right of the ACB to grant easements for public utility purposes to any public agency or public utility for the purpose of the installation and maintenance of necessary utilities to serve the Common Properties or to serve any lot located within the Subdivision, including the extension of said utilities to adjacent properties; provided, however, that said public utility easements shall not be inconsistent with the use of said Common Properties for the purpose for which they are planned and being used. Section 4.08. Non-Discrimination. Any person, when he becomes the Owner, agrees that neither he nor any one authorized to act for him will refuse to sell or rent, after the making of a bona fide offer, or refuse to negotiate 9 for the sale or rental of, or to otherwise make unavailable or deny any of the property owned by him in Colston to any person because of race, color, religion, sex or national origin. Any restrictive covenant affecting the Properties covered by this Declaration relating to race, color, religion, sex or national origin, which is inconsistent with this Section 4.08 is recognized as being illegal and void and specifically disclaimed. Section 4.09. Enforcement. Enforcement of the provisions of this Declaration shall be by proceedings at law or in equity against any person or persons violating or attempting to violate the covenant either to restrain violation or to recover damages. Section 4.10. Severability. Invalidation of any one or more of the provisions of this Declaration or any Supplementary Declaration by judgment, court order or otherwise, shall in no way affect any other provisions which shall remain in full force and effect. Section 4.11. Duration. The covenants and restrictions to the Declaration shall run with and bind the land for a term of twenty-five (25) years from the date this Declaration is recorded and thereafter shall be auto- matically renewed for successive periods of ten (10) years, unless prior to the expiration of any period, whether the original period of any renewal period, the then Owners of the majority of the Lots in Colston shall execute, acknowledge and record in the appropriate Clerk's office an agreement modifying or changing this Declaration in whole or in part. Section 4.12. Negation of General Scheme of Development. The imposi- tion of these covenants and restrictions as herein set forth shall not be construed as an imposition of said covenants and restrictions on all or any portion of any land adjoining, or adjacent to, the real property described in I0 Exhibit A hereto, whether now or hereafter owned by the Declarant, or by any entity related to, controlled by, or controlling the Declarant. IN WITNESS WHEREOF, Edgar S. Robb and Gretchen A. Robb, as Declarant, have hereunto set their hands and seals. (SEAL) Edgar S. Robb (SEAL) Gretchen A. Robb 11 . STATE OF VIRGINIA, AT LARGE COUNTY OF ALBEMARLE, to-wit: scribed, sworn to and acknowledged The foregoing instrument was sub before me by Edgar S. Robb and Gretchen A. Robb in my County and State afore- said. Given under my hand this day of , 1985. My commission expires: • Notary Public 1?