Loading...
HomeMy WebLinkAboutSUB199500026 Correspondence 1995-03-09 ��RGIy�P COUNTY OF ALBEMARLE Dept. of Planning & Community Development 401 McIntire Road Charlottesville, Virginia 22902-4596 (804) 296-5823 LETTER OF TRANSMITTAL TO: Larry Davis FROM: Yolanda Hipski, Planner DATE: March 9, 1995 SUBJECT: (SUB 94-026) Rivanna Ridge/ Woodburn Ridge Final Plat I am requesting your opinion on whether the county may request reservation of the right-of-way for the Route 29 bypass, also known as Alternative 10 on the above noted subdivision. We are currently rereviewing a plat which was originally approved on December 14, 1993 and March 8, 1994 (see attachment A) . During the previous review, this department requested that the County Attorney' s office respond to a request by VDOT to require reservation of this right-of-way (see attachment B) . This was also an issue for an adjacent property owner. Also, I am forwarding a memo from V. Wayne Cilimberg to Bob Brandenbuger, dated March 10, 1995, regarding acceptance of proffers (see attachment C) . As you can see in the lower right hand corner, the previous County Attorney commented that the open space is of public benefit as part of its greenway system. When Rivanna Ridge subdivision was approved, we required the developer reserve this greenway property for future development of the greenway system after we walked the property to ensure that a pathway for the greenway could be found. Can you, again, comment if this is the best approach for this project? Please forward your written opinion to me by Wednesday, March 14 , 1995 . If you have any questions or if I can be of any help, please contact me at your earliest convenience. Attachments: A: location map, and proposal B: County Attorney opinion of January 28, 1993 includes proposed alignment and VDOT letter to Richard Tarbell from Robert Hofreicher C: Memo dated March 10, 1992 to Bob Brandenburger from V. Wayne Cilimberg µ . LBEMARLE GUi 'TACHMENTAI deS4114 490 / ��I /� e \ 49J � � e° /:: soe ii 5 0 c,.y° r ti �gCt21 •sB 4,,. . 2P/ 50E24r 50EI 53/1 j /lir 16 49C1 �., �09Z,•C230E3IA5 A'O` 46041;94 3\14) i6 ,L 33 3qq fro; , 456 _...., /// 5`; • 4B \ SOE4®. 34 !• J" 45C 4 55C lip,., ; • / 39M\� / \ , . 39A 1S/Y \ r_________..40301411141" ,,k / '',,III�� � ® 9E✓✓✓ Al\./ 4%.,.. . 4 �i�� �= 39 59M11 374 t 7 ........................... .... . .................... ......... .. �' _52.... ` ' af61 e \� sfJ y 4 ‘VS. 4., ,�11�� ` 46�A�` ��" In 590 / ... . , 44 h #1111 . ,.. - 6`, \ \ 44B40 /.,........• 401•411L / �W A)'-‘\ ,,, . : _ 63 _ II � 164:410A: Pry !, LI34 �.r� <:\ 8 7 •.____.__/- p. i 4, ---- / SEE \��4•�c,'�OF��� i•4� •flu 140i4. .� 63 70 46-ieo . 0, „,,, ar—48/ 394 411, �cA Tr �� _ 39C 44 " 34N !, i �- a•7 i 38- 34G 360� !6E � 67A f� -� flphs ®," '\,, 37 r 4 1.\ ..... . •1H4N'\'4 666 saV �• T �\. �' ^/\^ !6C J. 1 p �3 n 6118 ,, 4, SEE �.. �® 1� � 32 ®!6B 36G ! '9 46-IBC �/ 3 ® 1�! ir ® �36Hf / isi �j,1 1�� en 0 1IJ ��-y 31 JIB' 1 3-6-1't SUB-93-004 L 3. 310 1I1,,- / Ri anna Ridge kNuC IK'�L-(I` k(CU.c �• ' f f i 31M I 1)(j . / Q 68 6C Vl 602 ,3I12,31N• !Ip 4/// 0. 41 - -! I ,� _o� �N�� 1�� _ v� �r__y,/A.- Pi;. 1 �/e<triflajr �� zol �' ® sec cr o 4 B 66 r � ro Is7 /�� l� r„ B2 el Iiilt , so 66 7D li ,,iiiiptor\., ,.,-,, . . IA •C>4 , ip‘ \O ! 3" 4-' ° r- 7867 vaA 112 Allitififr _ \ �,•./ 67A_/ \. n0 'q / 2e '1,4 I" III I /� • 1 Y i �. l09 nl / e � —flu , •—., .,;::,:.....: :,;::;,, :.,..::.:...:.,:.- .:,. ... ,:...,::::.:.::::,::. 9• ` \ uo�My1", . /S/0",- ` \`f .....--....---_,—..„ ... I�li'v.4,. .,„.' ` ```\ "A it: III_ 16N y� �n�Eel \\,' p•,p� .. ©:-..,...:.:.:::„,:,„„,:,„....,:.„...::::::,:::::::,:..... . � ' 1\'‘\-Mei' ...41' - I - - ‘-lbe41- -. 94-8.-----:. 64i, ‘s SECTION 45C �, � lea 1 ® <ti "--,...... 47151t,fr.liNI, . i&' 41!1:44 liffilik -,8 --/22 •4 4;t3 . 1;10.=••;mms ',.) 26 c4 '" .17 \\\\% ... ......, te 16E rc /!) ii2. ... AGRICULTURAL d F SCALEIN f[[7 YOCL DISTRICT CHARLOTTESVILLE, RIVANNA aSECTION 45 ids F f. 11 •„ IN MO 10011 VIM JACK JOUETT DISTRICTS IATTACHMENT BI 4r NV/1 `'-w2ha 71N'� . 6 0.13 COMMONWEALTH of VIRGINIA (1 Wjk-i4., DEPARTMENT OF TRANSPORTATION -la(t!"is P.0.BOX 671 RAY D. PETHTEL CULPEPER,22701 THOMAS F. FARLEY COMMISSIONER 25 January 1993 DISTRICT ADMINISTRATOR Site Review Meeting 28 January 1993 Richard Tarbell County Office Building 401 McIntire Road Charlottesville, VA 22902 Dear Mr. Tarbell: I have reviewed the submitted preliminary subdivision plats for Rivanna Ridge, Rivanna Ridge North, and Woodburn Ridge. Rivanna Ridge and Woodburn Ridge both sit in the path of the approved proposed Route 29 Bypass (also known as Alternative 10) . Attached is a copy of each plat showing the approximate path of the Bypass. More precise plans showing the location of this highway on the currently proposed subdivisions will be forthcoming. Please request reservation of Right of Way by the developer, if allowed by your ordinances. In addition, I recommend access to Rivanna Ridge North be through Woodburn Ridge instead of Rivanna Ridge. If these subdivisions were reconfigured, the impact of the Bypass could be significantly reduced. Rio Road (Route 631) is scheduled for improvement in this area in the Six-year plan. The specific effect of this project on Rivanna Ridge are unknown at this time. If you have any questions or concerns, please call me at the District Office, (703) 829-7555. Since ely, tj obert W. frichter Transport on Engineer cc: A. G. Tucker TRANSPORTATION FOR THE 21ST CENTURY all: t 199) ATTACHMENT B COUNTY OF ALBEMARLE Office of County Attorney 416 Park Street Charlottesville, Virginia 22901 Telephone 296-7138 January 28, 1993 GEORGE R. ST JOHN CO JAMES BOWLING, IV ATTORNEY DEPUTY COUNTY ATTORNEY Mr. Robert W. Hofrichter Transportation Engineer Commonwealth of Virginia Department of Transportation P. O. Box 671 Culpeper, Virginia 22701 Dear Mr. Hofrichter: Mr. Tarbell in our Planning Office has asked that I respond to that portion of your letter to him dated January 25, 1993 , which requests reservation of right-of-way for the Route 29 Bypass, also known as Alternative 10, on the subdivision plats for Rivanna Ridge, Rivanna Ridge North, and Woodburn Ridge. It is my opinion that such a reservation cannot be legally imposed on the developer. My reasoning is this: While rezonings, special use permits, and other legislative acts can be denied, or approved subject to the condition that such a reservation be consented to by the developer, these subdivision plats are by-right under the existing zoning and subdivision laws. They are therefore entitled to approval as a matter of law, if they meet all the requirements of our ordinances. Reservations within by-right subdivisions and site plans, can possibly be defended against judicial attack if the project for which the reservation is made, has been surveyed and the precise right-of-way located, and if the project is funded and a commitment (such as the Six-Year Plan or Capital Improvement Program) calls for the project to be begun, and thus eminent domain proceedings be brought, to pay for the land, within a reasonable time. In a case involving reservation of a federally funded bypass, with which you may be familiar, the Chesterfield County Circuit Court declared a reservation such as the kind you N ` ATTACHMENT B Mr. Robert W. Hofrichter Page 2 January 28, 1993 request, to be unlawful because it did not meet the above criteria. The centerline had not been located, the project had not been funded, and it was not included in any duly adopted plan such as the Six-Year Plan or Capital Improvement Program. If the Attorney General's office can provide some authority in opposition to my opinion, I would be happy to receive it. Sincerely yours, /6de_</Alre /TA-- George R. St. John County Attorney GRStJ/t1h cc: Richard Tarbell V. Wayne Cilimberg Robert Brandenburger Robert W. Tucker, Jr. Amelia G. McCulley • A Lit 00 V11 • ATTACHMENT C COUNTY OF ALBEMARLE Dept of Planning & Community Development 401 McIntire Road Charlottesville. Virginia 22901-4596 (804) 296-5823 MEMORANDUM TO: Bob Brandenburger, Assistant County Executive FROM: V. Wayne Cilimberg, Director of Planning and Community Development DATE: March 10, 1992 RE: ZMA-89-23 River Heights Associates - Status of Proffers Question has been raised by the Board of Supervisors as to how the County could accept a proffer from Wendell Wood for open space along the Rivanna River. In ZMA-89-23 , the Board accepted five (5) proffers relevant to a Rivanna River greenway (see attached proffers 6, 7 , 8 , 9 , 10 and 12) . These proffers are specific as to when they are to be exercised. Staff would not recommend the County demand land donation or easements until such time as it has completed a greenway plan and is ready to begin the greenway's development. This is the approach the County is taking as regards a similar proffer accepted in ZMA-90-19 Glenmore. (Development of a greenway plan is shown in the approved 1992-93 CIP for funding in FY1993-94 . No construction funding is shown in the CIP. ) No public purpose can be identified in accepting this land until greenway plans are finalized unless the County believes such donation/easement is necessary to assure preservation of the land. Under that scenario, I believe, . the County Attorney's office should comment as to whether the proffers can legally be exercised considering their reference to "a 100 foot deep strip or that area necessary to provide for a pathway, whichever is greater" and "proffered land shall be used by the County of Albemarle as part of its greenway syem." Please let me know if you need additional information. ��c�-r� VWC/jcw r � / 074:44ti7 cc: George St. John . To: Mr. Cilimberu ,te: December 20, 1990 Eage 4 11. United Land Corporation and River Heights Associates agree to deliver all import fill dirt necessary to build Berkmar Drive Extended from Rio Road to its connection behind Rio Hills Shopping Center. If Virginia Department of Transportation should make changes which require additional fill, this will also be provided. In the event the Berkmar Drive site is not ready for construction • during the building phase for Sam's Wholesale Club, the County may provide a storage area to stockpile the fill material. This proffer would expire if the County does not provide a stockpile area within the time frame of the Sam's construction. 12. Upon issuance of a building permit on Tax Map 45, Parcels 69D and 69D2, Wendell W. Wood agrees to contribute $25,000 for the construction of the jogging/walking trails on Tax Map 45, parcels 30, 69 and ,68D or for construction of like projects in the county Capital Improvement Program. 13. If there is not substantial performance of the above proffers within 10 years of the date of approval of this application, the applicant waives the vested zoning rights under Code Section 15. 1-491 .2 and 15.1-491.2:1, given by approval of this application. `Agenda Item No. 12. SP-90-96. Allen Cutright. Public hearing on a request for a Home Occupation Class B to operate a custom shutter repair & building shop in an accessory structure on 4 acres zoned Rural Areas. Property on west side of Rt 708 approx 6/10 mi west of Rt 29. Tax Map 88, Parcel 6B. Samuel Miller District. APPROVED subject to the conditions recommended by the Planning Commis- sion, changing No. 2 as follows: 1. Compliance with Section 4. 14; 2. Upgrading or relocation of the existing entrance so that 250 feet of sight distance is obtained; or, retain existing entrance for residential purposes only and use existing entrance on adjacent property, Tax Map 88, Parcel 6A, with 250 feet of sight distance for home occupation uses only; 3. No on-site sales; 4. No employees. ✓Agenda Item No. 13. SP-90-98. Charlottesville Cellular Partnership. Public hearing on a request to construct a tower & equipment bldg for cellu- lar telephone transmission/reception on part of a 30.519 acres parcel zoned Rural Areas. Property on southeast side of Rt 600 approx 2 mi southeast of Rt 641 near Rt 29. Tax Map 33, Parcel 12. Rivanna District. DENIED the request. • - To: Mr. Cilimb- g Fe: December 20, 1990 t'age 3 -dual left turn lanes eastbound from Hilton Drive to Route 29 northbound. -traffic light at the intersection of Route 29 and Hilton Drive. -dual left turn lanes northbound on Route 29 into Hilton Drive. -construct Hilton Drive extended and Berkmar Drive to VDoT stan- dards between points A and B as proffered on ZMA-85-35, May 23, 1986. -traffic light at the Wal-Mart entrance on Hilton Drive. 3. A traffic light to be installed by the developer at the inter- section of Berkmar Drive and Woodbrook Drive when deemed necessary by VDoT is proffered. 4. In response to concerns regarding visual quality, it is proffered to use a quality split faced block exterior instead of sheet metal, to plant junipers or other suitable materials on the fill slopes adjacent to roads and to make the design subject to the entrance corridor district and the architectural review board. 5. In recognition of environmental concerns the following is prof- fered: a. Discharge stormwater to a rip-rap channel, flat and wide enough to prevent any scouring or erosion as approved by the Engineering Department. b. Vacuum sweep the parking area twice per week to mitigate pollutants in the runoff. This proffer also will apply to the Wal-Mart site. ' 6. Upon demand of Albemarle County, River Heights Associates hereby agrees to deed a 100 foot deep strip or that area necessary to provide fora. pathway, whichever is greater, along its entire reservoir frontage on Tax Map 45, Parcel 69. River Heights Associ- ates further agrees to provide public access to the deeded area of Tax Map 45, Parcel 69. 7. Upon demand of Albemarle County, Z & S Development Corporation hereby agrees to deed a 100 foot deep strip or that area necessary to provide for a pathway, whichever is greater, along its entire reservoir frontage on Tax Map 45, Parcel 30. .8. Upon demand of Albemarle County, River Heights Associates would also provide an easement sufficient for a pathway along its Rivanna River frontage on Tax Map 45, Parcel 68D. 9. As allowable under the provisions of the Albemarle County Zoning and Subdivision,,Ordinances, all development rights and density of the,,greenway;.•areas: shall inure to, the residue parcels. 10. All of the above referenced proffered land shall be used by the County of Albemarle as part of its greenway system. , ' t - • ATTACHMENT A PRELIMINARY PLAT FOR' RIVANNA RIDGE Page 2 CHARLOTTESVILLE MAGISTERIAL DISTRICT _ ALBEMARLE COUNTY,VIRGINIA •'� -,' ••'� - --------- 25 TM 45 PARCEL 25 (DB 1067,PG218) •/ • • • -ti ZONED: RA , PROPOSED USE:RESIDENTIAL • , , , RCS/ ' i" ,a _Jc)',-' ----' I. 1 ' • // n+49 OWNER: MOBILE PARKS OF CHARLOTTESVILLE TM 45 PARCEL 30 \ •1 • �� rip „ //, ',• % ��� /r =, --- ' _- TM 45 PARCEL 29 PO BOX 554E 2 8 S DEVELOPMENT CORP. I ( 1 1 I I 1 1 ,: 1 1 I N ''-' / / , _-_- W000BURN LAND TRUST CHARLOTTSVILLE,VA 22905 1\ ZONED,RA , ; I ; ; 1 ' \ 11 I\ 1 1 LAR• / Sl , • ' r ; _ ZONED•RA ` 1 1 ' ' %/ / / / TOPOGRAPHY: FROM MAP PREPARED BY H •1 • ,�`'•(TEMPOILIRY . • I• i 1 I ) ' •` 1' I I • ' L 35,kEfw SET 1AC1\ / --s5o ` EULDE�AC �� \ i I g/ •, I 1 • 1 1. •' I f I /' PHOTO SCIENCE,INC. 5 r t �)•43'� /3'L•I 1 1 i 11 1 1 I I ) i I ! 1'\•,, / i ' -- GAITHERSBURG MD ` ` ` ` ` �.```�.,``�i 1 '• 1` ;` ,�.r \` `, N 6 „„2,:,-,..!I r i ; i ; I /y/ ,II l r ,, -- / /1 /,' ' ,I III I\ .• -` \ ,- •i `L 1.I ' ` ••� \ i r �r ".... ' • /' DEWBERRY and DAVIS • `1```.`` ..'• r `L I , 1` I `t;l l I � / ,' FAIRFAX,VA 22031 // Ire • \ `�•� i2' •.•qj�l,• -a ` I �r• �♦•\` / ,►J / f' I !,;/J,,l•�..-1 ` �y ./ ,' �' / / ' r,"r DATE: I -8-93 TM a5 PARCEL RIG / ` ` ��Y • ` Lay•5 ��! / �' • •• •P , , .• / ''' ''�' • ' -,,,•' 1y REVISIONS: 93 ENTRANCE LOCATION ,,,•,:___,. // (f' 'rn� -�•..•.r�-- J•t, ` \• :r�♦ Z� :•♦ •L -Z.2�I t"' �, C •,4.4 � . I r / r I r ' / •' / '-,,' " , ' /� 4-2T-93 ENTRANCE LOCATION MVNIR S.(WAYS , .. ,Q. _ •.4/. • \ \ `s % • t I 1 / / ' , ''' /''' , ' • , / �� ""1 .�•r\• ♦ `J�--'- .. •,.-„,. 1 i r + , 1 , J / / /' / '' / 4-2Bi3 ENTRANCE RLLOONCAATION ZONED•RA '' __-_ V /' ♦ 4/" -- -L`A' A ♦1 \` I ' : •, -- "f • -i ` 1 7dO•$EFnIG WD 94121. N¢'SETE kI4 /' i 12-N3 94 SETBACK AWUfTMENT / I Nt SEPTIC-SETBACK _L__ 1 ' ,\ \ _� - /'•�" i• - `�♦ 1 1�1 I 1 I 1 1 "' '' • / 2-28-94 DRAIN FIELD ADJUSTMENT • 0../ 1 1- 1 ", • f `T e19N'•- i 7�y' , �\ /; ---- 1'. �`\ 1 I 1\ ,ram. I / —--- : v /' /' 53 !�`O .\ ''" •----- 9 ` .L T•• .6 I ` `I 1 1 ` -.) 1 t I r • • _ , . ,,I....„,...-----:-..-_ __ �` • '• '1` ' • A ; 1 `• •1, •` —Y . . , \I at9�`♦`. �, I' �� "yl I r 1 ` �- _ ♦\ • 2J ,A 1 1 +. I ` .. ♦`♦ ♦ . \I` i ` L / / 1 ,r`, `•' - .a`'_• _- '.` `, `\ • RE§ )1 I \ r ' _ q ,, _�\ • ,�. 1 :_�y , _ IRECEIVE .\\ 1_4_I 7�/ / b, 2 31DE SET16" % ! ` •s• `,` A\ ••`; \• •.• ``•♦__ - , \I• •\ 1 `�I • I` • • ♦♦�I e ! i ' RI Asy---_ . 1•y- 3 .. \ ,ch,,,-=�! r r 1 / .r r/ I r T _ .\` , , \J', .,• / _ \\ _'-_._ I L_ I r / , r r EXISTING SODS '. . Z / / ,)....-,• ' / ' -- ` : I r1 • ! J/ f r 1 12• \. / 'v / ( , / _ --'' , ; , • ACCESS tASE/rlEA• 9 Ss \,•. _ . , ' / I • ; .�// • \\•Y I I IV / / i/ / - LOT/2 / �2� R `•` ` ` - it 1 i r e �i " `• ►i f t \. I j i, ,:'- 3.33' AC � ,e C •• ``` - ' / // r r f .Z/•'/ TM 45 PARCEL 29A .`• .t \III t / I - -- /�� / / ^ / �` `,\`` �___<-' ` '---'i '"/ ;,...),/ / ! BLANCHE STEPPE NOTES' • 1w �� r �2S'ISETSAOIFI?d EASEIQ / �1•'\ C C \ •�L -~ '/ / ItOe�// , , ZONED:RA -....4. / ) SLOT 1."��`� • •1 -ice c: ,,,,NA • r /p'` 1. NO FTJINTER WBOIVIS104 YITIDUT PLOWING COB/1l1O4 `ICE \1 r I /r �.1 1 -/ 0 / ! / .+O''t TM 45 PARCEL 23C(Il • __•-•—� i= 1 I ` 3.69 A...N \`1 ------ '''o• ''P", / ,yB RAPPROVAL. VIRGINIA TELEPHONE • 1.1•y a -_- - • t /�-{� \ T`` `1r• lir ♦ ,.jb /tf3` 4 ,/ ,I\_ t �/ CC ' - •'r'' L d••�f•; / Oa^�I,o2. ONLY OE dEIlIM PQ CDT.ZONED= U �'..")► f74•t!w 579.44'IN` BS•S \ • \ \ • '`' \1' LT11 ,/ o O�! A9 _ f'ra/• -.....7... //A O/Y` �` _• L\. ,+' T•Yj • r=I u y•"p. 3. THIS PROJECT LIES WITHIN TIE I TERBEp O'TIE IOH• �� �11I ,��. -,'', /' - yAB 1/' ,' �,•''• p9Qy or SWIM FORK RIVAIRM RIVER RESERVOIR. • 'S2S--- So M.1,.., ..5-141CTU e4411,57D11 i, 1``�\ .P. ,., , ,/ / tr.,. A.,?� 'it . • j / -I�, 4•1 1 \ ` W `♦� �� / /''' , O u• F y,,• I,:,. 4. THIS SIIOIVISION DOES HOT LIE WITHIN THE LIMITS ar TIE 30,ACCESS ESMT.STING ` ' '� �•\ --,o2S ; y4r 1 7 SO'UTILITY E9I AND',,' ,'" „J.,,,:„..„,, ' / ^O�J AN ''a 100 YEAR iLOOD PLAIN. •y "/ /,,, s>t \ to. \ 7 / E7�SEYENT / ,s$'' �p I 08 251.PG 4511 Olt p=S' o o• 1 �� \ .I , , / 9 y m 3, THIS SIBOIVISTON IS TO E!JIVED BY A PRIVATE ROAD. TO O ABANDONED WHO/ o1AC .AS.,,, 4 / - \ \ tit �Z J •, , /• // r / • �C L' NEW 50.ACCESS ESMT IS - 1=i1�i o:9 �_-- so> / �2Y ' - , /' /'� •1 /' A. EACH LOT IS TO HAVE A 25. FRONT YARD SETBACK (77W 'got _ r- - / •• / ,7 r� •'� root EXISTING PIJGLIC ROADS', a• SIDE YARD RETRACE RECORDED }Pi s it ' rr -1 •' p , ,�,. r ; _ r� /' / / oNC.4. ; NO 35• REAR YARD SETBACK N UOICATED BY RAINED >!n on 550-���4 `� � Q -' • • I LINES. An N v�� zA `•,Bv- ' / R •" • 7. CRITICAL SLOPE AREAS W ]Si Q iIEA1SS ME VINDICATED ` • r� a 1 z --- .N� ��:4II`4 J 23"RjIR p\ED�I rCAT/ON BY SHADING. f. • p 1-'3r --• ..... ,i� ' ` I \•..9 •,\ J'.+�+ S. ACCEPTASLE BUILDING SITES ARE TOE AREAS WITHIN THE 1 �i _._ • 1% `` YI j SETBACX LI1E8 14ICN DO MDT IAK CRETICAL 8LD}ES. '��' 1 y+\P.`'; ;, ` ; •V - , 9.ALL LOTS ENTER ONTO PRIVATE ROAD. ,• /- ' �' I `� -______t 1O.PAVEMENT WIDTH IS 20. -.1 • • FRONT 75' ` ` t (EXISTING PUBLIC ROAD) \�\ ♦ _ II.A 30• ORAIINE EASEMBIT IS 5-WV DEDIGTT TO PRIIA1c ry. ,' _. \ -- 118E OVER ALL STREAMS AND DRAINAGE CCJRSES WITHIN THIS 450'OaERALI SIGHT DISLNCE • _ SUBDIVISION. •`K -f -_ / \ ---__-- `_ -/�f �' 12.71E LOCATION OF EXISTING UTILITIES'CROSS OR ALOS M ' 5- LINE or TIE PROPOSED MINK ARE 10T NECESSARILY 8110101 ON E PLANS NO W SO CONTRACTOR MERE OW ARE ONLY APPXIIATELY CUR- - TI RECT. THE ITRACTOR SHALL KIS/IER OWN INITIATIVE I LOCATE ALL NOERBPOUO LINES AND ITRLETI/RES AS NECESSARY. - ,,, \ ,t� Li 8DUAIOAAi FROM PLAT 70 43P Pp 599 1-. b) 14 THIS PLAT UTILIZES ALL DEVELOPMENT RIbNTS ;!c \ FOR TUTS PROPERTY. \\ 15. BENCHMARK:ELEV 544.3 RAILROAD SPIKE IU VA POWER POLE AR13/7Fa. 25'S OF CORDER OF CHAIIJ UNK • n� - \ FENCE OU RTE b59 i UbYD OF 1929 - \\ I . TN15 SITE IS NOT LOCATED IN A JURISDICTIONAL AREA , .. FOR PUBLIC WATER OR SEWER SITE a ►0.S. T. ti1�0 ••+ d LAND USE SUMMARY: - •-=. rACGIL zI/zIA • . /r}'.�/gCC NUMBER OF LOTS•6 1•:0 1/4-,I' I/4-r 1• •rl e.g.VSMrti. v D- TOTAL AREA IN LOTS•35.6 ACRES .` 4•. 1 9' x Yi • - e /ti ^ T,• TOTAL AREA IN ACCESS ESMT• 1J ACRES 1�'y VTR TOTAL AREA IN PARCEL•373 ACRES /4- 50' RIM ( y • "•'W I '�•'+"�4 4 GROSS RESIOLNTIAL DENSITY •• .16 DU/AC '� • -`� CAT Z ` - 'J`4 - CLRHLIA ��4• o .,� - U TYPICAL ROAD $ECTICNS �� MUNCASTER ENGINEERING& .3 •` � ♦. "y` / - - COMPUTER APPLICATIONS SCALE C.I. • 100' r. '-- - ' V , I • - �3 ./ ' 338 Rio Road VICINITY MAP \ SCALE. 1••2000' °22901 SHEET I OF 1 ATTAC H M E I _=J / _ PRELIMINARY PLAT FOR • Page4 ;� RIVANNA RIDGE NORTH CHARLOTTESVILLE MAGISTERIAL DISTRICT ALBEMARLE COUNTY, VIRGINIA TM 45 PARCEL 30 ( DE 597 PG 494) FLOOD PLAIN LIMIT IFENA) ZONED:RA • PROPOSED USE; RESIDENTIAL �_\ OWNER: Z 8 S DEVELOPMENT COMPANY PO BOX 5548 1 -� CHARLOTTESVILLE,VA 22905 �yA�fi � 6 / y, '- - - / TOPOGRAPHY: FROM MAP PREPARED BY //ti 0P. p� °•'' PHOTO SCIENCE, INC. 1i11 i 4�- tii' / GAITHERSBURG, MD ` iBP 'rye '? UPDATED BY= w. N./ -P �� \' �4�';s�• 1, DEWBERRY B DAVIS ���/t* � � � \ SOL•TN FORK RIVANNA RIVER RESERVOIR WS 382 yy_ -., . - • FAIRFAX,VA 22031 .� \ 100 YEAR FLOOD PLAIN ELEVATION•39$ IFEMA) - ,p / .' _ 1A --'''T Q► @� 4-t4*, - / i fy' , 1 ! ; DATE : 1-8-93 • • ./ ),- , , REVISIONS- 4-4 93 RDTS/f .`' , I Li' 4_ 9 CUL-DE SAC YOVED 45 PARCEL 10 / / • K� .1 ± / + 7� 93 ROA^STATIONS CORRECTED FLORA WAY MTTL RSON I 1 t •1 /' .f• ` •I 1 - • /Iry'I /?./, rt! r' , ' I' .' ii�� I2-23-93 ROAD ALIGNMENT ZONED,A• ;r /, \ ♦ "y % , l'1 1 , ,fjp .i;i 2•11-t5 SETBACK. AOJUSTI'E11T g }',•! ;r'A1 r' ' -�._ ��, _- V - iy y ���, i .�I •�,l~ t l• - , / FC5A'I �� `' i, : IV� LOT 3 - ?(, � .......... y. • �'SJ 1 r/ F E 3 2 8 1994 \ :.F�///T.IBI�RLDf9E1rG7stAID • . \�\\ ♦X(.5A2AG - _ - '�_ _•IG \ )� ry, t`\' %8,tilt \ L\ \, ', 1 t s -'r_-- ---T7-v" -.- `'1 ' OQ;i�/frf:P• `♦♦ I 11.j, .p x-.7. q \' I . / 1 •�:_:: _ • se+ - `--1.- zoo sEP71�AND sl�sm 1' • 5arDi nn' �; r�. j I. Vr \,� •,• , T�I. , r I - __�LOr�P j •it ,200'SE I(FROM COPE •\ l/,. .; 1 E 6 v DE a5 PARCEL RID ;.1 •• • '•• \ '1 • 1 '•1 , ' Si, ,I / 1' 1 _ - A/� 1 S ►WIND• ., ' ZONE r'HILLIPS 3 , , , , 1 1 1 :3/ u� Z. �'. T I 1 \ `� yf1 • ., ZONED:RA j' i p�p •�, •'.LOIN �Z; 1.3 1 , , / ' --- - - ♦ , ' 1 . 1 \ ,,, v .', i NOTES itr:i r 1. ,�•^\ • • • 1 I : �. 1 'Z•�IItt11 I �,-J �_ r r-- '�-,,�-_` t 1 ' • ' 1 , , `, • P L/1' 1. MO FURT/ER BIDIVIIIIIR/MIIYUT PIINB CONIYSION' ' \' / _ ` ' , \,\`• ` '••�• i ` , ,` ♦• TM 45 PARCEL 29 `\ Vim. + 1 • 1 I I 'v / '-� ♦♦ 1 1 1 l \ 1 I 1 wOODBVRN LAND TRUST ZONED:RA ' - ` 1 '�• ! I , , ^ \ •\ •, • `'• l 1 I ' / \ / ! `/•'• •' 3. THIS PROJECT LIFE WITHIN THE WTERIIIED O' THE �'` ,\ • v `"•�� '/ 1 • I / I ' I 1 I / / 1/ ♦♦ \ •, \ • 1 1 1 I I , •. ZONED'fU SOUTH FORK RIVANNA RI\IER RESERVOIR- •\.'.\\ ,r'.jL):1�1^.I^AF. r, 7� • ! I ! i• , I I I rl , / / L S. ‘A.., \ \• , .SIdE 1 \ '• ,, j 1 1 ' pD• PTIC AND EUILDII}L+BETnACK 4. OE 100 YEAR FLOOD PLAIN ElEVATIOI IS 911.(FERIA) . TN 45 PRRCEL 11P ,'. •;,. ,j34 �' '• 1 I , , 1 I 1 I ' ••1 , \ \ILOf, 7 \ ,'1 1 •/ • ,,. '•'• S. TNIS SUBDIVISION Is TO BE INBRED BY A PRIVATE ROAD. COOLIE RA ;;•'♦ - yi Ft rl 1 1 1 I 1/ r I , 1. • \ / _,, \WE_ , ', `• • '/ • , - o. l G. EACH LOT Is TO NAVE A 25, FRONT YARD BET7ACx /75, ZOOID•RA ,••••• Lf . 1 I . .����, ' \ 1 ; • yy i I \ i` • 1 • -_ FOR EXISTING PUBLIC ROADS). 23' SIDE YARD BETSACK 1 • . - 1 \ ,T�/! 1 it�• :it Ci1L 1 1 11 1U wo 37• REAR YARD SETBACK As INDICATED rr DARED 5 t \` • 4` '• \•,'•� `• '\...‘ 1 \ 1 i' 1`••' \ ALX- I 1 • 1 • \ \ • l 111 • ...�+ ••• LINES- LOTS I-4 ARE SUBJECT TO ADDITIONAL SETBACKS I Os••\ �• ` ' • \ \ • \ WIDL1 , i 1 123•SIDE, • 1 1 , , • DUE TO THE RESERVOIR AND TRIMITARY. i. _S\`\ .` \ • • '\ ` •`• •• \•♦ •' • ` 1 '• • `i7 6ETbAL ( i t • , ..�A-- , ' ' • '• l'� 7. CRITTO E RESERVOIR AREAS AN aR OR GREATER ARE INDICATED , \\`. ••••• ‘•• -�,• ,\••LQ�` 1`\. • 'J ` yrt�`_ 1 1• \ 1 i, I ; I '�j '• 1 • f09 1 r j i i •• • i BY SHADING.Ne. - :. \ . \ •. TM SS •, N 1 • 1 I I \ `' `, � \ •• - • �.94�i T• s0•,t [FS�SS !` 1 .7 • 1 1 1 1 • 1 1 • • r t •• ' ' SI ACCEPTABLE BUILDING SITES ARE TNOBE AREAS WITHIN TIE `• ` ♦�♦••`,`}••`UT 1 \ I I ', `L.,-B2T 1 • 1 I 1 1 1 I 1 1 • ! t , •7' I 1ETVACK LINES WHICH DO NOT HAVE CRITICAL SLOPES. 1 \\ • ; �1.1'` • \' ! `i•J 1 J • 1 ,Z p6.1•T13t I , I 1 1 i I ' rl • \ 1 • • V.T- 1 1 I 1 • ,U I I I j 1 I , I i I • • / !. ALL LOTS ENTER ONTO PRIVATE ROAD. 7Y 43 PARCEL RIG \ ..1 •\, • I 1 .. 1�. I • \ `\ ♦ % ' i ' ' 1 1 1 I I ! / / I ' YUNIR S.Ew1Y5 \ ' T• \ •`\ ,c'!1' • 1•►TI , ` • • •• ' I; 1 1 I I ! ! r i 10.►AVEMENT wI DTN IS 20•. i . ZONED.RA N1 I ,: \•`';i-w•'y.i �r \ ` \ ♦ \ ••`�___ r ' •' • I 1 1 : / `i: 1�/ /A 1 ,^ .•.' • �Yt. • ` 1` ♦ APRAO7(61300' 01 \♦ I i • . i ! , 1 f II.A 70' DRAINAGE EASQENT Is IEREIY DEDTG7ED TD PRIVATE /v 1 /• . �, `• •• `, ROVTf 631 TNROU�•.•i_►1�POSED / I I I • 41,117 I \ ♦ ' USE OVER ALL STREAMS AND DRAINAGE MANES WITHIN THIS _. 1 • �•• .1 `• •\••`.��p vW10E ACCEE EASJMENT _M_'Si'• •- t ri • SUBDIVISION. - • jf_• - .(RI ANNA RIDGE RIV[[[ • 6I • r ' • , ,\ \\♦`\ ♦•. \ \ ' `` 12.TIE LOCATION ,F EXISTING UTILITIES ACROSS OR ALONG T/f • ••/.. -�• .•♦ \ . ` \ \ `` `Nl TM 45 PARCEL 25' • ` LINE EF THE PROPOSED WORK ARE NOT NECESSARILY PORN ON j; /i '•l -5-- -� ,••I • ` \ '/ MOBILE PARKS OP CHARLOTTESVILLE THE PLANS AND WHERE SHOWN ARE ONLY APPROXIMATELY COR- N• /.-' I r 1 • •�, RECT. OE CONTRACTOR BHAU- ON / I ; /•i �' • lb ZONED•RA LOCATE ALL UNDERGROUND LINES NOS/STRUCTOLREB ASIATIA NECESSARY. i • ' %A'JO_J ' • A 13.BENCHMARK ELEV,.546.3,RAILROAD SPIKE IN 9€POWER POLE AR13/TF R .25'S.OF CORNER OF CHAIN LINK FENCE ON RTE 659;NGVD OF 1929. N.ALL LOTS HAVE AREAS FOR BUILDING IN EXCESS OF 30000 SO.FT. 15. LOTS 2,34 ARID 5 ARE SUBJECT TO PROFERR lid ZMA-B9-25 Ile.TIIIS SITE IS NOT LOCATED 114 A JURISDICTIONAL - • AREA FDR PUBLIC SEWER OR WATER. , • I ..IM1 .' LAND USE SUMMARY: -- -PALS VW SITE .-r•T .�- NUMBER OF LOTS • 5 .6-AGGR.SASE..21/21A - ik, TOTAL AREA IN LOTS + 29.3 ACRES . 1.,,' 1/4''1• •1/4••1• .Y pY + �•� TOTAL AREA IN ACCESS ESYT.• 0.5 ACRES .. I 9'T- TOTAL AREA IN►ARCEL • 29.6 ACRES I 50' RIM - ii‘alt GROSS RESIDENTIAL DENSITY • .IT DU/AC P•I -• / CAT I �� / 1 .tea ) All !� ` � •I TYPICAL, ROAD SECTIONS ( o as MUNCAS IER ENGINEERING& ••�' • s �•�_,^` COMPUTER APP11CATIONS SCALE . I• - too' CI. 0 P. •. _- - - N �, /` 338 Rio Rota 22901 SHEET I OF I 1 t ChBTlotle mete• ri1n } VICINITY MAP SCALE- I••2000. _ __ w' _ • A►TT�4CH N IT A( if z . PRELIMINARY PLAT FOR. WOODBURN RIDGE SOUTH FORA RIVAMMA RIVER RESERVOIR / CHARLOTTESVILLE MAGISTERIAL DISTRICT rs • 362 -- � ALBEMARLE COUNTY , VIRGINIA • IOC YEAR FLOOD PLAIN ELEVATION • 391 (EDNA .. ...."In _ /. .r - • . .• ;,M�'y 7 TM 45 PARCEL 29 (DB 954 PG 121 ) • / •'ESI�� >. •&• • . 3:dB- ~ ZONED R RA PROPOSED USE:RESIDENTIAL P / ..,_:.rM••••e+ri-•• .__tee•.'../+.••••Aa �` -•• ., R ��.-ice �� 1►s P" "` _ _,�E _..--' hi ,• OWNER: WOODBURN LAND TRUST /// }•��' ''. '^'!"'"' CLIFTON MCCLURE,ROBERT CALLAHAN,TRUSTEE 53 _ ` •.• �"'>F� _ ": � �r -ems='- _ 415 4to ST NE • \ --' i� ./ .a: - . :y �- �`Z, ' r CHARLOTESVILLE,VA IF '.f /. / ' ' r� - "' =`f'"7�:�L� ma`s.' '1 TOPOGRAPHY. FROM MAP PREPARED BY: /i//I. r• .'ram" • tcd.;., Y*�r,, ~`�`ka, 2 PHOTO SCIENCE,INC. l/. /++// �'�',4' ri �y 6� �>.+��„ v �`i. • '}l X GAITHERSBURG,MD.' 2. ' PROPOSE• ¢� !* `'.v.--r ? , �3 UPDATED BY: eEI1D/NE s, • 1 DEWBERRY 8 DAVIS • I ! y+u �- , ',, ,, �'�' �' �'-' FAIRFAX, VA 22031 R / .r!- • , ,' .-.-• ,. /• ., - tea. r - .!- -.- ,; -. I l • / // -I I. ,-/.. •. M' •� :'i` ` -�=11 + o •1 • , _ 'BE'PTK AND 91)ILOI -/'.'•, < ,��-. / ,",/,"-„,"..,- /- / .4ErowcR P ItAw/4A Y[A%t - .'• . f �.kZ��� •,,, DATE : 1 -8•93 i i _. / /'- . �. .• / .- ! /.. PJ.b6O PLAN AND r6UA4AO[f,. .-•r- - ,, • I/ . '/ / ' I'Id OP'.00',I I %9N7N^'r7 DIPPER,' r' '�/I/ -'!_'. ` -1 �� / TM 45 PARCEL 79 4.Is- / , • , REVISIONS : S3 ROAD,ENiR,LOTS ' sy,( • I �-? I NORTH EIGHT COMPANY 4-27-93 PROPOSED al REA WED j I // • �T / , ' ' '�/ '� .�' -' _ - -• �� ` \`�M! IO•(S•95 PER COUNTY N ' V. ' /' , ' / . ' / '' ,' - / / L -__- -T ` y' ZONED RA - II-Il-!3 PSR COIRVTY • • I il • ,' - '�/' •- •/ j ' • i 'i I : . ,•,. w:. 'C�b.'•�:Y�w •- _ v TM 45 PARCEL 3O I J' '' .)•i i ../• -'--,' •/ ••(' •r •''V/ ', ,' • I , �_ ".✓ f_ti••Y `s1-+�• ' 2 A S DEVELOPMENT CORP / +'-/ • - / • i ' -�' ,% , ,.' •/ Y'/ __ '\'� •'I - • • ZONED. RA •t / - - ../ '/ ,' ' •- •' ,.' .' • .' .% • • . • • .. - Lr ,.i ! �� // -LOT' S,• 'i .' ../ r �' /�� • \a. ' tF' ' , � ,• i,r/-// / _ i'((;6 1E).'�'' .• '/ ,Y,/ 30 /' ' .DOI A. •' ••,...,..,.... t•' • - . I 9 J! I/',•• y' •„ .!' • '!• - f r ' E TING,NODS J// ,' _ -_ _ _ _ _-- "�, _ -1 I F . • --•_ TI S[MAIN _ • s. _ 1•1 • •.�/�! ',•' - • r , I I ,,,,..'.....--1--� /' _ ' - NOTES a _ • /, . i �/- ,. �' I ' I ' I , •TN 45 PARCEL 2B , - a. J-- s.-. I--�: (1' i,� •''" • w -'.3 • ._' I• f B•p's ' 3 • TOWER LAND TRUST , ' APPROVAL. 9lJ•DIVIilOM unman.momenta muumuu 'f' 1 • -` - - —'`,• _y,a —�= - � ' ` - / ZONED../G 1. OILY Ol a�sl•INS PER LOT. 4 . - • :r J • i�� ' , '� �' , ' �i r -I 41, r• / 9. THIS PROJECT LIES WITHIN TIE WTEII!♦� THE ^/ Y `• • ;.�'. I � L , T -- • 1,,• LI�T 9 / I r / I acting row RriMISN RJVER RE9t1RWIR. F�. T'- 6. ,/ 6i , '• j - - . R•.... _i I4r Ac I `i'. \`•\ • �> / �- '! 4. THE 100 YEAR FLOOD PLAIN ELEVNiZDI 1$39a.(sEYA) a 1 • ' • .',- ;I , : .' I/ •-,1.�, li` D=ilccEsj S.. r :.'I \ • , <'I/ I'/ s' TMI9 9uBDlvlsaoN a>i TO OE SERVED NY w PRIVATE ROAD. x�'= F • . UTILITY ESYT =• ..• t / •,,/ '• • •• .• • I, • •.�[•:, -.- , , 6. I ). 1 ., � " , .,• _ S' / /' - '• ,) ç:'-`r .;�::, ___ Yr • ✓ .I 1 AND • NEAR YARD RETRACE AS INDICATED SY DAMNED • - f • - / tOt 3-- 61 , - 7 CRITICAL SLOPE PEA/OF 13i.OR IMAM MK INDICATED ' SY MADlIL. - 4;. .r • . ','- a /,�, , • 1 •/- - - ,--TINTERNA OADI y' • / S. ACCEP'TASLE Sui1DIIK/SITE!ARE TIEIE IRIfN YITNIN TK'-y " �. / •• '/ Ew I •SETNAOC LASS Y41CR DO NOT IVYE CRITICAL SLOPES. ,i: d/.. / / i SEFT I ,. - ' -/.- -1,,. :'SITE RRE•L•- -(TYPICAL SETgACf4/Sf ' : , - .� • ri 43 ►ARC[L 6 �' p / ,L uNRS YC . . ' ./ ' '�P +� F St ALL LOTS ENTER ONTO THE PRPATE IEi110.�•..�LS+% y YOSILE PARKS OF OWROTTESVILLE / - ,- / /... ,-.(T-'PI /j / IT.►AVEMENT WHITE IS 20s. .w .. :z:w • ZOOID •Y '- ` / <'S/// .-, - IsiS/os..'.. -,. j' • ,11.A SD• DRAINASE EwOP7OIT i4 IQE9Y OmICATm TO PwAPO! — . _- - ' /'-':' '/\.•, •''/r, • __ -,I , • ENS OVER ALL 9TREwls AND DRAINAGE COMM WITHIN THIS ..1 ` •• t •: , /. r,'/`_ Lgi 2 Vet I , SU DIVIBIDN. , '- ' ;. '' ;_ • �' I' �_ �•'/ ; J •I. AC ./. ' �'i1.6, % ,12.TNE LOCATION OF E%1QINN UTILITIES-A0099 OR ALDO M •1 - • ' - ' I ` a e /. - f ' ' LAND USE SUMMARY: LTA PtIJS wO 91 N A 06.7 APPRD 1 OF THE PROPOSED MIRK ARE NOT NECESSARILY Tfl.Y mR-CR �i •• `'Y4 I v r -r, _ '. •• i i• NUMBER OF LOTS •6 �Y• �R> L ON Ni9/IQ OYN INITIATIV[ -'j . • _ , _ LOCATE ALL ISKIFRMOENO LIMES NO KAR'IUIEi 11R MitJ�11RF. 1 11 • /. A . % n THIS PLAT UTILIZES ALI.DEVELOPMENT R/ONTS FOR . 1 , ', /// .I , THIS PROPERTY. P- • r .• 6 P.ALL LOTS NAVE OUILD/NO SITE AREAS Of EECESS OF 50,000SF • I 1 - •'EXIST%, AGMT/O I �'{' ' ' M • , ' TOTAL AREA IN PARCEL • 35.9 AC. e/.THE PRON7 SUrLD/NO SETSI4CR LILAC,S LOCA7[D AT TM!PIPMR I I I I TO DP R= 0 �f _ / WHERE MINIMUM LOT A//OTN IS E,UAL TO THE I• 4TAO[REOIRRED•- • F I -• 01' C � , �. - 75'EXISTING GROSS RESIDENTIAL DENSITY • .17 DU/AC - , 0v 'A• • '; N.�KNLMRR cL[v 'Ns.s.RwILRMD fP/K[ M wPD/KR BALE ARr/TP / �RRA w , I - . , �- '. ' P)IILIC ROAD - - I'L KR DV C RNcous ER cF«w PEACE ON FR.YOEC e•e9,RSVP Of/w p 1 - A' ROAD K»��11F4v-b - E+000 s� MR�•SAOUO Sr M. . / \ I -I '7 j' - - •FZ000 SP ESTIMATED IMP.COVER • - .. �_� . .�� EAST NG 12‘ I • T 'R/AR �'� - • $&7 AC A.K R 41,SS0.7/,190 OP MAXIMUM OW!COVER �� N 1 �"roe'''. ' \\. ---.-‘‘.I.'.:.c . ....:-1-•' . `:'/,pOd -�,_• ' RECEIVED , 1 i P `� , `` - TI 4S MRCEL'27A 7�i p( \ - ,' XISTWG Is'WL ESMT. (DS 460 PG 62S) - _ 1 ROSINETTE IOINDEXTER '�.. , 1 R• _ i .1 • to4.6 `` P'. ZONED•RA �� ,`� �_ 1\V� 21 g / I _ /../ ; Pur• FRErARFW' OY. • ' • - : .-- ?�,,,.y,;�- iP.E� - L. Planning.Dept.,' "� - -' .'.. �> > . _"� - coi ASTER ENGINEERING& �� 1 COMPUTER • APPLICATIONS - SCALE: t IoQ _ 1 1 • ' ) a C.I. r 3 jj VICINITY MAP 1 I ChR1lDtesvmE,Vliginia 22901 • _ /, J r.,- �' SHEET I OF I 6,Oo nr 5', ,`' O' �)•Tv' y ,Yda C\''' ( • r a^boa _ 41 1 7 o )�J/ebd, N. 1 /f'/' t' / if/ / i 1 , , ,,,/,,, s \ / v \ \ 1 \ \ � \\ r >,,,, '' 1 /1 \ \ , \ \/ )) Ix i � ,, . , • "I' -.S-1 4et---4).-- 1 / i /1 ' • \ Oda `,>' // ba, \\ Ik�8 f -- ?A Y 'i 1 07• 1 I 1 1 1 you // Jd >q jOJ �� oy• t.ii 91. \ti I / ' 1 I �0411 \tt j 'Sb8'9E1`� hr ELN1�10�•��\ \ // ' / / I ' 7 I I 'WC' /� \ , ,/ / : ci-6' \ / ..fq ---- ----. _,.... \ ,P.,\ / ' / / C‘\. \,.., :I;4 0Y01 I I k •0,..,,, \ /, s ,,.,,. O�0 yy i 1 e. .>� 1e0: \ •, ,, \• \\ 1\ \�1/ 5 \ , Ab'I/' i' /, ' ,„,„..'..,.. i.,,,, _ do. .41,„„.. --‘,..' . f 1 0 V.- ., ..- itvlb7; . 1.--t......,____, ..„,.------ i • i *V. .s .6 ....----- 4 _ /`/,1 odoy�o�/ f , / " asp \/1 Z' ... / \ / , ., ..,, . ..."---..,,,,,Ni 1 i -'''' 4l• --6.--..,b....:--: - \-6. )•-r / I 1 / /' --- .. ' / :Q i ...•-•.- • s.. ' / it i / ,• / I I/1 •• . ------ \ \C' ,1 // ; ,i i_ 1 ,/ j�\ \ 11 ' I I I I I I l ,' ?` ,- _ ._'/ - _tip _ £ •-7� /�' '1 / I 1 1 I I 1 '--- ' - . i '`'I')1 i 1 ,' T i c, 4,4:• •-.1::_-:.-.;.-._ _ _ _ _—__ •V . .,k., \'. ' ---) ,1 /• /• / , ,/ ,, , , \ Q\ k• ' \• \ ' H• 3Yv ti I I (/• `"! \ 1 N ! r� -11h ` \ r b `t/ 1 ,y 44/N I I t / ', I.'`„ \D b ` \ \ 1 • 1 . m\ \ • \ \ ` -' •, v- - \ •.\ \•,.\ /'\ \ ..\ /-. \ tl) 0. % ...., '\ \ \ A \ ...'S .\\ '`.., ''', \‘ e ....., ....... ,...... •s. s. 0 \..i..,;s..1‘.,..\ ,_.:4 . /Z 4'1 0 '03,y\ 1 (/) CD \ \ \ \ `\i'\ \ t / V \ \ \ \`` \ \ \ , `.\ \i. 1 ,` J• �(ny{1 -/Jb h(b7 Oy+ \ 1 \ •\ •\ ` \ \\ \ �i i V. \'.y.\ : ‘`, JJl✓(( ems.• AXi ' bd Sb ."33\ �to` a \ \ \ •\ \ \ /' r� - - `• \\. \ \ '\ \', 1�t`\�l'1• /\ \ ` 19/ \ \ d l° ` \ \ \ ` \ \ `\ \ \ `\ \, 1 \ `''1\F' r ` ,.d 11 ` 1 \ ` \ \ \ , `, - \ \ \ `\ t \ li\, .VI \ C)h 13j/,dlsh/Np�\ IN/m . \\ \\ \ \\ ` I _—— `\ \ \ ' 1', I I G�;`.I;I\ y 1 y \ \ I At 1' t1 •i N i...... . . \ \ \ \ 1 1 1 l- IA' \ • \ I' l I / . 4 „ ‘, , . , .____ , , , , , „, ,•.. �, a \� •\ I I I / I f I ► I °7\\r 3 \ \ \ \ 1 I I I I / / (: • 1 1 I/ a ). • \ \ \ \ , / , I / / / / I 1 \tl y a \ \ , / / ' "'Dan \ \\ \\ I I ; I I i ' 1 aa4\\ ` y�`\ �\ \ \y I I I I I t \ \ \ \ o• \•s 1 1 1 , \ \ \ l \` 0y�� 0 ~ \` ` \\ 1 `,I• 11 \\ \ \ \\ `,\ \\ \\ \ \` d d / \ \ 1 ' \ 1 \c,'1� \\ \ �,. \ \ 1 1 , 1 ` \ \ 11 1 11 1 \ ., \ ^ I 1 \ 1 1 1 \ /" `\ \\ ', low ' u'1 \ 9°e 1 11 1 \ / , 1 O ,^ AI 'IL \ 1 /,^ \\ \el, \ t, jai I i -7:,,,----,,-/ i, ,,, , ''.;', ,, , . \ �\ • G / , I i �( v 7,v�F'�\. �/ ; /' . iiik •b, , / ,.,,, ,, ,, „• \7) I,�\ 1 Oa,�y�p/`'L i / ' I : / /Ap,, , � �� ♦\ �s` -r, / i /�/,� / i 1'f s 1 f /kg-: ' ' I : / •• ' / I OW , i /�� I/ 1 1 I / , /f1 1 , 1 j /90\ I Y i• / �, /' d r / j , I /:l I I i i I , 1 1 •• 'b I , // / / ,\\Y ,' /1, ,' / / / / I 1 IY I 1 , 1 I I I 1 I I I ' r w` / /�',�� ' /?" • �/ /' �/ ,'' 1 f ', 1 1 I 1 I I 1 1 I 1 , -- / \ / 1 1 I I /'' t7 '' 1 I I 1 i I y I I t ', 1 1 y' , p6`, t •• ` /-• ` \ `\ 1 I 1 D , ty0 1 t 1 1 1 I I °I\ ,t 1 ,cy'� , \ \ '\ ., I ' 1 1 1 1 1 1 `` I , f/ I 11 ` 1\ ,.. `\ \ '/ ,\• \`\ �� %� '. 1`, '1 1 i I ' 1 \ \ ' Ids •\ \ I 1 I 1 l / ` 11 1 I 11 1 \ 11 I I Iti 1• . s/\ \ \ `\ I , 1 1 I I \ 1. 0 I .••.' I, .4% % 0 ‘ % . \ I . , 4 ` ‘4\4°4-‘ \ 4•, '. s. \\:, '' ,),‘ \ ., V I 1, I, % ', %, il i . . ' . , , • N., „ ,,,, \ . ‘ ,,, . , ,, „ „ , „ . \ ‘ ‘ . ‘ , . , , , . 3 . \ ,(1 1 1 \ \` t \ t t, i 1 IT1 ` 1�,—� ►; t 1 t 1 1 I Z • , i (.,, I • . . \ ‘„ • . .:, ,, ,„ ,,,.., ‘ .... ,,,,.),___.,, ,‘ , ,, .. ‘ , , , , ; „ ,, , . . . 1 l� \ 1 1, • 1 oat °yv. ` \ \ ', 1 1 ... • . •. \ a� G" u ` \ t I 11 1 . . . ,•. • t /' �a ba • / \� I 1 , ' , , , ona 1 ' / 1 , 1