Loading...
HomeMy WebLinkAboutZMA201300015 Staff ReportCOUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 201300015 Northfield Green Staff: Sarah Baldwin (Rio Magisterial District) Planning Commission Public Hearing: Board of Supervisors Public Hearing: To Be January 28, 2014 Determined Owners: Michael, Warren T; Jarrett Michael Applicant: Red Dirt Development, LLC Stephens & Victoria Von Der Au Michael Primary Contact: Justin Shimp Acreage: Approximately 2.63 Rezone from: R -2 to NMD TMP: Tax Map Parcel: 06100 -00 -00 -12600 By -right use: R -2 Residential - 2 units /acre Location: Old Brook Road, approximately 200 feet from intersection of Redington Lane. Magisterial District: Rio Proffers: No Proposal: Rezone 2.62 acres from R -2 zoning Requested # of Dwelling Units: 13 district which allows residential uses at a density of 2 attached /detached single family dwelling units units per acre to NMD- Neighborhood Model District - residential (3 — 34 units /acre). The proposal is for 13 maximum single family (attached /detached) dwelling units for a density of 4.9 units /acre. DA (Development Area): Neighborhood 2- Places 29. Comp. Plan Designation: Neighborhood Density Residential — residential (3 — 6 units /acre) supporting uses such as religious institutions, schools and other small -scale non - residential uses. Character of Property: The property is primarily Use of Surrounding Properties: Detached single wooded and undeveloped, with sloping terrain. family dwellings with a density of approximately 2 units per acre. Factors Favorable: Factors Unfavorable: 1. The rezoning request 1. The proposal does not meet the guiding remains consistent with the Comprehensive principle of the Places29 Master Plan to Plan, Places29 Master Plan land use and preserve the character of the existing density recommendation. neighborhoods (gross density of the 2. This rezoning request will development, unit type, and building provide infill, which is encouraged in the orientation to Old Brook Road) Comprehensive Plan. 2. The applicant has not addressed the 3. The rezoning provides for a proposal's impacts on public services and mix of residential unit types. infrastructure. 3. The applicant has not provided for affordable housing consistent with county policy. 4. Proposed internal roads do not meet the County Engineer's recommended design standards RECOMMENDATION: Staff denial of the ZMA201300015, Northfield Green based on the unfavorable factors noted above. Northfield Green Planning Commision- 1/28/14 STAFF PERSON: Sarah Baldwin PLANNING COMMISSION: January 28, 2014 BOARD OF SUPERVISORS: To Be Determined ZMA 201300015 Northfield Green PETITION PROJECT: ZMA201300015- Northfield Green (Rio Magisterial District) PROPOSAL: Rezone 2.62 acres from R -2 zoning district which allows residential uses at a density of 2 units per acre to NMD- Neighborhood Model District - residential (3 — 34 units /acre) mixed with commercial, service and industrial uses. Proposed 13 maximum single family (attached /detached) dwelling units for a density of 4.9 units /acre. PURPOSE OF NOTICE AND HEARING: Intention of the Planning Commission to make recommendation on the Proposal to the Board of Supervisors ENTRANCE CORRIDOR: No AIRPORT IMPACT AREA: Yes PROFFERS: Yes COMPREHENSIVE PLAN: Neighborhood 2- Places 29- Neighborhood Density Residential — residential (3 — 6 units /acre) supporting uses such as religious institutions, schools and other small -scale non- residential uses. LOCATION: Old Brook Road, approximately 200 feet from intersection of Redington Lane. TAX MAP /PARCEL: 06100 -00 -00 -12600 CHARACTER OF THE AREA This area is developed with single family detached homes, some of which are on larger lots and some in the Fieldbrook and Raintree subdivisions which are at a density of approximately 2 acres per dwelling unit. SPECIFICS OF THE PROPOSAL Rezone 2.62 acres from R -2 zoning district which allows residential uses at a density of 2 units per acre to NMD- Neighborhood Model District - residential (3 — 34 units /acre). The proposal is for up to 13 single family (attached /detached) dwelling units for a density of 4.9 units /acre. APPLICANT'S JUSTIFICATION FOR THE REQUEST The applicant provided the following justification: ...this proposal will provide infill development that is consistent with the Comprehensive Plan, Places 29 Master Plan and single - family attached and detached housing densities within the development area, while also supporting many of the neighborhood model principles. The surrounding neighborhoods at a lower density were built well before the principles were established. With respect to the guiding principle to preserve the character of the existing neighborhood, the applicant believes that density and character should not be thought of as one and the same. The proposal to develop13 single family attached and detached housing is therefore in line with preserving the character. PLANNING AND ZONING HISTORY There were several subdivisions approved on this property creating large lots or revising boundary lines (SUB84 -038, SUB83 -125, SUB87 -93 and SUB81 -130) which ultimately resulted in this existing 2.632 acre parcel. No other history exists. COMPREHENSIVE PLAN 2 Northfield Green Planning Commision- 1/28/14 The land use plan designates the subject property as Neighborhood Density Residential — residential (3 — 6 units /acre) supporting uses such as religious institutions, schools and other small -scale non- residential uses. The proposed density and unit type is consistent with this designation. The Places29 Master Plan also contains Guiding Principles (p. 2 -1) which are intended to guide land use /development policy and decision making within the master plan area. One of these Principles states "[p]reserving the character of existing neighborhoods while improving the quality, diversity, and affordability of new housing is important. Housing, including workforce housing, located close to employment centers, shopping areas, transportation, and recreation is important for the Northern Development Areas." This Guiding Principle was added by the Board with the adoption of the Plan to address concerns expressed by representatives from existing, developed neighborhood that the Master Plan recommendations would foster redevelopment that would change the character of existing established neighborhoods. There is no specific guidance within the Plan defining how to evaluate existing character or identifying the most important characteristics of existing neighborhoods (Raintree and Fieldbrook in this case). For the review of this proposal's consistency with the surrounding area, staff has evaluated the following major elements: land use, unit type, density and form characteristics (lot sizes, building orientation, and open space areas). Characteristics Existing Proposal* Consistency of Consistency of Neighborhoods Proposal to Proposal to NMD Neighborhood Use Residential only Residential only YES NO Unit type SFD only SFD and SFA Different SF unit YES type introduced, NO Gross density of Approximately 2.2 4.9 DU /AC NO YES development DU /AC Avg.lot size .24 acre .09 acre NO YES Open space Yes (wooded Yes (central YES YES areas) space adjacent open area Building Facing existing Oriented to NO NO, orientation to orientation street (Old Brook internal streets — Old Brook was also Rd)- street no orientation to be expected under orientation Old Brook Rd. NMD (suburban character) *based on maximum number and mix of units proposed. Staff opinion is that the proposed development is not consistent with the character of the existing neighborhoods, which contain single family detached homes at a lower density and with homes fronting on, and oriented to, Old Brook Road. It is recognized that this is a small scale development (in total acres and number of units) within a much larger area containing older neighborhoods, so the extent of the impact is relatively small. Staff's opinion is that this proposal would be more consistent with the guiding principle to protect the character of the surrounding neighborhoods with one unit type (single family detached) at a lower density while orienting structures to face the road. Neighborhood Density Residential recommends 3 units per acre at its lower end, which would allow for 8 units and provide for more continuity with the adjacent neighborhoods. A community meeting was held on the proposal. Attendees and neighbors who separately contacted staff expressed concern regarding the number and type of units proposed, impacts of additional traffic on Old Brook Road, and potential for the project to worsen existing stormwater /drainage issues within the adjacent residential areas. It is not known if drainage issues will result from this proposed 3 Northfield Green Planning Commision- 1/28/14 development; however erosion and sediment and stormwater management plans must adhere to the Ordinance requirements which control off -site impacts. Staff suggested that the applicant schedule a worksession with the Planning Commission in order to receive guidance /direction on these issues. The applicant declined and requested a public hearing be scheduled on the proposal. Neighborhood Model Analysis: Staff has provided an analysis of the proposal's consistency with the Neighborhood Model Principles: Pedestrian There is an existing sidewalk on the opposite site of Old Brook Road Orientation and the COD states that a crosswalk will be provided to connect to the existing sidewalk. The site will have a sidewalk around the circle. This principle is met. Neighborhood The street section shows a sidewalk with planting strips. A crosswalk Friendly Streets will be provided across Old Brook Road to connect to the existing and Paths sidewalk. The proposed 14 foot wide one way street is not recommended by Engineering. VDOT design standards recommend that one -way roads are 22 feet. Although the number of guest parking spaces is met; it is recommended that the road be 24 feet to accommodate parallel parking for residents and guests. This principle is partially met. Interconnected It appears that there is no viable option to provide interconnected Streets and streets since this is an infill development (all surrounding areas are Transportation developed either residential lots or dedicated open space). N/A (This Networks principle cannot be met). Parks and Open The plan shows a community lawn and tree conservation area. Space Additionally open space from surrounding neighborhoods exists behind many of the proposed units. This principle is met for the proposed development. Neighborhood The proposal includes a community lawn area in the center of the Centers plan. This principle is met for the proposed development. Buildings and The proposed neighborhood includes single family attached and Spaces of Human detached residential. The maximum building height would be 30 feet Scale for residential. The garages on the homes will be set back from the face of the porch. The homes adjacent to Old Brook Road will either contain entrances and front elevations or similar attributes in order to give the appearance of facing Old Brook Road. The COD establishes an internal architecture review committee and states that architecture will be similar to the surrounding neighborhoods, but no specifics or examples are provided. This principle is partially met. Relegated Parking The garages will be set back from the face of the porch. While the preference is for garages and parking to be located to the rear of the site, this proposal is an acceptable alternative particularly for smaller, more constrained sites. This principle is met. Mixture of Uses There are two different housing types suggested; yet no non- residential uses are proposed. This principle is not met. Mixture of Housing Affordable housing has not been addressed with the plan and no Types and commitment has been made to provide affordable housing. The plan Affordability does allow for two different types of housing, including single family attached and detached, The uses table also provides the opportunity 4 Northfield Green Planning Commision- 1/28/14 Economic Vitality Action Plan The primary goal of the County's Economic Vitality Action Plan is to: Increase the County's economic vitality and future revenues through economic development by expanding the commercial tax base and supporting the creation of quality jobs for local residents. This Plan is developed for the benefit and economic well being, first, of current local residents and existing local businesses. The proposed rezoning would support the Plan by providing additional residences for the local community. Relationship between the application and the purpose and intent of the requested zoning district Neighborhood Model Districts are intended to provide for compact, mixed -use development with an urban scale, massing, density and an infrastructure configuration that integrates diversified uses within close proximity to each other. This infill redevelopment project incorporates certain elements that are consistent with the intent of the NMD district such as the compact nature, density, and scale of the residential use. The proposal relegates parking and provides for a park which will function as a neighborhood center. It provides for a mix of two housing types but does not provide for affordable housing units. The proposed development does not provide for a mix residential and non - residential uses. Given the character of the existing neighborhood and other guiding principles of the Master Plan, non - residential commercial uses would not be appropriate in the location. A waiver of Section 20A.8 (b) of the Zoning Ordinance (Neighborhood Model District) requiring a mixture of uses will have to be granted. Staff recommends approval of this waiver. Anticipated impact on public facilities and services Streets: The proposed development will not have a significant impact on the existing area streets. Thirteen total units would be estimated to generate approximately 130 vehicle trips per day. The current traffic volume on Old Brook Road is 4,700 trips /day between Hydraulic Road and Raintree Drive, and 2,100 trips /day between Raintree Drive and Bixham Lane (the site is located on this section of the Old Brook Road). VDOT has not identified any major concerns with this proposal's impact to public streets. The applicant is proposing to construct a one -way 14 foot wide street within the development. The one way 14 foot wide street design is not recommended by the County Engineer. VDOT design standards recommend that one -way roads a minimum of 22 feet wide. The County Engineer is recommending the road be a minimum of 24 feet wide to provide an adequate travelway consistent with VDOT standards and to better accommodate parallel parking serving residents and quests. Schools: The schools that serve this area include Albemarle High School, Jouett Middle School and Woodbrook 5 Northfield Green Planning Commision- 1/28/14 for boarding homes and accessory housing. This principle is partially met. Redevelopment This development is located within the development areas and the density and uses proposed meet those recommendations as shown in the Comprehensive Plan. The Plan encourages infill development. The NMD principle is met. Site Planning that This principle is met. Respects Terrain Clear Boundaries This project is within Neighborhood 2 of the Places 29 Master Plan. with the Rural N /A. Areas Economic Vitality Action Plan The primary goal of the County's Economic Vitality Action Plan is to: Increase the County's economic vitality and future revenues through economic development by expanding the commercial tax base and supporting the creation of quality jobs for local residents. This Plan is developed for the benefit and economic well being, first, of current local residents and existing local businesses. The proposed rezoning would support the Plan by providing additional residences for the local community. Relationship between the application and the purpose and intent of the requested zoning district Neighborhood Model Districts are intended to provide for compact, mixed -use development with an urban scale, massing, density and an infrastructure configuration that integrates diversified uses within close proximity to each other. This infill redevelopment project incorporates certain elements that are consistent with the intent of the NMD district such as the compact nature, density, and scale of the residential use. The proposal relegates parking and provides for a park which will function as a neighborhood center. It provides for a mix of two housing types but does not provide for affordable housing units. The proposed development does not provide for a mix residential and non - residential uses. Given the character of the existing neighborhood and other guiding principles of the Master Plan, non - residential commercial uses would not be appropriate in the location. A waiver of Section 20A.8 (b) of the Zoning Ordinance (Neighborhood Model District) requiring a mixture of uses will have to be granted. Staff recommends approval of this waiver. Anticipated impact on public facilities and services Streets: The proposed development will not have a significant impact on the existing area streets. Thirteen total units would be estimated to generate approximately 130 vehicle trips per day. The current traffic volume on Old Brook Road is 4,700 trips /day between Hydraulic Road and Raintree Drive, and 2,100 trips /day between Raintree Drive and Bixham Lane (the site is located on this section of the Old Brook Road). VDOT has not identified any major concerns with this proposal's impact to public streets. The applicant is proposing to construct a one -way 14 foot wide street within the development. The one way 14 foot wide street design is not recommended by the County Engineer. VDOT design standards recommend that one -way roads a minimum of 22 feet wide. The County Engineer is recommending the road be a minimum of 24 feet wide to provide an adequate travelway consistent with VDOT standards and to better accommodate parallel parking serving residents and quests. Schools: The schools that serve this area include Albemarle High School, Jouett Middle School and Woodbrook 5 Northfield Green Planning Commision- 1/28/14 Elementary School. Fire and Rescue: This area is served by the Seminole Fire Station. Utilities: The site is serviced by public water and sewer. Cash Proffer Policy: The County Cash Proffer Policy states that: It is the policy of the County to require that the owner of property that is rezoned for residential uses to provide cash proffers equivalent to the proportional value of the public facilities deemed necessary to serve the proposed development on the property. Accordingly, the Board will accept cash proffers for rezoning requests that permit residential uses in accordance with this policy. However, the Board may also accept cash, land or in- kind improvements in accordance with County and State law to address the impacts of the rezoning. No cash proffers or other offers of in -kind improvements have been offered by the applicant at this time to offset the impacts of the proposed development to public facilities and infrastructure. Using the minimum and maximum number of units and the unit types proposed for the development (10 -13 single family attached or detached units), a total of between $139,182 and $265,987 would be anticipated to be contributed to the CIP to offset the impacts on public facilities and infrastructure. Anticipated impact on environmental, cultural and historic resources There are no anticipated impacts from the proposed project on environmental or cultural and historic resources. Anticipated impact on nearby and surrounding properties The proposed density of 4.9 units on a 2.62 acre site is inconsistent with the surrounding residential neighborhoods, which average at approximately 2 units per acre and it is not preserving the character of the surrounding neighborhood. Building orientation to Old Brook Road is also not consistent with the existing pattern of development in this area. Public need and justification for the change The proposed rezoning will provide additional housing options in an area that contains larger lot single family detached homes. PROFFERS No proffers have been offered by the applicant at this time. As noted previously, no offer has been made to address the impacts of the proposed development on public facilities and infrastructure, and no commitment has been made to provide affordable housing as recommended in the County's affordable housing policy. APPLICATION PLAN & CODE OF DEVELOPMENT At staff's request, the applicant did offer to provide front elevations on the structures that will face Old Brook Road, which may provide some continuity with the existing homes in the surrounding neighborhoods. Additionally, the COD establishes an internal architecture committee and contains specific architectural styles, but there is no commitment to any specific elements that may provide for more continuity with the surrounding subdivisions. 6 Northfield Green Planning Commision- 1/28/14 SUMMARY Staff has identified the following factors, which are favorable to this request: 1. The rezoning request remains consistent with the Comprehensive Plan, Places29 Master Plan land use and density recommendation. 2. This rezoning request will provide infill, which is encouraged in the Comprehensive Plan. 3. The rezoning provides for a mix of residential unit types. Staff has identified the following factors which are unfavorable to this request: 1. The proposal does not meet the Guiding Principle of the Places29 Master Plan to preserve the character of the existing neighborhoods (gross density of the development, unit type, and building orientation to Old Brook Road) 2. The applicant has not addressed the proposal's impacts on public facilities and infrastructure. 3. The applicant has not provided for affordable housing consistent with county policy. 4. Proposed internal roads do not meet the County Engineer's recommended design standards. RECOMMENDATION Staff recommends denial of the ZMA201300015, Northfield Green based on the unfavorable factors noted above. WAIVER /AUTHORIZATION OF PRIVATE STREET 1. Waiver of mix of uses in NMD District — Section 20A.8 (b) of the Zoning Ordinance calls for Neighborhood Model Districts to have a mixture of uses. Given the existing character of the neighborhood and the guiding principle of the Places29 Master Plan preserve the character of existing neighborhood, the introduction of non - residential commercial or institutional uses is not appropriate for this area. The waiver of Section 20A.8 (b) is appropriate. 2 Authorization of Private Street — Private streets may be authorized by the Planning Commission as provided by any one of the provisions of Section 14 -233. The applicant has requested approval of a one -way private road using Neighborhood model development [Section 14- 233(A)(1)] as justification. Ordinance language is provided in italics below: The proposed private street(s) would enable the principles of the neighborhood model to be more fully implemented than could be achieved with a public street, without diminishing other principles of the neighborhood model, in the following circumstances: (i) the subdivision would have a streetscape more consistent with the neighborhood model; (ii) the subdivision design would allow it to better achieve the density goals of the comprehensive plan; (iii) rear vehicular access to buildings would be provided so that the buildings may face a common amenity, (iv) a significant environmental resource would be protected; or (v) relegated parking would be provided to a greater extent than could otherwise be provided. The road will encircle the open space /green area a will contain street trees and a sidewalk on one side the street. Off - street parking will be provided to serve the units. The County Engineer has analyzed the proposed as required by Chapter 14, Section 233A.1 of the County Code and cannot recommend approval of the proposed street design at this time. As noted earlier in this report, the 7 Northfield Green Planning Commision- 1/28/14 County Engineer is recommending a wider street width (24 feet) to accommodate on- street parking for guest and residents; therefore staff cannot recommend approval of this waiver at this time. ATTACHMENTS A - Location Map. B- Application Plan Inclusive of the Code of Development- Revision Date 12/2/13. C- Northfield Green Illustrative Plan (Not part of application for conceptual purposes only). RECOMMENDED ACTIONS The Planning Commission will need to make three separate motions: 1. PLANNING COMMISSION MOTION— Zoning Map Amendment: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of ZMA201300015, Northfield Green with the condition that the applicant addresses the unfavorable factors noted in the staff report. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of ZMA 2013 - 00015, Northfield Green ... (and state the reason(s) for recommending denial). 2. PLANNING COMMISSION MOTION — Waiver of Mix of Uses in NMD A. Should a Planning Commissioner choose to recommend approval of the waiver for mix of uses: Move to recommend approval of the waiver for mix of uses in the NMD District for ZMA 2013 - 00015, Northfield Green. B. Should a Planning Commissioner choose to recommend denial of this waiver: Move to recommend denial of the waiver for mix of uses in the NMD District for ZMA 2013 - 00015, Northfield Green. (and state the reason(s)for denial). for recommending denial. 3. PLANNING COMMISSION MOTION— Private Street Requests: A. Should a Planning Commissioner choose to approve the private street request: Move to approve the private streets for ZMA 2013 - 00015, Northfield Green B. Should a Planning Commissioner choose to deny the private streets request: Move for denial of the private streets for ZMA 2013 - 00015, Northfield Green ... (and state the reason(s) for recommending denial). 8 Northfield Green Planning Commision- 1/28/14 \ \ \ \ C c� CL Luw- I I \ H DC LL CL I I I I I I \ / I -- — — — — — — — — — — —� I I I � L--------- - - - - -� ol I I C --- I - - - - - -- � I ---- - - - - -- I I I m I I I i 1 I 0 I L - - - -- - - - - -J --------- - - am( moo a Gio \ 1 i �=5 Ul 404 45C= 01,00 -23 46A,1- 01 -OA -41 1755 46A1- 01 -OA -4 1771 0 J 22 46A1- 01 -OA -17 'r 1.2p4 Le end 4fiAA- 41 -OA -13 46A1- 01 -OB =3. g � � Q 1 f758 � (Note: Some items on map may not appear in legend) n 1742 r46A1- 01- 04 -12/ 1145 sq7 46A1- 01 -OR -42 17.45 ` 1141 46A1- 01 -OA -16 �7; .y ® 1208 oA��ba ^" r 1x750 0 �1�`46A1 -U'1 -O B =5 - e �uE °�" —O 0 46AA- 01 -OA -15 � 9,s 46A1- 01 -OB -1B ° a�RES�ES, ^ " °" r,, u 46A1- 01 -OR -6 1755 �I�' , ° Cap a" / 1735 6' 46A1- 01 -OB =15 EST ^T' °" ® Pte. °rF� °E 5C -OA -OJ 17 46A1 -01 -UA 11 �� 1205 4fiA1- O1 -OA- '431734 �% 1x725 1751 '' TM: 46 PeDP.-N TM: 45 1734 1x742 9, 46A1 -01 - -� 46A1 -0` 1`OA`4446A1- 01- OA -10\ � 46A1- 01- OB -i,7�� 1.209 1728` ��A1 -01 -OA 911- 01 -OA -8` �46A1r41'OB -14 1x747 . 46A 1- 01 -OA -45 1 x715 46A1 -01 -0 B `8 1213 1720 17.43 1739- 46A1- 01- OB -`19% 1712 4fiA1- 01 -OB -20 46A1 -01 - -B 121x7 61 -125A 46A1 -Oy_�_ OA -46 1733 46A1- 01- OB-2,1 1 x705 46A1 -01 -0 B -11 �46A1- 01 -OB -22 46A1- 01 -OB -25 6AA -01 -O B -37 167, 5 1671 166546A1 -01 -O B -2; 1685 /� _ 1704 1706 g6A1- 01- OB -2.3 4fiA1- 01- OB- 261661 46A101 -OB -24 46A1`01'OB'28 1700 1700 Rid 1655 01 -OB =3fi �NQ Cftr.T4 1- OBW351688 ! 1682 167646A1.:�01 -OB_3'1 1658 61 -125 01 �OB- 344fiA1 -01 -OB -331 1670 / 46A1- 01 -0B -29 46A1- O`1 -OB -32 / 1664 ' 46A1- 01 ^C>,rr 46A1- 01 -OB -30 C7 652 ti z. i� O� 6A2- 04 - -68 46A2- 09 - -7T 1 &81 46A2- 1669 46A2 -08- 77� 6A•2'04 - -69 �s92y,, � � 1673' 46A2�07 - -8fi 1208 09113 1665 46A~208 78. �TM: 61 1658 T6. �� 46A• -07 - -F 1668 46A2- 07 - -85 107r2'46A04 - -70 01 1665 1202 ATM: 62 46A2- 07-- 88��1661 46A2- 08 - -79 46A2- 04 = -71 46A• 09 - -75 1078 1650 41 46A2= 07 - -84 46A2 -08 - -6 16 1637 46A2 07 -- 821196 ti 1657 46A2- 07-- 9846A2- 07 - -9� '� 46A2 -09- -111 I � 46A2- 07 - -89 1657 46A2 -08 -- 631.203 1084 p;' 4682- 09 - -T4 � �\ 46A2- 07 - -96 � 1642 **T^! 1633 f � 1660 46A•2- 07 - -83 ti 1 649 46A2- 07 - -99 / � - �oP 46A2 -09- -110 1638 !� 46A2- 07 - -90 1197 �` 1090 46A2- 07 - -95 1656 46A•2- 07 - -62 641 1 46A2- 07 - -91 y 46A2- 04 - -73 1629 6 163146A2- 04 - -53 46�A2 -\ -109 46 634 -100 1170 .g2o�191 46A'2`- 04x108 f 46A2- 07 - -92 1100 / 1 �, 1630 1625 �sy 1185 si 1 46A2 -06 107 46A2 -0.7- -10,1 g3 ?, 1095 46A2j �`� 46A2_p7.. � �j 46A2- 04 - -52 1110 =6 46A2- 04 - -D" 1120• ° 46A2 -06- -104 � � 1.179 0 ey 162646A2 -0T -102 11734fiA2- 07 - -58 6282- =0G -25 204 ft 6A2- 04 - -4'4 1130 Q 1140 e? of ALe 1606 1101 46A2 -07 � Gc Data m _ `� 56 46A2- 04 - -51w s, S Geographic Data Services 46A2- O6 - -45 4fiai2206 - -47 161 www.albemarle.org 1600 , 46A2- 04 - -43 1107 46A2- O6 - -46 46A2' 06°48 46A2 =07 -A ;0754 6242- -OG -24 +,R� (434) 296 -5832 fi2AZ- 0 "G -23 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources January 10, 2014