HomeMy WebLinkAboutZMA201000001 Proffers 2011-05-04Proffer Statement
Pantops Ridge
Date: March 23, 2011
ZMA #: ZMA 2010 -01
Tax Map Parcel Number: 78 -53
37.5 acres to be rezoned from
PD -SC (Planned District — Shopping Center) to R -15 (Residential -15)
with proffers
Richard T. Spurzem is the fee simple owner (the "Owner ") of Albemarle County tax map
parcel 78 -53 (the "Property "), which is the subject of zoning map amendment application
number ZMA 2010 -01 known as " Pantops Ridge" (the "Project ").
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Owner hereby
voluntarily proffers the conditions listed in this proffer statement, which shall be applied
to the Property if ZMA 2010 -01 is approved by Albemarle County. These conditions are
proffered as part of the zoning map amendment application, and it is acknowledged that
the conditions are reasonable. If ZMA 2010 -01 is denied, this proffer statement shall
immediately be null and void and of no further force and effect.
1. Hansen's Mountain Road Relocation. The Owner shall relocate Hansen's Mountain
Road through the southern portion of the Property, through tax map parcel 78B -OA4, and
connecting with Viewmont Court to provide access to U.S. Route 250 at its intersection
with Peter Jefferson Parkway, in general accord with the exhibit prepared by WW
Associates entitled "Exhibit Showing Glenorchy Rd /Viewmont Ct /Hansen's Mountain
Road Realignment with 154' Radius," dated June 7, 2010, last revised March 21, 2011,
and attached hereto as Exhibit A, or as otherwise mutually agreed to by the Owner and
Albemarle County (the "Relocated Road "), and subject to the following terms and
conditions:
a. The Owner shall design and construct the Relocated Road (including the
intersection improvements at U.S. Route 250 and Glenorchy Drive as shown on Exhibit
A) and will use reasonable efforts to acquire or exchange any right -of -way and easements
necessary for such construction (if such right -of -way and easement area is not owned by
the Owner or Neighborhood Investments LLC), in the form of a written offer to
applicable landowners at fair market value based on a current appraisal (not more than
ninety (90) days old at the time such written offer is delivered) of such right -of -way or
easement. The Owner shall dedicate all land owned by it and by Neighborhood
Investments, LLC that is necessary for the construction of the Relocated Road.
b. For property acquisition that is required for the off -site public right -of -way and
for any required easements needed for construction of the Relocated Road that Owner is
not able to acquire, the Owner shall make a cash contribution or provide a letter of credit
in a form approved by the County Attorney for such purpose in the amount deemed
necessary for the property acquisition and easements by the County Attorney, provided
that such amount shall not exceed one hundred fifty percent (150 %) of the County's
appraisal (not more than ninety (90) days old at the time such written offer is delivered)
prepared for acquisition or condemnation purposes. The cash contribution or letter of
credit described in this proffer shall be used to pay for the total cost of the right -of -way
acquisition. The total cost of the right -of -way acquisition for the off -site property for the
Relocated Road shall include the normal costs associated with acquiring land, buildings,
structures, easements and other authorized interests by condemnation or by purchase
including, but not limited to, land acquisition, engineering, surveying, and reasonable
attorneys' fees. If the cost of the right -of -way and easement acquisition exceeds the
amount previously contributed above, then the Owner shall reimburse the County all such
excess costs within thirty (30) days after request by the County. The County shall refund
to the Owner all excess contributions upon completion of the land acquisition.
c. Unless sooner required by the Virginia Department of Transportation
( "VDOT ") as a condition of approval for any site plan within the Project, the Relocated
Road shall be constructed, bonded and ready to be recommended by the Albemarle
County Board of Supervisors for acceptance into the public system, and the County
Engineer shall have determined that the Relocated Road is safe and convenient for traffic
as a condition of issuance of the first certificate of occupancy within the Project. The
Relocated Road shall be deemed complete when it is constructed in conformance with the
plans approved by VDOT, the County Engineer has approved it for vehicular travel, and
the provisions of paragraph 1(e) have been satisfied.
d. The Relocated Road shall be a two -lane road.
e. The Owner shall contribute landscaping to the owners of the improved lots
within Glenorchy that are located at 101 Viewmont Court, 102 Viewmont Court, 103
Viewmont Court, and 105 Viewmont Court, in an amount not to exceed Five Thousand
Dollars ($5,000) per address, to be installed by Owner at Owner's expense on each lot
using the plant species selected by the owners of each lot, and in a location selected by
the owners of each lot, to provide screening of the Relocated Road. In addition, the
Owner shall replace, repair and relocate, as applicable, any mailboxes, mailbox support
structures, existing landscaping, or driveways that are damaged or require relocating as
part of the construction of the Relocated Road, all at Owner's expense.
f. If the Project is approved by the Albemarle County Board of Supervisors, then
as part of the first site plan or subdivision plat for the Project, the Owner shall conduct a
traffic impact analysis for such plat or plan (the "Traffic Study "). The Traffic Study may
determine that one or more of the road improvements listed in subparagraphs 1(f)(1)
through 1(f)(v) below is necessitated by the construction of the Relocated Road and /or
the development of the Project. The Owner shall construct whichever of those road
2
improvements listed in subparagraphs 1(f)(1) through 1(f)(v) below that the Traffic Study
determines are necessitated by the construction of the Relocated Road and /or the
development of the Project, which necessitated road improvements shall be constructed
on the same terms and conditions, and at the same time as the Relocated Road, as
specified in paragraph 1(c) herein. The precise details of each such road improvement
(such as the length of a turn lane or an acceleration lane) shall be as determined by the
Traffic Study.
(i) a right turn lane from Route 250 west bound to Glenorchy Drive.
(ii) a dual left turn lane from Route 250 east bound to Glenorchy Drive.
(iii) improvements to the Glenorchy Drive approach to the Route 250
intersection so that it includes dual left turn lanes onto Route 250 east bound, one through
lane across Route 250 to Peter Jefferson Parkway, and a channelized right turn lane onto
Route 250 west bound.
(iv) an acceleration lane on Route 250 west bound for traffic turning right
from Glenorchy Drive.
(v) Upgrades and modifications to the existing traffic signal at the Route
250 /Glenorchy Drive intersection.
g. The terms of this paragraph 1 are conditioned upon VDOT not requiring any
additional off -site road or traffic improvements (or cash contributions) other than as
shown on Exhibit A and as stated in subparagraph 1(f), as a condition of approving any
final site plan or subdivision plat within the Property or the Project, or as a condition of
issuing any commercial entrance permit necessary for the Project.
2. Density of the Project. The maximum number of dwelling units permitted on the
Property shall be Three Hundred Ninety -Nine (399).
3. Mixture of Housin! Types. The housing types within the Project at full build out
shall include a mixture of the following types of dwelling units: single family detached,
townhouses /single family attached, and apartments. At least fifty percent (50 %) of the
dwelling units within the Project at full build out shall be either single- family detached or
single- family attached.
4. Architectural Standards. The Owner shall require as part of the covenants for the
Project that all buildings within the Project comply with the following architectural
standards:
a. Neutral colors such as beige, ivory, tan, taupe, brown, and gray shall be
utilized for external building materials and surfaces so that buildings blend with the
surrounding landscape, not contrast with it. Various shades of brick (including, but not
limited to red brick) shall also be permitted.
3
b. White materials shall only be used for trim, gutters, and downspouts.
C. Dark colored, non - reflective materials shall be used for the roof of all
buildings. For purposes of this paragraph 4(c), "dark colored" shall mean dark brown,
dark gray, dark green, charcoal or black. Nothing herein shall preclude the use of a
standing seam copper roof or a cedar shake roof.
d. If not otherwise required by the Albemarle County Outdoor Lighting
Ordinance (County Zoning Ordinance Section 4.17) (the "Lighting Ordinance "), all
exterior lighting fixtures within the Project that emit 3,000 lumens or more shall be
fixtures that meet the definition of a "Full Cutoff Luminaire" as defined in Section 4.17.3
of the Lighting Ordinance.
5. Trail Easement. As part of the first final site plan or final subdivision plat
application for the Project involving any development in the portion of the Property north
of the existing power lines, or as part of the first final site plan or final subdivision plat
application that would include the two hundred first (201") dwelling unit, whichever is
sooner, the Owner shall construct a Class B, Type 2 (as described in the County Design
Standards Manual) pedestrian path/trail, a minimum of five (5) feet wide, either through
the existing power line easement area crossing the northern portion of the Property, or
parallel and to the north of such easement area, subject to the rights of the holder of the
power line easement and any required consents thereto. In addition, the design of the
Project shall include access to such trail from within the Project.
6. Setback from Culpeper Branch: All dwelling units and other buildings within the
Property shall be located at least fifty feet (50') from the edge of Culpeper Branch.
7. Green Space. Not less than fifteen percent (15 %) of the gross acreage within the
Property shall be left as Green Space unless the Zoning Ordinance requires a greater
percentage. For purposes of this paragraph 7, "Green Space" shall mean the following:
Green Space: An area of land covered in grass or other vegetation or a
water feature required by the Zoning Ordinance. Uses in green space may
include, but are not limited to, stormwater areas, wooded slopes, graded
and revegetated slopes of twenty -five percent (25 %) to fifty percent
(50 %), required yards on both residential and non - residential lots,
landscaped areas, landscaped islands in parking lots, and other land
covered in vegetation. Where areas for amenities are vegetated, such as in
parks and playgrounds, amenities shall be included in required green space
calculations.
8. Buildinst Story Limitation. No building or other structure within the Project shall
exceed four (4) stories.
4
9. Bus Stop Turnoff. The Owner shall construct a public bus turnoff with a metal
bench with a back within the Project in a location either adjacent to or reasonably
accessible to the Relocated Road. The bus stop turnoff shall be approved with road
construction plans for the Relocated Road and bonded and constructed with the Relocated
Road, or as otherwise mutually agreed to by the Owner and Albemarle County.
10. Approved Site Plan for Shopping Center. Upon (a) the County granting final
approval for the first site plan or subdivision plat within the Project after the Board of
Supervisors' approval of ZMA 2010 -01, and (b) VDOT issuance to Owner of any and all
commercial entrance permits required for construction of the first site plan or subdivision
plat within the Project, the existing approved site plan for a Shopping Center at the
Property, identified by Albemarle County as SDP 2006 -030, shall be abandoned, if it has
not already expired or been superseded by operation of law.
11. Consent of Neighborhood Investments, LLC. Neighborhood Investments, LLC is
the owner of tax map parcel 78B -A -4, through which a portion of the Relocated Road
would be constructed, and which entity would donate land it owns as necessary for the
construction of the Relocated Road. To the extent the consent of Neighborhood
Investments, LLC is required for this Proffer Statement, such consent is evidenced by the
signature hereto of its authorized representative.
WITNESS the following signatures:
6940760_13.DOC
Richard T. r
Neighborhood Investments, LLC
By: izA�Ki�a�
Richard T. S urzem, s e ember
5
K
I
YII \
X
Ss
nl 1
p qa k
g 3 O�
C
II
z 11
w, l
--
t ! f
I BY I I %Y c I t
W, �' a j33 s f
Rs .
YmY a�Y 81n �. tl•
L /
;E 33a § gl/ j
I I sl
a
f
i
ix
e
E
a
Wz�•
��
s
�zOSx_�s
g
nnu
0.
D C) y'c
�G 3
=oz
awmW�
a
a
g
V�
Ss
nl 1
p qa k
g 3 O�
C
II
z 11
w, l
--
t ! f
I BY I I %Y c I t
W, �' a j33 s f
Rs .
YmY a�Y 81n �. tl•
L /
;E 33a § gl/ j
I I sl
a
f
i
ix
A A Cf m
cu
CD
PD
oo
CD
h
N
v1/
v11 .
CD
CD
Q
0Zs
a
n
Oo
CD
0
0
C)
rs
a;
D
O
o
r '
0 .
C
k.<
O
O
N
CD
a
O
x
C
O
CD
fD
o
j
D
CD
CD
CDW
0
C
O
M
CD
O
aD
G'- ¢
D
CD
Q
fn'
A
0
0
v
0 °
D
CD
0
CD (
D
CD
ID
CD
CD
C)
CD
Acn
Inp'
A'
Ca °
G
o
En
O
O
O
En
CD
t'
0)
C
O
s
0
0
7
CD
O
x
O`
p
o <
w
E
o
cD
CD
i
CD
cwn
CD
a
CD
CD
0
o
x
r
CD
r o
COD
o
cn
o
0 --
S-
Q,
CD
cn
a CD ¢ O+
o
o
CD
a `
TJ
0
CD
S=
CD
CD
o
o
a
3"
w
CD
U'
N ,
0
W
O
CD
O °
O
O
a
CD
O
sy
O
a (
a- CD
CD
r
h
CD
CD
O
O
iJ
cL (
D
CAD ~
CD `
C
O
N
0 >
q
O
QCD
P
CD CD
CD
CD
CD
CD
P
O
O
0
O
5
a ¢_
ray
Q.. :
s
cn '
CD
CD
CD
0
0
O
En
O..
p?
En °
4:
cr
o
CDCD
CD
CD
r
O
O
7
CD
CD
J
N°
O
w
0
O
N
N CD
0
0 .
P71
CD
OCD
N CD
v•
O
CD
CD
O
CD
CD
n
N
N
O CD
t
t3 .
O
Go
p
CD
CD
0 CD
0
O
b d b CD taVCD'
r;
o
s O
OQ
CAD
CD dlw CD a: CD
v J i.
n
n CD 0 a' CD CD N 0 0 CD O
3Nd
X
o
N ° a
CD z O
O
N
0
0
CD "
O
t v Cn v
b 0 0 C am
b 0
s
A O
d H
ro,
o
oyoY
oo
v1/
v11 .
CD
t
CD
C
D
3-
c
0
x
C
O
fD
o
u
w
a
o
C
c
CD
O D
Q (
M
CD
O
fl
O
76 -
v,
pl'
0
W
CD
L
fD 4
Ca °
G
o
h
O
Q•
D
h
O
O
p
CD
U_5
ti
rb
t
71
O
s
0
0
Q
CD
j
0
0°
O
n
V
UQ
s
Y
h (
y
p
AD
CD
n
i
a
a;
b
a,
o
0
0 --
S-
Q,
CD
CD
D '
o (
D
E
O
o
O
O
CD
O
a
r*
7
O
CD ^
CD
O
N
C) .
C ° .
OS
t
CD p
C
O
O0
CD
w
CD
CD
O (
n
O
N <
CD
C/)
UQ .
pD
z
CD
0
t
x -
CCDD
O..
C
O -
D
B
O
O
ar
O.
n
p
CD
O
O `
C
O
CD
O
y
0
CD
uo
0
A
L1
C
Cp
p
CD
CD
O'
OCD
p
CDn
CD
CD
w
E
a
CD
o
sv
o
o
CD
a `
TJ
0
CD
S=
CD
CD
o
o
a
3"
w
CD
U'
N ,
0
W
O
CD
O °
O
O
a
CD
O
sy
O
a (
a- CD
CD
r
h
CD
CD
O
O
iJ
cL (
D
CAD ~
CD `
C
O
N
0 >
q
O
QCD
P
CD CD
CD
CD
CD
CD
P
O
O
0
O
5
a ¢_
ray
Q.. :
s
cn '
CD
CD
CD
0
0
O
En
O..
p?
En °
4:
cr
o
CDCD
CD
CD
r
O
O
7
CD
CD
J
N°
O w
0
O
N
N CD
0
0 .
P71
CD OCD
N CD
v•
O
CD
CD
O
CD
CD
n
N
N
O CD
t
t3 .
O
Go
p
CD
CD
0 CD
0
O
b d b CD taVCD'
r;
o
s O
OQ
CAD
CD dlw CD a: CD
v J
i.
n
n CD 0 a' CD CD N 0 0 CD O
3Nd
X
o
N ° a
CD z O
O
N
0
0
CD "
O
t v Cn v
b 0 0 C am
b 0 s
A O
d H
N as A D m
p
CD
b
0
N
O
uQ
p +
11.
0
0
w
CD
zO
O ,
N
0O
OA < =
h
D
0
CD
CD
Q-
CD
O -
s
5
O
a-
n .
a (
7 <
0
G
CD
CD '
0
r.
CD
o
cn
0
CD
0
CD
o
o
s
u4
o
x
0
CD . ,
D' --
o
r*
o
c
o .
cD
iD
o
x
sv
o
CD
CD '*
r.
o
O .
h '
rs
C
o
b
o + < . '
o
cn (
N
o
voi
i
to . . ¢
a4 .
1
0
in
a
ss
cD
o
0
w
cn
o
m°
or
o4 .
o ,
A
o. "
o ,
0cn
0
o
Q
o
a
o
o ~' ~
d
o4
CD ° ' ¢ ' -
CD
U
o `
d
o °<
cn
r. °
h °• $ ,
CD
COD
Cs.
v' ..
y
CD
vfDi
C ¢'
N.
t ,
p
O _ ¢
n
Q
tv
O
m
CD --
j .
T ' + ' .
n
CD
v
r
O
r'
O
o
r
0
to °
D
cn
0
CD
Er
En
RL
A
CD
C
N
d
O
A
O
N
O `
C
O
O
O
0-
w `
3 .
CD
w
n
0
c
cu
CD
CD
o
a•
O
o
S
CD
cr < `
n
o
0
cr
o
0
py
U,
Ci (
D ' . ..
UQ
CD
f,
O'
CD
Sv
o
o
CD
O
0
N
C
D
cn
n
d '
r'
n. "
C7
UUQ '
J
N "•
o
En
p ()
O =
CD . '
C. :+
0
0 ••
y
r
Q
N ...
A,?
N
W
CD `
C
X
r+
CD
rr
CD
r+ .
CD
r
r
C/
I .
0.
CD
a.
o
0
0
0
CD
o
z ¢ ¢
a
is
Cn
CD
w
p
O'
O
CD
N _'
CD
CD .
y
pj
CD
a
C
CD
W
CD _, _
p
CD .
O "
t .
n
O _
Or
N
CD
CD
In '
0
W ¢
O
J
Cr '
CD `
C .
v -'
i1,
CD
r
h
O
A
C)
G2
O
Oh ^
O
O "
Cos ' ";
N
CD
5
2.
CAD
CD
Q.• `,
s
O
OQ
0
N
O
O'
CD
r..
CD
O. :. "
J
CD -
o
CD
h
cn
it
C •.
6
A*
CD
CD
N.
p
O
CD
cD ;
Cra
O
O
0
CD
D -
1
O
N
l
C7 ..
h
p_. '
tS
X
to
p
O-
h
A
CD
vNi
I
CD -
Z
p
CD
Cb
O(
Q
CD
A
0
p
p
O`
O . ¢
n
C
O °
O
C
o
UQ
E
On ~
Z)
CD —
LCD
O
O
CD
O
O
o `•
O
CD
0
O
c
C
CD
CD
O
a ¢
H <
cn'
0
D
0
0
o
CD ,
co
O
CD
O
h
O
ri
rD -.
C
y
D `
r.
p
En
CD
0
p
CD
CD
2L
0
1+ "".
O .
h
CD
Q (
D
O
CD
0
O It
ti
CD
d y
u,
i A
r eD is m
0 0 n
N li
d y
y
N
CA
0
PO
x
a
p
NO -
1
CD
CD
CD
CD
r+
M O
P
O
O
O
Z
D
D
eb
TO
O (. Ln
W
p
b
CD In
o
CD
CD CD
CD
U
Q
O
c
n
C
p
En
a
CD
m
o
n
CD °
tea
bQ
o
cy,
D
C) °
Z)
0
O
IC3
o
o
cD
D
co
o(
D
C-
D
P
E
wo
D
CL
ch °
b
O
En
L3
Q
C-
D
b
CD °
L
G
O •
17
r
r
O
rA
N
C¢
D
Lam.
cn
D
p
I
cro
d y
fit: \
110057
P-
t°
ps
Ridge \
210037.
00
m
r 2
I
o
O
olll
3,
r
Ci
vim
I
A
I
ti
ED
2
C
mI
z
I =
x
a<
a
C)
y
t
I
s
z
IT
cn
C
IZmm
mZ
F
3F >
KZ,
z
Io
m
3
Ei > --
1
IZObo -
3
O
inSC.
0
G2Q=_
10Z
Ytl _'
Z
7
ZDd
rnn <
ZC)
C
IK
I>
0
1.
O
Y
gI
I
z ICI t
l
A
D 2 G A
n
l
J
s c
Z N
O r mm
9
y N c m a i
R-
69--
t \
dwg\
Clnn —
hy
Exhibit (
Trollic
Cclming).
dwg
s
s
n
S
J8
A
o
tom
zRFM
E / •
q'?"
4
IN
N
CL
O
O
yule
ENORCH
y
DRIVE
OS
II
VIII
1
OC
I
O
A
1
Ai
Fit
PT
I
mgf
h
l
mz
i
O
I
III
oczi
III
T
ems
f
n
S
J8
A
o
tom
zRFM
E / •
q'?"
4
IN
N
CL
O
O
yule
ENORCH
y
DRIVE
OS
II
VIII
1
OC
I
O
A
1
Ai
Fit
PT
I
mgf
h
l
mz
f
II
I
N
Ol
I
k
ti
R
WO
D
nI A
m
Z 7
III0
7
II !/
Lm33
cc
n _. OTS
I1
I
Fit
r
mc
h
l
mz
N`~
f
1
n
L
QT"
I
N
I
VI
ti
R WO
D
0
0
0 N °
X
ENORCHy
L'
R,
yE
m
s
r
F
I
z
I
y
I I
A
I
I
I!
I
NO
Lm33
cc
n _.
OTS
I1
8 >
o
Fit
1,
m
c
Ti
m
h
l
mz
N`~
f
1
n
L
QT"
x y
N
VI
N
ti
R WO
D
0
0
0 N °
X
mo
a
9
1
r.
rr
I
No=
No
Ih'
I
I ;
gym
R
I
r
cs
ci
ml
Cx'
maO
v ;
z
lo
i
I$
o _ < z
z
z _
A
VI
A
A
IA
A
p
m
D<
z
z
o
A
o °
A
m
C
pD
m
A 00 mm0
f1
F O 0
Ati NDE
m
mz
o
p
C
N
ct
mm
O
0
c
Ct
oz
N
I
I
Ic
I
qv
I —
jc
Lm33
cc
8 >
o
Fit
1,
mc
IS °
mz
1A
x
x y
z
o
f
VI
N
D
0
0
m
m
s
N
N
N
z o
ymn 00
05
c
u
r (
7
A°
z
m
TI
I
I
O
N
N0 Zn
p
x
r
aA Alrm
d'
L
I
z
Q
zIwm
00
cn
Qom
Q
r7
W
I
of
Q
In
Qp
m
F--
r-
Z
OHO
M
J
Z
cn
LLJ
D ¢
cn
J
zOQ
O'
x
d\\\\
O. -
1ibs \\ \
s.
1
o-
o`
I
91
OI
la
I
pNCH ..
2° OUj
O
wWmm
8
a
N
2
O
4J
N
NaQr
C
O
LL-
LL
w
LL
vi
vi
U)
vi
wCD
00
O
O
00
Z
N
N
00
It
Q
C6
0),
r-
oj
U
COLn
d- O
FN
I-
r`)
h
l
Q
z
w
Q
Q
Q
Q
Q
E,
b
O
r7
t`
LnO
00O
J
00
IIl
O
O
a
0
0
0
0
I
WQ
lI
s
Q
Q
Q
Q
Q
0
r)
00
J
r')
Ln
O
r7
rn
O
I
Nrn
LLJZ
S
cn
cn
LL
6.
p•(
sn!
pc4j *
91) )!
q!
4.
3
64- ---
10\
bMP \)
old
M08
Of
w
rn
z
3: w0
n
X(
n
Y
Ln
r7
LLJ
Z
Z
Cif
LLJ
o ~
a
Q
Q
Q
Q
O
LJ
W
m
O
N
Of
0
NO
O
O
O0O
Q
0
O
O
O
V)
U
LL
w
Ln
I-
Of
Z
m
d
N
w
Lr
t }
7-
CO17
0)
Q
cD
LL
O
O'
O
Q
d
Q
Z
Q
Z
U
cmao
o
r
Q
O
O
O
LO
0
0
0
QwIYQ
U
U
U
U
UQ
Q
Q
Q
Q
O1
O
4
rn
O
CD
N
NN
Or7
rnO
Z
N
LnXwJ
Q
wU
IQ
N
Lo
LO
m
m
Q
I
I
I
1
100
Q
Q
Q
Q
ter`
Q
Im
Im
Im
1m
0
00
I
00
00
t`
00
IQ
x
mm00
00
Fa—
UJ
J
Q
n
m
C.'
z
U`
Lj
w
z
Q
O
d
Z
O
w
j
OOf
w
z
Z
3
F--
p
C5
z
1'.
O
Q
O
jc7
wUJ
O=
m
U
O
z
w
m
OV)
C7
m
wZ
a
A Alrm
d'
L
I
z
QzIwm00
cn
Qom
Q
r7
W
I
of
Q
In
Qp
m
F--
r-
ZOHO
M
J
Z
cn
LLJ
D ¢
cn
J
zOQ
O'
x
d\\\\
O. -
1
ibs \\ \
s.
1
o-
o`
I
91
OI
la
I
pNCH ..
2° O
Uj
O
wWmm
8
a
N
2
O
4J
NNaQ
r
C
O
CULPEPER
BR
ay
G
NK
U
cs
a
1
a
I
I
I
I
tWaEEz
r
E63° /
w
o
tl;
g
W "
o
e
da
r
a
Vii,
baAvg ",
4s
41D //%
9/
CULPEPER
BR
ay
G
NK
U
cs
a
1
a
I
I
I
I
tWaEEz
r
E
63° /
w
o
tl;
g
W "
o
e
da
r
a
Vii,
baAvg ",
4s
41D //%
9/
E`
St`
G
m
m
00
n
w $
F°
on
W
III
VIII
h
l
a
E,
b
ig1
o
k`
6
I
mom$
IIl
III
a
lI
s
IIII'
I
S
6.
p•(
sn!
pc4j *
91) )!
q!
4.
3
64- ---
10\
bMP \)
old
M08
0N
W
a
W
4
N
m= o3
Wa
O
2
U
0
Z
N
2s
s
S/
K
y
W
y
W
2
2
j
O
W
C
p
I=
il
Qo¢
U;
p
x
Cn
V
ul
N
a
C)
w
f
Qzw
a
ol
0.
y
b
Q¢
r
x
WaWd
J
a
3
v,
aL
G
o
e:
x
ws
a
U
i
9
Go.
i#
i
e
IIIIIIII-
i
ZI'
16l
SOZ \
ozold
ogazog
ISISOZ \ :
II