To: Mr. Brian Barnes
County Administration Building
202 South Church Lane Tappahannock, Virginia 22560
WE ARE SENDING YOU:
LETTER OF TRANSMITTAL
DATE: June 6, 2024
JOB #: 023011174.00
ATTENTION: Brian Barnes RE: Beasleys Landing
Attached Under separate cover via _________ the following items:
Shop Drawings Prints Plans Samples Specifications
Copy of Letter Change Order Plat
COPIES DATE
DESCRIPTION
8 06/03/2024 Beasleys Landing Preliminary Site Plan
1 No Date Application
1 06/05/2024 Narrative
1 11/15/2023 Plat
THESE ARE TRANSMITTED as checked below:
For Approval
Approved as submitted Resubmit ___ copies for approval
For your use Approved as noted Submit ___ copies for distribution
As requested Returned for corrections Return ___ corrected prints
For review & comment FOR BIDS DUE_________ PRINTS RETURNED AFTER LOAN TO US
REMARKS:
Let me know if you need anything else.
COPY TO: Gregory Packett
SIGNED: Brenda Davis
If enclosures are not as noted, kindly notify us at once.
9560 Kings Charter Drive, Ashland, VA 23005
GENERALSITEINFORMATION:
1. OWNEROFRECORD: LPG,LLC P.O.BOX28
TAPPAHANNOCK,VA23233 CONTACT:MR.GREGORYPACKETT PHONE:804-450-7935
EMAIL:packett74@gmail.com
DEVELOPER: PACKETTPROPERTIES P.O.BOX28
TAPPAHANNOCK,VA22560 CONTACT:MR.GREGORYPACKETT PHONE:804-450-7935
EMAIL:packett74@gmail.com
ENGINEER: ARMRESOURCE,LLC P.O.BOX6160
ASHLAND,VIRGINIA23005 CONTACT:MICHAELE.FIORE,P.E. PHONE:804-550-9201
EMAIL:MFIORE@ARMGROUP.NET
2. TAXMAPNO:31-2
3. ACREAGE:548.72+/-
4. EXISTINGZONING:A-2(COUNTRYSIDEDISTRICT)
5. EXISTINGUSE:AGRICULTURAL/WOODED
6. PROPOSEDZONING:R-1(RURALRESIDENTIALDEVELOPMENT)
7. PROPOSEDUSE:SINGLEFAMILYHOMES
8. DAILYTRAFFICCOUNT:510+/-(SEEVDOTTRAFFICCOUNTCHARTRIGHT)
9. UTILITIES: WATER:PRIVATE SANITARY:PRIVATE
10. SETBACKS(PUBLICROAD) FRONTYARD:50' INTERIORSIDEYARD:25' REARYARD:30'
11. SETBACKS(PRIVATEROAD) FRONTYARD:50' INTERIORSIDEYARD:30' REARYARD:30'
12. MINIMUMLOTSIZEIS1ACRE(43,560S.F.) ALLLOTSARE1ACREORLARGER. SEELOTSIZELEGENDSONSHEETS3&4.
13. MINIMUMLOTWIDTHIS100FEET. ALLLOTSAREWIDERTHAN100FEET.
14. SINGLE-FAMILYDWELLINGSWILLBE1&2STORYHOMES.
15. MAXIMUMSINGLE-FAMILYDWELLINGHEIGHTIS35FEET.
16. WETLANDDISTURBANCE/IMPACTS:0.0ACRES.
GENERALNOTES
1. BOUNDARYINFORMATIONBASEDUPONBOUNDARYSURVEYPLATBYARMRESOURCELLC,NOVEMBER2023.
2. TOPOGRAPHYBASEDONESSEXCOUNTYGIS.CONTOURINTERVALIS10FEET.
3. PARTOFTHISPROPERTYISLOCATEDWITHINRESOURCEMANAGEMENTAREA(RMA).THISPROPERTYDOESCONTAIN RESOURCEPROTECTIONAREA(RPA).INFORMATIONBASEDONESSEXCOUNTYRESOURCEPROTECTIONAREAGIS SITEUPDATEDNOVEMBER14,2023.
4. NOWETLANDJ.D.THEWETLANDSAREBASEDONESSEXCOUNTYGIS.
5. FLOODINSURANCERATEMAPESSEXCOUNTY,VACOMMUNITYPANELSNO.51057C0135F,REVISEDDATEOCTOBER21, 2021.ZONEDAE(EL6)&ZONEDAE(EL7)-SPECIALFLOODHAZARDAREASSUBJECTTOINUNDATIONBYTHE100-YEAR FLOODDETERMINEDINAFLOODINSURANCESTUDYBYDETAILEDMETHODS.
6. THISSITEDOESNOTCONTAINANYHISTORICALSITESORCEMETERIES.
7. ALLLOTSWILLBESERVICEDBYPRIVATEWELLANDSEPTIC.
8. LANDCLEARINGSHALLBELIMITEDTOROADCONSTRUCTION,CLEARINGFORHOUSEANDOUTBUILDINGFOUNDATION, WELL,ANDDRAINFIELD.
BEASLEYSLANDING PRELIMINARYSITEPLAN
ESSEXCOUNTY,VIRGINIA
JUNE3,2024
VICINITYMAP U.S.G.S.7.5MINUTESERIESQUADRANGLES
MOUNTLANDING,VIRGINIA2022
SCALE:1"=2,000'
DRAWINGINDEX
SHEET1 TITLESHEET
SHEET2 METESANDBOUNDSPLAN
SHEET3 CONCEPTUALLAYOUTPLAN
SHEET4 CONCEPTUALLAYOUTPLAN
SHEET5 HOUSESAMPLES
(10%OFAREAOUTSIDEOFFLOODPLAIN,WETLANDSANDNON-WETLAND FLOODPLAIN)
VDOTDAILYTRAFFICCOUNT
(BASEDONVDOT10TRIPSPERDAYPERHOME)
TOTALGROSEAREA
AREAINWETLANDS
250.36+/-ACRES AREAINFLOODPLAIN
SINGLE-FAMILY = 50 ESTATES = 5 TOTALUNITS = 55 TOTALHOMES UNITHOMESNETACREAGE=282.64+/55UNITS/282.64NETACRES=0.19UNITSPERACRE DENSITY
LANDTABULATIONS:
= 548.72+/-ACRES
=
= 15.72+/-ACRES(OUTSIDEWETLANDS) AREAINSTEEPSLOPES = 0.00ACRES TOTALNETACREAGE 282.64+/-ACRES
PROJECT LOCATION
ROAD'A'&ROAD'B'(14LOTS) 14x10=140 ROAD'C&ROAD'D'PART(36LOTS) 36x10=360 ROADE(5LOTS) 5x10=50 TOTALVDOTDAILYCOUNTY 550
1 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC SCALE 06-03-2024 PN023011174.00 TITLESHEET ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA OPENSPACETABULATIONS:
TOTALNETAREA = 282.64+/-ACRES(OUTSIDEOFFLOODPLAIN, WETLANDSANDNON-WETLANDFLOODPLAIN) 282.64ACRESx10% 28.26ACRESREQUIRED OPENSPACE 28.36ACRESPROVIDED
S13°13'10"W 870.58' N37°13'10"E 1423.22' S55°29'32"E3725.65' S34°29'40"W300.00' 600.00' 516.15' 32'± 585.00' 15.00' N32°53'22"E 162'± S55°29'32"E 67.65' S34°30'28"W 22.00' S55°29'32"E2317'± 2240.00' 77'±toTieLine 341.08' 358.46' 299.93' 200.20' 300.79' 1550.00' 560'± 141.02' N53°09'29"E 2251'± N82°49'45"W1150.33' N53°09'29"E 19.96' N40°15'12"E 260.62' Wire Fence Generally Along Property Line F/Rod F/Rod F/Rod F/CM F/CM F/CM F/Pin F/Pipe N05°10'23"E 1096.14' N42°12'07"WN09°36'21"W 420.51' N68°26'43"W 426.64' S49°56'47"W 1065.16' N54°04'03"W662.60' S84°48'16"W 1111.05' S54°47'44"W 987.07' N28°57'38"W1697.67' S83°33'58"W 1194.73' Tie Line S21°00'50"W 1509.83' N33°05'02"W2556.15' N25°39'50"W 1529.76' N35°19'41"W588.32' L1 L2 L3 L4 L5L6L7 L8 L9L10L11 L12 L13L14L15L16 L17L18 L19 L20 L21 L22 L23 TieLine Tie Line MountLandingCreek MountLandingCreek FloodEbb Flood Ebb S75°22'50"W 454.49' S84°53'56"E 697.27' Post N05°34'11"W 738.90'TieLine LOTDETAIL 2681.52' 1044.13' Property AlongCenter SEEINTERNAL S55°30'20"E TieLine TieLine Tie Line TieLine TieLine Tie Line TieLine TieLine TieLine TieLine 337.95'TieLine TieLine TieLine Tie Line TieLine LineofOldRoad TIDEWATERTRAIL(U.S.ROUTE17) TIDEWATERTRAIL(U.S.ROUTE17) Property LowWaterLine17,243+/-FeetAlong PropertyLine4394+/Low Water FeetAlong T.M.31-2 PORTIONOF T.M.31-2 548.72+/-ACRES INST.#230000015 LPGLLC N35°37'45"E 421.29' S35°37'45"W 197.59' S46°21'33"E 96.92' S23°57'16"W122.03' S59°50'19"E155.53' N02°29'40"E 172.92' N24°36'48"E 173.73' N54°11'42"W147.77' Gravel 1Story Frame Story Frame Metal Building Pump House Well S/Rod S/Rod S/Rod S/Rod S/Rod S/Rod S/Rod 50'Right ofWay U.S.Route17TidewaterTrail SouthBoundLane S55°29'32"E3725.65' 2681.52' 1044.13' T.M.31-2H 1.158ACRES INST.#230000015 LPGLLC LINE BEARING DISTANCE L1 S40°13'15"E 74.71' L2 S14°22'47"E 167.00' L3 S06°52'47"E 140.00' L4 S01°37'13"W 63.00' L5 S12°37'13"W 114.00' L6 S02°22'47"E 86.00' L7 S14°22'47"E 67.00' L8 S29°22'47"E 200.00' L9 S21°22'47"E 164.00' L10 S34°22'47"E 143.00' L11 S49°52'47"E 179.00' L12 S46°52'47"E 310.00' L13 S47°22'47"E 200.00' L14 S51°52'47"E 120.00' L15 S58°52'47"E 131.00' L16 S65°52'47"E 157.00' L17 S52°52'47"E 124.00' L18 S40°22'47"E 155.00' L19 S52°22'47"E 311.00' L20 S52°52'47"E 100.00' L21 S65°52'47"E 300.00' L22 S55°52'47"E 185.00' L23 S37°52'47"E 230.00' INTERIORLOTDETAIL SCALE:1"=100' INFEET 1inch= ft. 50 100 0 100 2 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC ASNOTED 06-03-2024 PN023011174.00 METESANDBOUNDSPLAN 549.88+/-ACRES ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA
ZONING:A-2
EXISTING50' INGRESS/EGRESS EASEMENT
HUTCHINSON,COLVILLEG
N/F UNITEDSTATESOFAMERICA PID:2081,TAXMAP31-61 BOOK255&PAGE722 ZONING:A-2 N/F HUTCHINSONSISTERSLLC PID:2997,TAXMAP31-7 BOOK225&PAGE586
N/F UNITEDSTATESOFAMERICA PID:2081,TAXMAP31-61 BOOK255&PAGE722 ZONING:A-2
UNITEDSTATESOFAMERICA PID:2081,TAXMAP31-61 BOOK255&PAGE722
GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225
HUTCHINSON,COLVILLEG PID:2102,TAXMAP31-1 BOOK225&PAGE586 ZONING:A-2 N/F ESSEXWILDLIFEHABITATLC PID:7990,TAXMAP26-1E BOOK198&PAGE578 ZONING:A-2 N/F KRISS,MATTHEW PID:2997,TAXMAP31-65E1 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F LPGLLC PID:8742,TAXMAP31-2H ZONING:A-2 FLOODPLAIN 100FOOT 100 FOOT FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN 100FOOT 100 FOOT FLOODPLAIN FPEL106 FLOODPLAIN 100 FOOT FPEL107 8 6 SEE"ADJACENTPROPERTY OWNERSLIST"ATRIGHT N/F BULLOCKCORPORATION PID:2551,TAXMAP31BOOK234&PAGE225 ZONING:A-2 WELL LOT 9 10 NORTHBOUNDLANE TIDEWATERTRAIL (U.S.ROUTE17) SOUTHBOUNDLANE 1 2 3 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 29 30 31 32 33 34 35 36 47 48 49 MOUNT LANDING CREEK MOUNTLANDINGCREEK ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL6) ZONEAE (EL6) 50'ACCESS FORSUBDIVISION USEONLY 50'ACCESS FORSUBDIVISION USEONLY ROADB ROAD A ROAD C ROADD ROADD PROPOSED50'LANDSCAPINGBUFFER/BERM PROPOSED PUBLIC50'ROW PROPOSED PUBLIC50'ROW EXISTING WETLANDS EXISTING WETLANDS EXISTING WETLANDS PROPOSED 10SLIPDOCK (FORSUBDIVISION OWNERSONLY) PROPOSED 10SLIPDOCK (FORSUBDIVISION OWNERSUSEONLY) EXISTING WETLANDS OPENSPACE (44,207.85S.F., 1.01ACRES) OPENSPACE (152,225.93S.F., 3.49ACRES) 46 PROPOSED50' LANDSCAPING BUFFER/BERM 4 10 28 50 OPENSPACE (97,144.46S.F., 2.23ACRES) OPENSPACE (166,377.31S.F., 3.82ACRES) OPENSPACE (214,655.86S.F., 4.93ACRES) OPENSPACE (59,341.98S.F., 1.36ACRES) PHASE 2 PHASE 1 PHASE 2 PHASE1 PHASE 2 PHASE2 PHASE 2 PHASE 1 PHASE 1 PHASE 1 PROPOSED50' LANDSCAPING BUFFER/BERM PROPOSED50' LANDSCAPING BUFFER/BERM ADJACENTPROPERTYOWNERSLIST
BULLOCKCORPORATION PID:2561,TAXMAP:31-2F ZONING:A-2
HUNDLEY,ARTHURWADE PID:883TAXMAP:31-2E ZONING:A-2 7. HAMMOND,WILLARDGENEETAL PID:9980TAXMAP:31-2C ZONING:A-2 8. BECK,CHARLESIII PID:1255,TAXMAP:31-2G ZONING:A-2 NOTE METESANDBOUNDSINFORMATION,SEESHEET2 9. VALENZALIANNE PID:4500,TAXMAP:31-2B ZONING:A-2 10.PARKER,NATHANIII PID:351TAXMAP:31-3
3 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC 1"=250' 06-03-2024 PN023011174.00 ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 CONCEPTUALLAYOUT PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA DRAINFIELD RESERVE DRAINFIELD HOUSE WELL SINGLE-FAMILYRESIDENCE N.T.S. LOT# 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 SquareFootage 52,262.19 43,768.87 51,356.90 452,073.49 282,946.73 323, 86,776.67 188,874.79 206,517.72 444,983.33 151,968.35 52,970.43 59,021.71 66,844.43 67,968.01 99,536.17 146,591.01 110,158.63 88,688.08 565,578.94 867,786.74 54,627.13 55,677.59 Acreage 1.20 1.00 1.18 10.38 6.50 7.42 1.99 4.34 4.74 10.22 3.49 1.22 1.35 1.53 1.56 2.29 3.37 2.53 2.04 12.98 19.92 1.25 1.28 LotSizeLegend
N/F
PID:2103,TAXMAP31-6 BOOK225&PAGE586 ZONING:A-2
ZONING:A-2
N/F
ZONING:A-2
N/F
5.
6.
N/F
N/F
N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 4 N/F HUTCHINSONCOLVILLEG PID:2103,TAXMAP31-6 BOOK225&PAGE586 ZONING:A-2 N/F
N/F PREZBINDOWSKI,PATRICIAM
N/F
PID:2450,TAXMAP30-12 ZONING:A-2 2 N/F ANDREWS,WILLIAML PID:2556,TAXMAP30-17 ZONING:A-2 N/F ANDREWS,WILLIAM PID:2556,TAXMAP30-17 ZONING:A-2 N/F ENGINE262COMPANYLLC PID:4449,TAXMAP26-11 BOOK156&PAGE10 ZONING:A-2 SEE"ADJACENTPROPERTY OWNERSLIST"ATRIGHT N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 100 FOOT FLOODPLAIN 100FOOT 100 FOOT FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN 100 FOOT FLOODPLAIN FLOODPLAIN 100 FOOT TIDEWATERTRAIL(U.S.ROUTE17) SOUTHBOUNDLANE NORTHBOUNDLANE ESTATELOT 2 3,417,171.30S.F. 78.46ACRES ESTATELOT#3 3,867,486.23S.F. 88.79ACRES ESTATELOT# 2,317,199.86S.F. 53.20ACRES ESTATELOT#5 2,045,475.45S.F. 46.96ACRES 15 16 21 22 23 24 25 26 27 29 30 31 32 33 34 35 36 37 38 39 40 39 41 42 45 47 48 49 MOUNTLANDINGCREEK MOUNT LANDING CREEK ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) 50'ACCESS FORSUBDIVISION USEONLY ROAD C ROADD ROAD E ROADD ROADE PROPOSED50'LANDSCAPINGBUFFER/BERM PROPOSED PUBLIC50'ROW PROPOSED50' PRIVATEROW PROPOSED50' PRIVATEROW EXISTING WETLANDS EXISTING WETLANDS EXISTING WETLANDS PROPOSED 10SLIPDOCK (FORSUBDIVISION OWNERSUSEONLY) ESTATELOT#1 1,399,172.90S.F. 32.12ACRES ZONEAE (EL6) EXISTING WETLANDS OPENSPACE (334,891.21S.F., 7.69ACRES) 46 28 43 44 50 OPENSPACE (166,377.31S.F., 3.82ACRES) OPENSPACE (214,655.86S.F., 4.93ACRES) OPENSPACE (166,565.42S.F., 3.82ACRES) OPENSPACE (59,341.98S.F., 1.36ACRES) PHASE 1 PHASE PHASE 1 PHASE 2 PHASE 1 PHASE 2 PHASE2 PHASE 2 PROPOSED50' LANDSCAPING BUFFER/BERM ADJACENTPROPERTYOWNERSLIST 1. 4TO1PROPERTYLLC PID:4522,TAXMAP:26-1A ZONING:A-2 2. CLARKE,THELMAW PID:3683,TAXMAP:26-1B ZONING:A-2 3. CLARKE,THELMAW PID:3672,TAXMAP:26-1C ZONING:A-2 4. GWYNNFIELDSHOPLLC PID:5885,TAXMAP:26-1D ZONING:A-2 NOTE METESANDBOUNDSINFORMATION,SEESHEET2 4 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC 1"=250' 06-03-2024 PN023011174.00 ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 CONCEPTUALLAYOUT PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA LOT# 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 SquareFootage 62,820.78 60,059.13 45,437.81 61,936.55 636,041.59 372,685.60 82,557.55 54,586.55 72,856.90 60,729.74 83,819.90 100,566.87 80,673.22 68,278.99 66,715.62 52,602.40 57,780.21 58,862.93 73,123.63 56,843.22 72,049.14 69,283.98 54,045.27 61,255.88 50,942.91 48,313.78 53,707.69 Acreage 1.44 1.38 1.04 1.42 14.60 8.56 1.90 1.25 1.67 1.39 1.92 2.31 1.85 1.57 1.53 1.21 1.33 1.35 1.68 1.30 1.65 1.59 1.24 1.41 1.17 1.10 1.23 LotSizeLegend LOT# 1 2 3 4 5 SquareFootage 1,264,715.78 3,417,717.30 3,867,486.23 2,317,199.86 2,045,475.45 Acreage 29.03 78.46 88.79 53.20 46.96 EstateLotSizeLegend
TEMPLETONMARGOTC PID:738,TAXMAP26-12 ZONING:A-2
TEMPLETON,MARGOTC PID:744,TAXMAP25-6F BOOK121&PAGE114 ZONING:A-2 N/F LEWIS,JOHNLATANEIIIETAL PID:186,TAXMAP25-6H BOOK154&PAGE42 ZONING:A-2 N/F ANDREWS,WILLIAML PID:2556,TAXMAP30-17 ZONING:A-2
HUTCHINSON,COLVILLEG PID:2102,TAXMAP31-1 BOOK225&PAGE586 ZONING:A-2
PID:2559,TAXMAP30-22 BOOK305&PAGE77 ZONING:A-2
CARNEALMARVIND
1. HOMECOSTWILLSTARTAT$350,000.00ANDUP
2. SIZESOFHOMESWILLRANGEFROM1,500S.F.TO6,000S.F.
3. THESQUAREFOOTAGEOFEACHHOMEDOESNOTINCLUDE GARAGES,PORCHES,ORDECKS.
5 Sheet contents,andproprietaryARMGroupLLC identifiedbyidentifiedproject ARMauthorizedotherwiseLLC N.T.S. 06-03-2024 PN023011174.00 ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 SAMPLEHOMES PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA NOTES:
2STORYHOME 2,100S.F. 2STORYHOME WITHBONUSROOMOVERGARAGE 1,989S.F. 2STORYHOME 6,096S.F. 1STORYHOME 1,498S.F. 1STORYHOME 1,496S.F.
Beasleys Landing
PROJECT NARRATIVE
Prepared for:
LPG, LLC P.O. Box 28
Tappahannock, Virginia 23233
Prepared by:
ARM Group LLC
9560 Kings Charter Drive Ashland, VA 23005
June 5, 2024
ARM Project 023011446.00
Respectfully submitted:
Michael E. Fiore, P.E. Principal Engineer
LAND USE PLAN MAP AMENDMENT AND REZONING APPLICATION
TABLE OF CONTENTS Page 1.0 INTRODUCTION.................................................................................................... 2 2.0 DESCRIPTION OF THE PROPERTY ................................................................. 2 3.0 LAND USE PLAN MAP AMENDMENT CONSIDERATIONS ........................ 2 3.1 Current Zoning ............................................................................................... 2 3.2 Land Use Plan Map Amendment and Requested Zoning .............................. 2 3.3 Other Considerations ..................................................................................... 3 4.0 PROPOSED PROJECT .......................................................................................... 3 4.1 Lots and Density ............................................................................................ 3 4.2 Public and Private Roads ............................................................................... 4 4.3 Entrances and Traffic ..................................................................................... 4 4.4 Amenities and Natural Resource Protection .................................................. 4 5.0 ENVIRONMENTAL AND NATURAL RESOURCE IMPACT ........................ 5 APPENDICES Appendix 1 Preliminary Site Plan ................................................................... Following Text Appendix 2 Site Location Map (with watershed area) .................................... Following Text Appendix 3 Station and Photograph Location Map ........................................ Following Text
1.0 INTRODUCTION
This application is a request to rezone approximately 549 +/- acres of property located in the Central District of Essex County. The property includes Tax Parcels 31-2 and 31-2H and is currently zoned A-2 and included in the County’s Countryside District. This request is proposed to amend the Land Use Plan Map from the Countryside Designation to a Rural Residential Designation for the subject property, which would allow the request to rezone the project property from A-2 to R-1.
2.0
DESCRIPTION OF PROPERTY
As illustrated on the Preliminary Site Plan I (Appendix 1 – Sheets 1 thru 4), the property is partially bounded on the north by Route 17, several neighboring residential properties and the Essex American Retirement Homes on its east and on the south by Mount Landing Creek and on its west boundary by Mount Landing Creek and adjacent A-2 Property.
The property is composed predominately of forest and active agriculture. The forest area includes flood plain, wetland and RPA influenced by its southern border with Mount Landing Creek.
3.0 LAND USE PLAN MAP AMENDMENT CONSIDERATIONS
3.1 Current Zoning
The Beasleys Landing property is currently located in an A-2 zoning district included in the Essex County Countryside District Area. This district requires a suggested average density of .02 units per acre (or 1 unit per 5 acres). The current zoning supports low density residential development.
Appendix 2 illustrates the Essex County Land Use Plan Map dated April 22, 2022, and identifies the location of the Beasleys Landing project area. The figure shows the relationship of the proposed project with Route 17, the Rural Residential Development to the north and the Countryside District to the South on the other side of Mount Landing Creek and to the West of the Project. This property is generally isolated from the Countryside Districts to the South by Mount Landing Creek with no opportunity for internal road or transportation connections. The property is bounded on the north by Highway 17 Tidewater Trail.
Beasleys Landing 2 June
2024 Land Use Plan Map Amendment and Rezoning Application ARM Project 023011446.00
5,
3.2 Land Use Plan Map Amendment and Requested Zoning
The Beasleys Landing applicant is requesting a change in the current A-2 zoning to R-1 zoning. Figure 3 illustrates the proposed change in the County Land Use Plan Map if this rezoning is approved.
The figure shows that the Beasleys Landing property has more geographic and transportation compatibility with the existing Rural Residential Development to the north. The wetlands and protected banks of Mount Landing Creek provide both a physical and natural separation from the existing Countryside District to the South. The features of this rezoning request are:
• The Project contains a gross area of 549 acres +/-
• The Project contains 266 acres of Wetlands and Flood Plain that will not be developed.
• The Project has 283 acres proposed for development
• The Project proposes 55 residential units. It is proposed to include 50 one + acre lots and 5 on large estate lots.
• The Project proposes a unit density of .19 units per acre, which is less than the suggested .2 units per acre for the Countryside District requirement.
• The Project Plan utilizes the Flood Plain, Wetlands and RPA as the intentioned buffer to protect Mount Landing Creek and the Rappahannock River Valley National Wildlife Refuge.
• The Project proposes to cluster the 50 one acre + residential units in two development phases and maintain an agricultural buffer strip between the development and Route 17 as part of the project open space.
3.3 Other Considerations
The project will offer a diverse mix of housing products to meet the market interest in new and more modern construction standards. Appendix 1 – Sheet 5 illustrates typical elevations for the proposed houses.
The project is expected to draw market interest not only from Essex County residents, but also interest from Fredericksburg and Richmond area home buyers who are looking for more affordable housing opportunities. This market attraction would provide an opportunity for residential and economic growth for Essex County and the Tappahannock commercial area.
The layout of the proposed project provides clusters of development to support a variation in housing types, styles, size and affordability. Price points for the proposed housing products in the community would start between $325,000 and $350,000 depending upon material and labor costs and market conditions. It is anticipated that the larger estate lots would be more focused on larger custom homes with prices exceeding $450,000.
Beasleys Landing 3 June 5, 2024 Land Use Plan Map Amendment and Rezoning Application ARM Project 023011446.00
4.0 PROPOSED PROJECT
4.1 Lots and Density
The proposed project concept represents a residential subdivision of 50 residential homes offering a minimum area of 1 acre. These lots range in size from 1 acre to the largest lot which is approximately 14.6 acres providing an overall average lot size of 3.28 acres. This residential area will be divided into two (2) separate development phases. The project also includes an estate lot section proposing 5 lots that will range in size from 26 to 88 acres. A major portion of the estate lots contain forested and or wetland areas bordered on the south by Mount Landing Creek. The project proposes private wells and septic systems for each unit.
4.2 Public and Private Roads
It is planned that the 2 residential lot phases will have a public road system constructed to VDOT Standards with roadside ditch drainages. The Estate lot section is proposed to have a private road and access that will be maintained by the Estate Lot owners as part of the project covenants. In all cases the road and drainage network will be designed to meet the Virginia Stormwater Management Regulations, with appropriate BMP’s installed to prevent erosion and to meet water quality standards. The drainage will use existing drainage ways to discharge to flood plain and wetland area, using appropriate ditches, level spreaders and other control features required by regulation.
4.3 Entrances and Traffic
The two (2) residential phases and the Estate Lot section will each have their own separate entrance. Each phase or section will not be connected. The entrances will be located on Route17. The central entrance for the larger residential phase will line up with the existing median break and will permit traffic to go east or west directly from that entrance. The other entrances will be right in, right out only and will require traffic to use existing median breaks in order to travel west toward Fredericksburg.
The entrances will provide road improvements such as taper and right turn deceleration lanes and other improvements that may be required by VDOT.
The traffic generation for the project is estimated at 10 trips per day per residential unit or 550 trips per day. This is compared to the approximate 7500 trips per day that have been estimated by VDOT in a 2022 route 17/360 Corridor Study. This is calculated to be less than 6.8% of the project reported existing traffic volume.
4.4 Amenities and Natural Resource Protection
The development, as presented, includes the preservation of natural areas and some limited amenities for the enjoyment of the community residents and to protect the environmental and land resources that characterize the property. Project features included in the concept plan are:
Beasleys Landing 4 June 5, 2024 Land Use Plan Map Amendment and Rezoning Application ARM Project 023011446.00
• Cluster Mailbox Locations
• Three entrances onto Route 17. One entrance will be aligned with the Route 17 median break. The east and west entrances will be right in and right out only but will have access to existing median breaks to support both east and west bound traffic.
• Water access with two private boat docks, each with a proposed 10 small boat slips for use by the subdivision property owners. The access road will be maintained by the property owner’s association.
• In addition to wetland areas that will be owned in common by the POA, the project will provide approximately 28 acres of non-wetland, non-flood plain area for passive recreational use in common, divided into separate areas dispersed throughout the developed community.
• A property owner’s association will be charged with the responsibility to maintain common areas to protect the natural resources contained with the common areas. This may include trash pickup, erosion inspection and management, observation and protection from hazardous conditions and enforcement of land clearing and tree cover restrictions.
• Pond Management – Subject to stormwater management and wetland consideration, it is proposed that the existing pond will be an amenity and passive recreational resource for the community.
5.0 ENVIRONMENTAL AND NATURAL RESOURCE IMPACT
The proposed project is located in a predominantly agricultural, forest and wetland setting. The features are key components of the overall development plan and will create an attractive community for potential homeowners. The overall preliminary conceptual plan includes and protects these sensitive areas in the following ways:
1. Agricultural areas will be maintained as a buffer between Route 17 and the residential development preserving a rural view shed from Route 17 that is characteristic of Essex County.
2. Wetland areas remain undisturbed and are preserved as space in common for their preservation in their natural state.
3.Forested areas will be disturbed only as required for road services, facilities, and house lot development. Disturbed tree cover will be considered in the overall stormwater management design in accordance with the Virginia Stormwater management regulations.
Beasleys Landing 5 June 5, 2024 Land Use Plan Map Amendment and Rezoning Application ARM Project 023011446.00
APPENDIX 1
Preliminary Site Plan
GENERALSITEINFORMATION:
1.OWNEROFRECORD:LPG,LLC P.O.BOX28
TAPPAHANNOCK,VA23233 CONTACT:MR.GREGORYPACKETT PHONE:804-450-7935
EMAIL:packett74@gmail.com
DEVELOPER:PACKETTPROPERTIES P.O.BOX28
TAPPAHANNOCK,VA22560 CONTACT:MR.GREGORYPACKETT PHONE:804-450-7935
EMAIL:packett74@gmail.com
ENGINEER:ARMRESOURCE,LLC P.O.BOX6160
ASHLAND,VIRGINIA23005 CONTACT:MICHAELE.FIORE,P.E. PHONE:804-550-9201
EMAIL:MFIORE@ARMGROUP.NET
2.TAXMAPNO:31-2
3.ACREAGE:548.72+/-
4.EXISTINGZONING:A-2(COUNTRYSIDEDISTRICT)
5.EXISTINGUSE:AGRICULTURAL/WOODED
6.PROPOSEDZONING:R-1(RURALRESIDENTIALDEVELOPMENT)
7.PROPOSEDUSE:SINGLEFAMILYHOMES
8.DAILYTRAFFICCOUNT:510+/-(SEEVDOTTRAFFICCOUNTCHARTRIGHT)
9.UTILITIES: WATER:PRIVATE SANITARY:PRIVATE
10.SETBACKS(PUBLICROAD) FRONTYARD:50' INTERIORSIDEYARD:25' REARYARD:30'
11.SETBACKS(PRIVATEROAD) FRONTYARD:50' INTERIORSIDEYARD:30' REARYARD:30'
12.MINIMUMLOTSIZEIS1ACRE(43,560S.F.) ALLLOTSARE1ACREORLARGER. SEELOTSIZELEGENDSONSHEETS3&4.
13.MINIMUMLOTWIDTHIS100FEET. ALLLOTSAREWIDERTHAN100FEET.
14.SINGLE-FAMILYDWELLINGSWILLBE1&2STORYHOMES.
15.MAXIMUMSINGLE-FAMILYDWELLINGHEIGHTIS35FEET.
16.WETLANDDISTURBANCE/IMPACTS:0.0ACRES.
GENERALNOTES
1.BOUNDARYINFORMATIONBASEDUPONBOUNDARYSURVEYPLATBYARMRESOURCELLC,NOVEMBER2023.
2.TOPOGRAPHYBASEDONESSEXCOUNTYGIS.CONTOURINTERVALIS10FEET.
3.PARTOFTHISPROPERTYISLOCATEDWITHINRESOURCEMANAGEMENTAREA(RMA).THISPROPERTYDOESCONTAIN RESOURCEPROTECTIONAREA(RPA).INFORMATIONBASEDONESSEXCOUNTYRESOURCEPROTECTIONAREAGIS SITEUPDATEDNOVEMBER14,2023.
4.NOWETLANDJ.D.THEWETLANDSAREBASEDONESSEXCOUNTYGIS.
5.FLOODINSURANCERATEMAPESSEXCOUNTY,VACOMMUNITYPANELSNO.51057C0135F,REVISEDDATEOCTOBER21, 2021.ZONEDAE(EL6)&ZONEDAE(EL7)-SPECIALFLOODHAZARDAREASSUBJECTTOINUNDATIONBYTHE100-YEAR FLOODDETERMINEDINAFLOODINSURANCESTUDYBYDETAILEDMETHODS.
6.THISSITEDOESNOTCONTAINANYHISTORICALSITESORCEMETERIES.
7.ALLLOTSWILLBESERVICEDBYPRIVATEWELLANDSEPTIC.
8.LANDCLEARINGSHALLBELIMITEDTOROADCONSTRUCTION,CLEARINGFORHOUSEANDOUTBUILDINGFOUNDATION, WELL,ANDDRAINFIELD.
BEASLEYSLANDING PRELIMINARYSITEPLAN
ESSEXCOUNTY,VIRGINIA
JUNE 5, 2024
VICINITYMAP
U.S.G.S.7.5MINUTESERIESQUADRANGLES
MOUNTLANDING,VIRGINIA2022
SCALE:1"=2,000'
DRAWINGINDEX
SHEET1TITLESHEET
SHEET2METESANDBOUNDSPLAN
SHEET3CONCEPTUALLAYOUTPLAN
SHEET4CONCEPTUALLAYOUTPLAN
SHEET5HOUSESAMPLES
AREAINFLOODPLAIN= 15.72+/-ACRES(OUTSIDEWETLANDS)
AREAINSTEEPSLOPES 0.00ACRES
=282.64+/-ACRES
OPENSPACETABULATIONS: (10%OFAREAOUTSIDEOFFLOODPLAIN,WETLANDSANDNON-WETLAND FLOODPLAIN)
TOTALNETAREA= 282.64+/-ACRES(OUTSIDEOFFLOODPLAIN, WETLANDSANDNON-WETLANDFLOODPLAIN)
282.64ACRESx10%=28.26ACRESREQUIRED
OPENSPACE=28.36ACRESPROVIDED
(BASEDONVDOT10TRIPSPERDAYPERHOME)
VDOTDAILYTRAFFICCOUNT ROAD'A'&ROAD'B'(14LOTS) =14x10=140
ROAD'C&ROAD'D'PART(36LOTS)=36x10=360 ROADE(5LOTS) = 5x10=50
TOTALVDOTDAILYCOUNTY 550
LANDTABULATIONS: TOTALGROSEAREA= 548.72+/-ACRES AREAINWETLANDS = 250.36+/-ACRES
50 ESTATES = 5 TOTALUNITS = 55
DENSITY
TOTALNETACREAGE
SINGLE-FAMILY =
TOTALHOMES UNITHOMESNETACREAGE=282.64+/55UNITS/282.64NETACRES=0.19UNITSPERACRE
PROJECT LOCATION
1 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC SCALE 06-05-2024 PN023011174.00 TITLESHEET ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA
Appendix 1
LINEBEARINGDISTANCE
L1S40°13'15"E74.71'
L2S14°22'47"E167.00'
L3S06°52'47"E140.00'
L4S01°37'13"W63.00'
L5S12°37'13"W114.00'
L6S02°22'47"E86.00'
L7S14°22'47"E67.00'
L8S29°22'47"E200.00'
L9S21°22'47"E164.00'
L10S34°22'47"E143.00'
L11S49°52'47"E179.00'
L12S46°52'47"E310.00'
L13S47°22'47"E200.00'
L14S51°52'47"E120.00'
L15S58°52'47"E131.00'
L16S65°52'47"E157.00'
L17S52°52'47"E124.00'
L18S40°22'47"E155.00'
L19S52°22'47"E311.00'
L20S52°52'47"E100.00'
L21S65°52'47"E300.00'
L22S55°52'47"E185.00'
L23S37°52'47"E230.00'
S13°13'10"W 870.58' N37°13'10"E 1423.22' S55°29'32"E3725.65' S34°29'40"W300.00' 600.00' 516.15' 32'± 585.00' 15.00' N32°53'22"E 162'± S55°29'32"E 67.65' S34°30'28"W 22.00' S55°29'32"E2317'± 2240.00' 77'±toTieLine 341.08' 358.46' 299.93' 200.20' 300.79' 1550.00' 560'± 141.02' N53°09'29"E 2251'± N82°49'45"W1150.33' N53°09'29"E 19.96' N40°15'12"E 260.62' Wire Fence Generally Along Property Line F/Rod F/Rod F/Rod F/CM F/CM F/CM F/Pin F/Pipe N05°10'23"E 1096.14' N42°12'07"WN09°36'21"W 420.51' N68°26'43"W 426.64' S49°56'47"W 1065.16' N54°04'03"W662.60' S84°48'16"W 1111.05' S54°47'44"W 987.07' N28°57'38"W1697.67' S83°33'58"W 1194.73' Tie Line S21°00'50"W 1509.83' N33°05'02"W2556.15' N25°39'50"W 1529.76' N35°19'41"W588.32' L1 L2 L3 L4 L5L6L7 L8 L9L10L11 L12 L13L14L15L16 L17L18 L19 L20 L21 L22 L23 TieLine Tie Line MountLandingCreek MountLandingCreek FloodEbb Flood Ebb S75°22'50"W 454.49' S84°53'56"E 697.27' Post N05°34'11"W 738.90'TieLine LOTDETAIL 2681.52' 1044.13' Property AlongCenter SEEINTERNAL S55°30'20"E TieLine TieLine Tie Line TieLine TieLine Tie Line TieLine TieLine TieLine TieLine 337.95'TieLine TieLine TieLine Tie Line TieLine LineofOldRoad TIDEWATERTRAIL(U.S.ROUTE17) TIDEWATERTRAIL(U.S.ROUTE17) Property LowWaterLine17,243+/-FeetAlong PropertyLine4394+/Low Water FeetAlong T.M.31-2 PORTIONOF T.M.31-2 548.72+/-ACRES INST.#230000015 LPGLLC N35°37'45"E 421.29' S35°37'45"W 197.59' S46°21'33"E 96.92' S23°57'16"W122.03' S59°50'19"E155.53' N02°29'40"E 172.92' N24°36'48"E 173.73' N54°11'42"W147.77' Gravel 1Story Frame Story Frame Metal Building Pump House Well S/Rod S/Rod S/Rod S/Rod S/Rod S/Rod S/Rod 50'Right ofWay U.S.Route17TidewaterTrail SouthBoundLane S55°29'32"E3725.65' 2681.52' 1044.13' T.M.31-2H 1.158ACRES INST.#230000015 LPGLLC
INTERIORLOTDETAIL SCALE:1"=100' INFEET 1inch= ft. 50 100 0 100 2 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC ASNOTED 06-03-2024 PN023011174.00 METESANDBOUNDSPLAN 549.88+/-ACRES ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA
5.
PID:4500,TAXMAP:31-2B ZONING:A-2 10.PARKER,NATHANIII PID:351TAXMAP:31-3 ZONING:A-2
EXISTING50' INGRESS/EGRESS
HUTCHINSON,COLVILLEG
N/F UNITEDSTATESOFAMERICA PID:2081,TAXMAP31-61 BOOK255&PAGE722 ZONING:A-2 N/F HUTCHINSONSISTERSLLC PID:2997,TAXMAP31-7 BOOK225&PAGE586
N/F UNITEDSTATESOFAMERICA PID:2081,TAXMAP31-61 BOOK255&PAGE722 ZONING:A-2
UNITEDSTATESOFAMERICA PID:2081,TAXMAP31-61 BOOK255&PAGE722
GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225
HUTCHINSON,COLVILLEG PID:2102,TAXMAP31-1 BOOK225&PAGE586 ZONING:A-2 N/F ESSEXWILDLIFEHABITATLC PID:7990,TAXMAP26-1E BOOK198&PAGE578 ZONING:A-2 N/F KRISS,MATTHEW PID:2997,TAXMAP31-65E1 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F LPGLLC PID:8742,TAXMAP31-2H ZONING:A-2 FLOODPLAIN 100FOOT 100 FOOT FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN 100FOOT 100 FOOT FLOODPLAIN FPEL106 FLOODPLAIN 100 FOOT FPEL107 8 6 SEE"ADJACENTPROPERTY OWNERSLIST"ATRIGHT N/F BULLOCKCORPORATION PID:2551,TAXMAP31BOOK234&PAGE225 ZONING:A-2 WELL LOT 9 10 NORTHBOUNDLANE TIDEWATERTRAIL (U.S.ROUTE17) SOUTHBOUNDLANE 1 2 3 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 29 30 31 32 33 34 35 36 47 48 49 MOUNT LANDING CREEK MOUNTLANDINGCREEK ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL7) ZONEAE (EL6) ZONEAE (EL6) 50'ACCESS FORSUBDIVISION USEONLY 50'ACCESS FORSUBDIVISION USEONLY ROADB ROAD A ROAD C ROADD ROADD PROPOSED50'LANDSCAPINGBUFFER/BERM PROPOSED PUBLIC50'ROW PROPOSED PUBLIC50'ROW EXISTING WETLANDS EXISTING WETLANDS EXISTING WETLANDS PROPOSED 10SLIPDOCK (FORSUBDIVISION OWNERSONLY) PROPOSED 10SLIPDOCK (FORSUBDIVISION OWNERSUSEONLY) EXISTING WETLANDS OPENSPACE (44,207.85S.F., 1.01ACRES) OPENSPACE (152,225.93S.F., 3.49ACRES) 46 PROPOSED50'LANDSCAPING BUFFER/BERM 4 10 28 50 OPENSPACE (97,144.46S.F., 2.23ACRES) OPENSPACE (166,377.31S.F., 3.82ACRES) OPENSPACE (214,655.86S.F., 4.93ACRES) OPENSPACE (59,341.98S.F., 1.36ACRES) PHASE 2 PHASE 1 PHASE 2 PHASE1 PHASE 2 PHASE2 PHASE 2 PHASE 1 PHASE 1 PHASE 1
EASEMENT N/F
PID:2103,TAXMAP31-6 BOOK225&PAGE586 ZONING:A-2
ZONING:A-2
N/F
ZONING:A-2
N/F
ADJACENTPROPERTYOWNERSLIST
BULLOCKCORPORATION PID:2561,TAXMAP:31-2F ZONING:A-2 6.HUNDLEY,ARTHURWADE PID:883TAXMAP:31-2E ZONING:A-2
ZONING:A-2
BECK,CHARLESIII PID:1255,TAXMAP:31-2G ZONING:A-2 NOTE METESANDBOUNDSINFORMATION,SEESHEET2 9. VALENZALIANNE
3 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC 1"=250' 06-03-2024 PN023011174.00 ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 CONCEPTUALLAYOUT PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA DRAINFIELD RESERVE DRAINFIELD HOUSE WELL SINGLE-FAMILYRESIDENCE N.T.S. LOT# 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 SquareFootage 52,262.19 43,768.87 51,356.90 452,073.49 282,946.73 323, 86,776.67 188,874.79 206,517.72 444,983.33 151,968.35 52,970.43 59,021.71 66,844.43 67,968.01 99,536.17 146,591.01 110,158.63 88,688.08 565,578.94 867,786.74 54,627.13 55,677.59 Acreage 1.20 1.00 1.18 10.38 6.50 7.42 1.99 4.34 4.74 10.22 3.49 1.22 1.35 1.53 1.56 2.29 3.37 2.53 2.04 12.98 19.92 1.25 1.28 LotSizeLegend
7. HAMMOND,WILLARDGENEETAL PID:9980TAXMAP:31-2C
8.
N/F
N/F
N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 4 N/F HUTCHINSONCOLVILLEG PID:2103,TAXMAP31-6 BOOK225&PAGE586 ZONING:A-2 N/F
N/F PREZBINDOWSKI,PATRICIAM
N/F
PID:2450,TAXMAP30-12 ZONING:A-2 2 N/F ANDREWS,WILLIAML PID:2556,TAXMAP30-17 ZONING:A-2 N/F ANDREWS,WILLIAM PID:2556,TAXMAP30-17 ZONING:A-2 N/F ENGINE262COMPANYLLC PID:4449,TAXMAP26-11 BOOK156&PAGE10 ZONING:A-2 SEE"ADJACENTPROPERTY OWNERSLIST"ATRIGHT N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 N/F GWYNNFIELDFARMLC PID:7689,TAXMAP26-1 BOOK234&PAGE225 ZONING:A-2 100 FOOT FLOODPLAIN 100FOOT 100 FOOT FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN FLOODPLAIN 100 FOOT FLOODPLAIN FLOODPLAIN 100 FOOT TIDEWATERTRAIL(U.S.ROUTE17) SOUTHBOUNDLANE NORTHBOUNDLANE ESTATELOT 2 3,417,171.30S.F. 78.46ACRES ESTATELOT#3 3,867,486.23S.F. 88.79ACRES ESTATELOT# 2,317,199.86S.F. 53.20ACRES ESTATELOT#5 2,045,475.45S.F. 46.96ACRES ENDOFPUBLICROAD ANDBEGINNINGOF PRIVATEROAD 15 16 21 22 23 24 25 26 27 29 30 31 32 33 34 35 36 37 38 39 40 39 41 42 45 47 48 49 MOUNTLANDINGCREEK MOUNT LANDING CREEK ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) ZONEAE (EL6) 50'ACCESS FORSUBDIVISION USEONLY ROAD C ROADD ROAD E ROADD ROADE PROPOSED50'LANDSCAPINGBUFFER/BERM PROPOSED PUBLIC50'ROW PROPOSED50' PRIVATEROW PROPOSED50' PRIVATEROW EXISTING WETLANDS EXISTING WETLANDS EXISTING WETLANDS PROPOSED 10SLIPDOCK (FORSUBDIVISION OWNERSUSEONLY) ESTATELOT#1 1,399,172.90S.F. 32.12ACRES ZONEAE (EL6) EXISTING WETLANDS OPENSPACE (334,891.21S.F., 7.69ACRES) 46 28 43 44 50 OPENSPACE (166,377.31S.F., 3.82ACRES) OPENSPACE (214,655.86S.F., 4.93ACRES) OPENSPACE (166,565.42S.F., 3.82ACRES) OPENSPACE (59,341.98S.F., 1.36ACRES) PHASE 1 PHASE PHASE 1 PHASE 2 PHASE 1 PHASE 2 PHASE2 PHASE 2 ADJACENTPROPERTYOWNERSLIST 1. 4TO1PROPERTYLLC PID:4522,TAXMAP:26-1A ZONING:A-2 2.CLARKE,THELMAW PID:3683,TAXMAP:26-1B
3.CLARKE,THELMAW PID:3672,TAXMAP:26-1C
4. GWYNNFIELDSHOPLLC PID:5885,TAXMAP:26-1D
NOTE METESANDBOUNDSINFORMATION,SEESHEET2 4 Sheet contents,propertyproprietaryARMLLCand identifiedonbyidentified ARMwrittenexpress,byauthorizedLLC 1"=250' 06-03-2024 PN023011174.00 ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 CONCEPTUALLAYOUT PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA LOT# 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 SquareFootage 62,820.78 60,059.13 45,437.81 61,936.55 636,041.59 372,685.60 82,557.55 54,586.55 72,856.90 60,729.74 83,819.90 100,566.87 80,673.22 68,278.99 66,715.62 52,602.40 57,780.21 58,862.93 73,123.63 56,843.22 72,049.14 69,283.98 54,045.27 61,255.88 50,942.91 48,313.78 53,707.69 Acreage 1.44 1.38 1.04 1.42 14.60 8.56 1.90 1.25 1.67 1.39 1.92 2.31 1.85 1.57 1.53 1.21 1.33 1.35 1.68 1.30 1.65 1.59 1.24 1.41 1.17 1.10 1.23 LotSizeLegend LOT# 1 2 3 4 5 SquareFootage 1,264,715.78 3,417,717.30 3,867,486.23 2,317,199.86 2,045,475.45 Acreage 29.03 78.46 88.79 53.20 46.96 EstateLotSizeLegend
TEMPLETONMARGOTC PID:738,TAXMAP26-12 ZONING:A-2
TEMPLETON,MARGOTC PID:744,TAXMAP25-6F BOOK121&PAGE114 ZONING:A-2 N/F LEWIS,JOHNLATANEIIIETAL PID:186,TAXMAP25-6H BOOK154&PAGE42 ZONING:A-2 N/F ANDREWS,WILLIAML PID:2556,TAXMAP30-17 ZONING:A-2
HUTCHINSON,COLVILLEG PID:2102,TAXMAP31-1 BOOK225&PAGE586 ZONING:A-2
PID:2559,TAXMAP30-22 BOOK305&PAGE77 ZONING:A-2
CARNEALMARVIND
ZONING:A-2
ZONING:A-2
ZONING:A-2
1. HOMECOSTWILLSTARTAT$350,000.00ANDUP
2. SIZESOFHOMESWILLRANGEFROM1,500S.F.TO6,000S.F.
3. THESQUAREFOOTAGEOFEACHHOMEDOESNOTINCLUDE GARAGES,PORCHES,ORDECKS.
5 Sheet contents,andproprietaryARMGroupLLC identifiedbyidentifiedproject ARMauthorizedotherwiseLLC N.T.S. 06-03-2024 PN023011174.00 ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 SAMPLEHOMES PACKETTPROPERTIES TIDEWATERTRAIL ESSEXCOUNTY,VIRGINIA NOTES:
2STORYHOME 2,100S.F. 2STORYHOME WITHBONUSROOMOVERGARAGE 1,989S.F. 2STORYHOME 6,096S.F. 1STORYHOME 1,498S.F. 1STORYHOME 1,496S.F.
APPENDIX 2
Existing Land Use Map
ESSEXCOUNTY,VIRGINIA BEASLEYSLANDING NOTTOSCALE MAY28,2024 Appendix 2 PN023011174.00 drawing,itscontents,andcomponentofthisdrawingpropertyofand proprietarytoARMLLCandshallbereproducedorinanyexcept ARMGroupLLC EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 PROJECTAREA PROJECT AREA N
Comparison
APPENDIX 3
of Existing and Proposed Land Use Change
PROJECT AREA N 3 Appendix reproducedbeshallandLLC consentLLC ARMGroupLLC NOTTOSCALE MAY28,2024 BEASLEYSLANDING ESSEXCOUNTY,VIRGINIA PROPOSEDCOMPREHENSIVE PLANCHANGE EngineersandScientists www.armgroup.net 9560KingsCharterDrive Ashland,VA23005 (804)550-9200 PN023011174.00 EXISTINGLANDUSEMAP PROPOSEDREVISEDLANDUSEMAP PROJECT AREA