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Home My WebLink AboutAgenda - 08-04-1997 - 8l 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: August 4. 1997 Action Agenda Item # _ SUBJECT: Z-3-97 Ruth Cook Woods DEPARTMENT: PLANNING PUBLIC HEARING: Yes_x—No BUDGET AMENDMENT REQUIRED: Yes_x No ATTACHMENT(S): INFORMATION CONTACT: Eddie Kirk Application Extension 2582 Vicinity Map Staff Findings TELEPHONE NUMBERS: 5/27/97 Draft Public Hearing Minutes Hillsborough 732-8181 Letter received by Planning Staff Durham 688-7331 7/2/97 Draft Planning Board Minutes Mebane 227-2031 Chapel Hill 967-9251 PURPOSE: To consider a proposed Zoning Atlas amendment in Hillsborough Township requested by Ruth Cook Woods. BACKGROUND: The property proposed to be rezoned is 7.83 acres. It is located off the west side of NC 86 at the end of Skogen Lane. Skogen Lane is an existing paved public road constructed in 1984 with Ruth Woods subdivision. It is located about 500 feet south of the southernmost entrance into Wildwood Subdivision. The 7.83 acres is currently zoned Rural Residential (R-1). The applicant proposes to rezone the property to Residential-4 (R-4). The parcel is undeveloped and the surrounding property to the north and west is undeveloped. The property due north is zoned R-2 and the property to the west is R-1. Stagecoach Run Subdivision is due south and zoned R-1. The eastern property line abuts Ruth Cook Woods and Wildwood subdivisions, both zoned R- 4. 2 The property has a gentle slope from west to east with the highest part of the property being along the western property line and the lowest part being along the eastern property line. The southeast corner of the property has a slope of less than 1%, and the steepest slope on the property is approximately 12.5%in the northwest part of the tract. The average slope of the property is 7%. The Hillsborough Town Engineer has indicated that water and sewer service is available to serve this property. All fees must be paid and connections made at the owner's expense when a development is proposed. The Zoning Ordinance lists criteria which are normally used to determine the application of Residential-4 zoning. The purpose of an R-4 district is to provide locations for low and moderate intensity residential development and supporting recreational, community service and educational uses in areas where urban services are available or are to be provided as part of the development process. The property is located in an area designated as Ten Year Transition in the Land Use Element of the Orange County Comprehensive Plan. Public Hearing Comments A joint public hearing on the rezoning request was held by the Board of Commissioners and Planning Board on May 27, 1997. There were no comments at the meeting. J. D. Cecil and Terry Woods indicated their support for the proposal. A letter supporting the proposal was received from Boone Commercial Properties. They represent Hurley Parrish, owner of the property directly west of the tract proposed to be rezoned. Discussions are underway with Mike and Terry Woods about obtaining access through the rezoned property when it is developed. The County would not be involved in considering development possibilities in the rezoning process. Development design would be considered when a subivision proposal is submitted for the property in the future. On July 3, 1997 the Planning Board unanimously recommended approval of the request for a Zoning Atlas amendment from Rural Residential (R-1)to Residential-4 (R-4)per the attached findings. RECOMMENDATION: The Administration recommends the County Commissioners close the Public Hearing and approve the request for a Zoning Atlas amendment from Rural Residential (R-1)to Residential-4 (R-4)per the Planning Board recommendation. ORANGE COUNTY, NORTH CAROLINA 3 APPLICATION FOR CHANGE OF ZONING DISTRICT Date 17] TO THE BOARD OF COUNTY COMMISSIONERS ORANGE COUNTY , NORTH CAROLINA The undersigned do hereby make application to change the Zoning Atlas of Orange County as hereinafter requested . 1 . The prg perty is located on the C.JCSj side of S .R . T ( G. f Iw j 45(.r,, _' between S .R . = 52 2710 and S .R . It is known as Lots ) -7– Block — of Orange County Tax Map �1,�– Lfi�6 Township . It has a frontage of 'y S�' ' feet and a depth of GSf fast , and contains square feet or acres . 2 . It is d sired and requested that the foregoing property be rezoned from - / to 3 .- The foLLowing information has been _ attached _ .in_ support of the application for changing the Zoning Atlas ('� - required on all applicar, ions) . •e. A fuLLy dimensioned map at a scale of not Less than one (11 inch equals one—hundred (1001 feet nor more then one (1 ) inch equals. twenty' C 20 feet "ahowfn'q °'t-he Lend which is proposed to be rezoned. 'b. A legal description of the Land proposed to be rezoned. 'c. A statement or justification addressing one or more of the foLLowing: (11 The alleged error in the Zoning Ordinance, If any, which would be corrected by the proposed amendment with a detailed explanation of such error in the Zoning Atlas and detailed reasons how the proposed amendment wiLL correct the error. (21 The changed or changing conditions, fr any, in the area or in the County gonereLLy, which make the proposed amendment reasonably necessary to the promotion of the pubLic health, safety and ganereL welfare. '(31 The manner in which the proposed amendment wiLL carry out the intent and purpose of the adopted Land use Plan or part thereof. •(A) ALL other circumstances, factors and reasons which the appLicant offers In support of the proposed amendment including, but not Limited to, documentation from service agencies (e.g. fire, poLice, rescue and utilities *gone iasI assuring sary ices prevision capsoILicy to the deveLopsenc. d. A List of alt fndtviduate, firms or corporations owning property adjoining or within five hundred (5001 feat of the property sought for rezoning is attached. The List is current as of (04ca1 I certify that aLL information furnished in this application is accurate o the best of ray knowledge . '/ pp Licant (s) :��i� <+Z '/�la ddress : /W- lj�� Ions : 4 J TO: Eddie Kirk, Planner Orange County Planning Department FROM: Ruth Cook Woods, Owner DATE: March 25, 1997 SUBJECT: Rezoning Request for Tax Map 4.45..25 NARRATIVE I am requesting that the zoning of the 7.83 acre tract referenced above be changed from its current zoning of R-1 to the proposed R-4 zoning. Access will be provided by the extension of Skogen Lane (an existing 60 foot public road) through Lots #1 and #2 as shown on a plat recorded in plat book 38, page 72 at the Orange County Registry. Bordering the above-mentioned parcel, there are two developments (1) Ruth Woods recorded in plat book 38, page 72 and (2) Wildwood Section One recorded in plat book 37, page 17; both are zoned R-4. Enclosed you will find a letter from the Town of Hillsborough stating that water and sewer services are available to the 7.83 acre parcel. 5 TO: Eddie Kirk, Planner Orange County Planning Department f FROM: Ruth Cook Woods, Owner DATE: May 14, 1997 a SUBJECT: Rezoning Request for Tax Map 4.45..25 iT STATEMENTS OF JUSTIFICATION (1) There is no error in the present zoning. (2) Changes in the area surrounding this site has made it more practical for this parcel in the "transition" designation which allows for the extension of municipal services and also additional density to compliment the Orange County Land Use Plan. Health departments recognize that over a period of years the municipal services prove to be more beneficial than individual septic systems for the public's health and the communities well being. (3) According to the Orange County Land Use map, this parcel of land is located in the 10-year"transition" area. This request corresponds appropriately with the plans for this entire area. (4) Per the subdivision regulations, I, the owner, will be presenting two plans to the Orange County Planning Department before any development of the site occurs. One plan will be prepared according to the Flexible Development plan. The Flexible Development guidelines require an allocation of various types of open space. The guidelines understand that to commit land for recreation and open space it is necessary to have smaller lots and higher density on the balance of the land. Utilizing municipal services is the most efficient way to accomplish this. Because the parcel is in close proximity to Hillsborough and the non-rural character of this site, it appears ideal for transitional or suburban planning which will allow homes to be built within the reach of the average family. Also, see the attached documents from Grange County agencies that assure their services to this development. 6 U 1 aq y W s O cq 4 1 1 }^ 01 7 9 op 0 $ a Z n W Q o m m CL a L -Of All }� lit V 4 6 7 Town of ills gh Sime 1754 March 4, 1997 Ruth Cook Woods 2707 NC 86 South Hillsborough, NC 27278 Re: Property(7.83 Acres ) TM 4.45..25 Dear Ms. Woods: This letter shall serve as notification that the referenced property is "Available" to Town water and sewer service. Prior to service being provided all fees shall be paid and connections made at the Owners expense. Please call with any questions. Thomas E. E arty , Town Engin�er cc: Allois Callemyn 101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278 919-732-2104 • Fax- 91.9-#144-2390 8 To: Eddie Kirk Orange County Planning Department From: Sheriff Lindy Pendergrass Date: April 29, 1997 Re: Rezoning of Tax # 4-45 Lot 25 For Single Family Sub Division Proposed Site: Ruth Cook Wood' s Sub Division NC 86 Highway The Orange County Sheriff' s Office has been asked if we could provide law enforcement services to the property indicated above. We presently provide 24 hour patrol and response to calls for service in the area of the proposed business. Providing response to service calls and other services will not require any additional -a-hours or equipment. Should any further information be needed please contact our office. Sheriff Lind Pendergrass 9 Y Orange County Emergency Management P.O. Box 8181 Hillsborough North Carolina 27278 9-1-1 Communications Emergency XMedicalServices 24 Hour Warning Point Fire.Marshal 732-8161 933-2600 ` ° Hazardous Materials 644-3030 968-2050 Fax Machine 968-4066 March 25, 1997 To: Eddie Kirk Planning Department From: Mike Tapp, Fire Marshal RE: Fire / EMS Coverage Ruth Cook Woods, Property Owner Rezoning of Hillsborough Tax Map 45, Lot 25 Orange County Emergency Management Division of EMS, will provide EMS coverage for the referenced site. Orange County Emergency Management is located at 1914 New Hope Church Road, in Chapel Hill; the Director is Nick Waters. The Orange Rural Fire Department provides fire coverage to the referenced site. They are located on North Churton Street, in Hillsborough. Jeff Cabe is the Chief of the Orange Rural Fire Department. Please contact us if additional assistance is needed. Cordially, Mike Tapp Fire Marshal cc: JD Cecil, Jr. -Alois Callemyn Land Surveyor the 1 0 8� l 1 9 AC, 0 R 6.56 Ruth Cook W ods � -: J , � � P�gA��\ 1_ 06 . 1 Zone: R1 to 4 —1--l- E �Q4.0 r' LUP: 10 Year Transition P" — - S�= `"x'45 r �rER �. 6A •9969 �C,L SS:3 O=� O S£ SEE MAP 30• 77 AC. 45L 2 14 WILOW000 A SEC PH192 / �, 1.01 AC_ Q f/1 :143 a. 3261 �y3�eRs 301 AC. SE SEE MAP ,OVA 45J AC. SEC I WILDWOOD 7.75 AC. _ / :E 4I E 3 568 74' SEE 45K / 1 GR R I , � see MAP 43 C � �� / 34.T37AG I (STAGECOACH RUN, SEC. 1) 024 27 ''306z / RUN FLETCtLl�R FtJA �r �� 23 14.62AC/ ' 4.87 AG 1 678 If 44 St _ ORANGE COUNTY PLANNING DEPARTMENT 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 r` s R 4 MEMORANDUM TO: BOARD OF COUNTY COMMISSIONERS PLANNING BOARD FROM: ORANGE COUNTY PLANNING AND INSPECTIONS DEPARTMENT DATE: MAY 27, 1997 SUBJECT: Z-3-97 RUTH COOK WOODS, ZONING ATLAS CHANGE REQUEST FROM R1 RURAL RESIDENTIAL TO R4 RESIDENTIAL-4 GENERAL INFORMATION APPLICANTS: Ruth Cook Woods 1423 US 70A East Hillsborough, NC 27278 LOCATION: West side of NC 86 at the end of Skogen Lane LOT SIZE: 7.83 acres proposed to be rezoned EXISTING LAND USE: Wooded SURROUNDING LAND USE: NORTH - Undeveloped land zoned R-2 EAST- Ruth Cook Woods and Wildwood subdivisions zoned R-4 SOUTH - Section 1, Stagecoach Run zoned R-1 WEST- Undeveloped land zoned R-1 BUILD OUT ANALYSIS: The maximum number of lots that could be created would be approximately 28 with 10%of the property in road right-of-way. This would also include combining the remaining part of lots 1 and 2 in Ruth Cook Woods subdivision with lots on this property after Skogen Lane is extended. 12 MEMORANDUM-Woods Nlay 27, 1997 Page 2 NC 86 had a 1995 average daily traffic count of 5,300. This subdivision would add approximately 280 trips per day to NC 86. Using the standard of.33 children per house, as used in the Fiscal Impact Analysis for subdivisions, development of this property would generate approximately 9 school aged children. COMPREHENSIVE PLAN LAND USE DESIGNATION: Ten Year Transition ZONING: The property is currently zoned Residential-l. The intent of the Residential-4 (R-4) District is provided in Article 4.2.4 of the Zoning Ordinance. tent The purpose of the low and medium intensity Residential (R-2, R-3, R-4) Districts is to provide locations for low and moderate intensity residential development and supporting recreational, community service and educational uses in areas where urban services are available or are to be provided as part of the development process. Application Criteria This district will usually be applied where the following conditions exist: 1. Designated by the adopted Comprehensive Plan as a Transition Area, which can reasonably be expected to be annexed by a municipality in the ensuing 10-20 years. 2. Water and sewer lines should exist at the site or be assured of installation as part of the development process. 3. Vehicular access must consist of direct access to a street classified as either arterial or collector as designated by the adopted Comprehensive Plan. The following is a list of permitted uses in R-4: H 1 a Large Day Care Home H2 Single-family Dwelling H3 Two-family Dwelling H4 Multi-family Dwelling H5 Mobile Home H6 Family Care Home H-11 Rooming House MEMORANDUM-Woods 13 May 27, 1997 Page 3 H12a Temporary Mobile Home Accessory Uses H13 Tourist Home P2 Botanical Gardens and Arboretums P4 Bus Passenger Shelter P7 Church P 10 Governmental Protective Services P 14 Parks, Public and Non-profit P 17C Stealth Telecommunication Towers 75 Feet or Shorter P19 Schools: Elementary, Middle and Secondary P24 Governmental Facilities and Office Buildings P25 Water and Sanitary Sewer Pumping Stations S35 Recreational Facilities (Profit/Non-profit): Golf Club and Golf Club Countryclub The following use is allowed with a Class A Special Use Permit: P16 Public Utility Stations and Substations, Switching Stations, Telephone Exchanges, Water and Sewage Treatment Plants P 17B Telecommunication Towers 200 Feet or Taller The following uses are allowed with a Class B Special Use Permit: H1 Day Care Facility, other than Large Day Care Home H7 Group Care Facility H12 Temporary Mobile Home (Custodial Care) P3 Portable Buildings P6 Cemetery P8 Community Center P 17A Telecommunication Towers 199 Feet or Shorter P22 Transmission Lines S34 Recreational Facilities (Non-Profit) 14 cd 0 o � 2 o r O � � O � U G U O w� x a 0 H y N y M p N Q � Q V W� � �5 � o � � Ile � � O � � � ■ � ■ A ¥ k k � U % so o � o � A � A o � . o k k c k . I-- \ t o � ,6 0 QO � 7 OQ � � J O O ✓ � Q � N T � 7+•� v v � � ✓ � N � oA'a�, O `��' � rte✓ .T} N � o •�' � N v� �a � 'O � p'' "cue o 15 v W 0 ,z A W � o U 3 ° o 3 0 N N o � � N /- �7 o ' W � O o mU � 3 � o � W p � o I I � w �`1 a tA In °' N td �' _- �8 a O Qo Ile d � O � 0 � r U a' cd 'vi � U O � A oo W 0 Q � w o �1 a v O W � , � � N U U v Cd v a U cd U I ORANGE COUNTY BOARD OF COMMISSIONER 2 AND 3 ORANGE COUNTY PLANNING BOARD 19 4 MAY 27,1997 5 MINUTES 6 7 The Orange County Board of Commissioners and the Orange County Planning Board met in joint session 8 on Monday, May 27, 1997 at 7:30 p.m. in the Superior Court Room• Hillsborough, North Carolina,for the purpose of 9 holding a joint public hearing. 10 11 ORANGE COUNTY COMMtSSIONER4 pRES NT• Chair WBliam:L Crowther, and members Margaret W. 12 Brown,Alice M. Gordon. Stephen H. Halkiobs and Moses Carey, Jr. 13 14 ORAt+IGE COUNTY CONNSSIONERS ARSFNT• None 1S 16 OSANgr=COUNTY PLANNtNC BOARD MEMBERS PRESENT., Chair Karen Barrows, and members 17 S.AM. Brooks, Robert Strayhom, George Allison, Elizabeth Walters, Paul Hoecke,James Selkirk, Renee Pace, 18 Libby Searles. and Howard McAdams,Jr. 19 20 ORANGE COUNTY PLANNING BOARD MEMBERS ABSENT: Nell Andrews and Arnie Katz. 21 22 COUNTY_ ATTORNEY PRESENT* Geoff Gledhill 23 24 STAN PRE_ SENTe, County Manager John Link, Deputy Clark to the Board Kathy Baker.Assistant County 25 Manager Rod Visser, Planners Jim Hinkley, Eddie Kirk, Emily Cameron, and Mary Willis. 26 27 28 OPENING REMARKS FROM THE CHAIR 29 Chair Crowther convened the meeting and welcomed those gathered. 30 31 PUBLIC QHA9Q 32 Chair Crowther dispensed with the reading of the Public Charge 33 34 Karen 9arrow%. Chair of the Planning Board,requested that Planner Eddie Kirk present the first item. 35 36 PUBLIC HEARING ITEMS 37 1. Zoning Atlas Amendments 38 (a) Z-3-97 Ruth Cook Woods 39 This item was presented by Planner Eddie Kirk for the purpose of receiving citizen 40 went on a proposed Zoning Atlas amendment in Hillsborough Township requested by Ruth Cook Woods. The 41 property proposed to be rezoned is 7.83 acres. It is boated off the west side of NC 88 at the end of Skogen Lane. 42 Skogen Lane is an existing paved public road constructed in 1984 with Ruth Woods subdivision. It is looted about 43 500 feet south of the soothe nrnost entrance into Wildwood Subdivision. The 7.83 acres is currently zoned Rural 44 ResidettM(R-1). The applicant proposes to rezone ft property to Residential-4(R-4). The parcel is undeveloped 45 and the surrounding property to the north and west is undeveloped. The property directly north is zoned R-2 and 46 the property west is R.I. Stagecoach Run is directly south and zoned R-1. The eastern property line abuts Ruth 47 Cook Woods and Wildwood Subdivision,both zoned R-4. 48 49 COar11K=A MR QUESTIONS F OM THE BO ae Or COMM MIIOMM.: None. 50 51 COMKQM ANWR QUFSTMNS FROM TIDE PLANNNO 130AR101i None. 52 33 Name. 54 55 An KAkx was made by Commissioner Carey, seconded by Coewrtissimm Hapcieft,lo refer this item to the S8 Phww*V Board fora to be returned to the Board of Cort+mlvioners n0 sooner flier August 4, 57 1997. 58 VOTE: UNANiM01U3 59 60 (8)•Z-4-W T. H. Bradley 20 BooIVE COyLNIERCIAL PROPERTIES POSE Office Box 19488 Raleigh, North Carolina 27619 (919) 766-5799 Fax 755-3809 Nlay 30, 1997 Orange County Board of Commissioners Orange County Planning Board Post Office Box 8181 Hillsborough, NC 27278 Re: Z-3-97 and Access to the Parrish Land Dear Board Members: My firm represents the owner of the property adjacent to and west of the Woods property, the subject of the Zoning Atlas Amendment, Z-3-97. Hurley Parrish, owner of the land my firm represents (Map 45 Parcel 3), would like to sell this 119-acre tract. A major limitation to selling this land is lack of access. After the Public Hearing last Tuesday (May 27, 1997), I met with Mike and Terry Woods to discuss their thoughts on access to the Parrish property through the Woods property. Since their current focus is rezoning, they did not have a preliminary subdivision plan that I could study. In a conversation with Emily Cameron of your planning department, she told me that Orange County does not automatically require an adjoining property owner to provide access to a neighboring property during the subdivision review process. It is our desire to work with the Woods so that when they are ready to submit a subdivision plan, it would provide access to the Parrish property. We have made our request known to the Woods family. Ms. Cameron suggested that I write you, since public comments and concerns may still be heard prior to the Planning Board meeting in June. It is our understanding that the subdivision approval process does not require a public hearing; therefore, we thought it prudent to call this to your attention during the rezoning request period. Individual Member Commercial & Industrial Sales-Leasing-Development 21 Page 2 May 30, 1997 We hope that Orange County will give consideration to our need for access through the Woods property. Thank you in advance for studying this situation. For the record, we do support Z-3- 97. Sincerely, 010", Robert P. Boone, Jr. cc: Hurley Parrish Eddie Bland Mike and Terry Woods 2707 NC 86 S. Hillsborough, NC 27278 7-2-97 Draft Planning Board Minutes 22 a. Zoning Atlas Amendments (1) Z-3-97 Ruth Cook Woods Presentation by Eddie Kirk. The property proposed to br.rezoned is 7.83 acres. It is located off the west side of NC 86 at the end of Skogen Lane. Skogen Lane is an existing paved public road constructed in 1984 with Ruth Woods subdivision. It is located about 500 feet south of the southernmost entrance into Wildwood Subdivision. The 7.83 acres is currently zoned Rural Residential(R-1). The applicant proposes to rezone the property to Residential-4(R-4). The parcel is undeveloped and the surrounding property to the north and west is undeveloped. The property due north is zoned R-2 and the property to the west is R-1. Stagecoach Run Subdivision is due south and zoned R- 1.The eastern property line abuts Ruth Cook Woods and Wildwood Subdivisions,both zoned R-4. The property has a gentle slope from west to east with the highest part of the property being along the western property line and the lowest part being along the eastern property line. The southeast corner of the property has a slope of less than I%,and the steepest slope on the property is approximately 12.5%in the northwest part of the tract. The average slope of the property is 7%. The Hillsborough Town Engineer has indicated that water and sewer service is available to serve this property. All fees must be paid and connections made at the owner's expense when a development is proposed. The Zoning Ordinance lists criteria which are normally used to determine the application of Residential-4 zoning. The purpose of an R4 district is to provide locations for low and moderate intensity residential development and supporting recreational,community service and educational uses in areas where urban services are available or are to be provided as part of the development process. The property is located in an area designated as Ten Year Transition in the Land Use Element of the Comprehensive Plan. A joint public hearing on the rezoning request was held by the Board of Commissioners and Planning Board on May 27, 1997. There were no comments at the meeting. J.D.Cecil and Terry Woods indicated their support for the proposal. A letter supporting the proposal was received from Boone Commercial Properties. They represent Hurley Parrish,owner of the property directly west of the tract proposed to be rezoned. Discussions are underway with Mike and Terry Woods about obtaining access through the rezoned property when it is developed. The County would not be involved in considering development possibilities in the rezoning process. 23 Development desip would be considered when a subdivision proposal is submitted for the property in the future. The Planning Staff recommends approval of the request for a Zoning Atlas amendment from Rural Residential(R-1)to Residential-4(R-4) per findings(an attachment to these minutes on pages ). Searles asked for clarification of the Ten-Year Transition. Kirk explained that transition areas were designated at the time the Land Use Plan was adopted in 1981. The transition areas are lands that were expected to develop at residential densities. MOTION: Walters moved agreement with Staff findings on Article 20. Seconded by Brooks. VOTE: Unanimous. MOTION: Hoecke moved agreement with Staff findings on Article 4. Seconded by Andrews. VOTE: Unanimous. MOTION: Strayhom moved approval of the rezoning as recommended by the Planning Staff. Seconded by Selkirk. VOTE: Unanimous. (2) Z-4-97 Thomas&Louise Bradley Presentation by Jim Hinkley. Th is item is to consider a request to rezone a 6.2 acre lot from R-1 Rural Residential to EC-5 Existing Commercial in Cheeks Township. The proposed rezoning involves a portion of a parcel owned by Thomas and Louise Bradley located at 5419 US 70(Tax Map No.3.28..31), between Frazier Road to the west and Efland-Cedar Grove Road to the east, in the Efland Community. The property owners have requested that a 6.2 acre portion of their property be rezoned to recognize an existing business which was located on the property prior to the zoning of Cheeks Township on October 1, 1984. The current land use in the northern three-acre portion of the requested zoning lot is dedicated to the existing business where sheds are located and rolling stock,equipment,and materials are stored. The southern three-acre portion of the proposed lot lies in pasture. Existing land uses surrounding the proposed zoning lot are: To the north-Mobile home park on the premises and woods To the west -Woods,paswre,and cropland To the south-Pasture and US 70 i>R