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HomeMy WebLinkAbout034-20 (CUPHansHolthaus) ORDINANCE Action: PLANNING COMMISSION: September 2, 2020 Recommended Approval BOARD OF SUPERVISORS: September 23, 2020 Approved ORDINANCE CONDITIONAL USE PERMIT #1.0-20 HANS HOLTHAUS PUBLIC GARAGE WITHOUT BODY REPAIR WHEREAS, Conditional Use Permit #10-20 for Hans Holthaus, submitted by Hans Holthaus for a Public Garage without Body Repair was considered. The Property is located at 5115 Cedar Creek Grade, Winchester, Virginia and is identified with Property Identification Number 72-A-22A in the Back Creek Magisterial District; and, WHEREAS, the Frederick County Planning Commission held a public hearing on the Conditional Use Permit on September 2, 2020 and recommended approval of the Conditional Use Permit with conditions; and, WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Conditional Use Pen-nit during their regular meeting on September 23, 2020; and, WHEREAS, the Frederick County Board of Supervisors finds the approval of this Conditional Use Pen-nit to be in the best interest of the public health, safety, welfare, and in confon-nance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the zoning map to reflect that Conditional Use Pen-nit Application #10-20 for a Public Garage without Body Repair on the parcel identified by Property Identification Number 72-A-22A with the following conditions: 1. All review agency comments and requirements shall be complied with at all times. 2. An illustrative sketch plan shall be submitted to and approved by Frederick County and all improvements completed prior to the establishment of the use. 3. All auto repair related activities shall occur entirely within and enclosed structure. No more than five (5) highway vehicles awaiting repair on site at any time. Any exterior storage of parts and equipment shall be screened from view by an opaque fence or screen at least six (6) feet in height. 4. Hours of operation shall be from 8 a.m. to 8 p.m. Monday through Friday, 8 a.m. to noon on Saturdays and closed Sundays. 5. Any proposed business sign shall confon-n to Cottage Occupation sign requirements and shall not exceed four (4) square feet in size and five (5) feet in height. 6. Any expansion or change of use shall require a new Conditional Use Permit. Passed this 23rd day of September 2020 by the following recorded vote: Charles S. DeHaven, Jr., Chainnan Aye Shawn L. Graber Aye J. Douglas McCarthy Aye Judith McCann-Slaughter Aye Gene E. Fisher Aye Blaine P. Dunn Aye Robert W. Wells Aye A COPY ATTEST Kra Ti naey Frederick ou y Administrator #034-20 CONDITIONAL USE PERMIT 410-20 Hans Holthaus—Public Garage Without Body Repair Staff Report for the Board of Supervisors a Prepared: September 11, 2020 3 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 09/02/20 Recommended Approval Board of Supervisors: 09/23/20 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for the establishment of a public garage without body repair (for vehicles and farm equipment) business in the RA (Rural Areas) Zoning District. Should the Board of Supervisors find this application to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. An illustrative sketch plan shall be submitted to and approved by Frederick County and all improvements completed prior to the establishment of the use. 3. All auto repair related activities shall occur entirely within an enclosed structure. No more than five (5) highway vehicles awaiting repair on site at any time. Any exterior storage of parts and equipment shall be screened from view by an opaque fence or screen at least six (6) feet in height. 4. Hours of operation shall be from 8 a.m. to 8 p.m. Monday through Friday, 8 a.m. to noon on Saturdays and closed Sundays. 5. Any proposed business sign shall conform to Cottage Occupation sign requirements and shall not exceed four (4) square feet in size and five (5) feet in height. 6. Any expansion or change of use shall require a new Conditional Use Permit. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would he appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Page 2 CUP #10-20, Hans Holthaus September 11, 2020 LOCATION: The subject property is located at 5115 Cedar Creek Grade, Winchester. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 72-A-22A PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Vacant South: RA (Rural Areas) Use: Vacant East: RA (Rural Areas) Use: Vacant West: RA (Rural Areas) Use: Vacant PROPOSED USE: The Applicant proposes the establishment of a public garage without body repair (for vehicles and farm equipment). REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 622, Cedar Creek Grade Road, the VDOT facility providing access to the property. The location of the existing entrance meets sight distance requirements for a low-volume commercial entrance. Should the use ever expand in the future, the entrance may need to be reviewed to determine if any additional improvements to the entrance would be required. Frederick County Fire Marshall: Approved. The garage shall have at least 1 working smoke detector and 1-10-pound fire extinguisher. May substitute 2-5-pound fire extinguishers if more feasible for the owner. Frederick County Inspections: Conditional Use request to use existing residential garage for commercial use. The area utilized shall comply with the 2015 Virginia Uniform Statewide Building Code, Virginia Mechanical Code 2015, and ANSI A 117.1-09 —Accessible and Usable Buildings and Facilities. Please submit a permit application for the change of use. Please include a floor plan of the current garage layout and a future floor plan of the proposed layout, if altering. Accessible parking shall be provided per ANSI A117.1-09. Accessible route from parking area/unloading to entrance shall be provided. Site appears to be flat. Page 3 CUP #10-20, Hans Holthaus September 11, 2020 Final inspection/approval with certificate of occupancy shall be issued prior to new use of the facility. Public restroom facilities shall be provided with 500'. Winchester-Frederick County Health Department: This main dwelling is served by an approved on-site sewage system and private well. This office has no objections to the property owner working out of his garage. Owner has access to a restroom. No employees. No public access to residential facilities. Planning and Zoning: This proposed Conditional Use Permit (CUP) is for a public garage without body repair (vehicles and farm equipment). The Frederick County Zoning Ordinance defines a "Public Garage" as designed or used for servicing, repairing or equipping motor vehicles. There will be one (1) employee with this use. The proposed use takes place entirely within an existing building on-site. Access to the property is provided by a private driveway from Cedar Creek Grade Road (Route 622). The property is surrounded by other RA (Rural Areas) zoned property, which includes single- family detached residences. The 2035 Comprehensive Polic Plan of Frederick Count (Comprehensive Plan) identifies this area of the County as "rural" and is to remain rural/agricultural in nature and is not part of any land use study. STAFF CONCLUSIONS FOR THE 09/02/20 PLANNING COMMISSION MEETING: This is a request for a Conditional Use Permit (CUP) for the establishment of a public garage without body repair (vehicle and farm equipment) business in the RA (Rural Areas) Zoning District. Should the Planning Commission find this application to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. An illustrative sketch plan shall be submitted to and approved by Frederick County and all improvements completed prior to the establishment of the use. 3. All auto repair related activities, including storage of vehicles awaiting service, shall occur entirely within an enclosed structure. Any exterior storage of parts and equipment shall be screened from view by an opaque fence or screen at least six (6) feet in height. 4. Hours of operation shall be from 8 a.m. to 8 p.m. Monday through Friday, 8 a.m. to noon on Saturdays and closed Sundays. 5. Any proposed business sign shall conform to Cottage Occupation sign requirements and Page 4 CUP #10-20, Hans Holthaus September 11, 2020 shall not exceed four (4) square feet in size and five (5) feet in height. 6. Any expansion or change of use shall require a new Conditional Use Permit. PLANNING COMMISSION SUMMARY AND ACTION FOR THE 09/02/20 MEETING: Staff reported, this is a request for a Conditional Use Permit for the establishment of a public garage without body work; this use would repair vehicles and farm equipment. Mr. Cheran continued, the property is zoned RA (Rural Areas) District and the current land use is residential and agricultural; surrounding properties are zoned RA and have agricultural and residential land uses. Mr. Cheran provided a locations map of the property. Staff explained, the Zoning Ordinance defines a "Public Garage" as designed or used for servicing, repairing or equipping motor vehicles. The Applicant proposes to have one (1) employee with this use. Staff noted, the use would take place entirely within an existing building onsite and access to the property is provided by a private driveway from Cedar Creek Grade Road (Route 622). The 2035 Comprehensive Plan of Frederick County identifies this area of the County as "rural" and is to remain rural/agricultural in nature and is not part of any land use study. Staff shared the conditions as recommended by Staff. 1. All review agency comments and requirements shall be complied with at all times. 2. An illustrative sketch plan shall be submitted to and approved by Frederick County and all improvements completed prior to the establishment of the use. 3. All auto repair related activities, including storage of vehicles awaiting service, shall occur entirely within an enclosed structure. Any exterior storage of parts and equipment shall be screened from view by an opaque fence or screen at least six(6) feet in height. 4. Hours of operation shall be from 8 a.m. to 8 p.m. Monday through Friday, 8 a.m. to noon on Saturdays and closed on Sundays. 5. Any proposed business sign shall conform to Cottage Occupation sign requirements and shall not exceed four (4) square feet in size and five (5) feet in height. 6. Any expansion or change of use shall require a new Conditional Use Permit. Commissioner Thomas asked if there is a limit as to what can be stored outside and how many vehicles. Staff commented, typically 5 vehicles. Chairman Kenney asked the Applicant if he would primarily be working on farm equipment. Mr. Holthaus responded that is correct. Commissioner Thomas stated he would like to add 5 pieces of equipment as part of a condition. Commissioner Oates commented, by-right he could have as many tractors and such as he wants Page 5 CUP #10-20, Hans Holthaus September 11, 2020 on his property. Staff commented, possibly the 5 pieces could be identified as highway vehicles. Motion was made, seconded, and unanimously passed to recommend approval with a change to condition 43 to add "limit of 5 highway vehicles". (Note: Commissioner Cline was absent from the meeting). Following this public Bearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board o f Supervisors. CUP # 10 - 20: Hans Holthaus PIN: 72 - A - 22A Public Garage - No Auto Body Repair Zoning Map Fv r e J/ r= i a C r l SCUP,#,JO 7 s rr" r vv � � � ;�-�'` �x iYf ; , sem• X f 44'1 ✓ , tie e u¢ r ' r t l 1r. ` venr �a ✓�-', '` .� �`:-:.e- N Application '-,it Parcels �� WE � S t Frederick County Planning&Development <- 107 N Kent St Winchester,VA 22601 540-665-5651 U 110 220 440 Feet Mae Created:AugVSt 7,2020 CUP # 10 - 20: Hans Holthaus PIN: 72 - A - 22A Public Garage - No Auto Body Repair Location Map '.fir ;fir „ f k. .y r y _ L '£� r —CUP1Q0' �'r•"_,._ ''�. { ' r. ft g Y' y " - //��� �• t17 c r + +t yf. ! � _ 'tL'YK ✓4 ' �, Wit' d�'r � _j Application Parcels ) ��` w E ! 5 Frederick County Planning&development 107 N Kent St winchesier,VA 22601 © 110 220 440 Feet 540-665-5651 Map Created:Auoust 7,2020 f Submittal Deadline`( 1 �_ �. P/C Meeting {–a 1�^ BOS Meeting 4 ` �: ?i� a� APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Ap icant check one): Property Owner— — Other _ NAME: Hans Holthaus ADDRESS: 5115 Cedar Creek Grade Winchester VA 22602 TELEPHONE: 540-539-7587 2. PIease list all owners, occupants, or parties in interest of the property: Melinda Holthaus(wife) 3. The property is located at: (please give exact directions and include the route number of your road or street) 8 miles from route 37 down Rt.622 cedar creek grade and turn left up the driveway(Back Creek District) 4. The property has a road frontage of 479.39-- feet and a depth of 816.38 feet and consists of 6.651 acres. (Please be exact) 5. The property is owned by Hans Holthaus evidenced by deed from Philip Brumback as deed book no. 649 (previous owner) recorded in Circuit Court, County of Frederick.. on page . as recorded in the records of the Clerk of the 6. Property Identification Number(P.I.N.)72-A-22A Magisterial DistrictBack Creek District Current Zoning Minor Rural and agricultural 5 7. Adjoining Property: USE ZONING North Farm Agricultural East Farm Agricultural south Farm Agricultural West Farm Agricultural S. The type of use proposed is (consult with the Planning Dept. before completing). Working on vechiles and}arm equipment-1-2 vehicles a week-automotive no body work 9. It is proposed that the following buildings will be constructed: No 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: Name and Property Identification Number Address NamePhilip and Margaret Brurnback (parents ) 405 Serenity Ln Property#East , West , South Winchester VA 22602 NameJonah Sutphin 504 Cedar Creek Grade Property#North Winchester VA 22602 Name Property# Name Property# Name Property# Name Property# Name Property# 6 l I. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. 8 12. Additional comments, if any: I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors'public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner -- Owners'Mailing Address 5115 Cedar Creek Grade Winchester VA Owners' Telephone No. 540-539-7587 TO BE COMPLETED BY THE ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: 9 REQUEST FOR CONDITIONAL USE PE,RM IT COMMENTS Virginia Department of Transportation ivl;a l to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Atte: Resident Engineer Atte: Resident Engineer 14031 Old Valley Pike 2275 Northwestern Pine Edinburg, Virginia 1224 Winchester, Virginia 22603 The local office of the Transportation Department is located at 2275 Northwestern Pike in Winchester if you prefer to hand deliver this farm. Applicant: It is your responsibility to complete this form as accurately as possible in Order to assist the agency with their review. Also,please attach two (2) cr+pies of your application form, location map and all other pertinent information: Applicant's Name: Hans Holthaus Telephone: 540-539-7587 Mailing Address: 5115 Cedar Creek Grade - — -- ~ Winchester VA 22802 Name of development and/or description of the request: Just doing side work in garage an vehicles and farm equipment Location of Property: 8 miles from 37 on 622 cedar creek grade turn lett on the driveway Virginia Department of Transportation Comments: The application for a Conditional Use Permit for this property appears to have little --imp ac-t...nn--ftoute--622-,"Cedarfacility providing access to the property. The location of the existing entrance meets sight , ..-.distance-req - trance: Sht 1 —__ expand in the future, the entrance may need to be reviewed to determine if any � VDOT Signature improverr�en.s =la_.-.ent�a'i�ce viroii'Icl`be requrreifi --- --.-- ature& Date: .4- Notice Notice to VDOT-please Return Form to Applicant 70 REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Fire Marshal �r Mail to: Hand deliver to: Frederick County Fire Marshal Frederick County Fire &Rescue Dept. 1800 Coverstone Drive Attn: Fire Marshal Winchester, Virginia 22602 Public Safety Building (540) 665`6350 1800 Coverstone Drive Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Applicant's Name: flans Holthaus Telephone: 540-539-7587 Mailing Address: 5_115 Cedar Creek Grade Winchester VA - 22502 Name of development and/or description of the request: Just doing side work In garage on vehicles and farm equipment Location of Property: 8 miles from 37 on 622 cedar creek grade turn left on the driveway Fire Marshal's Comments: Fire Marshal's Signature &Date. Notice to Fire Marshal-Please Return This Form to the Applicant 'I 1 R''refIVED`X& 0I' Frederick County Fire and Rescue [department Office of the Fire Marshal 1080 Coverstone Drive r Winchester, VA 22602 - `"- Phone: 540-665-6350 Fax: 540-678-4739 fmo@fcva.us Man Review Conditional Use Status: Approved with Conditions Flans Hofthaus 5115 Cedar Creek Grade Winchester, Virginia 22602 Phone: 540-538-7587 Printed Date: 07108/2020 oral information Received Date: 07/07/2020 Occupancy Type: Residential Review Begin Date: 07108/2020 Property Use: Review End Date: 0710812020 Activity Number: 1078JO14 Hours: 0.5000 Acti=Details Project Name Vehicle/Farm Equipment Repair Comments: The garage shall have at least i working smoke detector and 1-10 pound fire extinguisher. May substitute 2-5 pound fire extinguishers if more feasible for the owner. Adam Hounshell beutenant/Assistant Fire Marshal Page I of 7 REQUEST FOR CONDITIOINAL USE PERMIT COMMENTS Frederick County Inspections Department Mail to: fland deliver to: Frederick County Inspections Department Frederick County "� Inspections Department ' 107 North Kent Street, 2Floor Attn: Building Official Winebester, Virginia 22601 107 North Kent Street, 2"d Floor (540) 665-5650 Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Applicant's Name. Hans Holthaus Telephone: 540-53,9-7587 -` Mailing Address: 5195 Cedar Crook Grade F WFr1ChGCStEf`/A 22602 Name of development and/or description of the request: Just drying side work in garage on vehicles and farm equipment f r,Unj�, ti Location of'Property: 8 miles from 37 on 622 cedar creek grade turn left on the driveway Building Official's Comments: f, AA , Building Official's Signature & Date: �4-- Notice to Inspections Department w Please Return This Form to the Applicant 12 Conditional Use request to use existing residential garage for commercial use. The area utilized shall comply with The 2015 Virginia Uniform Statewide Building Code, Virginia Mechanical Code 2015, and ANSI A.117.1-09- Accessible and Usable Buildings and Facilities. Please submit a permit application for the change of use'. Please include a floor plan ofthe current garage layout and a firture floor plan of the proposed layout, if altering. Accessible parking shall be provided per ANSI Al 17.1-09. Accessible route from parking area/unloading to entrance shall be provided. Site appears to be flat. Final inspection/approval with certificate of occupancy shall be issued prior to new use of the facility. Public restroom facilities shall be provided within 500' J,0 REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester-Frederick County Health Department 3' . Mail to: Hand deliver to: Frederick-Winchester Health Department Frederick-Winchester Health Department Attn: Sanitation Engineer Attn: Sanitation Engineer 107 North Kent Street 107 North Kent Street, Suite 201 Winchester, Virginia 22601 Winchester, Virginia (540) 722-3480 Applicant: It is your responsibility to complete this form as accurately as possihle in order to assist the agency with their review. Also,please attach two (2) copies of your application form, location reap and all other pertinent information. Applicant's Name: Hans Holthaus Telephone: 540-639-7587 Mailing Address: 6116 Cedar Creek Grade Winchester VA 22602 Name of development and/or description of the request: Just doing side work in garage on vehicles and farm equipment .Location of Property: 8 miles from 37 on 622 cedar creek grade turn left on the driveway Frederick-Winchester Health Department's Comments: vpj /�?! :v, j ► ,' 1-�- Tr9 S c+ Li yF4$ �t3L e11�iS�c 'r 5 , �f t/' / /� A .,��J 7� T}I r w (��e KW� i ti C 1 r lr 1��1y�, ' �}�6 ,4�`-_ 70 Health Dept. Signature & Date: � ���,r�-� Notice to Health D r at- Please Return This Form to the Applicant 13 20.01 RAY RAIA 2"A-26 L? V 371, -- 773.0[' 1p i a a �2 "'A0 0%- % !" 4 � n N -13 LA Cri N �a 0) r rt Z 3711 604-481 2U.p` PHILIP HA rl 0� D.a. BEY BRuBACK N. R + 4.1 RA(ORCtiARd)6 f Q:) .35 AC.± RMAI2 Ods C� N ` �• Com"" �7NG (FROM TAX MAP) � •) 0. . P x `� 00 4� 3�� Sheet 3 of 3 89903N? 1529 NOTES : T ) Proposed drainfield area as found staked on the ground. 2 ) Set back lines shown are for principal uses or structures . DESCRIPTION The attached plat is a survey of a portion of the land conveyed to Philip Harvey Brumback November 16, 1995 in Deed Book 849 - Page 196 and is more particularly a portion of Parcel I of the said Deed.. The said Land fronts the Southeastern side of Route 622 and lies in Back Creek District, Frederick County, Virginia . Beginning at a point in the Center Line of Route 622 and corner to Ray V. Brumback. Thence, therewith, S 39° 43 ' 37"E- 773 . 01 ' to an iron pin(set) corner to the Other Land of Philip Harvey Brumback, said course passing thru an iron. pin (set) at 20 . 00 ' ; Thence with the said Other Land S 500 16 ' 23" W - 420. 65 ' to an iron pin (set) ; Thence N 39 ° 43 ' 37" W - 604 . 48 ' to a point in the Center Line of Route 622, said course passing thru an iron pin(set) at 584 , 48 ' ; Thence with Route 622 N 280 26 ' 23" E - 453 .16 ' to the point of beginning, Containing - 6 , 651 Acres Surveyed - April 21, 1998 �ALZt! tl � THOMAS A. SHOCKEY 0 THD ASE s 883 Back Mountain Rd. U vlRGt�tlA.FREDERICK COUNTY Sci. (LICENSE) Na This iris rL:njent cf v�rittn ` ►vee duced a me on the Winchester, VA 22602 ,gyp 127}1 rt �s. 1 a� Wi4l dl gr; sw „ cern"' ate of acknowledgment thereto annexed a a, 'Vlad to recon, Tax Imposer bar Sec. §8.1-802 of '��a St1Ruk'� � and 68.1-80t have been pain, if assessable. Clerk Sheet 1 of 3 90J"PG 1 527 Final Plat for Minor Rural Subdivision v of the land of PHILIP HARVEY BRUMBACK Back Creek District, Frederick County, Virginia April. 21 , 1998 Tax Map No. 72-A-22 zoning RA VICINITY MAP T� 1 " = 2000' 6�a' Op ! APPRQ APPROVED: 'ADMM TOR DATE HEALTH DEPARTMENT' DATE PWNE'R'S CONSENT: The division of land as shown on the plat attached hereto is with the free consent and in accordance with the desires of the undersigned owner or agent. (SEAL) . ,jj51111:1 11l7; state of , County of-2AO�U TO--WIT; 4Z1.d.4.t•i f ��.J acknowledged before me in my County and State aforesaid this 2" day of 19f/ , by Mary Public T Commission expires lSl.Iil5a5t RTv`MR'S CERTIFICATE: I certify that the land contained within the bounds of the nO.4�rvey as shown on the plat attached hereto is a portion of the r'id conveyed too Philip Harvey Brumback November 16 1995 in�d Book 849 - Page 196. , .1271 .. 200, RAY V. BRUMBACK RA(AGRICULTURAL) 72-A-26 5 39° 43' 37" E �� — 773.01` •�-_.,..._ N 2 100 CDO 0 �7a - n w 200 ,. .1 so ro rt t b 0 W r►' O o N 39° 43` 37" W — 604.48 20.0` �. PHILIP HARVEY BRUMBACK Q Qt � D.B. 849-R 196 00, C-0 "d �' w � RA(ORCHARD) ..� 43.35 AC,t REMAINING (FROM TAX MAP) r(7 t'y o 4 O cn cn 110