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HomeMy WebLinkAbout02-05 ApplicationMAGISTERIAL DISTRICT: Back Creek APPEAL APPLICATION #02 -05 HIGH VIEW ONE, LLC Staff Report for the Board of Zoning Appeals Prepared: February 7, 2005 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Board of Zoning Appeals to assist them in making a decision on this request. It may also he useful to others interested in this zoning matter. BOARD OF ZONING APPEALS HEARING DATE: February 15, 2005 Action Pending LOCATION: 7.5 miles west of Winchester in Highview Manor Subdivision, on the northwest side of Wardensville Grade (Route 608) and south of Glen Ridge Road. PROPERTY ID NUMBER(S): 60A- 2B- A -2 -26, 28 -30, 33 -38; 60A -1 C- B -1 -8, 10 -16, 20 -24, 27- 35, 37 -48; 60A- 1D -B -1, 6 -9, 13, 18 -29; 60A- IE- B -1 -25 PROPERTY ZONING USE: Zoned: RA (Rural Areas) District Land Use: Vacant ADJOINING PROPERTY ZONING USE: North: RA (Rural Areas) Use: Agricultural South: RA (Rural Areas) Use: Residential East: RA (Rural Areas) Use: Agricultural West: RA (Rural Areas) Use: Vacant REASON FOR VARIANCE: Per the applicant, this variance is being sought due to the fact that the current side and rear setbacks render these existing parcels unusable. The current side and rear setbacks are significantly larger then the side and rear setbacks that were in effect at the time of the creation of these lots. The effect of the setbacks of the current zoning ordinance as applied would, without this variance, interfere with any reasonable uses of the property as a whole. Appeal Application #02 -05 High View One, L.L.C. February 7, 2005 Page 2 STAFF COMMENTS: The subdivision known as High View One was created in 1962 as noted by the recorded deed and plats included in your agenda. The recorded deed and plats do not have side and rear building setback lines assigned to them. The current setbacks for property in the RA zoning district abutting lots with residential use are: 60'front, 50'rear and sides; the ordinance requires a 100' setback from adjoining properties primarily used for agricultural purposes. STAFF CONCLUSIONS: The Code of Virginia, Section 15.2- 2309(2), states that no variance shall be authorized by the Board unless it finds that a) strict application of the Ordinance would produce an undue hardship; b) that such hardship is not shared generally by other properties in the same zoning district and the same vicinity; and, c) that the authorization of such variance will not be of substantial detriment to adjacent property, and that the character of the district will not be changed by the granting of the variance. The applicant is seeking variances of the current RA zoning district requirements on the sides and rear of the properties noted on the four (4) charts in your agenda. (Exhibit A 1 -4) It appears that this variance request meets the intent of the Code of' Virginia, Section 15.2 -2309 (2), as an undue hardship would result the application of the Ordinance requirements. Variance 02 05 High View One, LLC (see Documentation) I 250 5qO Feet uttal�Deadhne eineetuagro#l IA FREDERICK COUNTY APPLICATION FOR VARIANC IN THE COUNTY OF FREDERICK, VIRGI MUST BE TYPED OR FILLED OUT IN INK PLEASE PRINT 1. The applicant is the owner x other (Check one) 2. APPLICANT: NAME: Nigh View One, LLC NAME: c/o Thomas Moore Lawson, Esquire ADDRESS Lawson Silek, P.L.C ADDRESS: 160 Exeter Drive, Suite 103 Winchester, Virginia 22603 TELEPHONE: 540/665 -0050 TELEPHONE: 3. The property is located at (give exact directions and include State Route numbers): 7.5 miles west of Winchester on the northwest side of Wardensville Grade (Virginia Route 608) and known as Highview Manor Subdivision. 4. The property has a road frontage of feet and a depth of and consists of acres (please be exact). SEE ATTACHED PLATS Page 5 of 9 OCCUPANT: (if different) feet 5. The property is owned by High View One, LLC as evidenced by deed fromWalter L. Linda S. Ritter recorded (previous owner) in deed book n os Last o e a gig of the deed books of the Clerk of the Court for Frederick County. Please attach a copy of the recorded deed. (See attached Exhibit E) 6. Magisterial District: Back Creek Property Identification Nos.: 60A- 2B -A -2 through 26, 60A- 2B -A -28 through 30, 60A- 2B-A-33 through 38; 60A- 1C -13-1 through 8, 60A- 1C -B -10 through 16, 60A- IC -B -20 through 24, 60A- 1C -B -27 through 35, 60A- 1C -B -37 through 48; 60A- 1D -13-1; 60A -1D- B -6 through 9, 60A- 1D -B -13, 60A- 1D -B -18 through 29; and 60A- 1E -B -1 through 25, e existing zoning of the property is. RA, (Rural Areas) 9. The existing use of the property is: Vacant Residential Lots 10. Adjoining Property: USE ZONING North (See attached Exhibit, High View Manor, Sheets 1 through 3) East South West 11. Describe the variance sought in terms of distance and type. (For example: "A 3,5' rear yard variance for an attached two car garage. For the parcels described in Item 7 above: Reduce left and right side yard setback where the left or right side yard setback for a given lot will not be less than ten feet and the sum of the left and right side setback will not be less than 30 feet. Reduce rear yard setback to 25 feet. Items shown on attached plats. 12. List specific reason(s) why the variance is being sought in terms of: exceptional narrowness, shallowness, size or shape of property, or exceptional topographic conditions or other extraordinary situation or condition of property, or the use or development of property immediately adjacent thereto This variance is being sought due to the fact that the current side and rear yard setbacks render each of these existing parcels unusable. Current side and rear yard setbacks are significantly larger than the side and rear yard setbacks that were in effect at the time of the creation of these Lots. The effect of the setbacks of the current zoning ordinance as applied would, without this variance, make the lots unusable. Page 6 of 9 300/Z00'd L03# ES:3t 900 /8Z /t0 69170L990G9t 30033 aNV HSbVW:wo -H 13. Additional comments, if any: N/A 14. The following names and addresses are all of the individuals, firms, or corporations owning property adjacent to the property for which the variance is being sought, including properties at the sides, rear and in front of (across street from) the subject property. (Use additional pages if necessary.) These people will be notified by mail of this application: SEE ATTACHED SHEETS NAME Address Property ID Address Property ID Address Property ID Address Property ID Address Property ID Address Property ID Address Property ID Address Property ID Page 7 of 9 14. Names, addresses and parcel identification numbers of adjacent owners: High View One, LLC 9B Loudoun Street, S.W., Suite 210 Leesburg, VA 20175 PIN 50 -A -27 Trevor S. and Amy L. Johnson 497 Back Mountain Road Winchester, VA 22602 PIN 60 -A -1 Trevor S. and Amy L. Johnson 497 Back Mountain Road Winchester, VA 22602 PIN 60 -A -2 High View One, LLC 9B Loudoun Street, S.W., Suite 210 Leesburg, VA 20175 PIN 60 -A -45 Terry E. and Katrina Lynn Swartz 166 Thwaite Lane Winchester, VA 22603 PIN 60 -2 -1 Edgar F. and Gletus A. Long 2801 Wardensville Grade Winchester, VA 22601 PIN 60 -2 -2 Jack L. and Violet L. Lynch 2660 Wardensville Grade Winchester, VA 22602 PIN 60 -A -42 Walter L. and Linda S. Ritter 476 Old Charlestown Road Berryville, VA 22611 PIN 60A- 1A -A -15 and 60A- 1A -A -27 through 34 James A. and Misty A. Miller 117 Glen Ridge Road Winchester, VA 22602 PIN 60A-1C-B-9 Kevin A. Shelly 135 Glen Ridge Road Winchester, Virginia 22602 PIN 60A-1C-B-17 through 60A-1C-B-19 Dennis M. Pascal 9496 Lynhall Place Alexandria, VA 22309 PIN 60A-1C-B-25 and 26 Glendon E. Whitely 454 Girard Street, Apt. 202 Gaithersburg, MD 20877 PIN 60A-1C-B-36 Walter C. Johnson P. O. Box 36148 Greensboro, NC 27416 PIN 60A- 1D -B -2 and 3 James E. II and Jolyn Ludwick 7645 Logging Lane Indian Head, MD 20640 PIN 60A- 1D -B -4 and 5 ft• Lewis N. and Delores Ann Kenney 130 Glen Ridge Road Winchester, Virginia 22602 PIN 60A- 1D -B -10 and 11 Robert W. White 133 Valley View Lane Winchester, VA 22602 PIN 60A- 1D -B -12, 14, 15 and 16 Peter Mark James 2712 Mosby Street Alexandria, VA 22305 PIN 60A-1D-B-17 Walter L. and Linda S. Ritter 476 Old Charlestown Road Berryville, VA 22611 PIN 60A- 2A -A -1 through 3 Daniel Joseph Maguschak 101 Green Way Court Winchester, VA 22602 PIN 60A- 2A -A -16 Andrew J. Maguschak 120 Overlook Road Gore, VA 22637 PIN 60A- 2A -A -17 through 19 Charles A. Spaid, Jr. 224 Manor Drive Winchester, VA 22602 PIN60A- 2A -A -20 through 26 Diane B. Bross and Helen B. Leake 272 Peppermint Spring Lane Winchester, VA 22603 PIN 60A- 2B -A -27 Terry E. and Katrina L. Swartz 166 Thwaite Lane Winchester, VA 22603 PIN 60A- 2B -A -31 Owen S. and Mary E. Mayhew 434 Singhass Road Winchester, VA 22602 PIN 60A- 2B -A -32 15. Provide a sketch of the property (you may use this page or attach engineer's drawing). Show proposed and/or existing structures on the property, including measurements to all property lines and to the nearest structure(s) on adjoining properties. Please include any other exhibits, drawings or photographs with this application. SEE ATTACHED SHEET Page 8 of 9 VOI VJ /LV V4 IJ.44 h 0300043:12 THIS DEED made and dated this day WALTER L. RTITER and LINDA S. Mg, hereinafter called the Grantors, and RIGR_ VIEW ON company, party of the second part, hereinafter called the Ea VVL /VVo of February, 2003, by and 'betwee his wife, parties of the first parr, iLC a Virginia limited liability Grantee wiTNESSETH: That for and in consideration of the sum of Ten ($10.00) Dollars, cash in hand paid, and other good and valuable consideration, paid to the Granters by the Grantee on or before the delivery of this Deed, the receipt of all of which is hereby acknowledged, the Grantors do hereby grant and convey General Warranty and English Covenants of Title unto the Grantee, in fee simple absolute, the following real estate: TRAM l: All those certain lots or parcels of land, together with the improvements thereon and the appurtenances thereunto belonging, located near Mt. Williams in Back °leek Magisterial District, Frederick County, Virginia, designated as Lots 2-26, 28 -30, 33 -38, and Park Area No. 1, Block S, Section A; Lots 1 -8, 10 -16, 20-24, 27 -35, 3748, Block C, Section B; Lots 1 -25, Block E, Section B; Lots 1, 6 -9,. 13, 18 -29; Block D, Section 11, High View Manor Subdivision, more particularly described by plats made by Richard. U. Goode, L.S., attached to those certain instruments dated5epteinber 10, 1962, of record in the Clerk's Office of the Circuit Court of Frederick.County, in Deed gook 281 at Page.671 and Deed Book 281 at Page 682,.to which reference is madefor a more particular description of the property herein conveyed... This is a.portion of the property designated Tract I in that certain Deed. dated November 15, 2002 from H]gh•View Manor; Inc., of record in the aforesaid Clerk's Office as Laird Record 020020153. TAX MAP NOS.: 60 A -2B -42-26, 28 -30, 33 -38; 6 C- B -1 -8; 10-16, 20-24, 27 -35, 37-48; 60A- E- B -1 -25; 60A- D -B -1, 6-9,13,18 -29. 3 I[: All that certain lot or parcel of land, together with all appurtenances, rights, rights of way and privileges thereto belonging, located On. the Northwest side of Road No. 608 about seven and one -half miles West of•the City of Winchester is Back Creek Magisterial District, Frederick County', Virginia, containing 32,450 square feet, or 03449 acre, more or less, according- to plat and survey of Richard U. Goode, C.LS.; dated August 14, 1959, which plat is attached to the Deed of record in Deed Book 282 at Page 132. This is the 0G IT r 3 8 cr- THIS DEED made and dated thi WALTER L RITTER and LINDA S. RITIL hereinafter called the Grantors, and HIGH Rr company, part of the second part, hereinafter cried WITNESSETI3: That for and in consideration of the sum of Ten Dollars, cash in hand paid, and other Dori and valuable ($10.00) g able consideratio n, paid to the Grantors by the Grantee on or before the delivery of this Deed, the receipt of all of which is hereby ac the Grantors do hereby grant and convey with General Warrant} and English Covenants of Title unto the Grantee, in fee simple absolute, the following real estate: TRACT L All those certain lots or parcels of land, together with the improvements thereon and the appurtenances thereunto belonging located near Mt. Williams in Back Creek Magisterial District, Frederick County, Virginia, designated as Lots 2 -26, 28 -30, 33 -38, and Park Area No. 1, Brock 13, Section A; Lots 1 -8, 10 -16, 20 -24, 27 -35, 37 48, Block C, Section B; Lots 1-25, Block E, Section 13; Lots 1, 6 -9, 13; 18 -29, Block' D, Section 13, High View Manor Subdivision, more particularly described by plate made LS., attached to those certain instruments September 1 n, de Richard fr c o n the Clerk's Office of the Circuit Courtof Fredenck.Count 1 e d of k 281 in Page. 671 and Deed Book 281 at Page 682,. to which reference ism de fo a more particular description of the property, herein conveyed: This is a portion of the same property designated Tract I in that certain Deed dated November 15, 2002 from High View Manor; Inc., of record in .the aforesaid Clerk's Office as Land Record 0 20020158. TAX MAP NOS.: 60 2 B- A -2 -26, 28 -30, 33 -38; 60 A- C- B-1 -8, 10 -16, 20 -24, 27 -35, 37-48; 60A- B- B -1 -25; 60 A- D -B -1, 6 -9, 13, 18 -29. TRACT II: All that certain lot or parcel of land together with all appurtenances, rights, rights of way and privileges thereto belonging, located do the Northwest side, of Road No. 608 about seven and one hallmiles•West of the City of Winchester in Back Creek Magisterial District, Frederick County, Vista, containing 32,450 square feet, or 0.7449 acre, more or less, according to plat and survey of Richard U. Goode, C.L.S., dated August 14, 1959, which plat is attached to the Deed of record in Deed Book 282 of Page 132. This is the b E 9 CT] day of February, 2 003, by and betwee. his wife, parties of the first part ONE LLC a Virginia limited liability the Grantee. 1 %land identified as Tract If in that ce cri Land record in the aforesaid Clerk's Office as Deed dated November 15, 2002 of Land Record 020020158. TAX MAP NO.: 60 -A43 1 RACT f All that certain tract of land lying and being situate in Back Creek Magisterial District, Frederick County, Virginia, containing 140 acres, 1 rood and 12 poles, more or less; and being the same real estate described in Tract Three of the hereinafter referenced deed; and a tract containing 20 acres, more or less, and 7 acres, more or less, and which is of record in Deed Book 258 at Page 235. This is the same property identified as Tract ]II in that certain Deed dated November 15, 2002, of record in the aforesaid Clerk's Office as Land Record 020020158. TAX MAP NOS.: 50 -A -27; 60 -A-45; 60A-A -44 1 �--I: All that certain tract or parcel of land, together with all improvements thereon and appurtenances thereunto belonging, located in Frederick County, Virginia, containing 175.1098 acres, more or less, originally containing 177 acres, 1 rood and 10 poles, more or less, and being further described as Lot No. 8 of the Long Ridge Tract on that certain plat attached to the Deed of record in the Clerk's Office of the Circuit Court for Frederick County, Virginia Deed Book 199 at Page 333, and as adjusted by Boundary Line Adjustment and Grant of Right of Way dated Janua 28 2003, by and between Walter L Ritter, et ux, and James Allen Anderson, of record in the aforesaid Clerk's Office as Land Record 030002124, which has a plat attached thereto showing the adjusted boundary with area of 175.1098 acres, according to the plat of survey drawn by Douglas C. Legge, Land Surveyor, dated January 27, 2003, attached to the aforesaid Boundary Line Agreement and Grant of Right of Way. This is the remainder portion of the same land conveyed to the Grantors herein by deed dated November 16, 2002 from Andrea M Dassori of record in the aforesaid Clerk's Office as Land Record 0 20020161. TAX MAP NO. 50-A-25 The Grantors do hereby reserve a non exclusive ingress/egress easement over Manor Drive to and from Wardensville Grade (Rt. 608) and Greenway Court as shown on the aforesaid Plat of High View Manor Subdivision of record in Deed Book 281 at Page 671, et seq, and Deed Book 281 at Page 682, et seq. 2 This conveyance is further made subject to that certain right of way granted and reserved in that Boundary Line Agreement and Grant of Right of Way dated January 28, 2003 by and between Walter L. Ritter, et ux, and James Allen Anderson, of record in the aforesaid Clerk's Office as Land Record 030002124, which is by this reference made a part hereof as if set out in full. The Grantors expressly reserve a non exclusive easement over the 175.1098 acres (Tract IV above) for ingress/egress to their property contiguous. The land herein conveyed contains 350 acres, more or less, in the aggregate. This conveyance is made in gross and not by the acre. WITNESS the following signatures and seals. STATE OF VIRGINIA CITY OF WINCHES I ER, TO,WTT: WI e 16 4 ✓9 a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that WALTER L. RATER and LINDA S. RITTER, whose names are signed to the foregoing instrument, dated February, c gO 2003, have personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 4 d of February, 2003. My Commission expires Notary Public 115 66RUfra\A.&11EFDRai cr to Tdpk Crow&wpd VIRGINIA FREDERICK COUNTY, SC'I' This instrument of writing was produced to me on WALTER L. RITTER /A Li ft it LINDA S. RITTER l,ONty OT �RY pU��. '1 fli, ntnt` (SEAL) (SEAL) LOT NO. LEFTSIDE LEFTSIDE RIGHTSIDE RIGHTSIDE COMBINED REAR REAR VARIANCE REQUESTED RESULTING SETBACK VARIANCE REQUESTED RESULTING SETBACK RESULTING SIDE SETBACKS VARIANCE REQUESTED RESULTING SETBACK 2 13' 3 T 22' 22' 28' 35 n n/a 3 15' 35' 34' 16' 49' n/a 4 35' 15' 11' 39' 46' n/a 5 10' 40' 20' 30' 30' n/a 6 10' 40' 20' 30' 30' n/a 7 10' 40' 20' 30' 30' n/a 8 30' 20' 10' 40' 40' 40' 10' 9 17' 33' 25' 25' 42' 25' 25' 10 12' 38' 22' 28' 34' n/a 11 12' 38' 23' 27' 35' n/a 12 12' 38' 23' 27' 35' n/a 13 23' 27' 14' 36' 37' n/a 14 20' 30' 10' 40' 30' n/a 15 30' 20' 11' 39' 61' 25' 25' 16 10' 40' 20' 30' 30' n/a 17 10' 40' 20' 30' 30' n/a 18 10' 40' 20' 30' 30' 50' 50' 19 10' 40' 20' 30' 30' 50' 50' 20 10' 40' 12' 38' 22' 50' 50' 21 23' 27' 12' 38' 35' 50' 50' 22 12' 38' 23' 27' 35' 50' 50' 23 13' 37' 22' 28' 35' 50' 50' 24 13' 37' 22' 28' 35' 50' 50' 25 13' 37' 22' 28' 35' 50' 50' 26 13' 37' 22' 28' 35' n/a 28 12' 38' 23' 2T 35' n/a 29 12' 38' 23' 2T 35' n/a 30 13' 37' 22' 28' 35' n/a 33 13' 37' 22' 28' 35' n/a 34 13' 37' 22' 28' 35' n/a 35 13' 37' 22' 28' 35' n/a 36 32' 18' 11' 39' 43' n/a 38 20' 30' 10' 40' 30' n/a HIGH VIEW MANOR TM 60A -2B -A BLOCK B EXHIBIT "Al" HIGH VIEW MANOR TM 60A -1C -B BLOCK C EXHIBIT "A2" LOT NO. 1 2 3 4 5 6 7 8 10 11 12 13 14 15 16 20 21 22 23 24 27 28 29 30 31 32 33 34 35 37 38 40 41 42 43 44 45 46 47 48 LEFTSIDE VARIANCE REQUESTED 24' 13' 13' 13' 22' 13' 13' 13' 12' 12' 13' 12' 13' 12' 13' 13' 13' 13' 12' 13' 12' 17' 10' 10' 10' 10' 16' 12' 20' 10' 10' 10' 20' 10' 10' 10' 10' 10' 10' 10' LEFTSIDE RESULTING SETBACK 26' 37' 37' 37' 28' 37' 37' 37' 38' 38' 37' 38' 37' 38' 37' 37' 37' 37' 38' 37' 38' 33' 40' 40' 40' 40' 34' 38' 30' 40' 40' 40' 30' 40' 40' 40' 40' 40' 40' 40' RIGHTSIDE VARIANCE REQUESTED 13' 22' 22' 22' 13' 22' 22' 22' 23' 23' 22' 23' 22' 23' 22' 22' 22' 22' 23' 22' 22' 24' 20' 20' 20' 20' 30' 24' 12' 20' 20' 20' 10' 20' 20' 21' 20' 20' 20' 20' RIGHTSIDE RESULTING SETBACK 37' 28' 28' 28' 37' 28' 28' 28' 27' 27' 28' 27' 28' 27' 28' 28' 28' 28' 27' 28' 28' 26' 30' 30' 30' 30' 20' 26' 38' 30' 30' 30' 40' 30' 30' 29' 30' 30' 30' 30' COMBINED RESULTING SIDE SETBACKS 37' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 34' 41' 30' 30' 30' 30' 46' 36' 32' 30' 30' 30' 30' 30' 30' 31' 30' 30' 30' 30' REAR VARIANCE REQUESTED 25' n/a n/a n/a n/a n/a n/a nla 50' 50' 50' 50' 50' n/a n/a n/a n/a n/a n/a n/a n/a n/a 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' REAR RESULTING SETBACK 25' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' LOT NO. LEFTSIDE LEFTSIDE RIGHTSIDE RIGHTSIDE COMBINED REAR REAR VARIANCE REQUESTED RESULTING SETBACK VARIANCE REQUESTED RESULTING SETBACK RESULTING SIDE SETBACKS VARIANCE REQUESTED RESULTING SETBACK 1 20' 30' 39' 21' 59' n/a 6 12' 38' 23' 27' 35' n/a 7 12' 38' 23' 27' 35' n/a 8 12' 38' 23' 27' 35' n/a 9 12' 38' 23' 27' 35' n/a 13 13' 37' 22' 28' 35 n/a 18 22' 28' 13' 37' 35' n/a 19 12' 38' 23' 27' 35' n/a 20 13' 37' 22' 28' 35' n/a 21 12' 38' 23' 27' 35' n/a 22 13' 37' 22' 28' 35' n/a 23 12' 38' 23' 27' 35' n/a 24 23' 27' 12' 38' 35' n/a 25 10' 40' 21' 29' 31' n/a 26 11' 39' 21' 29' 32' n/a 27 22' 28' 12' 38' 34' n/a 28 12' 38' 23' 27' 35' n/a 29 30' 20' 10' 49' 40' n/a HIGH VIEW MANOR TM 60A -1D -B BLOCK D EXHIBIT "A3" LOT NO. LEFTSIDE LEFTSIDE RIGHTSIDE RIGHTSIDE COMBINED REAR REAR VARIANCE REQUESTED RESULTING SETBACK VARIANCE REQUESTED RESULTING SETBACK RESULTING SIDE SETBACKS VARIANCE REQUESTED RESULTING SETBACK 1 50' n/a 20' 30' 30' n/a 2 12' 38' 23' 27' 35' n/a 3 12' 38' 23' 27' 35' n/a 4 13' 37' 22' 28' 35' n/a 5 12' 38' 23' 27' 35' n/a 6 13' 37' 22' 28' 35' n/a 7 13' 37' 22' 28' 35' n/a 8 12' 38' 23' 27' 35' n/a 9 22' 28' 13' 37' 35' n/a 10 13' 37' 22' 28' 35' n/a 11 20' 30' 40' 10' 60' n/a 12 12' 38' 23' 27' 35' n/a 1 13 13' 37' 22' 28' 35' n/a 14 13' 37' 22' 28' 35' n/a 15 12' 38' 23' 27' 35' n/a 16 23' 27' 12' 38' 35' n/a 17 12' 38' 23' 27' 35' n/a 18 19' 31' 21' 29' 40' n/a 19 10' 40' 20' 30' 30' 50' 50' 20 10' 40' 20' 30' 30' 50' 50' 21 20' 20' 10' 40' 30' 50' 50' 22 12' 38' 22' 28' 34' 50' 1 50' 23 13' 37' 22' 28' 35' 50' I 50' 24 12' 38' 23' 27' 35' 50' 50' 25 32' 18' 20' 30' 52' 50' 50' HIGH VIEW MANOR TM 60A -1 E -B BLOCK E EXHIBIT "A4"