Opinion ID: 1962202
Heading Depth: 1
Heading Rank: 3

Heading: West Portion of Herge-Nesti Boundary

Text: Undisputed here is that portion of the Herge-Nesti boundary running from the top of the lake bank easterly to the northeast corner of Herge. That line is monumented, and agreed upon. The dispute centers around their common boundary westerly from the top of the bank to the low water mark of Lake Champlain. Without recital of specific compass courses, the Herge contention is that this line runs in a continuation of the north line above the bank, and the Nesti claim is that it runs from the westerly end of the north line above the bank to the low water mark at an interior angle of 90°. This leaves a triangular section of the beach in dispute. The trial court found in favor of the Nesti claim. Again we are confronted with a situation where, we think correctly, the trial court held that a specific description controls a general one. In the original deed from Lozon to the Herge predecessors, beach rights were conveyed (as they had been to other lot owners under a common scheme) beginning at the Kirkness' north line (south line of Pecor) and running north approximately nine hundred (900) feet to the north line . . . at or near the point where the south side of a large ravine presently intersects said shore. In a subsequent quitclaim deed from Lozon to Herge's predecessor, given as part of a series of deeds to relinquish the rights of other lot owners and to convey to each the fee to the beach in front (west) of his lot, the quitclaimed beach was described as lying west of the one hundred ten (110) foot westerly lot line conveyed . . .. Meaning the shore frontage beginning at the northwest and southwest corners of said lot running westerly each with an interior angle of ninety (90°) degrees to low water mark of Lake Champlain. This quitclaim was only about seven weeks later than the original conveyance. The intent of the parties, garnered from these instruments, seems to clearly support the finding of the trial court. While Herge urges that the ravine is a natural monument, we are pointed to no evidence as to exactly where its south line intersects the shore. The exhibits show only the general course of the ravine, presumably its center line. And again, the first deed uses an approximate footage and a termination point indefinite in nature, i. e., at or near the south side of the ravine. In contrast, the second deed, between the same parties and given and accepted by them, is clear and specific. The north boundary across the beach is to be at an interior angle of 90°, westerly of the west lot line, and beginning at the northwest corner. We dismiss as strained and untenable the Herge contention that the 90° interior angle is to be with the low water mark rather than the lot line. Completely apart from the fact that the course of the mean low water mark does not appear in evidence, it is purely conjectural whether a line at such an angle would ever reach the Herge property. We find no doubt or obscurity in the deeds, and no room for construction. Bragg v. Newton, 98 Vt. 102, 126 A. 494 (1924). The conclusions and judgment of the trial court, in this respect, are sustained. Other portions of the judgment order below, dealing with the award of damages to Nesti, are not appealed from. Hence the judgment, amended to reflect the views herein expressed, will be affirmed. The May 1, 1978, judgment order of the Chittenden Superior Court is amended by striking paragraph 7 thereof, and as so amended is affirmed. Pine Haven North Shore Association, a/k/a Pine Haven North Shore Park Association, is to recover its costs in this Court from Richard and Frances Nesti; Warren and Cecile Thompson are to recover their costs in this Court from Richard and Frances Nesti; Richard and Frances Nesti are to recover one-half of their costs in this Court from Robert and Sally Herge.