Squaw Peak Community Covenant Church of Phoenix v. Anozira Development, Inc., 1

• Decision Date: 08 April 1986
• Docket Number: CA-CIV,No. 1,1
• Parties: SQUAW PEAK COMMUNITY COVENANT CHURCH OF PHOENIX, Arizona, an Arizona corporation, Plaintiff-Appellant, Cross-Appellee, v. ANOZIRA DEVELOPMENT, INC. an Arizona corporation, Defendant-Appellee, Cross-Appellant. 8202.
• Court: Arizona Court of Appeals

Page 295

719 P.2d 295

149 Ariz. 409

SQUAW PEAK COMMUNITY COVENANT CHURCH OF PHOENIX, Arizona, an Arizona corporation, Plaintiff-Appellant, Cross-Appellee, v. ANOZIRA DEVELOPMENT, INC. an Arizona corporation, Defendant-Appellee, Cross-Appellant.

No. 1 CA-CIV 8202.

Court of Appeals of Arizona,

Division 1, Department B.

April 8, 1986.

[149 Ariz. 410] Robbins & Green, P.A. by Charlotte A. Ortlund, Phoenix, for plaintiff-appellant, cross-appellee.

Meyer, Hendricks, Victor, Osborn & Maledon, P.A. by Larry A. Hammond, Phoenix, for defendant-appellee, cross-appellant.

OPINION

CONTRERAS, Judge.

This is an appeal from a judgment in favor of the defendant-appellee Anozira Development, Inc. (Anozira) denying plaintiff-appellant Squaw Peak Community Covenant Church of Phoenix (Church) injunctive relief to prevent the construction of curbs across a portion of the Church's easement. Because we determine that the trial judge abused his discretion in denying injunctive relief, we reverse and remand for entry of a permanent injunction in favor of the appellant Church.

Appellant brought this action to enjoin the appellee from obstructing the Church's easement for ingress and egress to certain property located just east of 32nd Street and Campbell Avenue in Phoenix, Arizona. A trial to the court was conducted on October 9, 1984, and formal judgment was entered in favor of Anozira on December 28, 1984. The Church has appealed from the judgment, and Anozira has filed a cross-appeal from the trial court's denial of its request for attorney's fees.

Briefly stated, the facts giving rise to this litigation are as follows. In 1956, the Church acquired title to a parcel of property by warranty deed. In addition to granting fee simple title to the land, the deed granted the Church the following easement appurtenant upon the land of the grantor:

PARCEL NO. 2: An easement for ingress and egress 40 feet in width, lying 20 feet on either side of a line which extends from the North right-of-way line of East Campbell Avenue North to the South line of Parcel No. 1, and which line lies 170 feet East of and parallel to the West line of the East half of the Southwest quarter of the Northwest quarter of Section Twenty-four (24), Township Two (2) North, Range Three (3) East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona.

Shortly after receiving title to the property, the Church constructed a 28-foot wide paved roadway running north and south from the Church property to Campbell Avenue, through the approximate middle of the 40-foot easement. The remaining portions of the easement consisted of an unpaved 7-foot strip west of the paved roadway, and an unpaved 5-foot strip east of the roadway. The Church landscaped and maintained grass berms on the unpaved sides of the easement.

In 1984, Anozira purchased the servient estate. Anozira's property borders on Campbell Avenue, and is adjacent to the Church's southern property line. The Church also owns the parcel immediately east of Anozira's land, however, at the time of trial the Church had constructed buildings only upon the parcel north of Anozira's property. The Church's easement runs along the eastern side of Anozira's property from Campbell Avenue to the Church's property line to the north.

The record reflects that the parties negotiated over a period of several months concerning Anozira's desire that the Church relinquish part of its easement. Anozira's initial site plan called for moving and repaving the 28-foot driveway five feet to the eastern side of the easement, and placing landscaping and a retaining wall on the resulting 12-foot wide strip on the west side of the easement. The Church, however, refused to relinquish any portion of the easement.

At the time of trial, it was stipulated that Anozira had withdrawn any intention to place walls and landscaping on the easement. Instead, Anozira sought to pave an area between the eastern entrance to the condominiums and the existing paved roadway, perpendicular to the easement. Additionally, it planned to install curbs, approximately six inches in height, curving outward and running for several feet along the edge of the proposed paved east-west entryway to the existing north-south roadway. Anozira contended that the curbs would improve traffic safety along the easement where vehicles entering and leaving the condominium area crossed into the existing paved roadway between the condominium entrance and Campbell Avenue. Anozira also contended that the 7-foot strip of the easement upon which the curbs would lie had not been paved by the Church, was not presently used for ingress and egress by the Church and that, therefore, the Church did not need the strip. Finally, Anozira argued that the proposed buffer curbs were reasonable and necessary to its development, were consistent with sound engineering principles, and would serve to direct cars safely into the Anozira development.

The Church sought to enjoin construction of the curbs as an encroachment inconsistent with its valuable right to use the entire 40-foot width for ingress and egress.

In entering judgment in favor of Anozira, the trial court made the following findings:

THE COURT FINDS that the proposed use by Anozira, to wit: the placement of permanent six-inch (6"') high buffer curbs, to extend no more than seven (7) feet into and on plaintiff's easement, will not unreasonably interfere with the plaintiff's right of ingress and egress.

The curbs will in no way interfere with the plaintiff's present or prospective use. Furthermore, the curbs are desirable from an engineering and safety point of view.

The Church argues that the trial court improperly considered the reasonableness and desirability of the buffer curbs to Anozira, as well as the Church's own "non-use" of the unpaved 7-foot strip in determining whether to enjoin installation of the curbs. It contends that the deed was unambiguous and gave the Church the right to use the entire 40-foot width for ingress and egress as a matter of law. Additionally, it argues that the width of its right-of-way could not be decreased irrespective of actual use or its need to use the entire width. It also asserts that as a matter of law the installation of the curbs obstructed the easement.

Anozira argues that the issue of whether the curbs are compatible with the easement was a factual determination such that our review is limited to determining whether the trial court's findings were clearly erroneous.

The Church's easement was created by an express grant in a warranty deed. Thus, the extent of the Church's right must be determined by construction of the language of the deed. See 3 Tiffany, Real Property § 802 (3d Ed.1939); 3 Powell, Real Property § 415 at 34-183 (Rev.1985). The interpretation of an instrument is a question of law to be determined by this court independent of the findings of the trial court. See Cecil Lawter Real Estate School, Inc. v. Town & Country Shopping Center Co., Ltd., 143 Ariz. 527, 533, 694 P.2d 815, 821 (App.1984).

We have found no Arizona decisions addressing the scope of the use of a right-of-way easement under circumstances similar to the instant case. The general rule accepted in other jurisdictions has been stated in Aladdin Petroleum Corp. v. Gold Crown Properties, 221 Kan. 579, 584, 561 P.2d 818, 822 (1977), as follows:

The law appears to be settled that where the width, length and location of an easement for ingress and egress have been expressly set forth in the instrument the easement is specific and definite. The expressed terms of the grant or reservation are controlling in such case and consideration of what may be necessary or reasonable to a present use of the dominant estate are not controlling. If, however, the width, length and location of an easement for ingress and egress are not fixed by the terms of the grant or reservation the dominant estate is ordinarily entitled to a way of such width, length and location as is sufficient to afford necessary or reasonable ingress and egress.

See also Andersen v. Edwards, 625 P.2d 282 (Alaska 1981); Flower v. Valentine, 135 Ill.App.3d 1034, 90 Ill.Dec. 703, 482 N.E.2d 682 (1985); Lindhorst v. Wright, 616 P.2d 450 (Okla.App.1980). See generally Restatement of Property § 486 (1939); 3 Tiffany, Real Property § 805 (3d Ed.1939); 28 C.J.S. Easements § 75, p. 753 (1941).

Our first inquiry, therefore, is whether the language creating the easement is ambiguous. If, as the Church claims, the deed is unambiguous and grants the Church the right of ingress and egress over the entire 40-foot width of the easement, the deed governs and considerations of what is reasonable and necessary for ingress and egress are not controlling. See 3 Tiffany, Real Property § 805 (3d Ed.1939). If the language is ambiguous, a reasonably convenient and suitable way across the servient land is presumed to be intended. See 3 Tiffany, Real Property § 805 (3d Ed.1939). What is reasonable becomes a question of fact to be determined by the trial court considering all the surrounding circumstances. See, e.g., Andersen v. Edwards, 625 P.2d at 286-87; Barton's Motel, Inc. v. Saymore Trophy Co., Inc., 113 N.H. 333, 335, 306 A.2d 774, 776 (1973); Boss v. Rockland Electric Co., 95 N.J. 33, 39-40, 468 A.2d 1055, 1058-59 (1983).

In the case before us, the deed provides that the Church is granted "[a]n easement for ingress and egress 40 feet in width" and then sets forth the legal description of the location of that easement. There is authority that the width of an easement for ingress and egress is not necessarily coextensive with the parcel or area over which the easement is granted. Some cases hold that a grant or reservation of a right-of-way "over" a particular area, strip or parcel is not ordinarily to be construed as providing for a way as broad as the ground referred to. See generally Annot., 28 A.L.R.2d 253 § 7 (1953). Without deciding whether Arizona...