Rask Living Trust v. Rydz

CourtColorado Court of Appeals
DecidedJanuary 8, 2026
Docket24CA2022
StatusUnpublished

This text of Rask Living Trust v. Rydz (Rask Living Trust v. Rydz) is published on Counsel Stack Legal Research, covering Colorado Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Rask Living Trust v. Rydz, (Colo. Ct. App. 2026).

Opinion

24CA2022 Rask Living Trust v Rydz 01-08-2026

COLORADO COURT OF APPEALS

Court of Appeals No. 24CA2022 La Plata County District Court No. 23CV30010 Honorable Kim S. Shropshire, Judge Honorable Douglas S. Walker, Judge

Rask Living Trust, and its trustee, Ronald A. Keller,

Plaintiff-Appellee,

v.

Mark Rydz,

Defendant-Appellant.

JUDGMENT AND ORDERS AFFIRMED

Division VI Opinion by JUDGE WELLING Gomez and Sullivan, JJ., concur

NOT PUBLISHED PURSUANT TO C.A.R. 35(e) Announced January 8, 2026

Dugan & Associates, P.C., Thomas P. Dugan, Durango, Colorado, for Plaintiff- Appellee

Mark Rydz, Pro Se ¶1 Plaintiffs, Rask Living Trust (Trust) and its sole trustee,

Ronald A. Keller, brought a quiet title claim against defendant,

Mark Rydz, to clarify their property rights on an access easement

and establish an easement by estoppel. Rydz appeals the trial

court’s partial summary judgment ruling in favor of the plaintiffs on

his counterclaim, the judgment on the easements following trial,

and the trial court’s orders awarding attorney fees. We affirm.

I. Background

¶2 The Trust is an Arizona revocable living trust that holds title to

real property located on Ute Canyon Road in Durango, Colorado —

legally described as Lot 1, Booker Minor Exemption Subdivision

(Booker subdivision). Rydz holds title to a different parcel of real

property also located on Ute Canyon Road — legally described as

Lot 2 of the Hotter Minor Exemption Subdivision (Hotter

subdivision). Rydz acquired his property in 2013. The Booker

subdivision and Hotter subdivision share a border.

¶3 In 1992, when the Booker and Hotter subdivisions were under

common ownership, the owner of the properties at the time

recorded a sixty-foot-wide access easement in favor of the Booker

subdivision, as the dominant estate, over a swath of land on the

1 Hotter subdivision, as the servient estate. We will refer to this as

the access easement. The plan was to build a joint driveway on the

easement. But due to terrain and grade constraints, a portion of

the driveway was constructed outside of the recorded easement,

further encroaching on the Hotter subdivision. This created a

segment of the access easement that didn’t have a driveway (the not

used segment) and a segment outside of the access easement that

had a driveway (the actually used segment). Construction of this

driveway was completed sometime in the 1990s.

¶4 A separate utility easement exists within the not used segment

of the access easement. This utility easement belongs to La Plata

Electric Association, Inc. (LPEA), as the dominant estate, with the

Hotter subdivision as the servient estate. The purpose of the utility

easement is to construct, operate, maintain, and replace utility

lines on the land. The utility lines within the utility easement are

owned and managed by LPEA — not the plaintiffs.

¶5 After conflicts between the parties over the use of the access

easement — and the actually used segment — the Trust filed this

quiet title action. The lawsuit aimed to (1) clarify property rights

with respect to the already established access easement and

2 (2) establish property rights through a new easement by estoppel

with respect to the actually used segment.

¶6 After Rydz filed a motion to dismiss, the complaint was

amended to include the Trust’s trustee, Keller, as a plaintiff. Rydz

later filed counterclaims asking the court to limit the usage of the

access easement, to order the plaintiffs to move the entirety of the

driveway into the parameters of the recorded access easement, and

to order the plaintiffs to move the LPEA utility lines, among other

things. In support of his requested relief, Rydz argued that (1) the

plaintiffs improperly used their residential property for commercial

purposes — using it as a short-term vacation rental (STVR) — in

violation of a Booker subdivision restrictive covenant; and (2) the

LPEA utility easement is too close to his house and should be

relocated.

A. Pretrial Motions

¶7 Pretrial procedures were presided over by Judge Shropshire.

Among the flurry of pretrial motions, the plaintiffs filed two motions

for partial summary judgment.

¶8 In their first motion for partial summary judgment, the

plaintiffs argued that Rydz didn’t have standing to assert his STVR

3 counterclaim because the Hotter subdivision and Booker

subdivision are subject to different covenants. The plaintiffs further

argued that the use of the home as an STVR isn’t an improper

commercial use. Rydz filed a cross-motion for partial summary

judgment, arguing that the trial court should rule, as a matter of

law, that the use of the home as an STVR was barred by the Booker

subdivision covenant because it was an improper commercial use.

¶9 In their second motion for partial summary judgment, the

plaintiffs asked the trial court to rule that Rydz’s LPEA utility

easement argument failed to state a legally cognizable claim. The

plaintiffs argued that because Rydz took title of the Hotter

subdivision with actual and/or constructive knowledge of the utility

easement, he is financially responsible for any request to move the

utility easement. The plaintiffs further argued that any such

request should be directed to the dominant estate of the utility

easement (i.e., LPEA), not the plaintiffs.

¶ 10 Judge Shropshire granted both of the plaintiffs’ motions for

partial summary judgment. Thus, Rydz’s counterclaims related to

STVRs and the utility easement were dismissed and not to be

considered at trial.

4 ¶ 11 For the plaintiffs’ motion for partial summary judgment on the

STVR counterclaim, Judge Shropshire determined that because the

two subdivisions had two separate controlling covenants, Rydz

didn’t have a legally protected interest — and thus he lacked

standing to enforce the Booker subdivision covenant. For the

plaintiffs’ motion for partial summary judgment concerning the

utility easement counterclaim, Judge Shropshire determined that

because the plaintiffs couldn’t modify the placement of the

easement, Rydz couldn’t prevail on his utility easement

counterclaim as a matter of law.

¶ 12 In addition to his cross-motion for summary judgment, Rydz

also filed a motion for partial summary judgment regarding

driveway routing, a motion for summary judgment in support of his

counterclaims (global motion for summary judgment), and three

motions in limine. Judge Shropshire granted Rydz’s motion for

partial summary judgment regarding driveway routing. Judge

Shropshire denied Rydz’s global motion for summary judgment,

finding that it was duplicative of a few of Rydz’s previous filings.

5 B. Attorney Fees

¶ 13 The plaintiffs requested attorney fees on several of Rydz’s

pretrial motions. Judge Shropshire denied the plaintiffs’ initial

wave of requests for attorney fees, notwithstanding that the motions

lacked merit, finding that Rydz filed the subject motions in good

faith. Despite denying attorney fees on these motions, Judge

Shropshire warned Rydz that as a pro se litigant, he was still bound

by the same rules as licensed attorneys.

¶ 14 Later, Judge Shropshire granted the plaintiffs’ request for an

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Rask Living Trust v. Rydz, Counsel Stack Legal Research, https://law.counselstack.com/opinion/rask-living-trust-v-rydz-coloctapp-2026.