Rask Living Trust v. Rydz

Colorado Court of Appeals·Decided January 8, 2026·No. 24CA2022·Unpublished

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

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) 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

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.

¶ 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.

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 award of attorney fees incurred in defending against five different motions filed by Rydz. Judge Shropshire issued the award under section 13-17-102, C.R.S. 2025. Section 13-17-102(6) allows an award of attorney fees against a pro se party where the court makes findings that the pro se party “clearly knew or reasonably should have known that the party’s action or defense . . . was substantially frivolous, substantially groundless, or substantially vexatious.” Judge Shropshire also granted the plaintiffs’ request for attorney fees incurred by the plaintiffs in preparing for the attorney fee hearing. In granting this request, Judge Shropshire found that

despite being warned of his duty to abide by court rules, Rydz continued to file duplicative and groundless motions.

C. Trial

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