Richard Slater v. Mark Cueny

CourtMichigan Court of Appeals
DecidedFebruary 10, 2022
Docket355914
StatusUnpublished

This text of Richard Slater v. Mark Cueny (Richard Slater v. Mark Cueny) is published on Counsel Stack Legal Research, covering Michigan Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Richard Slater v. Mark Cueny, (Mich. Ct. App. 2022).

Opinion

If this opinion indicates that it is “FOR PUBLICATION,” it is subject to revision until final publication in the Michigan Appeals Reports.

STATE OF MICHIGAN

COURT OF APPEALS

RICHARD SLATER and PEGGY SLATER, UNPUBLISHED February 10, 2022 Plaintiffs/Counterdefendants- Appellees,

v No. 355914 Oakland Circuit Court MARK CUENY and POLLY CUENY, LC No. 2015-150158-CH

Defendants/Counterplaintiffs- Appellants,

and

WILLIAM A. CLINE and LAURINE M. CLINE,

Third-Party Defendants,

BEACH FOREST SUBDIVISION ASSOCIATION,

Defendant.

Before: SAWYER, P.J., and RIORDAN and REDFORD, JJ.

PER CURIAM.

In this boundary dispute between neighbors, defendants/counterplaintiffs, Mark and Polly Cueny (defendants), appeal as of right the trial court’s December 14, 2020 order clarifying its

-1- judgment respecting the boundary line between their property and plaintiffs/counterdefendants, Richard and Peggy Slater (plaintiffs). We affirm.1

I. FACTUAL AND PROCEDURAL BACKGROUND

This is the second appeal in this case.2 Plaintiffs lived next door to third-party defendants (“the Clines”) for nearly 20 years. During that time, plaintiffs installed certain landscaping features along what they believed to be the boundary between the properties. The Clines never objected to the landscaping. Soon after defendants bought the Cline property in 2015, they complained that plaintiffs’ landscaping infringed on their property, which prompted plaintiffs to file suit for adverse possession, acquiescence, and trespass, which in turn prompted defendants to file a countercomplaint against plaintiffs asserting the same claims and for quiet title. The trial court conducted a site visit and a bench trial after which it granted judgment in favor of plaintiffs, holding that they had established title to disputed property along the boundary line by acquiescence.

The trial court’s judgment stated the trial court’s findings of fact and conclusions of law and ordered among other things the following:

 The Slaters established by a preponderance of the evidence their claim for acquiescence (Complaint at Count II) such that this Court finds that the parties recognized and treated the black line on the Plot Plans (Slaters’ Exhibits 2 and 16) as the boundary line between their residences. . . . As such, a judgment in favor of the Slaters is appropriate as to this cause of action.

***

 Both parties shall file an amended deed to their respective properties that reflects the new boundary line as reflected by the black line on the Plot Plans (Slaters’ Exhibits 2 and 16).

The “Plot Plans (Slaters’ Exhibits 2 and 16)” referred to surveyor drawings prepared in 1995 that depicted Lots 221 and 222 of the Beach Forest Subdivision in Troy, Michigan, respectively the plaintiffs’ and defendants’ properties.3 Testimony indicated that plaintiffs and Laurine Cline treated the straight boundary line shown on the Plot Plan drawings as the boundary

1 In their appellee brief, plaintiffs argue that defendants are not entitled to appeal as of right. Rather than address this question, we treat defendants’ claim of appeal as an application for leave to appeal granted. See Rains v Rains, 301 Mich App 313, 320 n 2; 836 NW2d 709 (2013); In re Morton, 258 Mich App 507, 508 n 2; 671 NW2d 570 (2003). 2 In the first appeal, this Court summarized the underlying facts and we incorporate that description herein by reference. Slater v Cueny, unpublished per curiam opinion of the Court of Appeals, issued June 18, 2020 (Docket No. 347223) (Slater I). 3 The record reflects that these plans were also referred to as the Fenn Plot Plans. This opinion will generally refer to the drawings in Plaintiffs’ Trial Exhibits 2 and 16 as the Plot Plan drawings.

-2- between their properties, though testimony also indicated that the Plot Plan drawings did not depict landmarks on the property—like manhole covers and houses—as actually built. Rather the Plot Plans depicted planned versions that later changed slightly in location or design. Richard Slater’s testimony indicated that he believed that plaintiffs’ landscaping existed on plaintiffs’ side of the Plot Plan boundary line.

In a portion of the trial court’s judgment, the court adopted plaintiffs’ proposed findings of fact which included plaintiffs’ description of the boundary that plaintiffs and the Clines had recognized:

Both the Clines and Slaters treated and recognized as the boundary between their houses, a line between the two electrical boxes in the front yard by the sidewalk . . . back along the black diamond border of the bed containing the burning bushes to a space in the back corner approximately five (5) feet south (towards the Clines’ Property) of the manhole cover in the backyard . . . .

After entry of the trial court’s judgment, the parties continued disputing where the new boundary between the properties should run for purposes of their respective uses of the properties and definitions of the legal descriptions of their properties. Defendants took the position that the Plot Plan boundary represented the original legal boundary between the properties—meaning plaintiffs had not actually gained any land by acquiescence. Plaintiffs believed that the new postjudgment boundary should follow the specific description in their proposed findings of fact, and that, in any event, the new boundary would run along the outer edge of plaintiffs’ landscaping, since that constituted the basis of plaintiffs’ acquiescence claim on which they prevailed.

Neither party moved for clarification, modification, or relief from judgment, or appealed the trial court’s judgment. Plaintiffs commissioned a survey to follow the specific line described in plaintiffs’ findings of facts—though in fact plaintiffs appear to have exercised some discretion in directing the surveyor where the line would run. In ruling on plaintiffs’ motion to enforce the judgment and find defendants in contempt, the trial court orally stated that plaintiffs’ survey (which depicted a “poly line” boundary made up of five line segments oriented in slightly different directions) did not comply with the trial court’s judgment which referenced the single straight Plot Plan drawings boundary line. The trial court, however, cautioned defendants that plaintiffs had gained land by acquiescence, the consequence of which required that the boundary line could not simply remain the same.

After the parties continued disagreeing where the judgment’s boundary line ran, defendants moved for enforcement of the judgment and requested that the trial court appoint an independent surveyor to determine the proper boundary line based upon the judgment. Defendants argued that the boundary line had to conform to the Plot Plan drawings. Defendants requested that, after the court-appointed surveyor defined the boundary line, if any party objected to that designation, the trial court hold an evidentiary hearing at which the parties’ respective surveyors and the court- appointed surveyor testify, after which the trial court would “make a decision either to affirm the line or re-mark the line consistent with its instruction.” Defendants asserted that the appointment of a court-appointed surveyor would be the only way to finally resolve the boundary dispute. Plaintiffs opposed the motion on the grounds that their surveyor defined the boundary line according to the judgment and his survey had been recorded as required by the court. They argued

-3- that defendants sought to define the boundary line as the original property line and not the new boundary line set forth in the judgment. Plaintiffs stated that the trial court had opined in a previous hearing that “the line that was originally platted on this property changed by acquiescence.”

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Bluebook (online)
Richard Slater v. Mark Cueny, Counsel Stack Legal Research, https://law.counselstack.com/opinion/richard-slater-v-mark-cueny-michctapp-2022.