William E. Meckem, Individually Lorraine W. Meckem, Individually and Dubois Heights Subdivision, Inc., a Wyoming Corporation v. William Carter and Danna Carter, Husband and Wife

2014 WY 52
CourtWyoming Supreme Court
DecidedApril 22, 2014
DocketS-13-0172
StatusPublished

This text of 2014 WY 52 (William E. Meckem, Individually Lorraine W. Meckem, Individually and Dubois Heights Subdivision, Inc., a Wyoming Corporation v. William Carter and Danna Carter, Husband and Wife) is published on Counsel Stack Legal Research, covering Wyoming Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
William E. Meckem, Individually Lorraine W. Meckem, Individually and Dubois Heights Subdivision, Inc., a Wyoming Corporation v. William Carter and Danna Carter, Husband and Wife, 2014 WY 52 (Wyo. 2014).

Opinion

IN THE SUPREME COURT, STATE OF WYOMING

2014 WY 52

APRIL TERM, A.D. 2014

April 22, 2014

WILLIAM E. MECKEM, individually; LORRAINE W. MECKEM, individually; and DUBOIS HEIGHTS SUBDIVISION, INC., a Wyoming corporation,

Appellants (Defendants), S-13-0172 v.

WILLIAM CARTER and DANNA CARTER, Husband and Wife,

Appellees (Plaintiffs).

Appeal from the District Court of Fremont County The Honorable Norman E. Young, Judge

Representing Appellants: William L. Miller of Miller & Fasse, P.C., Riverton, Wyoming

Representing Appellees: Aaron J. Vincent of Vincent Law Office, Riverton, Wyoming

Before KITE, C.J., and HILL, BURKE, DAVIS, and FOX, JJ.

NOTICE: This opinion is subject to formal revision before publication in Pacific Reporter Third. Readers are requested to notify the Clerk of the Supreme Court, Supreme Court Building, Cheyenne, Wyoming 82002, of any typographical or other formal errors so that correction may be made before final publication in the permanent volume. DAVIS, Justice.

[¶1] Appellants William and Lorraine Meckem challenge an order holding them in civil contempt for violating a judgment directing them to remove obstructions from a road easement that traverses their property.1 We affirm the district court’s determination that Appellants’ conduct was contumacious. However, the district court erred when it ordered Appellants to pay a penalty of $100 per day to the court until the obstructions are removed, and we therefore reverse that part of the order.

ISSUES

[¶2] Appellants present the following issues for our review:

I. Whether the district court exceeded its authority to amend its original judgment with its order of contempt?

II. Whether the district court erred in finding that the Appellants were in contempt of court?

FACTS

[¶3] William and Danna Carter and the Meckems own abutting tracts of land near Dubois, Wyoming. Since purchasing their property in 1991, the Carters have accessed their parcel by traveling over the Meckems’ property pursuant to an easement for a road right of way, which grants:

An easement twenty feet in width over and across the NE¼NE¼, Section 7, Township 41 North, Range 106 West, 6th P.M., Fremont County, Wyoming, and over and across the dedicated road through the Dubois Heights Subdivision, Fremont County, Wyoming, said access to be over the presently existing road, or such other location reasonably similar as the grantor may determine, from time to time.[2] 1 Dubois Heights Subdivision, Inc., a Wyoming corporation that was administratively dissolved and became inactive in 2001, is also a named appellant. Mr. Meckem was the president and registered agent and Ms. Meckem the secretary. 2 The easement was obtained in 1979 by previous owners of the Carters’ property, which preceded the enactment of Wyoming’s easement statute that “requires specific descriptions for easements recorded after May 20, 1981.” Mueller v. Hoblyn, 887 P.2d 500, 505 (Wyo. 1994) (holding easement granted in 1969, prior to the adoption of Wyo. Stat. § 34-1-141, was valid and enforceable). Our state’s easement statute is not applied retroactively; therefore, the Carters’ easement is valid and enforceable despite the lack of a specific description of its location. See Edgcomb v. Lower Valley Power & Light, Inc., 922 P.2d 850, 859 (Wyo. 1996).

1 [¶4] For years, the Carters have utilized two routes over the Meckems’ property—the Dubois Heights Road and the Solitude Road. However, the Meckems recently placed locked gates across both roads, thereby denying Carters access to their property by the route they had historically used. The Meckems also obstructed the Carters’ use of the Dubois Heights Road by, inter alia, placing a utility service box and a septic system leach field in or near the road where it intersects with the Solitude Road. The practical effect of these obstructions is to prevent the Carters from driving logging trucks to and from their property, where they operate a small sawmill.

[¶5] In 2012, the Carters filed an action for a declaratory judgment determining the parties’ rights, duties, and obligations under the easement, a mandatory injunction requiring the Meckems to remove the obstructions limiting their access, and a permanent injunction restraining them from interfering with their use of the easement. The Meckems counterclaimed, asserting that under the language of the easement they have the right to move the easement and that they have constructed a reasonably similar road (Sussman Road) for the Carters to use. They therefore asked the district court to declare that the Carters could only use this newly constructed road to reach their property.

[¶6] The district court began a hearing on the application for a preliminary injunction on April 18, 2012. Although some evidence was presented, the parties were unable to complete the hearing in the allotted time and the matter was continued to May 1, 2012. The parties subsequently stipulated that the district court could consolidate the preliminary injunction hearing with a bench trial on the merits as permitted by W.R.C.P. 65(a)(2), which it did.

[¶7] Trial on the merits took place on May 1, 2012, and the district court subsequently entered clear and cogent Findings of Fact, Conclusions of Law and Judgment on August 31, 2012. It made the following pertinent findings of fact:

14. To access their property, the Plaintiffs have used primarily two routes. The first was described as the “Dubois Heights Road”. Since approximately 1979, the Plaintiffs or their predecessors have used the Dubois Heights Road to access their property. . . .

21. The Defendants have prohibited the Plaintiffs’ use of the Dubois Heights Road and the Solitude Road by placing locked gates across both.

22. The Defendants have also obstructed Plaintiffs’ use of the Dubois Heights Road by placing utility service and septic

2 system leach field in or near the Dubois Heights Road in the area it intersects with the Solitude Road. Defendants have also placed a significant ditch or dip in the roadway just south of the south boundary of Plaintiffs’ property.

[¶8] Analyzing and applying controlling law, the district court then found that the Carters had a valid appurtenant easement across the Meckems’ property via the Dubois Heights Road. It arrived at the following conclusions of law:

A. The Plaintiffs are the successors in interest and owners of interest created by that certain easement dated January 9, 1979 and recorded January 25, 1979 at Book 96 of Microfilm, Page 8 in the office of the Fremont County Clerk, Fremont County Wyoming.

B. Pursuant to said easement, the Plaintiffs are entitled to the use of a strip of land 20 feet in width located in the NE1/4NE1/4 of Section 7, Township 41 N., Range 106 W., 6th P.M., Fremont County, Wyoming and over and across the presently existing road in the Dubois Heights Subdivision.

C. That the “presently existing road” in 1979 and as of the date of this order is generally described as 10 feet either side of the centerline of the road most clearly defined by the red line in Exhibit “O”, that being the road that traverses Lot 14 of the Dubois Heights Subdivision after leaving Mountain View Road, proceeding down the hillside to its intersection with the Solitude Road which is marked green, then generally north to the south boundary of Plaintiffs’ property.

D.

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