Title: Stiff v. Jones

State: maine

Issuer: Maine Supreme Court

Document:

MAINE SUPREME JUDICIAL COURT 
Reporter of Decisions 
Decision: 
2022 ME 9 
Docket: 
Ken-21-147 
Argued: 
December 9, 2021 
Decided: 
February 3, 2022 
 
Panel: 
STANFILL, C.J., and MEAD, GORMAN, JABAR, HUMPHREY, HORTON, and CONNORS, JJ. 
 
 
GEOFFREY S. STIFF et al. 
 
v. 
 
STEPHEN C. JONES et al. 
 
 
MEAD, J. 
[¶1]  Geoffrey S. Stiff and Carolyn B. Stiff appeal from a partial summary 
judgment entered by the Superior Court (Kennebec County, Stokes, J.) in favor 
of Stephen C. Jones and Jody C. Jones on the Stiffs’ claim of violations of common 
restrictions in the parties’ deeds.  The Stiffs contend that the Superior Court 
erred when it found that there was no common scheme of development 
applicable to the Joneses’ lot and that the court failed to resolve disputed facts 
in the Stiffs’ favor.  Because we conclude that the court improvidently granted 
the Stiffs’ motion to certify the partial summary judgment as a final judgment 
pursuant to M.R. Civ. P. 54(b)(1), we dismiss the appeal as interlocutory and do 
not reach the merits. 
 
 
 
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I.  BACKGROUND 
[¶2]  The following facts are derived from the summary judgment record 
viewed in the light most favorable to the Stiffs as the non-prevailing party.  See 
Cach, LLC v. Kulas, 2011 ME 70, ¶ 8, 21 A.3d 1015.  Edmund W. Hill was the 
owner of land in Belgrade, Maine, near Sandy Cove Road during the 1950s and 
1960s.  In 1961, he sold ninety-seven acres to Parker Lake Shores, Inc. (PLS).  
PLS created and recorded two subdivision plans for its Belgrade property 
acquired from Hill: a 1962 plan titled “Section No. 1 of Plot Plan for Lake Shores 
at Belgrade” (the 1962 Plan) and a 1964 plan titled “Section No. 2 of Plot Plan 
for Lake Shores at Belgrade” (the 1964 Plan).  The 1962 Plan depicted thirty 
house lots, and the 1964 Plan depicted twenty-nine separate house lots.  In 
1968, Hill recorded his 1963 “Plan of Property of E.W. Hill Sandy Cove 
Point – East Shore Long Pond” (the 1963 Plan) which depicts twelve house lots 
adjacent to and numbered sequentially with the lots on the 1964 Plan. 
[¶3]  PLS sold fifty of the fifty-nine house lots depicted on the 1962 and 
1964 Plans, all of which included twelve deed restrictions.  According to the 
Stiffs, the twelve deed restrictions included: 
 
 
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1.  No building or other structure shall be erected . . . within fifteen 
(15) feet of any side lines of the premises (“Restriction 1”);[1] and 
 
2.  No building shall be constructed or erected on the premises 
other than a one-family dwelling with private garage and 
boathouse for private use only . . . . (“Restriction 2”). 
Hill leased out and eventually conveyed the seven lots at the south end of the 
1963 plan.  For a time, these seven lots were known as “Hills Half Acres” and 
were marked with a sign stating the same until Hill recorded his twelve-lot 
1963 Plan and the sign was removed.  In 1967, PLS conveyed its unsold lots 
from the 1962 and 1964 Plans back to Hill.  Hill—and eventually his widow—
sold the remainder of the lots on the 1962 and 1964 Plans in addition to the five 
remaining lots on the 1963 Plan. 
 
[¶4]  The Stiffs own most of what is depicted as Lot 68 on the 1963 Plan 
as well as additional land to the east.  The Joneses own an adjacent lot that is 
most of Lot 69 on the 1963 Plan as well as additional land to the east.  The Stiffs’ 
and the Joneses’ parcels were both originally conveyed by Hill to different 
parties on August 16, 1969, with twelve deed restrictions, including 
Restrictions 1 and 2.  The Joneses’ deed states, “This deed is subject to the 
restrictions and limitations contained in a Warranty Deed to Gavin L. 
 
1  Restriction 1 as quoted in the Stiffs’ pleadings differs slightly from the summary judgment record 
and the restriction in the deeds for the lots at issue which states, “No building or structure shall be 
erected . . . within fifteen feet (15’) of any of the side lines of said premises . . . .” 
 
 
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MacKnight dated August 16, 1969 and recorded in the Kennebec County 
Registry of Deeds in Book 1501, Page 871.” 
 
[¶5]  From 2017 to 2018, the Joneses constructed a two-story 
free-standing building on their lot.  The Stiffs assert, and the Joneses deny, that 
this new two-story structure is a second free-standing one-family dwelling in 
violation of Restriction 2.  After the Joneses finished construction, both the 
Joneses and the Stiffs commissioned surveys of their land that, while not 
aligning, each determined that the new two-story building on the Joneses’ lot is 
within fifteen feet of the side lines of the premises. 
 
[¶6]  On October 8, 2019, the Stiffs filed a complaint against the Joneses 
in the Superior Court alleging violation of common restrictions subject to the 
doctrine of implied restrictive covenants2 (Count 1) and seeking a declaratory 
judgment on the disputed property line between the Stiffs’ and the Joneses’ lots 
(Count 2).  On December 2, 2019, the Joneses filed an answer denying they had 
 
2  The doctrine of implied restrictive covenants is also known as the “common scheme of 
development” doctrine.  Tisdale v. Buch, 2013 ME 95, ¶ 13, 81 A.3d 377.  “We have acknowledged, but 
never expressly adopted, the common scheme of development doctrine . . . .”  Id; see also Thompson 
v. Pendleton, 1997 ME 127, ¶ 11 n.2, 697 A.2d 56; 3 W Partners v. Bridges, 651 A.2d 387, 389 
(Me. 1994); Olson v. Albert, 523 A.2d 585, 588 (Me. 1987); Chase v. Burrell, 474 A.2d 180, 181-82 
(Me. 1984).  A factual finding that a common scheme of development exists would be a prerequisite 
to an action seeking to enforce a deed restriction because the reciprocal servitudes arising from the 
common scheme provide a party standing to challenge a property owner’s alleged violation.  See 
Restatement (Third) of Servitudes § 2.14 (Am. L. Inst. 2000).  Because of the interlocutory nature of 
this appeal, we express no opinion regarding the viability or applicability of the common scheme of 
development doctrine. 
 
 
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violated any restrictions and counterclaiming for a declaration of a boundary 
line with the Stiffs (Counterclaim 1); trespass (Counterclaim 2); and nuisance 
(Counterclaim 3).  The Stiffs and the Joneses filed cross-motions for partial 
summary judgment on Count 1 of the Stiffs’ complaint.3  The Stiffs’ pleadings 
put forth at least three configurations for their common scheme of 
development theory: a seventy-one-lot theory, a twelve-lot theory, and a 
five-lot theory.  The Joneses’ motion for partial summary judgment argued that 
only the twelve lots on the 1963 Plan could be considered because they were 
the only lots that shared Hill as their common owner. 
[¶7]  Following oral arguments on the parties’ cross-motions and the 
court’s in-person view of the properties, on March 12, 2021, the court denied 
the Stiffs’ motion for partial summary judgment because “there are disputed 
issues of material fact as to [the Stiffs’] claim that Edmund Hill and PLS ‘worked 
together’ to create a single, large common scheme of development 
encompassing all [seventy-one] lots within the 1962, 1963, and 1964 Plans.”  
The court granted the Joneses’ motion for partial summary judgment on 
 
3  Although the parties’ respective statements of material fact and opposing statements did not 
comply with M.R. Civ. P. 56(h), the court did not indicate whether it deemed any of the Stiffs’ 
facts admitted as a result of the Joneses’ failure to properly controvert them pursuant to 
M.R. Civ. P. 56(h)(4) or that any of the Stiffs’ facts were not admitted for lack of appropriate record 
citations.  See Cach, LLC v. Kulas, 2011 ME 70, ¶ 9, 21 A.3d 1015. 
 
 
 
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Count 1 of the Stiffs’ complaint as the court found that five to seven deeds out 
of twelve from the 1963 Plan did not constitute the “vast majority” that the 
Stiffs were required to show as an element of a common scheme of 
development and thus they could not support their claim.  On April 8, 2021, the 
Stiffs filed a motion requesting that the court amend its March 12, 2021, order 
by certifying it as a final judgment.  Following an unrecorded telephone 
conference, on April 16, 2021, the court issued a written order granting the 
Stiffs’ motion and directing the entry of a final judgment in favor of the Joneses 
on Count 1 of the complaint.  See M.R. Civ. P. 54(b)(1).  The Stiffs’ additional 
claim and the Joneses’ three counterclaims remain pending.  The Stiffs timely 
appealed. 
II.  DISCUSSION 
A. 
Certification of Partial Summary Judgment 
 
[¶8]  As a threshold question, we must first determine if this appeal is 
proper because it is not taken from a final judgment that disposes of all claims 
against all parties.  See Corinth Pellets, LLC v. Arch Specialty Ins. Co., 2021 ME 10, 
¶ 12, 246 A.3d 586.  In relevant part, M.R. Civ. P. 54(b)(1) states that “when 
more than one claim for relief is presented in an action, whether as a claim, 
counterclaim, cross-claim, or third-party claim, . . . the court may direct the 
 
 
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entry of a final judgment as to one or more but fewer than all of the claims.”  We 
recently expounded on this exception to the final judgment rule, stating:   
Rule 54(b) of the Maine Rules of Civil Procedure creates a limited 
exception to the strong policy against piecemeal review of 
litigation.  In limited instances, when the resolution of one part of 
an action may be dispositive of the remaining unresolved 
components of the action, the parties may seek appellate review of 
one component alone by obtaining a certification of final judgment 
pursuant to M.R. Civ. P. 54(b)(1).  In its certification, the trial court 
must make specific findings and a reasoned statement explaining 
the basis for its certification under M.R. Civ. P. 54(b)(1). 
Corinth Pellets, LLC, 2021 ME 10, ¶ 12, 246 A.3d 586 (citations and quotation 
marks omitted).  We have previously set out factors for the trial court to 
consider before certifying a partial final judgment.  See Chase Home Fin. LLC v. 
Higgins, 2008 ME 96, ¶ 10, 953 A.2d 1131.  We consider similar factors before 
deciding whether to review the judgment.  See McClare v. Rocha, 2014 ME 4, 
¶¶ 8, 8 n.1, 86 A.3d 22; Kittery Point Partners, LLC v. Bayview Loan Servicing, 
LLC, 2018 ME 35, ¶ 8 n.4, 180 A.3d 1091; Guidi v. Town of Turner, 2004 ME 42, 
¶¶ 10, 12, 845 A.2d 1189.  We review the trial court’s grant of a 
M.R. Civ. P. 54(b)(1) certification for abuse of discretion “but do not simply 
accept the trial court’s determination; there must be a valid justification for the 
determination.”  McClare, 2014 ME 4, ¶ 8, 86 A.3d 22. 
 
 
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[¶9]  When evaluating the Joneses’ cross-motion for summary judgment, 
the court unequivocally rejected the Stiffs’ twelve-lot theory.  If the issue 
presented to the court were based only upon the twelve-lot configuration, the 
court’s subsequent certification would have been a full and final resolution of 
Count 1 of the Stiffs’ complaint.  However, the Stiffs’ pleadings advanced several 
independent theories under Count 1—such as a seventy-one-lot theory4 and a 
five-lot theory—that if accepted by the court might result in a verdict for the 
Stiffs even though their twelve-lot theory failed.  The fact that the court did not 
mention the alternative theories in its order might lead to an inference that the 
court rejected them.  However, that is an inference we cannot make on this 
record. 
[¶10]  In this unique circumstance, although the court determined that 
summary judgment was appropriate on the Stiffs’ twelve-lot theory, viable 
factual configurations that might satisfy the common scheme of development 
doctrine remained unresolved by the court.  Considering the facts and 
 
4  The court’s order denying the Stiffs’ motion for summary judgment found that a genuine issue 
of material fact existed concerning the seventy-one-lot theory.  Additionally, if the Joneses did 
properly deny the Stiffs’ statement that a smaller common scheme of development was created 
among only five lots in the 1963 Plan, that denial would evidence a genuine dispute of a material fact 
and summary judgment in favor of the Joneses would still be improper.  Tisdale, 2013 ME 95, ¶ 13, 
81 A.3d 377 (explaining that the determination of whether a lot is part of a common scheme of 
development is a factual finding). 
 
 
 
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circumstances of the case, the court’s certification of a partial final judgment 
was based on the flawed premise that the partial summary judgment entered 
in favor of the Joneses could produce a full and final resolution of Count 1 of the 
Stiffs’ complaint.  See Sager v. Town of Bowdoinham, 2004 ME 40, ¶ 11, 
845 A.2d 567.  We therefore must dismiss the appeal. 
The entry is: 
 
Appeal dismissed.  Remanded for further 
proceedings consistent with this opinion. 
 
 
 
 
 
 
 
Chris Neagle, Esq. (orally), Neagle Law LLC, Cumberland, for appellants 
Geoffrey S. Stiff and Carolyn B. Stiff 
 
Judy A.S. Metcalf, Esq. (orally), Eaton Peabody, Brunswick, for appellees 
Stephen C. Jones and Jody C. Jones 
 
 
Kennebec County Superior Court docket number RE-2019-57 
FOR CLERK REFERENCE ONLY