Opinion ID: 2056206
Heading Depth: 1
Heading Rank: 4

Heading: The Preliminary Release

Text: Claggett requested a release to exclude a 2.00 acre owner's lot from [his] 208.39 acre easement property for the construction of a dwelling intended for [his] use (hereinafter Owner's Lot), which the Foundation approved on June 28, 2001. The Foundation indicated in a letter that [t]his lot exclusion was approved as presented in accordance with the provisions of [his] Deed of Easement and in accordance with [the] Agricultural Article ... which grants an allowance of a maximum lot size of up to 2.00 acres if required by regulations adopted by the Department of the Environment or the county. The letter informed Claggett that any lot released would be done so pursuant to the two-stage release process articulated in AG-1999 Section 2-513 and that a Preliminary Release and Agreement would be recorded in the land records outlining conditions of the release. The Foundation's letter further stated that upon compliance with all of the terms and conditions of the Preliminary Release and Agreement, a second (final) Release and Agreement [would] also be recorded upon request releasing the lot of all easement restrictions once a non-transferrable building permit [was] presented to the Foundation in [Claggett's] name. Finally, the letter indicated that [b]efore a preliminary release [could] be prepared, [Claggett must provide] the following: 1. Reimbursement of the amount paid to [Claggett] by the Foundation for the requested lot. Our records show this total amount to be $2,470, @ $1,235 per acre. 2. A metes and bounds description of the lot[.] Following receipt of the letter, Claggett remitted payment and a metes and bounds description of the Owner's Lot. The Foundation then sent Claggett a Preliminary Release and Agreement, which was filed on October 17, 2002, with the following pertinent provisions: WHEREAS, pursuant to Agriculture Article 2-513(b)(3) of the Annotated Code of Maryland and Section A(1) of the Covenants, Conditions, Limitations and Restrictions of the said Deed of Easement, as a personal covenant, the Releasees only may exclude from the easement restrictions up to two (2) acres... upon written application to the Releasor for the owner's use for the purpose of constructing a dwelling house for owner's residence.    NOW, THEREFORE, in consideration of the mutual promises, payment by the Releasees to the Releasor of the sum of $2,470.00 and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Releasor hereby conditionally releases [the Owner's Lot] ... from restriction contained in the agricultural land preservation easement, subject, however, to the terms and conditions hereinafter set forth, including the condition that its use be for the purpose of constructing a dwelling house for the owner's residence. [(Emphasis added).] SUBJECT TO THE FOLLOWING TERMS AND CONDITIONS 1. The Releasees, on behalf of themselves, their Personal Representatives and assigns, the survivor of them, his or her Personal Representatives and assigns, grant and relinquish the right to subdivide the above described 2.00 acres of land that is to be released from easement restrictions recorded among the land records of Kent County, Maryland in Liber 0190, Folio 558. This grant and relinquishment of right shall be deemed and construed as a real covenant, running with the land, and shall bind all current and future owners and any other person, firm or corporation having any interest in the subject property. 2. This preliminary release shall: (a) Become final when the Foundation receives and certifies a nontransferable building permit in the name of the landowner for the construction of a dwelling house and issues a final release; or (b) Become null and void upon the death of the person whose benefit the release was intended if the Foundation has not received a building permit as provided in the subparagraph. 3. Subject to the proceeding Paragraphs 1 and 2 it is the intent of this instrument to release the above described 2.00 acres parcel of land from agricultural easement restrictions set forth in the above mentioned Deed of Easement for the purpose of constructing a dwelling. The parties agree that this right may not be transferred to any person. However, all of the terms, covenants, conditions, limitations and restrictions set forth in the Deed of Easement shall remain in force, operation and effect on the remaining portions of the Releasees' land not herein or heretofor expressly released. 4. The Releasor does not warrant or represent to the Releasees, their assigns, the survivor of them, or the survivor's Personal Representatives/Successors or assigns, that the release and conveyance of the above described one (2.00) acre or less will comply with county or local zoning laws or requirements or imply an approval which could negate any county or local zoning laws, requirements, or any specific use for which the Releasees may have intended. 5. Upon compliance with all of the terms and conditions hereinabove set forth, the Releasees shall have the right to request that the above described parcel of 2.00 acres be released from the operation and effect of the Deed of Easement subject only to the Terms and Conditions set forth in Paragraphs 1, 3 and 4 above.