Opinion ID: 1423798
Heading Depth: 2
Heading Rank: 4

Heading: Chen II Appeal Proceedings.

Text: The appeal was assigned to the Idaho Court of Appeals. The Court of Appeals issued its opinion on July 3, 1991. Chen v. Conway, [ Chen II ], 121 Idaho 1006, 829 P.2d 1355 (Ct.App.1991). In Chen II, the Court of Appeals reversed the district court, holding that the district court erred in reaching the conclusion that Conway was entitled to the presumption of adverse use against the Chens. Conway petitioned for rehearing, which was denied on October 4, 1991. On October 23, 1991, pursuant to I.A.R. 118, Conway petitioned this Court for review of the Court of Appeals' opinion in Chen II. The petition for review was granted on November 27, 1991. On appeal, the Chens challenge the following findings of fact: 4. At the time the Parberrys purchased their property in approximately 1947, there was a small cabin and out house situate on the property now known as Defendant Conway's Lot 3. 5. At the time the Parberrys purchased their property in 1947, there was an existing dirt road driveway crossing the southwest corner of Lot 7, which road provided ingress and egress to the cabin situate on the parcel of property now known as Conway's Lot 3. There is no competent evidence before this Court as to who first established the driveway. 6. Conway's predecessors-in-interest used the driveway crossing the southwest corner of Lot 7 as a means of vehicular ingress and egress to the cabin situate on what is now Conway's Lot 3, openly, notoriously and continuously for more than five (5) years prior to the erection of any improvements on what is now Chens' Lot 7. 7. The use of the driveway by Conway's predecessors across Lot 7 constituted the sole and exclusive use of said driveway until improvements were erected on Lot 7 by Parberrys' tenants. 8. Conway's predecessors-in-interest never obtained, sought or were given permission or license from the owners of Chens' Lot 7 to use the driveway across the southwest corner of said Lot 7 as a means of ingress and egress to the cabin and building situate on Conway's Lot 3. 9. Conway's predecessors-in-interest's use of the driveway across the southwest corner of Lot 7 was not only without permission or consent of the owners of the servient estate, but was also under a claim of right. 12. Although there was a joint use of a portion of the driveway across the southwest corner of Lot 7 following the construction of cabins thereon by Parberrys' tenant, the joint use of said driveway by Chens and Chens' predecessors-in-interest constituted a use of only a portion of said driveway; whereas Conway and Conway's predecessors-in-interest used the entire driveway as the only means of vehicular access to the cabin situate on Lot 3. 13. The use of the entire driveway by Conway and Conway's predecessors-in-interest, not being in common with the owners of Lot 7 constituted an actual invasion and infringement of the rights of the owners of Lot 7, i.e., Chens and their predecessors-in-interest. 14. No evidence was presented showing that the Defendant Conway or his predecessors-in-interest sought permission to use the driveway. The only evidence the Court has in this regard is that the predecessor-in-interest of Lot 7 requested the Chens allow Defendant Conway to continue using the driveway. In addition, the Chens challenge the following conclusions of law:
That Defendant/Counterclaimant Conway has met his burden of proof of establishing a prescriptive easement by having presented reasonably clear and convincing proof of an open, notorious and [un]interrupted use under a claim of right with the knowledge of the owners of the servient estate for more than five (5) years.
That Defendant Conway's predecessors-in-interest exclusively and solely used said driveway across the southwest corner of Lot 7 in an open, notorious, and continuous use under a claim of right for more than five (5) years prior to the time that there wa[s] any joint use by the owners of Lot 7.
That although following Defendant's predecessors-in-interest's continuous, open and uninterrupted use of said driveway for more than five years, there was a joint use of said driveway by the parties and their predecessors-in-interest, the use of the entire driveway, was only solely and exclusively used by Defendant and his predecessors-in-interest and such use constituted an infringement and invasion of the rights of the Chens and their predecessors-in-interest, as the owners of Lot 7.
In view of the prior Findings and Conclusions of this Court, the burden was then on the Plaintiffs Chens, as owners of Lot 7, the servient tenement, to show that the use of Defendant Conway and his predecessors-in-interest was [by] permission, or by virtue of a license, contract or agreement. The record in this case reflects that the Plaintiffs Chens have not met their burden to show that the use was permissive or by virtue of a license, contract or agreement. Finally, the Chens contend that the district court erred by not applying the wild, unenclosed, or unimproved land exception, and by awarding costs and attorney fees to Conway at the conclusion of the Chen II district court proceedings. In the event that we remand this case, the Chens request this Court to instruct the district court to define the scope, dimension, route, and course of the easement with precision and particularity. Conway requests attorney fees on appeal.