Opinion ID: 1443781
Heading Depth: 1
Heading Rank: 4

Heading: the garage, as completed, is a two-story structure

Text: The only issue raised by the parties before the trial court, and this Court, is whether or not the garage structure is a one- or two-story structure. Both parties acknowledge that the main house is a two-story structure. We address, therefore, only the issue raised which is that of the garage as a separate structure. Restrictive covenants, which restrict the uses to which a party may put his or her property, are valid and enforceable. Sun Valley Ctr. v. Sun Valley Co., 107 Idaho 411, 413, 690 P.2d 346, 348 (1984). Because restrictive covenants are in derogation of the common law right of a person to use land for all lawful purposes, covenants are not to be construed to extend by implication any restriction not clearly expressed in the covenants. Post, 125 Idaho at 475, 873 P.2d at 120; Thomas, 107 Idaho at 404, 690 P.2d at 339. All doubts and ambiguities are to be resolved in favor of the free use of land. Post, 125 Idaho at 475, 873 P.2d at 120; Thomas, 107 Idaho at 404, 690 P.2d at 339. Thus, restrictions that are found to be clearly expressed in the Restrictive Covenants are to be applied against the free use of land, while restrictions that are not clearly expressed will be resolved in favor of the free use of land. Thomas, 107 Idaho at 404, 690 P.2d at 339. When a court interprets a restrictive covenant, it is to apply generally the same rules of construction as are applied to any contract or covenant. Sun Valley Ctr., 107 Idaho at 413, 690 P.2d at 348; Smith v. Shinn, 82 Idaho 141, 147, 350 P.2d 348, 351 (1960). Where contract terms are clear and unambiguous, the interpretation of the contract's meaning is a question of law. City of Chubbuck v. City of Pocatello, 127 Idaho 198, 201, 899 P.2d 411, 414 (1995). On the other hand, where the terms of a contract are ambiguous, the interpretation of the contract's meaning is a question of fact. St. Clair v. Krueger, 115 Idaho 702, 704, 769 P.2d 579, 581 (1989); Clark v. St. Paul Property & Liab. Ins. Cos., 102 Idaho 756, 757, 639 P.2d 454, 455 (1981). The preliminary question of whether a contract is ambiguous, is a question of law over which this Court exercises free review. City of Chubbuck, 127 Idaho at 201, 899 P.2d at 414; Post, 125 Idaho at 475, 873 P.2d at 120. A restrictive covenant is ambiguous when it is capable of more than one reasonable interpretation on a given issue. It is only if an ambiguity is found that any construction is necessary. Where there is no ambiguity, there is no room for construction; the plain meaning of the language governs. Post, 125 Idaho at 475, 873 P.2d at 120 (citations omitted); see Sun Valley Ctr., 107 Idaho at 413, 690 P.2d at 348. To determine whether there is an ambiguity in the Restrictive Covenants in the present case, this Court must determine whether the provisions are reasonably susceptible to conflicting interpretations. City of Chubbuck, 127 Idaho at 201, 899 P.2d at 414; City of Boise v. Planet Ins. Co., 126 Idaho 51, 55-56, 878 P.2d 750, 754-55 (1994). In interpreting any provisions of a contract or restrictive covenant, the entire agreement must be viewed as a whole. St. Clair, 115 Idaho at 705, 769 P.2d at 582. If an ambiguity is found in the restrictive covenant, the Court is to determine the intent of the parties at the time the instrument was drafted. Thomas, 107 Idaho at 404, 690 P.2d at 339. The interpretation of the restrictive covenants intended by the drafters can be ascertained from the language of the covenants, the existing circumstances at the time of the formulation of the covenants, and the conduct of the parties. Id. Additionally, the mutual interpretation of the restrictive covenants afford cogent evidence of their meaning. Id. The requirements of the Restrictive Covenants at issue are not ambiguous and are not reasonably susceptible to conflicting interpretations. The Restrictive Covenants require that [t]he setbacks shall be all those approved by the City of Boise and as required by the Architectural Guidelines and as shown in Exhibit `B' hereto. Article X, § 15(D) of the Restrictive Covenants. The Architectural Guidelines and Exhibit B, which are incorporated by reference into the Restrictive Covenants, require a five foot side yard setback for structures that have a single story and a ten foot setback for structures with two stories. The City of Boise requires a five foot side yard setback regardless of whether the structure consists of one-story or two-stories. Boise City Ordinance § 11-4, Table 2. Thus, the Restrictive Covenants require a greater side yard setback for a two story structure than does the Boise City Ordinance. Perkins argues that applying the dictionary definitions and the common use of the term story, the bonus room does not constitute a second story. Perkins' argument is correct to the extent that the law states that a term is not rendered ambiguous where there is a common use or settled legal meaning. City of Chubbuck, 127 Idaho at 201, 899 P.2d at 414. However, this rule only applies if the term is not defined in the document where the term is used. Id. While the Restrictive Covenants do not define the term story in the document itself, the Restrictive Covenants incorporate by reference a definition of the term, which should be applied in this case. The Restrictive Covenants include setback requirements approved by the City of Boise. Contained in the Boise City Ordinances is the definition of the term story. Since the drafters of the Restrictive Covenants did not include any definitions to interpret the setback requirements in the Restrictive Covenants, and since the definitions adopted by the City of Boise were in existence at the time the Restrictive Covenants were adopted, the City's definitions used to interpret its setback requirements are incorporated into the Restrictive Covenants. Thus, in determining the plain and ordinary meaning of the term story, the definitions provided in the Boise City Ordinances should be used. The City of Boise has defined the term story as follows: [t]hat portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. If the finished floor level directly above a basement or cellar is more than six feet (6') above grade, such basement or cellar shall be considered a story. Under this definition, the bonus room falls within the meaning of a story. The bonus room is located above the garage and comprises the area between the upper surface of the floor above the garage and the roof. Additionally, John Perkins testified that, under the Uniform Building Code's definition of the term story, which is virtually identical to the definition approved by the City of Boise in its Ordinances, the bonus room would constitute a story. Accordingly, the bonus room is part of the second story of the Artises' home and is required to have a ten foot side yard setback. The structure has only a five foot setback, and thus is in violation of the Restrictive Covenants. The futility of this dispute is that the garage may be rendered a one story structure by the removal of the floor above the garage.