Opinion ID: 2074706
Heading Depth: 1
Heading Rank: 7

Heading: Open Space Easement

Text: The Superior Court held that according to the unambiguous terms of the open space easement, the Milders could graze horses or similar animals in the corral area, but they could not stable horses or conduct other equestrian activities there. On appeal, the Milders contend that horseback riding is allowed under the terms of the open space easement. On the other hand, the Association argues that the hearing justice erred when he concluded that the Milders have the discretion to permit or limit the members of the condominium Association from engaging in passive recreational activities in the corral area. The open space easement says in pertinent part: JAMES MALM and PAULA MALM    do hereby grant to the TOWN OF EAST GREENWICH    an `Open Space Easement' over that area designated as `Corral Area Open Space Easement'    thereby protecting said area from the erection of any buildings thereon and further preventing the removal of soil, clear cutting of trees and other natural features, excepting, however, allowing the grantors, their successors and/or assigns (1) the right to install underground utilities through said conservation area; (2) the right to construct and/or maintain perimeter fencing and the right to maintain said area by cutting the grass and removal of brush and dead and/or dying trees thereby permitting the area to be maintained in substantially the same manner in which it has been maintained; (3) to allow the grazing of horses and/or similar animals; (4) to allow the area to be used for passive recreational purposes by the owner(s) of the `Charing Hall' Manor House and the owners of those condominium units located within the `East Greenwich Preserve,' [ sic ] a condominium development   [.] We note that the open space easement was a grant by the Milders' predecessors in interest to the Town of East Greenwich. Although the Milders filed a motion to dismiss the Association's complaint (KC 03-522) pursuant to Rule 12(b)(6) of the Superior Court Rules of Civil Procedure, on the ground that the Association had no standing to enforce the easement, there is no indication in the record that this issue was decided. Further, the Milders have not raised the question of standing on appeal. We therefore consider this issue to be waived. Because we agree with the hearing justice that the easement, on its face, does not grant the Association members the unconditional right to participate in recreational activities in the corral area, we affirm that portion of the judgment that denies the Duffys' and the Association's joint motion for summary judgment insofar as the Association's access to the corral area is subject to the Milders' discretion. We also hold that the plain terms of the open space easement limit the use of animals in the corral to the grazing of horses and/or similar animals. Therefore, we affirm the Superior Court's judgment that the Milders may not conduct equestrian activities, such as the keeping, stabling, riding, and/or boarding of horses upon that portion of lot No. 24 that is burdened by the open space easement.