Opinion ID: 2074067
Heading Depth: 3
Heading Rank: 1

Heading: The Purpose of the Covenants

Text: As our cases direct, we begin our analysis of whether the Covenants in this case remain valid and enforceable with an examination of the Covenants' purpose as indicated by their actual language. SDC 214, LLC, 395 Md. at 433, 910 A.2d at 1069; Miller, 393 Md. at 637, 903 A.2d at 948; Belleview, 321 Md. at 157, 582 A.2d at 495. Where the language of the instrument containing a restrictive covenant is unambiguous, a court should simply give effect to that language `unless prevented from doing so by public policy or some established principle of law.' SDC 214, LLC, 395 Md. at 433, 910 A.2d at 1069 (quoting Miller, 393 Md. at 637, 903 A.2d at 948); see also Lowden, 395 Md. at 66, 909 A.2d at 265-66; Huber, 148 Md.App. at 202, 811 A.2d at 396 ([R]estrictive covenants are meant to be enforced as written.). The presence or absence of ambiguity in a contract (such as a restrictive covenant) [13] is a question of law which we review de novo. See United Servs. Auto. Ass'n v. Riley, 393 Md. 55, 79, 899 A.2d 819, 833 (2006) (discussing the interpretation of contracts generally). We conclude, as a matter of law, that the language of the Covenants and the companion Agreement is clear and unambiguous as to the intent of its parties. Contrary to MIE's assertions, neither instrument requires the Property be developed in conjunction exclusively with the University of Maryland. Rather, the Agreement very clearly states that [i]t is the current intention of the [Developers] to improve the Property and to sell portions thereof for mixed use commercial development. . . . (emphasis added). In its later discussion of the City's obligation to support the development of the Property, the Agreement referred to the project as a science and technology, research and office park, again, without reference to the University of Maryland. [14] Indeed, the only reference to the University in either instrument was in the name to be bestowed on the development: the University of Maryland Science and Technology Center, which the Agreement states may be changed by the Developers as they deem appropriate. The intent of the parties and the purpose of the Covenant is clear: to develop a research park, with or without the involvement of the University of Maryland. Both the Agreement and the Covenants originally enumerated 14 permitted uses, each addressing that purpose. Had the Developers, MIE's predecessors in title, wished to protect themselves from a perpetual restrictive covenant in order to account for certain contingencies (such as the withdrawal of the University of Maryland from the project or future unfavorable market conditions), they could have done so by including safeguards in the language of the Covenants. For whatever reason, no such precautions were undertaken and MIE assumed title to the Property subject to the Covenants. We may not invalidate a plainly written covenant to save a party from what may prove to be a poor business decision. [15] Higgins v. Barnes, 310 Md. 532, 540, 530 A.2d 724, 728 (1987); see also Miller, 393 Md. at 638, 903 A.2d at 948. Even if the instruments were ambiguous, the Circuit Court was not clearly erroneous in its factual finding as to the purpose of the Covenants. [16] As discussed previously, we owe a great measure of deference to the factual findings of the Circuit Court. Thus, we do not overturn its findings of fact absent clear error. We find no such error here. The trial judge was privy to the examination of several witnesses, both expert and lay, yielding extensive admitted testimony and other competent and relevant evidence as to the purpose of the Covenants. We do not second-guess the Circuit Court's evaluation of the Covenants' purpose given the trial court's unique position to weigh the credibility of the evidence and testimony adduced at trial. Moreover, we agree with the Court of Special Appeals's rejection of MIE's assignment of error that the Circuit Court improperly limited MIE's ability to present its case by refusing to expand the number of days originally designated for trial. As a general proposition, [t]rial judges have the widest discretion in the conduct of trials, and the exercise of that discretion should not be disturbed on appeal in the absence of clear abuse. Thus, `a trial judge maintains considerable latitude in controlling the conduct of a trial subject only to an abuse of discretion standard.' Tierco Md., Inc. v. Williams, 381 Md. 378, 426, 849 A.2d 504, 534 (2004) (quoting Johns Hopkins Hosp. v. Pepper, 346 Md. 679, 700, 697 A.2d 1358, 1368 (1997)) (citations omitted). This is also true with respect to the number of days allotted for trial. See Reed v. Balt. Life Ins. Co., 127 Md.App. 536, 568-69, 733 A.2d 1106, 1123 (1999) (finding no abuse of discretion in a trial court's extension of trial days from that allotted by the administrative judge). Following the pre-trial conference, at which time the trial was set for three days based on MIE's representation that it intended to call six fact witnesses and two expert witnesses, MIE did not petition the court prior to trial for additional days to accommodate more witnesses. Rather, MIE waited until the morning of the first day of trial to broach this subject. Thus, the Circuit Court did not abuse its discretion in denying MIE the opportunity to produce additional witnesses, which would have extended the length of the trial beyond the limit established at the pre-trial conference.