Opinion ID: 887348
Heading Depth: 1
Heading Rank: 4

Heading: issues

Text: ¶ 10 Did the District Court err in finding a prescriptive easement was not established? ¶ 11 Trust argues Lee established a prescriptive easement in the 1950's and 1960's by using the disputed easement once a week to drive his horse-drawn wagon to town and back, and by his children's use of the road to walk to the school bus stop on Autumn Road. Trust points to maps and aerial photos of the area taken in 1950 and 1979, allegedly showing the only practical way to access the dominant estate from any public road was via the disputed easement. Trust asserts that despite the fact Lee was a tenant, and not the owner of the estate, his actions still inure to the benefit of Trust, since he is considered a predecessor in title to Trust. Trust further claims it met its burden in establishing Lee's use of the disputed easement was open, notorious, continuous, uninterrupted, and exclusive and that a presumption arises that the use was also adverse to the servient estate. Trust argues that the burden shifted to Colony to show the use was permissive, which Trust claims Colony did not do. Trust also faults the District Court for not making a specific determination in regard to whether or not Lee's use established a prescriptive easement. Trust asserts this renders the District Court's findings clearly erroneous. ¶ 12 Colony argues Trust did not establish the elements of a prescriptive easement by clear and convincing evidence. Specifically, Colony asserts the evidence offered by Trust showed only quiet and unassertive use of the disputed easement, not open and notorious use, and that the scant evidence offered did not demonstrate a use that was continuous and uninterrupted. Colony argues any use of the road by Lee in the 1950's and 1960's was not adverse, but rather, was the result of neighborly accommodation or familial relations, which cannot ripen into a prescriptive easement. ¶ 13 The party seeking to establish a prescriptive easement must show open, notorious, exclusive, adverse, continuous, and uninterrupted use of the easement for the full statutory period by clear and convincing evidence. Brimstone Mining, Inc. v. Glaus, 2003 MT 236, ¶ 21, 317 Mont. 236, ¶ 21, 77 P.3d 175, ¶ 21 (citing Wareing, 280 Mont. at 206, 930 P.2d at 43). If a claimant establishes the elements of open, notorious, continuous, uninterrupted, and exclusive use of an easement, a presumption arises that the use is adverse to the servient estate and the burden then shifts to the owner to show the use was permissive. Brimstone Mining, ¶ 21 (citing Wareing, 280 Mont. at 209, 930 P.2d at 45). ¶ 14 Open and notorious use is a distinct and positive assertion of a right hostile to the rights of the owner and brought to the attention of the owner. Lemont Land Corp. v. Rogers (1994), 269 Mont. 180, 183, 887 P.2d 724, 726-27. Such use gives the owner of the servient estate actual knowledge of the hostile claim, or is of such character as to raise a presumption of notice because it is so obvious the owner could not be deceived. Mildenberger v. Galbraith (1991), 249 Mont. 161, 167, 815 P.2d 130, 134-35. Exclusive use means that the right of the easement claimant must rest upon its own foundation, and not depend upon a like right in any other person. Lemont, 269 Mont. at 183, 887 P.2d at 727 (citation omitted). Continuous and uninterrupted denotes use not interrupted by an act of the owner of the land or by voluntary abandonment by the party claiming the right. Hitshew v. Butte/Silver Bow County, 1999 MT 26, ¶ 17, 293 Mont. 212, ¶ 17, 974 P.2d 650, ¶ 17. Adverse use is exercised under a claim of right  not as a license revocable at the pleasure of the servient estate. Public Lands Access Assn. v. Boone & Crockett Club Found. (1993), 259 Mont. 279, 283, 856 P.2d 525, 527. Such a claim must be known to, and acquiesced in, by the owners of the land. Lemont, 269 Mont. at 185, 887 P.2d at 727. In 1953, the statutory period of use required was ten years; after 1953 and to the present, the statutory period is five years. Section 70-19-401, MCA. ¶ 15 Trust's burden at trial was to prove the elements of prescription by clear and convincing evidence. As noted by the District Court, [o]nce a week usage to go to town with a horse and wagon or to take children to the school bus, without more, is not clear and convincing evidence. Further, there was evidence that alternate routes of access to the Trust Property existed at the time Lee occupied the property. ¶ 16 We will uphold a district court's findings where there is substantial evidence to support them, and even if there is also evidence supporting contrary findings. Rettig v. Kallevig (1997), 282 Mont. 189, 192-93, 936 P.2d 807, 809 (citation omitted). After a review of the record, we conclude that, although there was conflicting evidence, substantial evidence supports the District Court's Findings of Fact, and such findings are not clearly erroneous. Therefore, the District Court did not err when it concluded there was insufficient evidence to establish the elements of a prescriptive easement in the 1950's or 1960's by clear and convincing evidence. Moreover, the District Court's Conclusions of Law are correct. ¶ 17 Finally, we note that Trust never directly asserts on appeal that after Lee's death, actions of subsequent owners of the Trust Property were sufficient to establish a prescriptive easement in their own right, nor does it fault the District Court for not addressing such an issue. Because this Court will not develop issues on appeal or formulate arguments for the parties, Johansen v. Department of Natural Resources & Conservation, 1998 MT 51, ¶ 24, 288 Mont. 39, ¶ 24, 955 P.2d 653, ¶ 24, we decline to address this issue further.