Opinion ID: 2056206
Heading Depth: 1
Heading Rank: 3

Heading: The Deed Of Easement

Text: On February 1, 2000, Claggett conveyed an agricultural preservation easement to the Foundation in consideration of the sum of ... $262,190.50[.] The Easement contains the following general covenant, stating the intention of the parties: [T]he Grantor covenants for and on behalf of Grantor, the personal representatives, successors and assigns of the Grantor, with the Grantee, its successors and assigns, to do and refrain from doing upon the ... land all and any of the various acts set forth, it being the intention of the parties that the said land shall be preserved solely for agricultural use in accordance with the provisions of the Agricultural Article, Title 2, Subtitle 5, Annotated Code of Maryland, and that the covenants, conditions, limitations and restrictions hereinafter set forth, are intended to limit the use of the above described land and are to be deemed and construed as real covenants running with the land. The Easement then specifies particular COVENANTS, CONDITIONS, LIMITATIONS AND RESTRICTIONS[,] which reflect the provisions contained in AG-1999 Section 2-513(b): A. Subject to the reservations hereinafter contained, the Grantor for the Grantor, the heirs, personal representatives, successors and assigns of the Grantor, covenants and agrees as follows: (1) (a) Except as otherwise provided in this instrument, the [Claggett Property] may not be used for any commercial, industrial, or residential purpose. (b) As a personal covenant only and one that is not intended to run with the land, the Grantee, on written application from the Grantor, shall release free of easement restrictions only for the Grantor who originally sold this easement, 1 acre or less for the purpose of constructing a dwelling house for the use only of that Grantor or the Grantor's child subject to the following conditions: (i) The total number of lots allowed to be released under this paragraph may not exceed 10 lots of 1 acre or less at a maximum of not more than 1 lot for each 20 acres or portion thereof;    (iii) Before any conveyance or release, the Grantor and the child, if there is a conveyance to a child, shall agree not to subdivide further any acreage allowed to be released; the agreement shall be recorded among the land records where the land is located and shall bind all future owners[.] (Emphasis added). Subsection (A)(1)(c) of the Easement provides what must be included in an Application for Lot Exclusion before a lot may be released for the construction of a dwelling house[.] Among other requirements, an application must contain a declaration that the lot and dwelling house are only for the use of the landowner or the landowner's child, whichever is the case[.] Subsection (A)(1)(d) copies the AG-1999 Section 2-513(b)(2)(v) two-step procedure by which the Foundation shall issue a release: After certifying that the landowner or child of the landowner has met the conditions provided in subsections (a) and (b) of this section, the Foundation shall issue a Preliminary Release which shall: (i) Become final when the Foundation receives and certifies a non-transferrable building permit in the name of the landowner (or child of the landowner if the proposed lot is intended for the landowner's child's use) for the construction of a dwelling house; or (ii) Become void upon the death of the person for whose benefit the release was intended if the Foundation has not yet received a building permit as provided in this regulation. The Easement provides further that [t]he right reserved to the Grantor under paragraph (1)(b) belongs only to the Grantor who originally sold this easement and may be exercised only by the Grantor named in the instrument. Section B in the Easement contains additional covenants. Among these is Subsection (7), which states: If the Grantor has any doubts concerning the easement, covenants conditions, limitations or restrictions herein contained with respect to any particular use of the said land, the Grantor may submit a written request to the Grantee for consideration and approval of such use.