Opinion ID: 2299103
Heading Depth: 1
Heading Rank: 1

Heading: harrell, j.

Text: The W.C. and A.N. Miller Development Company (Miller) developed Spring Meadows, a residential subdivision near Darnestown, in western Montgomery County. Miller created covenants at the inception of the Spring Meadows development in order to maintain open space concepts and views from within the development to the surrounding rolling hills. These covenants were recorded concurrently in the land records of Montgomery County with the conveyance by Miller arguably of all the lots in the development, with the exception of a lot conveyed to Elise Roper, Petitioner. The covenants provide, in part: 1.(d) No line fence or wall, or fence or wall used for the purpose of dividing or enclosing a lot, in whole or in part, shall be placed, erected or permitted to remain on any lot, or any portion thereof, except hedge, shrubbery, stone, brick, ornamental iron, mortised post and split rail, or plank, which does not exceed four (4) feet in height, except with the written consent of the [Architectural Control] Committee ... 6. The Grantor [Miller] expressly reserves to itself, its successors and assigns, the Architectural Control Committee and each Grantee of a lot within Spring Meadows which is subject to these covenants, conditions and restrictions and its and their heirs, successors and assigns, the right to enforce the covenants, conditions and restrictions herein contained and to take such legal or other action as may be required attempting to violate any of these covenants, conditions or restrictions. On 25 August 1988, Suzanne Camuso (Respondent) and her husband purchased from Miller lot 35 in Block D of Spring Meadows. Their deed provided that it was subject to covenants and restrictions of record. A copy of the covenants was recorded concurrently with their deed. Four years later, Miller conveyed Lot 36 of Block D, adjoining the Camusos' lot, to Elise Foley (now Elise Roper) (Petitioner). Although Foley's deed provided that the conveyance was [s]ubject to covenants and restrictions of record, no covenants or restrictions were recorded concurrently with the MillertoFoley deed. Later, in 1992, Ms. Roper built a fence on her lot along the common boundary with the Camusos' lot. That fence allegedly exceeded the height restrictions imposed by the covenant. By letter dated 5 October 1992 to Ms. Roper, Allison N. Miller, III, in his capacity as Vice President of the Spring Meadows Architectural Control Committee, [1] noted that a resident in the Spring Meadows community had inquired about a picket stockade fence and a drive way post lamp lighting installed on Ms. Roper's property. He enclosed a copy of the covenants with the letter and noted concern that the structures violated the covenants. Ms. Roper did not take any action to remove the structures or otherwise bring them into conformity with the covenants. By letter dated 1 July 1993 to Ms. Roper, Edward J. Miller, [2] in his capacity as President of the Architectural Control Committee, referred to the 5 October 1992 letter and noted that several property owners in the Community had voiced concerns about the type of fence installed. Ms. Roper did not remove or otherwise alter the structures in response to this letter either. In 1997, Ms. Camuso planted a row of approximately sixty-five Leyland Cypress trees on her lot along the Camuso/Foley common boundary. According to Ms. Roper, by the summer of 2000, the trees had grown to a height of more than eight feet and branches had grown over the fence on her property and into the vertical space above her property. Without consent, Ms. Roper and her husband pruned some of the branches, including some branches on the Camusos's side of the boundary. On 30 August 2000, Ms. Camuso filed, in the District Court of Maryland, sitting in Montgomery County, a trespass and destruction of property action against Ms. Roper for cutting the trees. The case was removed to the Circuit Court for Montgomery County on a jury trial request. Ms. Roper also filed a counter-claim, seeking damages for malicious prosecution (Count I), a declaration that the trees violated the Spring Meadows covenants (Count II), and injunctive relief requiring Ms. Camuso to comply with the covenants as to the trees (also in Count II). Approximately a year after suit was filed, trial was held. The trespass and malicious prosecution claims were tried to a jury. Allison N. Miller, III, the vice president of Miller, in addition to his Architectural Review Committee position, testified as a witness for Ms. Roper. He explained that the covenants applied to every lot in Spring Meadows, but that Ms. Roper's lot was the only one he knew of that expressly was not subject to the covenants. He further testified that it was his understanding that only grantees who had covenants recorded on their properties were entitled to enforce the covenants: Q: Who may enforce the covenants? A: The company, the grantor or the grantees. Q: In laymen's terms, that would be A: The Miller Companies and/or the residents. Q: By resident, would that be a homeowner? A: It would be a grantee which would be a property owner who has had the covenants recorded on their property. At the conclusion of the jury trial phase, the jury found in favor of Ms. Camuso on her trespass claim and awarded damages. The jury also found against Ms. Roper as to her malicious prosecution claim. As to Ms. Roper's claims for declaratory and injunctive relief, the trial judge, in an effort to avoid time-consuming duplication, considered the same evidence introduced before the jury. Neither party objected to this. He also heard additional testimony and heard additional argument from counsel. He found that Ms. Roper failed to prove by a preponderance of the evidence that she had standing to enforce the covenants and dismissed her declaratory and injunctive claims on that basis. [3] Petitioner appealed. The Court of Special Appeals, in an unreported opinion, affirmed the judgment of the Circuit Court. Petitioner then filed a petition for certiorari, which we granted. 372 Md. 429, 813 A.2d 257 (2002).