Court Opinion

ID: 9565293
Source: CourtListenerOpinion
Date Created: 2023-08-21 19:18:33.137208+00
Date Added: 2024-06-11T09:19:31.875398
License: Public Domain

TURSI, Judge,
concurring in part and dissenting in part.
Because the trial court erroneously ruled the easement appurtenant to the Spino property had been abandoned, I respectfully dissent to Part II of the majority opinion. The Gjovigs asked the trial court to enjoin the extension of the easement and to hold the easement to be null and void; however, they did not plead abandonment. The trial court correctly held that the easement was not null and void. It improperly addressed and determined the questions of abandonment.
The Spinos contended that the farthermost opening between the properties was part of the easement reserved in the deed. They relied on language in the reservation that stated the right of ingress and egress went along the easterly side of the property for purposes of parking at the rear of the property. There was evidence of prior but infrequent use of the farthermost opening.
I do not take issue with the trial court’s determination that the driveway across the Gjovigs’ property and leading into the Spi-no property was the easement appurtenant to the Spino property reserved in the deed. However, the Gjovigs alleged, and the un-contradicted evidence showed, when the Spinos fenced off the driveway as it entered their property they immediately attempted to extend the easement beyond the existing driveway to the farthermost opening between the properties.
Although the Spinos also built a portion of their new house on part of their land which had formerly been used as driveway, they demonstrated no intention of abandoning the easement. The Spinos intended, rather, to extend the easement to the farther opening in the fence between the properties so that it would connect with a new driveway which they had constructed on their property.
I agree that, under the facts here, the Spinos may not extend the easement beyond its historical use even though the historical use would now be inconvenient. However, since their manifested intent was to extend rather than to abandon the easement, the easement was not abandoned.
The trial court confused the driveway as it extended onto the Spino property with the easement over the Gjovigs’ property. This is exemplified by its finding that the new house on the Spino property was built on the easement. By definition, an easement appurtenant stops at the holder of the easement’s property line. Restatement of Property § 450 (1944). See also Restatement of Property at 2897 (Introductory Note to Easements).\
An easement is an interest in property, which though distinct from an ownership interest in the land itself, nevertheless confers upon the holder of the easement an *1270enforceable right to use the property of another for specific purposes. DeReus v. Peck, 114 Colo. 107, 162 P.2d 404 (1945); see Lehman v. Williamson, 35 Colo.App. 372, 533 P.2d 63 (1975). The owner of the property to which the easement is appurtenant may convey or devise it.
Mere non-use of an easement acquired by grant or reservation, however long continued, does not constitute an abandonment. The use or non-use of the easement holder’s own land in conjunction with the easement has no effect on the easement even if the current use of the owned land precludes the use of the easement. Fruit Growers Ditch & Reservoir Co. v. Donald, 96 Colo. 264, 41 P.2d 516 (1935); see Westland Nursing Home, Inc. v. Benson, 33 Colo.App. 245, 517 P.2d 862 (1974).
I would therefore reverse that part of the trial court’s judgment which concluded the easement had been abandoned, but affirm the judgment in all other respects.