Court Opinion

ID: 9550206
Source: CourtListenerOpinion
Date Created: 2023-08-07 18:31:43.592171+00
Date Added: 2024-06-11T15:17:46.301058
License: Public Domain

Schroeder, J.,
dissenting: I cannot agree that the construction of the right-of-way agreement, attached as an exhibit to the petition herein, should be construed as' the court has determined it.
The petition alleges the 140-acre tract in question was used as an irrigated farm at the time of the execution of the agreement granting a pipeline right-of-way across the farm. The agreement itself contains provisions clearly indicating that at the time the easement was granted the farm was being used as an irrigated farm. It recites:
“That grantee will replace or rebuild to the satisfaction of grantor or of his representative, any and all damaged parts of all drainage systems, the damage to which shall be occasioned by the construction of said pipe line under and through the above described premises.”
Contrary to the easements involved in some of the cases cited by the court, the agreement herein specifically undertakes to declare the intention of the parties. It recites:
“. . . it being the intention of the parties hereto that grantor is hereby granting tire uses herein specified without divesting grantor of the right to use and enjoy said above described premises, subject only to the right of the grantee to use the same for the purposes herein expressed.” (Emphasis added.)
The instrument also makes a further recital as to the consideration for the grant, in addition to the nominal consideration of $1.00 per rod. It recites:
“As a further consideration for this grant, the grantee herein agrees as follows: “(1) That it will bury all pipe laid upon said land to a sufficient depth so as not to interfere with the cultivation of the soil.
“(2) That it will pay to grantor any damages which may arise to growing crops, trees, shrubbery, fences or buildings from the construction, maintenance or operation of said pipe line.” (Emphasis added.)
It therefore appears to me that the clear intention expressed by the parties in the instrument granting the easement is that the grantor gave to the pipeline company a right-of-way for a pipeline, without divesting his right to use and enjoy the farming of said land as an irrigated farm, and the pipeline company specifically *534agreed to bury all pipe on the land to a sufficient depth so as not to interfere with the cultivation of the soil as an irrigated farm.
Now, when the landowner began leveling his farm to further improve it for irrigation purposes, he encountered 300 feet of the pipeline which had been installed too close to the surface.
The petition alleged there was another pipeline across the land which was buried to a sufficient depth and most of the line in question, except for 300 feet, was also buried to a sufficient depth.
The court holds as a matter of law that under the easement granted the landowner in this case must stand the expense of lowering the pipeline so that he may continue to enjoy the use of his land as an irrigated farm. With this construction of the easement I cannot agree.
There are two reasons why the landowner in the instant case is entitled to a liberal construction of the easement. First, the trial court, in ruling on a motion for a summary judgment which is based on the pleadings herein, is required to construe the pleadings liberally in favor of the party against whom the motion is directed. Second, the grantor is entitled to the inference that the easement in the instant case was prepared by the grantee, just as insurance policies are prepared by the insurance company, and the language contained therein must be construed liberally in favor of the grantor.
It must be conceded that the grant in the instant case speaks as of the date of its execution, but it is reasonable to say under the specific provisions of the grant herein that the parties at the time they entered into the agreement contemplated reasonable improvements to the land for the uses to which it was put at that time; that is, an irrigated farm. For an irrigated farm, in my opinion, this would include leveling of the land, construction of new ditches and/or the change of ditches existing at the time the easement was granted. Note the grantee specifically agreed to bury the pipe to a sufficient depth so as not to interfere with the cultivation of the soil, and further to replace or rebuild to the satisfaction of the grantor any damaged parts of the drainage systems on the land at the time the easement was constructed. The appellant herein is entitled to an inference that the pipeline company did bury the pipeline to a sufficient depth so as not to interfere with irrigation ditches existing on the land at the time of installation. In fact, in argument counsel for the landowner said the pipe was buried under *535a deep irrigation ditch near the point in question and then “goose-necked” up to the surface for about 300 feet.
In my opinion, the easement in question is not ambiguous in that a recital reserving to the grantor the right to use and enjoy the premises for agricultural purposes, as here, contemplates the right of the grantor to improve tire land for such purposes without interference from the uses granted for the pipeline. For an irrigated farm this would include, among other things, the leveling of the soil, or on a farm that is not irrigated the construction of terraces to conserve the soil. This is all in keeping with the concept of our society that the soil which is one of our great natural resources is to be conserved and improved by those who presently use it for the benefit of posterity.
If, on the other hand, it cannot be said the construction of the easement in question is clear on the theory just advanced, then, to say the least, it is ambiguous with respect to the contemplation of the parties regarding improvement of the land in question, bearing in mind the instrument in question specifically undertakes to declare the intention of the parties. Under these circumstances, the trial court would be required to hear evidence to determine the intention of the parties on the point in question as of the date the easement was granted.
In either event, it is respectfully submitted the judgment of the trial court should be reversed.
Fatzer, J., joins in the foregoing dissent.