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5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 1.3#37=CIQYag­­1.a.i.(1)(a)(i)1)a)i)(;3£$´´Ô2#ÔÚ  Ú0Ú  Ú.Ô3  Ôà0  à (ÆúI Z‹(Times New Roman - ù-(|G2¤Á$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€C»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ô÷õò»»Ô d(|3É[$££Ý ƒ£ª!ÝÑ€.ÑÑ8€C»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3É[$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€C»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€C»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼C»»»ÔÑ8€¡XXdì»»d8ÑÑ  Ñà@ü ü ìàÔ‡îAÌCÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@kk$ìàAT€NASHVILLEÔ#†¼C»îîAÌ #ԈРÖ& ÐÓ  ÓOctober€10,€2002€SessionÐ üL ÐÔ‡X¡X»¼CÔÌò òÔ#†¼C»XX¡õ#ÔLESLIE€MOORE,€òòet€al.óó€v.€JAMES€Ô_ÔDEVAULTÔ_Ô,€òòet€alóó.Ô‡X¡X»¼CÔó óÐ úJ ÐÌà@@½½ìàò òAppeal€from€the€Chancery€Court€for€Davidson€CountyÐ ú J Ðà@@øøìàNo.€00„2442„III€€€€€€Ellen€Ô_ÔHobbsÔ_Ô€Lyle,€ChancellorÐ æ 6 ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<©` AßÐ ªú  ÐÌà@@TTìàNo.€M2001„02225„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€December€11,€Ô_Ô2002Ô_ÔÐ ¥õ  ÐÌßA€V) °°` dE<|` AßÐ }Í  Ðó óÌÓ  ÓLandowners€sought€declaratory€judgment€against€neighboring€landowners€to€terminate€an€easementÐ xÈ  Ðover€their€property.€€The€trial€court€granted€summary€judgment€to€the€neighbors€holding€that€theÐ d´ Ðeasement€was€an€express€easement€appurtenant,€that€necessity€was€not€a€required€element,€and€thatÐ P  Ðmere€Ô_ÔnonuseÔ_Ô€was€insufficient€to€establish€abandonment€of€the€easement.€€We€agree€with€the€trialÐ <Œ Ðcourt€and€affirm.Ð (x ÐÓÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€CourtÐ P ÐAffirmed€and€Remandedó óÐ ì< ÐÌòòÓ  ÓÔ#†¼C»àX¡”#ÔÔ‡X¡X.¼CÔPatricia€J.€Cottrell,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòWilliam€B.€Cain,€J.,óó€andÐ Ä ÐòòJohn€A.€Ô_ÔTurnbullÔ_Ô,€Sp.€J.óó,€joined.Ð ° ÐÌMonte€D.€Watkins,€Nashville,€Tennessee,€for€the€appellants,€Leslie€Moore,€et€al.€Ð ˆØ ÐÌÔ_ÔMathewÔ_Ô€R.€Ô_ÔZennerÔ_Ô,€Nashville,€Tennessee,€for€the€appellees,€James€Ô_ÔDeVaultÔ_Ô,€et€al.Ð `° ÐÓÃÓÌò òOPINIONó óÔ#†¼C»XX¡ò#ÔÔ‡X¡X»¼CÔÐ 8!ˆ  ÐÌòòóóÔ#†¼C»XX¡X #ÔÓ  ÓÔ€X¡X»¼CÔà  àThis€appeal€involves€a€dispute€between€two€sets€of€neighbors,€the€Moores€and€the€Ô_ÔDeVaultsÔ_Ô,Ð #`" Ðover€an€easement.€€The€adjoining€lands€currently€owned€by€the€parties€were€at€one€time€all€ownedÐ ü#L# Ðby€Frances€A.€Polk.€€In€1991,€Ms.€Polk€deeded€a€portion€of€her€land€to€the€predecessors€of€theÐ è$8 $ ÐMoores.€€The€portion€that€Ms.€Polk€retained€in€1991€is€now€owned€by€the€Ô_ÔDeVaultsÔ_Ô.€€The€deed€byÐ Ô%$!% Ðwhich€Ms.€Polk€transferred€the€land€now€owned€by€the€Moores€included€the€following:Ð À&"& ÐÌà8  àIncluded€in€the€above€description€is€a€50ðð€right€of€way€for€the€joint€use€of€the€grantorÐ ˜(è#( Ðand€her€heirs€and€the€grantees€or€their€heirs€and€is€more€particularly€described€as€anÐ „)Ô$) Ðingress€„€egress€access€easement€.€.€.€.€Ðp*À%*Ð Ð  ÐÌà8  àGrantor€and€grantees€agree€to€be€jointly€liable€for€maintenance€and€upkeep€of€saidÐ H,˜', Ðright€of€way€which€shall€run€with€the€land€and€be€for€the€benefit€of€both€parties.Ð#4-„(-Ð Ð ý4 #ÐÔ_Ô‡à  àThus,€Ms.€Polk€retained€an€easement€for€access€over€the€land€she€conveyed.€€With€regard€toÐ ° Ðthe€easement,€the€property€conveyed€and€now€owned€by€the€Moores€was€the€servient€tenement,€andÐ œì Ðthe€property€retained€by€Ms.€Polk€and€now€owned€by€the€DeVaults€was€the€dominant€tenement.€€TheÐ ˆØ Ðsubsequent€deed€to€the€Moores€includes€the€above„quoted€language€and€also€states€the€conveyanceÐ tÄ Ðis€subject€to€any€and€all€existing€easements.Ð `° ÐÌà  àThe€Moores€filed€the€underlying€complaint€for€declaratory€judgment€to€terminate€theÐ 8 ˆ Ðeasement€over€their€property.€€In€support€of€their€complaint,€the€Moores€argued€that€the€easementÐ $ t Ðwas€not€necessary€for€access€to€the€DeVaultsðð€property€and€that€the€easement€had€been€abandonedÐ  ` Ðby€the€DeVaults€by€nonuse.€€In€response€to€the€DeVaultsðð€motion€for€summary€judgment,€the€MooresÐ ü L  Ðasserted€there€was€a€dispute€of€fact€as€to€whether€the€DeVaults,€who€are€not€heirs€of€any€party€to€theÐ è 8  Ðoriginal€deed,€were€among€the€identified€parties€who€were€grantees€of€the€easement.Ð Ô$  ÐÌà  àThe€trial€court€granted€summary€judgment€to€the€DeVaults€holding€that€the€easement€was€anÐ ¬ü  Ðexpress€easement€appurtenant€and€ran€with€the€land€to€the€benefit€of€subsequent€grantees.€€The€courtÐ ˜è  Ðfurther€held€that€a€showing€of€necessity€is€not€required€with€an€express€easement€and€that€nonuse€Ð „Ô  Ðis€insufficient€to€establish€abandonment.€€We€affirm€the€decision€of€the€trial€court€and€all€threeÐ pÀ Ðholdings.Ð \¬ ÐÌÓ  ÓI.Ð 4„ ÐÓ_ÓÌà  àAn€easement€is€an€interest€in€anotherððs€real€property€that€confers€on€the€easement€holder€anÐ  \ Ðenforceable€right€to€use€that€real€property€for€a€specific€use.€€òòBradley€v.€McLeodóó,€984€S.W.2d€929,Ð øH Ð934€(Tenn.€Ct.€App.€1998)€(citing€òòBrew€v.€Van€Demanóó,€53€Tenn.€(6€Heisk.)€433,€436€(1871)).€€InÐ ä4 ÐTennessee,€easements€can€be€created€in€several€ways:€(1)€express€grant;€(2)€reservation;€(3)Ð Ð  Ðimplication;€(4)€prescription;€(5)€estoppel;€and€(6)€eminent€domain.€€òòPevear€v.€Huntóó,€924€S.W.2dÐ ¼  Ð114,€115„16€(Tenn.€Ct.€App.€1996).€€Ð ¨ø ÐÌà  àThe€easement€in€dispute€in€this€case€is€clearly€one€created€by€express€grant€in€the€deed€fromÐ €Ð ÐMs.€Polk.€€She€reserved€the€easement€for€access€and€egress€in€conjunction€with€the€land€she€retained.Ð l¼ ÐSignificantly,€the€language€reserving€the€easement€states€the€easement€ð ðshall€run€with€the€land.ðð€Ð X ¨ ÐThis€language€expresses€the€intent€that€the€easement€pass€with€the€dominant€tenement€to€successorÐ D!” Ðgrantees,€or€that€the€easement€is€appurtenant€to€the€land€which€it€serves.€€Ð 0"€  ÐÌà  àThe€Moores€argue€that€other€language€in€the€deed€limits€benefit€of€the€easement€to€only€aÐ $X" Ðcertain€group€of€people,€heirs€of€the€original€grantor€and€grantees.€€The€Moores€frame€their€argumentÐ ô$D # Ðas€a€limitation€on€the€extent€of€the€easement€and€rely€on€the€principle€that€when€an€easement€arisesÐ à%0!$ Ðfrom€a€grant€or€reservation€in€a€deed,€the€extent€of€the€easement€is€determined€by€the€language€of€theÐ Ì&"% Ðgrant€or€reservation.€€òòSee,€e.g.,€Foshee€v.€Brigmanóó,€174€Tenn.€564,€567,€129€S.W.2d€207,€208€(Tenn.Ð ¸'#& Ð1939).€Ô‡X¡XXX¡ÔTheir€argument€is€more€appropriately€considered€as€an€argument€that€the€easement€is€personalÐ ¤(ô#' Ðto€those€named€in€the€deed,€which€is€an€argument€that€the€easement€is€an€easement€in€gross€ratherÐ )à$( Ðthan€an€easement€appurtenant.€€As€explained€in€òòPevearóó:Ð |*Ì%) ÐÐ h+¸&* Ðà8  àà8` Ð Ð àEasements€can€be€divided€into€two€broad€classes,€easementsÐ ° Ðappurtenant,€and€easements€in€gross.€€In€an€easement€appurtenant,Ð œì Ðthere€are€two€tracts€of€land,€the€dominant€tenement,€and€the€servientÐ ˆØ Ðtenement.€€The€dominant€tenement€benefits€in€some€way€from€the€useÐ tÄ Ðof€the€servient€tenement.€€Easements€in€gross€are€simply€a€personalÐ `° Ðinterest€or€right€to€use€the€land€of€another€which€does€not€benefitÐ L œ Ðanother€property,€or€dominant€estate,€thus€easements€in€gross€usuallyÐ 8 ˆ Ðinvolve€only€one€parcel.€Ô#†X¡XXX¡ê#ÔÐ$ t` x` x ÐÌÌòòPevearóó,€924€S.W.2d€at€116.Ð è 8  ÐÌà  àWhere€an€easement€is€appurtenant€to€the€land,€it€ð ðis€not€a€mere€privilege€to€be€enjoyed€by€theÐ À  Ðperson€to€whom€it€is€granted€or€by€whom€it€is€reserved.€€It€passes€by€deed€of€such€person€to€hisÐ ¬ü  Ðgrantee€and€follows€the€land€without€any€mention€whatever.ðð€€òòLynn€v.€Turpin,óó€187€Tenn.€384,€388„Ð ˜è  Ð89,€215€S.W.2d€794,€796€(1948);€€òòMerritt€v.€Wilson€County€Bd.€of€Zoning€Appealsóó,€656€S.W.2d€846,Ð „Ô  Ð852€(Tenn.€Ct.€App.€1983).òòóóÐ pÀ ÐÌà8  àAn€easement€appurtenant€.€.€.€is€created€when€a€grantor€reserves€or€creates€a€right€inÐ H˜ Ðthe€nature€of€an€easement€or€servitude€in€property€granted€for€benefit€of€other€landÐ 4„ Ðowned€by€the€grantor€and€originally€forming,€with€the€land€conveyed,€one€parcel.€.Ð  p Ð.€.€€It€is€in€the€nature€of€a€covenant€running€with€the€land€to€which€it€is€appurtenant,Ð  \ Ðand€passes€to€the€heirs€or€assignees€of€the€owner€of€the€land,€such€as€by€conveyanceÐ øH Ðof€the€dominant€estate€.€.€.€.Ðä4Ð Ð  ÐÌC.J.S.€òòEasementsóó€ðð€11.€Ð ¼  ÐÌà  àIt€is€well€settled€that€where€there€is€any€question€whether€an€express€easement€is€appurtenantÐ ”ä Ðor€in€gross,€construction€of€the€granting€clause€as€an€easement€appurtenant€is€always€favored.€òò€Lynnóó,Ð €Ð Ð187€Tenn.€at€387„88,€215€S.W.2d€795„96;€Ô‡X¡XXX¡ÔòòGoetz€v.€Knoxville€Power€&€Light€Coóó.,€154€Tenn.€545,Ð l¼ Ð290€S.€W.€409€(1926).€€An€easement€will€not€be€presumed€to€be€in€gross,€or€a€mere€personal€right,Ð X ¨ Ðwhen€it€can€be€fairly€construed€to€be€appurtenant.€€òòId.óóÐ D!” ÐÌà8  àIf€there€be€a€dominant€tenement€to€which€the€easement€may€conveniently€attach€andÐ #l! Ðif€the€easement€will€add€to€the€proper€use€and€enjoyment€of€such€dominant€tenement,Ð $X" Ðthen€the€questioned€clause€will€be€construed€to€create€an€easement€appurtenant,€ratherÐ ô$D # Ðthan€a€personal€license€or€easement€in€gross.€Ðà%0!$Ð Ð  ÐòòÌLynnóó,€187€Tenn.€at€389,€215€S.W.2d€at€796.€€òòóó€Ô#†X¡XXX¡G(#ÔÐ ¸'#& ÐÌà  àWhether€an€easement€is€appurtenant€or€in€gross€is€controlled€mainly€by€the€nature€of€the€rightÐ )à$( Ðand€the€intention€of€the€parties€creating€it,€and€must€be€determined€by€the€fair€interpretation€of€theÐ |*Ì%) Ðgrant€or€reservation€creating€the€easement.€€Such€interpretation€may€be€aided€if€necessary€by€theÐ h+¸&* Ðsituation€of€the€property€and€the€surrounding€circumstances.€€òòLynnóó,€187€Tenn.€at€388;€€C.J.S.Ð ° ÐòòEasementsóó€ðð12.Ô‡X¡XXX¡Ô€€Further,€ð ð[i]n€determining€the€intention€of€the€parties,€subsequent€deeds€of€theÐ œì Ðdominant€and€servient€tenements€are€competent.ðð€€òòÔ#†X¡XXX¡‚-#ÔLynnóó,€187€Tenn.€at€38Ô‡X¡XXX¡Ô9.Ð ˆØ ÐÔ#†X¡XXX¡}.#ÔÌà  àIn€light€of€these€principles,€€it€appears€from€the€language€of€the€original€deed€herein€and€theÐ `° Ðnature€of€the€properties€(in€that€the€easement€clearly€serves€and€benefits€the€dominant€tenement),€thatÐ L œ Ðit€was€the€intention€of€the€parties€to€the€original€transaction€creating€the€easement€that€the€right€ofÐ 8 ˆ Ðway€should€be€an€incident€to€the€parcel€reserved€by€Ms.€Polk.€€In€addition,€the€language€of€the€deedsÐ $ t Ðin€the€subsequent€conveyances€confirms€this€intention.€€Thus,€we€conclude€that€the€easement€is€anÐ  ` Ðeasement€appurtenant€and,€consequently,€ð ðruns€with€the€land,ðð€as€the€deeds€state.€Ð ü L  ÐÌÓ  ÓII.€€Ð Ô$  ÐÓ­1ÓÌà  àThe€Moores€also€argue€that€the€easement€should€be€terminated,€or€has€terminated,€becauseÐ ¬ü  Ðit€is€no€longer€necessary€to€provide€access€to€the€DeVaultsðð€land€and€because€the€DeVaults€haveÐ ˜è  Ðabandoned€the€easement€by€failing€to€use€it.€€With€regard€to€the€first€assertion,€necessity€is€not€aÐ „Ô  Ðprerequisite€to€establishment€of€an€express€easement.€€Therefore,€the€principle€that€an€easementÐ pÀ Ðceases€with€necessity€has€no€application€to€an€express€easement.€€òòSmith€v.€Adkisonóó,€622€S.W.2d€545,Ð \¬ Ð547€(Tenn.€Ct.€App.€1981).Ð H˜ ÐÌà  àAs€to€the€second€argument,€it€is€well€settled€that€mere€nonuse€does€not€constituteÐ  p Ðabandonment€of€an€easement.€€òòJacoway€v.€Palmeróó,€753€S.W.2d€675€(Tenn.€Ct.€App.€1987).€€ð ð[M]ereÐ  \ Ðnonuser€will€not€amount€to€abandonment€of€an€easement,€but€there€must€be€some€positive€showingÐ øH Ðof€an€intention€to€abandon.ðð€€òòIdóó.€753€S.W.2d€at€677€(quoting€òòCottrell€v.€Danielóó,€30€Tenn.€App.€339,Ð ä4 Ð205€S.W.2d€973,€975€(1947)).€€ð ðMere€nonuser,€however€long€continued,€affords€no€sufficientÐ Ð  Ðevidence€of€abandonment€of€an€easement€created€by€express€grant.ðð€€òòJacowayóó,€753€S.W.2d€at€677Ð ¼  Ð(citing€òòEdmiston€Corp.€v.€Carpenteróó,€540€S.W.2d€260€(Tenn.€Ct.€App.€1976)).Ð ¨ø ÐÌà8  àThe€party€asserting€abandonment€of€an€easement€must€prove€it€by€clear,€unequivocalÐ €Ð Ðevidence.€€òòMiller€v.€Streetóó,€663€S.W.2d€797€(Tenn.€Ct.€App.€1983).€€In€order€to€proveÐ l¼ Ðabandonment,€the€party€with€the€burden€of€proof€must€show€not€only€an€intention€toÐ X ¨ Ðabandon€the€easement€but€also€external€acts€carrying€that€intention€into€effect.€€òòSeeÐ D!” ÐCottrell€v.€Danielóó,€30€Tenn.€App.€at€343,€205€S.W.2d€at€975.€€Thus,€nonuse€of€theÐ 0"€  Ðeasement€by€the€abutting€landowner€or€landowners€is€not€sufficient,€by€itself,€toÐ #l! Ðprove€abandonment.€€Nonuse€must€be€coupled€with€proof€that€the€easement€holderÐ $X" Ðor€holders€intended€to€abandon€the€easement.€€òòSee€Edminston€Corp.€v.€Carpenteróó,Ð ô$D # Ð540,€S.W.2d€260,€262€(Tenn.€Ct.€App.€1976);€òòCottrell€v.€Danielóó,€30€Tenn.€App.€atÐ à%0!$ Ð344,€205€S.W.2d€at€975.€€This€intention€may€be€proved€with€evidence€of€acts€clearlyÐ Ì&"% Ðindicating€that€the€easement€holder€desires€to€lay€no€further€claim€to€the€benefits€ofÐ ¸'#& Ðthe€easement.€€òòSee€State€ex€rel.€Phillips€v.€Smithóó,€34€Tenn.€App.€608,€612„13,€241Ð ¤(ô#' ÐS.W.2d€844,€846€(1950).Ð)à$(Ð Ð  Ðâ âÐ |*Ì%) ÐòòHall€v.€Pippenóó,€984€S.W.2d€617,€620„21€(Tenn.€Ct.€App.€1998).€€The€Moores€have€made€noÐ ° Ðâ âallegation€of€abandonment€other€than€through€nonuse€and€have€offered€no€proof€of€intent€to€abandon.Ð œì ÐÌà@vv(ìàIII.ˆÐ tÄ ÐÌà  àWe€agree€with€the€trial€court€that€no€material€facts€are€in€dispute€and€that€the€DeVaults€areÐ L œ Ðentitled€to€judgment€as€a€matter€of€law.€€We€affirm€the€trial€courtððs€grant€of€summary€judgment€toÐ 8 ˆ Ðthe€defendants,€James€DeVault€and€Pamela€DeVault.€€Costs€of€this€appeal€are€taxed€to€the€appellants,Ð $ t ÐLeslie€Moore€and€Linda€Moore.Ð  ` ÐÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð À  Ðà  àà ` àà ¸ àà  àà h àà À àà  àPATRICIA€J.€COTTRELL,€JUDGE