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D3Ò D- 0K22 AS}ÆÐ 0¤– 0D: A«~»(ÈhH  Z(Times New Roman (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(#Ã$òòÚ  Ú0Ú  Úóó(í€"  Z6Times New Roman Regular3#37=CIQYag­­1.a.i.(1)(a)(i)1)a)i) ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt,c½¬AZ‹"Arial Regular(ÖÃ9 Z‹(Times New Roman  Ý ƒRl¢$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôË ò»»ÔÝ  ÝÔ_ÔÔ‡ ôJ6 ò òôË ÔIn€late€1997,€Maddox€conveyed€his€half„interest€in€the€Property€to€Plaintiff€John€H.€Thomas€(ð ðThomasðð).€Ð ° ÐAldridge,€Thomas€and€another€investor€later€formed€The€Point,€LLC,€for€the€purpose€of€developing€the€Property€intoÐ |Ì Ða€fifty„lot€residential€development€to€be€known€as€ð ðThe€Point€at€Lakelandðð€(the€ð ðDevelopmentðð). Ý ƒRl¢$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ôË ò»»ÔÝ  ÝÔ_Ôð ðÔ‡ ôJ6 ò òôË ÔStrictly€speaking,€a€riparian€owner€is€one€whose€land€abuts€upon€a€river€and€a€littoral€owner€is€one€whose€landÐ ° Ðabuts€upon€a€lake€or€sea.€€However,€current€usage€.€.€.€has€been€said€to€have€made€the€term€ððriparianðð€an€acceptable€termÐ „Ô Ðas€to€land€abutting€upon€either€rivers€or€lakes.ðð€€78€Am€Jur€2d€òòWatersóó€ðð€260€(1975).Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(;3£$´´Ô2#ÔÚ  Ú0Ú  Ú.Ô3  Ôà0  à Ý ƒRl¢$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ôË ò»»ÔÝ  ÝÔ_ÔÔ‡ ôJ6 ò òôË ÔExamples€of€this€type€of€navigable€body€of€water€include€the€Great€Lakes€and€the€Mississippi€River.çu)â  Ñ e ÑfdJ) HŠŸ œ3|xÿU‹ÿÀÀÀ ˜HP LaserJet 5Ü,,,,Ü0- ù-(|G2l¢$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€¸ »»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôËtò»»Ô d(|3Á $££Ý ƒ£ª!ÝÑ€.ÑÑ8€¸ »»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Á $¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€¸ »»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€½„»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼½„»»»ÔÑ8€°#XXdð»»d8ÑÑ  Ñà@ü ü ìàÔ‡îõ×½„ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@õõ%ìàAT€JACKSONÔ#†¼½„»îîõ× #ԈРÜ, ÐÓ  ÓSeptember€20,€2000€SessionÐ X ÐÔ‡X°#X»¼½„ÔÌò òÔ#†¼½„»XX°#õ#ÔTHE€Ô_ÔPOINTEÔ_Ô,€LLC,€òòet€al.óó€v.€LAKE€MANAGEMENT€ASSOCIATION,Ð  ` ÐINC.òòóóÔ‡X°#X»¼½„Ôó óÐ ( x ÐÌà@@½½ìàò òA€Direct€Appeal€from€the€Chancery€Court€for€Shelby€CountyÐ 0 € Ðà@@øøìàNo.€98„0972„I€€€€€€The€Honorable€Walter€L.€Evans,€ChancellorÐ  p ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<ï` AßÐ ð@  ÐÌà@@TTìàNo.€W2000„00211„Ô_ÔCOAÔ_Ô„R3„CV€„€November€6,€2000Ð ï?  ÐÌßA€V) °°` dE<Î` AßÐ Ï Ðó óÌÓ  ÓÔ‡X°#XXX°#Ôà  àThis€appeal€arises€from€a€declaratory€judgment€action€to€determine€rights€in€a€privately„Ð Î Ðowned€lake.€€Plaintiffs€purchased€land€adjacent€to€the€artificially„created€lake€for€the€purpose€ofÐ ¾ Ðdeveloping€residential€lots.€€Subsequent€to€the€sale€of€the€property,€Plaintiffsðð€grantor€conveyed€titleÐ ®þ Ðto€the€lake€to€Defendant.€€Defendant€claims€it€has€the€right€to€control€use€of€the€lake€and€thatÐ žî ÐPlaintiffs€have€no€right€to€lake€access€without€Defendantððs€permission.€€The€trial€court€grantedÐ ŽÞ ÐDefendantððs€motion€for€summary€judgment€on€the€grounds€that:€(1)€the€lake€is€unnavigable,€and€noÐ ~Î Ðriparian€rights€can€therefore€flow€to€adjoining€landowners;€(2)€the€Defendant,€as€owner€of€the€landÐ n¾ Ðsubjacent€to€the€lake,€has€a€right€to€the€unimpeded€use€and€control€of€the€property;€and€(3)€any€useÐ ^® Ðof€the€lake€by€the€adjoining€property€owners€without€Defendantððs€consent€would€constitute€aÐ Nž Ðtrespass.€€Plaintiffs€appeal.€Ô#†¼½„»XX°#·#Ô€Ô‡X°#X»¼½„ÔÐ >Ž ÐÔ#†X°#XXX°#ú#ÔÔ#†¼½„»XX°#– #ÔÔ‡X°#X»¼½„ÔÌÓîÓÌò òÔ_ÔTenn.R.App.P.Ô_Ô€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€is€Vacated;Ð 6† ÐSummary€Judgment€Granted€to€Plaintiffs;€Remandedó óÐ & v ÐÌòòÓ  ÓÔ#†¼½„»àX°# #ÔÔ‡X°#X.¼½„ÔW.€Frank€Crawford,€Ô_ÔP.J.Ô_Ô,€Ô_ÔW.S.Ô_Ôóó,€delivered€the€opinion€of€the€court,€in€which€òòDavid€R.€Farmer,Ð "V  ÐJ.óó€and€òòHolly€Kirby€Ô_ÔLillardÔ_Ô,€J.óó,€joined.Ð ö"F! ÐÌDavid€L.€Ô_ÔLeakeÔ_Ô,€Memphis,€For€AppellantsÐ Ö$& # ÐDavid€M.€Ô_ÔDunlapÔ_Ô,€Memphis,€For€AppellantsÐ Æ%!$ ÐÌRobert€A.€Cox;€James€F.€Horner,€Memphis,€For€AppelleeÐ ¦'ö"& ÐÓ ÓÌò òOPINIONó óÔ#†¼½„»XX°#C #ÔÔ‡X°#X»¼½„ÔÐ †)Ö$( ÐÌòòóóÔ#†¼½„»XX°#Ä #ÔÔ‡X°#X»¼½„ÔÓ  ÓÑ8€ Êp XXdæXXdð8ÑÔ‡X°#XXX°#ÔÑ€ïOÑà  àPlaintiffs,€The€Ô_ÔPointeÔ_Ô,€LLC,€Sean€T.€Ô_ÔAldridgeÔ_Ô€and€John€H.€Thomas,€appeal€the€order€of€theÐ f+¶&* Ðtrial€court€granting€Defendant,€Lake€Management€Association,€Inc.,€summary€judgment€and€denyingÐ V,¦'+ ÐPlaintiffsðð€motion€for€summary€judgment.€€Plaintiffs€filed€a€declaratory€judgment€suit€to€determineÐ F-–(,ýü Ðtheir€rights€under€a€warranty€deed€to€undeveloped€land€adjacent€to€a€privately„owned,€man„madeÐ ° Ðlake€located€in€Shelby€County,€Tennessee.€€The€trial€court€granted€Defendantððs€motion€for€summaryÐ  ð Ðjudgment,€finding€that:€(1)€because€the€lake€is€not€navigable,€no€riparian€rights€flow€to€adjoiningÐ à Ðlandowners;€(2)€the€Defendant€owns€the€lake€and€has€a€right€to€the€unimpeded€use€and€control€of€theÐ €Ð Ðproperty;€and€(3)€any€use€of€the€lake€by€the€adjoining€property€owners€without€Defendantððs€consentÐ pÀ Ðwould€constitute€a€trespass.Ð ` ° ÐÌà  àOn€December€17,€1993,€Plaintiff€Sean€T.€Ô_ÔAldridgeÔ_Ô€(ð ðÔ_ÔAldridgeÔ_Ôðð)€and€his€partner,€Glen€AllenÐ @  ÐMaddox€(ð ðMaddoxðð)׃ ×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€purchased€a€30€acre€parcel€of€land€located€in€Lakeland,€Tennessee€(theÐ 0 € Ðð ðPropertyðð)€from€Lakeland€Development€Corporation€(ð ðLDCðð).€€The€Property€is€situatedÐ  p  Ðimmediately€adjacent€to€Garner€Lake€(the€ð ðLakeðð),€a€247„acre,€man„made€lake€created€in€the€lateÐ `  Ð1950's€or€early€1960's,€also€owned€by€LDC.€€Garner€Lake€was€created€through€the€use€of€an€earthenÐ P  Ðdam€across€a€stream€known€as€ð ðScotts€Creek.ðð€€In€addition€to€water€from€the€creek,€LDC€createdÐ ð@  Ðseveral€wells€which€tap€into€an€aquifer€to€provide€the€water€needed€to€keep€the€lake€at€an€elevationÐ à0  Ðof€approximately€352€feet.Ð Ð  ÐÌà  àAt€the€time,€the€Lake€was€created,€LDC€owned€substantially€all€of€the€real€property€adjacentÐ ° Ðto€and€under€Garner€Lake€and,€until€approximately€1982,€LDC€was€the€sole€developer€of€land€aroundÐ  ð Ðthe€Lake.€€During€that€time,€LDC€developed€several€residential€subdivisions€adjacent€to€the€Lake,Ð à Ðusing€the€Lake€as€the€focal€point€of€the€development€plans.€€In€1982,€LDC€began€to€sell€off€bulkÐ €Ð Ðparcels€of€undeveloped€property€adjacent€to€Garner€Lake.€€LDC€sold€the€last€such€undevelopedÐ pÀ Ðparcel€to€Plaintiffs.€€The€deed€(the€ð ðBase€Deedðð)€€to€Plaintiffs€contains€no€restrictions€regarding€useÐ `° Ðof€the€Lake,€and€specifically€grants€to€Plaintiffs€ð ðall€of€the€appurtenances€and€hereditamentsÐ P  ÐÔ_ÔthereuntoÔ_Ô€belonging.ððÐ @ ÐÌà  àFive€months€after€the€sale€of€the€Property€to€Plaintiffs,€LDC€conveyed€title€to€the€propertyÐ  p Ðunderneath€the€Lake€to€Defendant,€Lake€Management€Association,€Inc.€€In€January€of€1996,Ð ` ÐDefendant€filed€for€record€in€the€Registerððs€Office€of€Shelby€County€a€document€entitledÐ P Ðð ðDeclarations,€Easements,€and€Reciprocal€Use€Agreement€for€the€Garner€Lake,€Lakeland,€ShelbyÐ ð@ ÐCounty,€Tennesseeðð€(the€ð ðDeclarationðð).€€The€Declaration,€filed€after€Plaintiffsðð€Base€Deed€wasÐ à0 Ðrecorded,€is€a€unilateral€document€which€seeks€to€impose€certain€restrictions€and€fees€relating€to€theÐ Ð  Ðuse€of€the€Lake€on€ð ðall€real€property€owners€which€adjoin€Garner€Lake.ðð€€Ð À! ÐÌà  àIn€response€to€Defendantððs€filing€of€the€Declaration,€Plaintiffs€filed€a€Complaint€forÐ  #ð! ÐDeclaratory€Judgment€in€Shelby€County€Chancery€Court€seeking€a€determination€that€they€had€theÐ $à" Ðright€to€unrestricted€access€to€and€use€of€the€Lake€through€their€deeds€to€the€adjoining€property.€Ð €%Ð # ÐBoth€parties€filed€motions€for€summary€judgment.€€On€January€18,€2000,€the€Chancellor€entered€anÐ p&À!$ Ðorder€denying€Plaintiffsðð€motion€for€summary€judgment€and€granting€the€Defendantððs€motion€forÐ `'°"% Ðsummary€judgment.€€Plaintiffs€appeal.€€Ð P( #& Ðà  àThe€sole€issue€for€appeal€is€whether€the€trial€court€erred€in€denying€Plaintiffsðð€motion€forÐ ° Ðsummary€judgment€and€in€granting€Defendantððs€motion€for€summary€judgment.€€To€decide€the€issue,Ð  ð Ðwe€must€determine€if€Plaintiffs€are€entitled€to€the€unrestricted€use€and€enjoyment€of€the€Lake€throughÐ à Ðtheir€Base€Deed€to€property€adjoining€Garner€Lake.€€Ô#†X°#XXX°#…#ÔÔ‡ X¸Š XXX°#ÔThe€Ô_ÔhabendumÔ_Ô€clause€of€the€deed€in€controversyÐ €Ð Ðprovides€in€pertinent€part:Ð €Ð ÐÌà8  àà8` Ð Ð àTO€HAVE€AND€TO€HOLD€the€aforesaid€real€estate,€together€withÐ X ¨ Ðall€the€appurtenances€and€hereditaments€Ô_ÔthereuntoÔ_Ô€belonging€or€in€anyÐ D ” Ðwise€appertaining€unto€the€Grantee,€Granteeððs€heirs€and€assigns,€inÐ 0 € Ðfee€simple€forever€.€.€.€.Ð l ` x` x ÐÌà  àThe€facts€are€undisputed,€and€the€issue€concerns€the€interpretation€and€legal€effect€of€theÐ ôD  ÐPlaintiffsðð€deed.€€Issues€relating€to€the€interpretation€of€written€instruments€involve€legal€rather€thanÐ à0  Ðfactual€issues.€€ò òòòSee€Ô_ÔRappÔ_Ô€Constr.€Co.€v.€Jay€Realtyó óóó,€809€S.W.2d€490,€491€(Tenn.€Ct.€App.€1991).€Ð Ì  ÐThese€essentially€legal€questions€can€be€resolved€using€summary€judgment€when€relevant€facts€areÐ ¸  Ðnot€in€dispute.€€ò òòòSee€Ô_ÔRaineyÔ_Ô€v.€Ô_ÔStansellÔ_Ôó óóó,€836€S.W.2d€117,€118€(Tenn.€Ct.€App.€1992).Ð ¤ô  ÐÌÔ#†X°#X X X¸Š"#Ôà  àA€motion€for€summary€judgment€should€be€granted€when€the€Ô_ÔmovantÔ_Ô€demonstrates€that€thereÐ |Ì Ðare€no€genuine€issues€of€material€fact€and€that€the€moving€party€is€entitled€to€judgment€as€a€matterÐ l¼ Ðof€law.€€Tenn.€R.€Civ.€P.€56.03.€€òòóóSummary€judgment€is€only€appropriate€when€the€facts€and€the€legalÐ \¬ Ðconclusions€drawn€from€the€facts€reasonably€permit€only€one€conclusion.€€ò òòòSee€Ô_ÔCarvellÔ_Ô€v.€Bottomsó óóó,Ð Lœ Ð900€S.W.2d€23,€26€(Tenn.€1995).€€Since€only€questions€of€law€are€involved,€there€is€no€presumptionÐ <Œ Ðof€correctness€regarding€a€trial€court's€grant€of€summary€judgment.€€ò òòòSee€Ô_ÔBainÔ_Ô€v.€Wellsó óóó,€936€S.W.2dÐ ,| Ð618,€622€(Tenn.€1997).€€Therefore,€our€review€of€the€trial€courtððs€grant€of€summary€judgment€is€ò òòòdeÐ l Ðnovoó óóó€on€the€record€before€this€Court.€€ò òòòSee€Warren€v.€Estate€of€Kirkó óóó,€954€S.W.2d€722,€723€(Tenn.Ð  \ Ð1997).Ô‡X°#XXX°#Ô€€Ð üL ÐÌà  àPlaintiffs€provide€three€theories€under€which€this€Court€should€find€that€they€have€the€legalÐ Ü, Ðright€to€unrestricted€use€of€Garner€Lake:€appurtenances;€riparian€rights;€and€implied€easements.€Ð Ì ÐThese€theories€are€closely€related€and€all€describe€the€means€by€which€a€property€owner€is€entitledÐ ¼  Ðto€the€use€of€something€which€adds€to€the€enjoyment€or€benefit€of€his€property.€€We€hold€thatÐ ¬ ü ÐPlaintiffs€acquired€the€right€to€freely€use€and€enjoy€Garner€Lake€by€virtue€of€riparian€rights€as€anÐ œ!ì Ðappurtenance€to€their€property€in€the€form€of€an€implied€easement.Ð Œ"Ü  ÐÌà  àBlackððs€Law€Dictionary€describes€an€appurtenance€as€something€which€ð ðis€by€right€used€withÐ l$¼" Ðthe€land€for€its€benefit,€as€in€the€case€of€a€way,€or€watercourse,€or€of€a€passage€for€light,€air,€or€heatÐ \%¬ # Ðfrom€or€across€the€land€of€another.ðð€€òòò òBlackððs€Law€Dictionaryó óóó,€103€(6th€ed.€1990).€€The€TennesseeÐ L&œ!$ ÐSupreme€Court€has€defined€an€appurtenance€as:Ð <'Œ"% ÐÌà8  àð ðThat€which€belong€to€something€else;€adjunct;€appendage;€an€accessory;€somethingÐ )l$' Ðannexed€to€another€thing€more€worthy;€*€*€*€in€common€parlance€and€legalÐ  *\%( Ðacceptation,€something€belonging€to€another€thing€as€principal€and€passing€asÐ ü*L&) Ðincident€to€it,€òòò òas€a€right€of€way€or€other€easement€to€landó óóó.ððÐì+<'*Ð Ð  Їòòò òLa€Rue€v.€Greene€County€Bankó óóó,€166€S.W.2d€1044,€1047€(Tenn.€1942)€(quoting€WebsterððsÐ ° ÐInternational€Dictionary).€€òòò òSee€also€Ô_ÔMattixÔ_Ô€v.€Ô_ÔSweptsonÔ_Ôóóó ó,€155€Ô_ÔS.W.Ô_Ô€928,€930€(Tenn.€1913).€Ð  ð ÐÌà  àWhether€an€appurtenance€is€treated€as€an€incident€of€ownership€of€property,€or€as€anÐ €Ð Ðeasement€passing€with€property,€it€is€clear€that€the€grant€of€an€appurtenance€in€a€deed€is€meant€toÐ pÀ Ðenhance€the€value€and€enjoyment€of€the€property.€€òòò òóóó óThe€United€States€Supreme€Court,€in€òòò òÔ_ÔHardinÔ_Ô€v.Ð ` ° ÐJordanóóó ó,€40€U.S.€371€(1891),€noted€that€the€inherent€value€in€riparian׃ ×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€land€is€in€its€proximity€andÐ P   Ðaccessibility€to€the€water.€€This€inherent€value€gives€rise€to€a€presumption€that,€when€a€grantorÐ @  Ðconveys€property€adjacent€to€water,€the€right€to€use€and€enjoy€that€water€passes€with€the€grant.€€AsÐ 0 € Ðthe€Court€observed€in€addressing€the€issue€of€ownership€in€property€underneath€an€Illinois€lake:Ð  p  ÐÌà8  àòòò òà8` Ð Ð àWhen€land€is€bounded€by€a€lake€or€pond,€the€water€.€.€.€isÐ P  Ðappurtenant€to€it;ó óóó€it€constitutes€one€of€the€advantages€of€its€situation,Ð ð@  Ðand€a€material€part€of€its€value,€and€enters€largely€into€theÐ à0  Ðconsideration€for€acquiring€it.€€Hence€the€presumption€is€that€a€grantÐ Ð  Ðof€land€thus€bounded€is€intended€to€include€the€contiguous€landÐ À Ðcovered€by€water.а` x` x ÐÌÓÓ140€U.S.€at€390€(emphasis€added).€€Ð à ÐÓÓà  àTennessee€law€also€recognizes€such€a€presumption.€€In€ò òòòLa€Rueóóó ó,€the€Tennessee€SupremeÐ pÀ ÐCourt€noted€the€general€rule€that€a€grantor€conveys€to€his€grantee€ð ðevery€interest€necessary€[to€theÐ `° Ðpropertyððs]€complete€enjoyment,€including€all€apparent€and€necessary€easements.ðð€€166€S.W.2d€atÐ P  Ð1048.€€In€ò òòòCox€v.€Howellóóó ó,€65€Ô_ÔS.W.Ô_Ô€868€(Tenn.€1901),€a€case€in€which€a€mill€owner€sought€to€preventÐ @ Ðan€upper€riparian€owner€from€interfering€with€the€stream€which€powered€the€mill,€the€Court€wroteÐ 0€ Ðthat:Ð  p ÐÌà8  àà8` Ð Ð àWhen€the€Defendant€sold€to€complainant€his€right€and€interest€in€theÐ P Ðmill,€it€carried€with€it€all€the€easements€and€appurtenances€necessaryÐ ð@ Ðto€its€operation€as€they€existed€when€the€sale€was€made,€and€theÐ à0 ÐDefendant€has€no€legal€or€equitable€right€to€disturb€the€flow€andÐ Ð  Ðsupply€of€water€as€they€then€existed;€.€.€.ÐÀ!` x` x ÐÌòòò òId.€óóó óat€871.€€The€Court€in€òòò òCoxóóó ó€also€recognized€that€riparian€land€derives€part€of€its€value€from€itsÐ  #ð! Ðproximity€to€water,€noting€that,€ð ðIt€fully€appears€that€any€diminution€of€the€flow€of€the€water.€.€.Ð $à" Ðwould€lessen€the€value€of€the€mill€and€prove€to€that€extent€an€injury€to€the€complainant.ðð€€òòò òId.€óóó ó€CourtsÐ €%Ð # Ðin€other€jurisdictions€have€also€recognized€that€water€is€appurtenant€to€riparian€land€and€its€value€isÐ p&À!$ Ðdependent€upon€access€to€that€water.€€òòò òSee€Yellowstone€Valley€Co.€v.€Associated€Mortgage€Investors,Ð `'°"% ÐInc.,€óóó ó290€P.€255,€258€(Mont.€1930)€(recognizing€that€water€rights€were€appurtenant€to€land€and€that,Ð P( #& ÐÑïOÑâ âÑe°Ñâ âÑ  Ñwithout€irrigation,€the€land€was€of€little€value);€€ò òòòÔ_ÔGriesingerÔ_Ô€v.€Ô_ÔKlinhardtÔ_Ôóóó ó,€9€S.W.2d€978,€981€(Mo.Ð e Ð1928)€(noting€that€an€artificial€lake€was€appurtenant€to€plaintiffððs€property,€and€that€plaintiffððsÐ Uð Ðproperty€would€be€ð ðpractically€worthlessðð€if€defendant€were€allowed€to€lower€the€level€of€the€lake)òòò òó óóó.Ð Eà ÐÌà  àIn€this€case,€we€agree€with€Plaintiffs€that€the€Lake€is€an€appurtenance€to€the€adjoiningÐ %À Ðproperty.€€Plaintiffs€clearly€purchased€the€land€because€of€its€proximity€to€the€Lake,€and€LDCÐ  ° Ðdeveloped€existing€subdivisions€with€the€Lake€as€a€focal€point€of€the€development€scheme.€€It€isÐ    Ðundisputed€that€Plaintiffsðð€property€is€not€as€valuable€if€Defendants€are€permitted€to€control€accessÐ õ  Ðto€the€Lake,€as€evidenced€by€the€fact€that€Plaintiffsðð€bank€withdrew€its€offer€to€loan€Plaintiffs€$2.4Ð å € Ðmillion€to€develop€the€land€after€Defendant€informed€the€bank€of€its€right€to€control€the€Lake.Ð Õ p  ÐÌà  àDefendants€argue€that€Plaintiffs€do€not€have€the€right€of€free€access€to€the€Lake€because€theÐ µP  ÐLake€is€not€navigable.€€Navigability,€however,€serves€only€to€determine€ownership€in€the€landÐ ¥@  Ðunderneath€water.€€òòò òSee€State€ex€rel.€Ô_ÔCatesÔ_Ô€v.€West€Tennessee€Land€Co.óóó ó,€158€Ô_ÔS.W.Ô_Ô€746,€749€(1913).€Ð •0  ÐA€body€of€water€which€is€ð ðessentially€valuableðð€to€commerce€is€considered€ð ðlegally€navigable,ððÐ …  Ðbelongs€to€the€public€and€cannot€be€privately€owned.׃×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€€òòò òId.€óóó óat€749„50.€€On€the€other€hand,€a€body€ofÐ u Ðwater€which€is€navigable€but€not€necessary€for€commerce€may€be€privately€owned,€subject€to€a€rightÐ e Ðof€access€in€the€public.€€òòò òSee€id.ó óóó€€A€lake€or€stream€which€is€considered€unnavigable€may€be€privatelyÐ Uð Ðowned€and€controlled.€€òòò òSee€id.ó óó󀀀РEà ÐÌà  àÔ#†X°#XXX°#…+#ÔÔ‡ X¸Š XXX°#ÔOur€Supreme€Court€has€recognized€riparian€rights€in€owners€of€property€bordering€a€non„Ð %À Ðnavigable€body€of€water.€€In€ò òòòWebster€v.€Harrisó óóó,€69€Ô_ÔS.W.Ô_Ô€782€(Tenn.€1902),€the€Court,€quoting€fromÐ ¬ Ðò òòòStuart€v.€Clarkððs€Lesseeó óóó,€2€Swan,€9,€58€Am.€Dec.,€49,€said:Ð ý˜ ÐÌà8  àà8` Ð Ð àð ðIf€the€river€be€a€public,€navigable€stream€in€the€legal€sense,€the€soilÐ Õp Ðcovered€by€the€water,€as€well€as€the€use€of€the€stream,€belongs€to€theÐ Á\ Ðpublic.€€But€if€it€be€not€navigable€in€the€legal€meaning€of€the€term€.€.Ð ­H Ð.€the€ownership€of€the€bed€of€the€stream€is€in€the€riparian€proprietor,Ð ™4 Ðbut€the€public€have€an€easement€therein€for€the€purpose€ofÐ …  Ðtransportation€and€commercial€intercourse.€€A€distinction€is€taken€byÐ q  Ðthe€common€law€between€streams€which€in€the€common€acceptationÐ ] ø Ðof€the€term€are€suited€to€some€purposes€of€navigation€and€smallÐ I!ä Ðshallow€streams€which€are€not€so.€€In€respect€to€the€former€„€which,Ð 5"Ð  Ðthough€not€navigable€in€the€sense€of€the€law,€are€yet€of€sufficientÐ !#¼! Ðdepth€naturally€for€valuable€Ô_ÔfloatageÔ_Ô,€as€for€rafts,€flatboats,€andÐ  $¨" Ðperhaps€small€vessels€of€lighter€Ô_ÔdraughtÔ_Ô€than€ordinary€„€while€it€isÐ ù$” # Ðsettled€that€the€right€of€property€in€the€bed€of€the€stream€is€vested€inÐ å%€!$ Ðthe€riparian€proprietor,€and€in€that€respect€it€is€to€be€regarded€as€aÐ Ñ&l"% Ðprivate€river,€still€it€is€equally€well€settled€that€the€public€have€a€rightÐ ½'X#& Ðâ âto€the€free€and€uninterrupted€use€and€enjoyment€of€such€stream€for€allÐ ©(D$' Ðthe€purposes€of€transportation€and€navigation€to€which€it€is€naturallyÐ e Ðadapted.ððÐQì` x` x Ðâ âÌò òòòId.ó óóó€at€784.Ð )Ä ÐÌà  àIn€93€Ô_ÔC.J.S.Ô_Ô€òòWatersóó€Ô#†X°#X X X¸Š0J#ÔÔ‡ XÊpXXX°#ÔððÔ#†X°#XX XÊpèR#ÔÔ‡ X¸Š XXX°#Ô€107€(1956),€it€is€stated:Ð  œ ÐÌà8  àà8` Ð Ð àAlthough€a€grant€of€littoral€land€will€convey€no€more€land€than€theÐ Ù t Ðparties€intended,€provided€such€intention€is€revealed,€the€interest€ofÐ Å ` Ða€riparian€owner€in€the€bed€of€a€lake€or€pond€is€presumed€to€pass€inÐ ± L  Ða€conveyance€of€the€upland,€in€the€absence€of€an€intention€to€theÐ  8  Ðcontrary,€as€disclosed€either€by€express€words€of€exclusion€containedÐ ‰$  Ðin€the€grant€or€conveyance€or€by€such€a€description€as€clearlyÐ u  Ðexcludes€it€from€the€land€conveyed.€€Although€the€terms€of€a€grantÐ aü  Ðmust€be€liberally€construed€in€favor€of€the€grantee,€the€words€shouldÐ Mè  Ðreceive€their€everyday€meaning,€and€be€considered€in€the€light€of€theÐ 9Ô  Ðsurrounding€circumstances€and€the€situation€of€the€parties.€€No€titleÐ %À Ðto€submerged€land€will€pass€to€a€grantee€of€the€upland€where€theÐ ¬ Ðgrantor€has,€in€fact,€no€title€to€the€land€under€water.Ðý˜` x` x ÐÌIt€appears€that€Tennessee€follows€this€general€rule.€€In€ò òòòÔ_ÔHolbertÔ_Ô€v.€Ô_ÔEdensÔ_Ôó óóó,€73€Tenn.€204,€209„10Ð Õp Ð(1880),€the€Supreme€Court€said:€€Ð Á\ ÐÌà8  àà8` Ð Ð àThe€general€rule€undoubtedly€is€that€a€call€for€the€stream€or€bank,€orÐ ™4 Ðobject€on€the€bank,€and€then€with€the€stream€according€to€itsÐ …  Ðmeanders,€will€carry€the€boundary€òòad€filum€Ô_ÔaquaeÔ_Ô€óó[to€the€thread€of€theÐ q  Ðwater;€to€the€central€line€or€middle€of€a€stream],€whether€the€grant€beÐ ]ø Ðby€the€State€or€a€private€individual.€€(Citations€omitted).Ô#†X°#X X X¸Š.S#ÔÔ‡X°#XXX°#ÔÐIä` x` x ÐÌà  àUnder€these€authorities,€we€must€disagree€with€the€trial€courtððs€determination€that€there€canÐ %À Ðbe€no€riparian€rights€in€a€non„navigable€body€of€water.€€Under€the€rules€pertaining€to€appurtenances,Ð  ° Ðwe€conclude€that€the€conveyance€of€upland€by€the€owner€of€both€the€upland€and€the€adjacent€waterÐ !  Ðtransfers€the€riparian€rights€absent€an€express€provision€to€the€contrary.€Ð õ!  ÐÌà  àÔ#†X°#XXX°#¼Z#ÔÔ‡ X¸Š XXX°#ÔDefendant€relies€upon€our€holding€in€ò òòòSullivan€v.€Ô_ÔViarÔ_Ôó óóó,€1986€WL€3334€(Tenn.€Ct.€App.€1986),Ð Õ#p" Ðas€being€controlling€authority€on€this€case.€€We€must€respectfully€disagree.€€In€ò òòòSullivanó óóó,€the€plaintiffÐ Á$\ # Ðand€defendant€were€adjoining€landowners,€and€in€order€to€have€a€lake€constructed€by€the€Ô_ÔObionÔ_Ô„Ð ­%H!$ ÐForked€Deer€Basin€Authority,€each€executed€easements€for€the€flooding€of€part€of€their€land€by€a€lakeÐ ™&4"% Ðupon€a€construction€of€a€dam€for€that€purpose.€€After€the€lake€was€formed,€a€dispute€arose€as€toÐ …' #& Ðwhether€the€parties€had€the€right€to€use€the€entire€lake€for€recreational€purposes€or€whether€each€partyÐ q( $' Ðwas€restricted€to€that€part€of€the€lake€lying€over€the€land€owned€by€that€party.€€This€Court€held€thatÐ ])ø$( Ðunder€the€facts€of€that€case,€the€parties€had€title€to€the€land€underlying€the€surface€water€and€that€eachÐ I*ä%) Ðâ âlandowner€was€restricted€to€the€use€of€the€surface€water€within€the€boundary€lines€of€his€or€her€ownÐ 5+Ð&* Ðproperty.€€ò òòòSee€id.€ó óóóat€*3.€€òòò òÔ_ÔViarÔ_Ôó óóó€has€nothing€to€do€with€the€conveyance€of€upland€property€by€the€ownerÐ e Ðof€that€property€and€the€property€underlying€the€lake,€nor€does€it€involve€riparian€rights.€€Ð Qì Ðâ âÌà  àDefendants€also€rely€upon€ò òòòÔ_ÔTapocoÔ_Ô,€Inc.€v.€Petersonó óóó,€373€S.W.2d€605€(Tenn.€1963),€whereinÐ )Ä Ðthe€owner€of€land€underlying€an€artificially„created€lake€was€granted€an€injunction€to€require€ownersÐ ° Ðof€houseboats€to€remove€same€from€their€anchorage€on€the€lake.€€In€ò òòòÔ_ÔTapocoÔ_Ô,€ó óóóthe€Court€recognizedÐ  œ Ðthe€right€of€the€public€to€use€that€particular€lake€and€found€that€the€anchoring€of€the€houseboatsÐ í ˆ Ðprevented€or€impeded€public€use€thereof.€€ò òòòSee€id.€ó óóóat€608.€€The€Court€noted€that€the€houseboats€wereÐ Ù t Ðmoored€on€land€still€owned€by€the€plaintiffs,€because€they€were€located€at€least€400€feet€from€the€bedÐ Å ` Ðof€stream€as€it€existed€prior€to€the€construction€of€the€dam.€€ò òòòSee€id.ó óóó€€at€607.€Here€again,€this€case€doesÐ ± L  Ðnot€involve€a€conveyance€of€property€bounded€by€a€lake€or€other€body€of€water€and€concerning€theÐ  8  Ðissue€of€riparian€rights.€€Ð ‰$  ÐÌÔ#†X°#X X X¸Šû\#ÔÔ‡X°#XXX°#Ôà  àHaving€determined€that€Plaintiffs€did€obtain€water€rights€in€Garner€Lake€in€their€deed€to€theÐ aü  ÐProperty,€we€must€next€determine€what€form€these€rights€take€and€the€extent€of€the€rights.€€WeÐ Qì  Ðbelieve€that€these€rights€take€the€form€of€an€implied€easement€appurtenant€in€the€Lake€which€wouldÐ AÜ  Ðinclude,€among€other€things,€the€right€to€build€docks€on€the€lake€and€make€use€of€the€lake€forÐ 1Ì Ðrecreational€purposes.Ð !¼ ÐÌà  àThis€Court€has€defined€easements€as€ð ða€right€an€owner€has€to€some€lawful€use€of€the€realÐ œ Ðproperty€of€another.ðð€€òòò òÔ_ÔPevearÔ_Ô€v.€Huntóóó ó,€924€S.W.2d€114,€115€(Tenn.€Ct.€App.€1996).€€Tennessee€lawÐ ñŒ Ðrecognizes€several€forms€of€easements,€including:€express€easements;€easements€by€reservation;Ð á| Ðimplied€easements;€prescriptive€easements;€and€easements€by€estoppel.€€Easements€fall€into€twoÐ Ñl Ðgeneral€categories:€easements€in€gross€and€easements€appurtenant.€€òòò òSee€id.óóó ó€€In€ò òòòÔ_ÔPevearÔ_Ôó óóó,€the€CourtÐ Á\ Ðexplained€the€difference€between€easements€appurtenant€and€easements€in€gross:Ð ±L ÐÌà8  àà8` Ð Ð àIn€an€easement€appurtenant,€there€are€2€tracts€of€land,€the€dominantÐ ‘, Ðtenement,€and€the€Ô_ÔservientÔ_Ô€tenement.€€The€dominant€tenement€benefitsÐ  Ðin€some€way€from€the€use€of€the€Ô_ÔservientÔ_Ô€tenement.€€Easements€inÐ q  Ðgross€are€simply€a€personal€interest€or€right€to€use€the€land€of€anotherÐ aü Ðwhich€does€not€benefit€another€property,€or€dominant€estate,€thusÐ Q ì Ðeasements€in€gross€usually€involve€only€one€parcel.€€An€easementÐ A!Ü Ðappurtenant€to€land€is€favored€over€an€easement€in€gross€inÐ 1"Ì  ÐTennessee.€€ò òòòÔ_ÔGoetzÔ_Ô€v.€Knoxville€Power€&€Light€Co.ó óóó,€154€Tenn.€545,Ð !#¼! Ð290€Ô_ÔS.W.Ô_Ô€409€(1926).Ð$¬"` x` x ÐÌò òòòId.ó óóó€at€116.€€An€implied€easement€appurtenant€should€only€arise€where€it€is€of€such€necessity€that€weÐ ñ%Œ!$ Ðmay€presume€it€was€within€the€contemplation€of€the€parties€to€a€conveyance.€€òòò òSee€La€Rueóóó ó,€166Ð á&|"% ÐS.W.2d€at€1049.€€Ð Ñ'l#& ÐÌà  àThe€party€asserting€an€implied€easement€has€the€burden€of€showing€ð ðthe€existence€of€all€factsÐ ±)L%( Ðnecessary€to€create€by€implication€an€easement€appurtenant€to€his€estate.ðð€€€ò òòòLine€v.€Milleró óóó,€309Ð ¡*<&) ÐS.W.2d€376,€377€(Tenn.€Ct.€App.€1957).€€Under€Tennessee€law,€those€facts€are:€Ð ‘+,'* Ðà8  àà8` Ð Ð àð ð(1)€€A€separation€of€the€title;€(2)€€Necessity€that,€before€theÐ e Ðseparation€takes€place,€the€use€which€gives€rise€to€the€easement€shallÐ Uð Ðhave€been€so€long€continued€and€obvious€or€manifest€as€to€show€thatÐ Eà Ðit€was€meant€to€be€permanent;€and€(3)€€Necessity€that€the€easement€beÐ 5Ð Ðessential€to€the€beneficial€enjoyment€of€the€land€granted€or€retained.ððÐ%À` x` x ÐÌòòò òJohnson€v.€Headrick,€ó óóó237€S.W.2d€567,€570òòò ò€ó óóó(Tenn.€Ct.€App.€1948)€(quoting€17Am.Ô_ÔJurÔ_Ô.€òòEasementsóó,Ð    Ðpp.€945,€946).€òòò ò€See€Barrett€v.€Hillóóó ó,€1999€WL€802642€at€*3€(Tenn.€Ct.€App.€1999).€€Tennessee€lawÐ õ  Ðinterprets€ð ðnecessityðð€as€meaning€ð ðreasonably€necessaryðð€for€the€enjoyment€of€the€dominantÐ å € Ðtenement.€€òòò òSee,€e.g.,€id.óóó ó€at€150;€òòò òLine€v.€Milleróóó ó,€309€S.W.2d€376,€377€(Tenn.€Ct.€App.€1957);€òòò òJohnsonÐ Õ p  Ðv.€Headrickóóó ó,€237€S.W.2d€at€570.Ð Å `  ÐÌà  àÔ#†X°#XXX°#rg#ÔÔ‡ X¸Š XXX°#ÔIn€the€case€at€bar,€it€is€undisputed€that€Garner€Lake€was€built€in€the€early€1960's€for€theÐ ¥@  Ðpurpose€of€a€lake€community€development.€€LDC€developed€the€Lake€for€recreational€purposes€andÐ ‘,  Ðdeveloped€subdivisions€around€the€Lake€imposing€restrictions€concerning€the€recreational€use€of€theÐ }  ÐLake€by€purchasers€in€those€subdivisions.€€The€activities€of€LDC€clearly€show€that€the€Lake€wasÐ i Ðintended€to€be€the€motivating€factor€to€induce€the€purchase€of€the€property€in€these€subdivisions.€Ð Uð ÐProof€in€the€record€shows€that€the€Lake€has€a€direct€influence€on€the€value€of€the€properties€on€itsÐ AÜ Ðbanks.Ô#†X°#X X X¸Špw#ÔÔ‡X°#XXX°#Ô€€In€determining€whether€the€above€elements€are€met€in€this€case,€the€record€first€demonstratesÐ -È Ðthat€Plaintiffsðð€property€was,€at€the€time€of€the€conveyance,€part€of€a€larger€estate€which€included€theÐ -È Ðland€under€Garner€Lake.€€LDCððs€sale€of€the€Property€to€Plaintiffs€separated€the€unified€title.€€Second,Ð ¸ Ðthe€Lake€has€existed€for€over€thirty€years€and€is€clearly€meant€to€be€a€permanent€feature€of€Lakeland,Ð  ¨ ÐTennessee€and,€more€specifically,€of€the€developments€surrounding€the€Lake.€€Third,€the€proposedÐ ý˜ Ðeasement€is€reasonably€necessary€to€the€beneficial€enjoyment€of€Plaintiffsðð€land€because,€withoutÐ íˆ Ðlake€access,€that€land€is€worth€significantly€less.€€The€fact€that€Plaintiffsðð€lender€withdrew€itsÐ Ýx Ðcommitment€to€make€a€multi„million€dollar€loan€is€clear€evidence€of€the€decreased€value.€€Based€onÐ Íh Ðthe€foregoing,€we€find€that€the€conveyance€of€the€property€to€Plaintiffs€adjacent€to€Garner€LakeÐ ½X Ðcarried€with€it€an€implied€easement€appurtenant€which€gives€Plaintiffs€the€right€of€reasonable€accessÐ ­H Ðto€the€Lake.€€Ð 8 ÐÌà  àAccordingly,€the€order€of€the€trial€court€granting€summary€judgment€to€Defendant€is€vacated,Ð }  Ðand€summary€judgment€is€granted€to€Plaintiffs.€€The€case€is€remanded€to€the€trial€court€for€suchÐ m! Ðfurther€proceedings€as€necessary.€€Costs€of€the€appeal€are€assessed€to€appellee,€Lake€ManagementÐ ]"ø  ÐAssociation,€Inc.Ô#†X°#XXX°#xz#ÔÔ#†¼½„»XX°#"#ÔÔ€X°#X»¼½„ÔÐ M#è! ÐÌÌà  àà ` àà ¸ àà  àà h àà À à__________________________________________Ð &¸!$ Ðà  àà ` àà ¸ àà  àà h àà À àW.€FRANK€CRAWFORD,€PRESIDING€JUDGE,€Ô_ÔW.S.Ô_Ô