Stew-MC Development, Inc., James F. Kress, Joseph Schmitt And Penni Schmitt Vs. Nancy M. Fischer And Thomas J. Fischer ( 2009 )

IN THE SUPREME COURT OF IOWA
No. 07–0568
Filed August 14, 2009
STEW-Mc DEVELOPMENT, INC.,
Cross-Appellant,
JAMES F. KRESS,
Cross-Appellant,
JOSEPH SCHMITT and PENNI SCHMITT,
Appellants,
vs.
NANCY M. FISCHER and THOMAS J. FISCHER,
Appellees.
Appeal from the Iowa District Court for Dubuque County,
Margaret L. Lingreen (trial) and John Bauercamper (summary judgment
ruling), Judges.
Plaintiffs appeal grant of summary judgment to defendants in
easement action, while defendants cross-appeal on abuse-of-process
claim. AFFIRMED.
Robert L. Sudmeier and William N. Toomey of Fuerste, Carew,
Coyle, Juergens & Sudmeier, P.C., Dubuque, for appellants Schmitt and
cross-appellant Stew-Mc Development, Inc.
William S. Vernon and Brian S. Fagan of Moyer & Bergman, P.L.C.,
Cedar Rapids, for cross-appellants Kress and the Schmitts.
Brendan T. Quann and Peter D. Arling of O’Connor & Thomas,
P.C., Dubuque, for appellees.
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APPEL, Justice.
In this case, we must decide the timeliness of various cross-
appeals filed by the parties seeking to challenge a district court ruling
that the plaintiffs possessed only a limited easement in connection with
certain real estate located in Dubuque County and rejecting a
counterclaim for abuse of process. For the reasons expressed below, we
find the cross-appeals timely filed. On the merits of the easement and
abuse-of-process claims, we affirm the judgment of the district court.
I. Factual and Procedural Background.
This case requires us to travel back in time to 1888, when Anton
Birkel purchased land in Dubuque County. This property eventually
passed on to his descendants, Rosa, then Joseph, and then Ferdinand
Birkel. During Ferdinand’s ownership, his mother Rosa lived on a
separate farm in the northern portion of the property. Ferdinand allowed
his mother and other relatives to travel across his land to obtain access
to their home and the surrounding agricultural property. This access
way became known in later years as “Kress Lane.”
Rosa eventually sold her property to other persons outside the
Birkel family. At some point, her land was divided into two separate
parcels. Ferdinand, however, continued to permit Rosa’s successors in
title to use Kress Lane for access purposes. Ferdinand’s land eventually
passed to Louis Birkel. Louis also allowed the owners of the northern
parcels of land to use Kress Lane.
In 1983, Louis sold his property to Nancy and Thomas Fischer.
The two farm parcels to the north of the Fischer property continued to
rely on Kress Lane to access their homes and property. Immediately
prior to this dispute, the two northern parcels were owned by James
Kress and Joseph and Penni Schmitt.
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Though Kress Lane has vital importance to these farms, it is not a
formal, well-structured thoroughfare. The lane has been described as a
dead-end road six-tenths of a mile long. Only a small portion of Kress
Lane crosses the Fischer property.
Kress Lane was never dedicated to and accepted by Dubuque
County as a public road. No record title owner in the Birkel-Fischer
chain of title ever executed a written, legal instrument granting a formal
easement across the Fischer property for Kress Lane. For some time,
however, Dubuque County engaged in limited road maintenance on
Kress Lane by grading, installing culverts, and rocking the road. A few
years ago, Dubuque County rural roads were given official names as part
of the establishment of a rural address system to aid in the delivery of
emergency services. This is when Kress Lane acquired its name.
In February 2002, Stew-Mc Development, Inc. made an offer to
purchase the two-hundred acre Kress estate contingent upon the
approval by the Dubuque County Board of Supervisors of an application
to rezone the property to permit single-family residential development. In
December 2002, Kress entered into a contract with the Schmitts for the
sale of the portion of Kress Lane which crosses their property. Although
Kress was the named purchaser in the real estate contract, Stew-Mc
Development did extensive work on the roadway to improve it.
Kress hired John Herrig to assist in obtaining the approval of an
application to rezone the Kress estate. At the meeting of the Dubuque
County Planning Zoning Commission where Kress’ application was
considered, Nancy Fisher objected, asserting that the northern
landowners possessed nothing more than an access easement over her
property. The zoning commission refused the application, finding
insufficient public access to the Kress estate. The Dubuque County
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Board of Supervisors accepted the recommendation and denied Kress’
application for rezoning.
In light of these developments, Stew-Mc Development implemented
a new strategy. It offered to purchase the Kress property
unconditionally, an offer which was accepted. Kress and Stew-Mc
Development also filed what was styled a “Petition for Writ of Certiorari
and for Declaratory Judgment” in Dubuque County District Court,
naming the county supervisors and the county as defendants. The
plaintiff sought a declaration that Kress Lane was a county road, thereby
connecting the Kress estate to the public road system. The Fischers
intervened in order to protect their rights.
The district court granted summary judgment in favor of the
Fischers. The district court determined as a matter of law that Kress
Lane was a private road based on an easement and was not a public
roadway, either by direct acquisition, formal dedication and acceptance,
implied dedication, or prescriptive easement. The district court’s
judgment was affirmed by the court of appeals in an unpublished
decision. Kress v. Dubuque County, 697 N.W.2d 127 (Iowa Ct. App.
2005).
Stew-Mc Development regrouped after their defeat and launched
another action in district court, this time naming the Fischers as
defendants. In this action, the plaintiffs alleged that the Fischers had
slandered their title and tortiously interfered in its contract with Kress.
The plaintiffs also sought a declaratory judgment regarding the unlimited
scope of their now admittedly private easement, which they asserted
would be sufficient for residential purposes. Finally, they claimed an
easement by prescription. The defendants filed a counterclaim alleging
abuse of process.
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The district court granted summary judgment in favor of the
Fischers on all claims except the action for declaratory judgment of an
unlimited private easement. The district court stated that this limited
issue had not yet been litigated and that the pleadings submitted by the
parties were insufficient to allow for summary judgment. In a later
ruling, the district court determined that there was no need to determine
the exact scope of the private easement as its proposed use—residential
development—would obviously exceed its scope. The plaintiffs’ action for
declaratory judgment thus was denied.
Only the Fischers’ abuse-of-process claim remained unsettled. The
matter proceeded to a trial before the court. At trial, Nancy Fischer
testified that plaintiffs’ alleged agent, Herrig, had made several
inappropriate and threatening remarks. Specifically, she testified that
Herrig told her that the property at issue did not belong to her, that she
should not attend the meeting of the zoning commission, and that if she
attempted to obstruct the application to rezone the Kress property, the
Fischers would be taken to court, which would be a great financial
burden on her and her family. Nancy Fischer further testified that on
another occasion, Herrig again warned her that legal action would be
very costly and threatened the Fischers with financial ruin if they refused
to cooperate with the development of the Kress property. Finally,
Thomas Fischer testified that Herrig had come to the Fischer farm
unannounced and told him that if the matter went to court, it would get
“costly and ugly.” Fischer found the remark to be a threat, improper,
and unnecessary.
Plaintiffs’ original counsel in the action, James Roth, testified on
behalf of the plaintiffs. He stated that the purpose of the litigation was to
establish the scope and extent of the plaintiffs’ easement across the
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Fischer property and then seek a zoning variance from the county. Roth
specifically denied that the lawsuit was designed to threaten or
intimidate the Fischers. He further observed that if the plaintiffs
prevailed on its easement-by-prescription claim, it would assist them in
their claims of slander of title and tortious interference with contract.
Herrig also testified. He denied making the statements attributed to him
by the Fischers.
The district court held that the Fischers failed to prove their abuse-
of-process claim. The district court specifically found that the plaintiffs’
“primary purpose in commencing the lawsuit was to establish a
prescriptive easement and secure a declaration of their rights under [the]
easement.”
The Schmitts filed a notice of appeal twenty-nine days after this
final district court decision. The Schmitts appealed the district court’s
ruling denying their claim of an unlimited easement across Kress Lane.
Three days later, the Fischers filed what they styled as a cross-appeal,
asserting that the district court erroneously dismissed their claim for
abuse of process. Four days after the Fischer cross-appeal, Stew-Mc
Development cross-appealed, challenging the district court’s ruling that
allowed the Fischers to amend their abuse-of-process petition on the eve
of trial to assert a claim for attorneys’ fees. The Schmitts and Kress
joined in this cross-appeal.
At this point, the Fischers filed a motion to dismiss Stew-Mc
Development’s cross-appeal as untimely. The plaintiffs then filed a
motion to dismiss the Fischers’ cross-appeal as untimely. All parties
then deluged the court with resistances to the motions of the adverse
parties, and the procedural issues were thoroughly joined.
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II. Standard of Review.
We review a grant of summary judgment, whether the action be at
law or equity, for correction of errors at law. Keokuk Junction Ry. v. IES
Indus., Inc., 618 N.W.2d 352, 355 (Iowa 2000). Summary judgment is
appropriate when, after review of the entire record, there is no genuine
issue of material fact. Id.The scope of review in actions for abuse of process is likewise
limited to correction of errors at law. Royce v. Hoening, 423 N.W.2d 198,
200 (Iowa 1988). On appeal, we are bound by the trial court’s findings of
fact if supported by substantial evidence. Collins Trust v. Allamakee
County Bd. of Supervisors, 599 N.W.2d 460, 463 (Iowa 1999).
III. Discussion.
A. Timeliness of Cross-Appeals. At the time of this appeal, Iowa
Rule of Appellate Procedure 6.5(1) (2007) stated that absent the filing of
certain posttrial motions, “appeals to the supreme court must be taken
within, and not after, 30 days from the entry of the order, judgment, or
decree . . . .” The rule further provided, “A cross-appeal may be taken
within the 30 days for taking an appeal or in any event within 5 days
after the appeal is taken.” 1 This court has held that the timeliness of an
appeal is jurisdictional. Robco Transp., Inc. v. Ritter, 356 N.W.2d 497,
498 (Iowa 1984).
No party questions the timeliness of the Schmitts’ original appeal.
The sole issues relate to the timeliness of the Fischers’ cross-appeal and
the cross-appeal of Stew-Mc Development.
1The Iowa Rules of Appellate Procedure have since been amended. While the
time for filing an appeal continues to be thirty days, the time limit for filing a cross-
appeal has been extended to ten days. See Iowa R. App. P. 6.101(2)(b) (2009).
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1. Timeliness of Fischer cross-appeal. Stew-Mc Development
challenges the Fischers’ cross-appeal as untimely. Stew-Mc
Development asserts that the Fischers seek to appeal issues separate
and apart from the issues appealed by the Schmitts and that, as a result,
their action should properly be classified as an appeal, not a cross-
appeal. If the Fischers’ filing is characterized as an appeal it is untimely
because it was not filed within thirty days of the final judgment. If
classified as a cross-appeal, however, it complies with the rule because it
was filed within five days of the Schmitts’ appeal.
This court considered issues similar to those raised in this case in
State ex rel. Iowa Department of Transportation v. General Electric Credit
Corp. of Delaware, 448 N.W.2d 335 (Iowa 1989). In General Electric, the
Iowa Department of Transportation (IDOT) filed an action against three
separate corporate entities regarding their failure to register and pay
statutorily-required fees for the operation of an aircraft within the state.
Gen. Elec., 448 N.W.2d at 337. The district court granted summary
judgment in favor of the IDOT against two of the defendants, Heritage
and G.E. Delaware, but refused to pierce the corporate veil and granted
summary judgment in favor of the third defendant, G.E. Capital. Id.Heritage and G.E. Delaware filed a notice of appeal on the twenty-
ninth day after the district court’s judgment. Id. at 338. IDOT filed a
notice of cross-appeal more than thirty days after the district court
judgment, seeking to appeal from that portion of the district court’s
ruling which granted summary judgment on behalf of G.E. Capital. Id.G.E. Capital sought to dismiss the cross-appeal as untimely, claiming
that because G.E. Capital was not a party to the original appeal, the
filing of the IDOT was not a cross-appeal but in fact should be treated as
an original appeal. Id.9
In addressing G.E. Capital’s argument, the court noted that the
Iowa Rules of Appellate Procedure did not define the term “cross-appeal.”
Id. In light of the lack of definition, the court turned to the underlying
purpose of the rules. The court observed that “[t]he Iowa Rules of
Appellate Procedure, like the Iowa Rules of Civil Procedure, should be
construed liberally so that controversies can be fairly and efficiently
determined, whenever possible, on the merits.” Id. at 339. The court
concluded that allowing cross-appeals like that brought by IDOT “would
streamline the appellate process by making ‘precautionary appeals’ by a
party that prevailed at the trial level against some, but not all, adverse
parties unnecessary.” Id. The court further noted that “[t]he risk of any
party suffering injustice . . . would be minimized, because a party’s stake
in the litigation could still be protected by cross-appeal if portions of the
judgment favorable to it are put in jeopardy by appeal.” Id.Stew-Mc Development attempts to distinguish General Electric by
asserting that in General Electric, the party bringing the cross-appeal was
a litigant with respect to the claims challenged in the original appeal. In
this case, Stew-Mc Development points out that the Fischers are
attempting to file a cross-appeal against a party that was not part of the
original appeal. Stew-Mc Development further claims that the abuse of
process claim that underlies the Fischers’ cross-appeal is factually and
procedurally independent of the claims appealed in the Schmitt’s original
appeal.
We reject Stew-Mc Development’s arguments. In General Electric,
this court explicitly stated that for the purpose of the rules of appellate
procedure,
an action involving multiple parties will be considered to
result in a single judgment, so that where one of the several
parties to the action appeals and jeopardizes any part of the
10
judgment, a party may cross-appeal against any other party
to the litigation within the time allotted for cross-appeals.
Gen. Elec., 448 N.W.2d at 340. We see no reason to depart from this
holding now.
We further note that the approach employed in General Electric is
consistent with Iowa Rule of Appellate Procedure 6.101(1)(c) (2009),
which provides that dispositive orders on fewer than all of the issues in
an action, even though they are severable from the remaining issues,
may be appealed within the time for an appeal from the order or
judgment finally disposing of the action as to all remaining parties or
issues. It would seem inequitable here to treat the Schmitt and Fischer
actions as the same for the ignition of the time period to appeal—thereby
allowing the plaintiffs to wait until the resolution of the Fischers’ abuse
of process claim before filing an appeal on the easement issue—but then
treat the actions as separate and distinct as to the close of the appeal
window. We, therefore, find the Fischers’ cross-appeal timely.
2. Timeliness of Stew-Mc Development cross-appeal. As noted
previously, the Fischers moved to dismiss the Stew-Mc Development
cross-appeal as untimely as it was taken more than five days after the
filing of the Schmitt appeal. The Stew-Mc Development cross-appeal,
however, was filed within five days of the Fischers’ cross-appeal, which
raised the abuse-of-process action on appeal for the first time. The
rationale raised by the Fischers in seeking dismissal of Stew-Mc
Development’s cross-appeal is similar to that raised by Stew-Mc
Development in its challenge to the cross-appeal of the Fischers. We
reject the Fischers’ timeliness challenge to the Stew-Mc Development
cross-appeal for the same reasons that we reject Stew-Mc Development’s
challenge to Fischers’ cross-appeal.
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B. Scope of Private Easement.
1. Scope of easement as applied to proposed residential
development. In their petition, plaintiffs sought a declaratory judgment
that their easement over the Fischer property “is unlimited” and is
“sufficient for . . . residential development purposes.” The Fischers
resisted, arguing that the easement was limited in scope and did not
allow for such a dramatic expansion of use. The district court granted
summary judgment in favor of the Fischers, holding that whatever the
scope of the easement, it was not broad enough to cover the proposed
residential development.
The only evidence in the record related to the scope of the
easement came from affidavits submitted by the Fischers. The affidavits
generally stated that the easement over the Fischer property was granted
to allow access to farm property first to Rosa Birkel and then to two farm
property owners to the north. These facts were not disputed by any
party. In light of the undisputed nature of the facts, the case was ripe
for summary judgment.
We next turn to the law of easements. It is well-settled that “the
dominant estate acquires no greater use[] than the parties intended”
when an easement was created. Schwob v. Green, 215 N.W.2d 240, 243
(Iowa 1974). Ordinarily, however, where the easement involves ingress
and egress, “a mere increase in the frequency of use will not constitute
an additional burden.” Id. Additionally, easements will accommodate
technological developments. See generally Skow v. Goforth, 618 N.W.2d
275, 278 (Iowa 2000) (noting that an easement for horse and buggy
access may be used by dominant estate for modern vehicles).
The proposed use of Kress Lane for a major residential
development, however, greatly expands the original scope of the
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easement, which was granted to two farm properties at a time when
comparatively dense residential development was not contemplated. See
Flynn v. Mich.-Wis. Pipeline Co., 161 N.W.2d 56, 61 (Iowa 1968) (scope of
easement, if not defined, is only that which is “reasonably necessary and
convenient for the purposes for which it was created”). Residential and
agricultural access to two farm properties at the turn of the century is a
much different proposition than access to a modern residential
development. It is not a mere increase in use, but a change in use that
could not have been within the contemplation of the parties when the
original easement was granted. See Boudreau v. Coleman, 564 N.E.2d 1,
5–6 (Mass. App. Ct. 1990) (finding residential development to be an
additional burden outside the intent of the parties); Leffingwell Ranch,
Inc. v. Cieri, 916 P.2d 751, 756–58 (Mont. 1996) (finding subdivision of
dominant estate into 174 parcels not within parties’ intent and
inconsistent with historical use); Nadeau v. Town of Durham, 531 A.2d
335, 337–38 (N.H. 1987) (finding development of housing for senior
citizens with fourteen units not reasonably foreseeable); Restatement
(Third) of Property § 4.1(1), at 496–97 (2000) (“A servitude should be
interpreted to give effect to the intention of the parties ascertained from
the language used in the instrument, or the circumstances surrounding
creation of the servitude, and to carry out the purpose for which it was
created.”).
We recognize that there is some authority that appears to be more
amenable to alterations in the use of easements. See Shooting Point,
L.L.C. v. Wescoat, 576 S.E.2d 497, 503 (Va. 2003) (finding subdivision of
dominant tenement into residential lots an increase in the degree of
burden but not an imposition of an additional burden); Clain-Stefanelli v.
Thompson, 486 S.E.2d 330, 337 (W. Va. 1997) (finding prescriptive
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easement supported future residential development because residential
access was original purpose and use of easement). We conclude,
however, that the better view under the undisputed facts of this case is
that the original grantors did not contemplate the expansive use of the
easement now sought by the plaintiffs and that this fact is dispositive.
As a result, we conclude that the district court properly granted
summary judgment to the Fischers on the issue of the scope of the
private easement. 2
2. Failure of district court to delineate precise scope of easement.
The plaintiffs further argue that the district court did not fully resolve the
issues in the litigation by simply declaring that the easement was
insufficient to support the proposed residential development. They argue
that the district court should have further clarified the scope and
dimensions of the private easement, even if it was insufficient to
accommodate the proposed development.
In a declaratory action, the ordinary rules of pleading apply. Smith
v. Bitter, 319 N.W.2d 196, 201 (Iowa 1982). Declaratory actions are thus
governed by the same liberal pleading standards that are applied in other
civil actions. As in any other action, an issue may be directly, or
impliedly, raised by the pleadings. See Frederick v. Shorman, 259 Iowa
1050, 1056–57, 147 N.W.2d 478, 482 (1966). Issues may also be tried
by consent of the parties even if the issue is not expressly framed by the
pleadings. Rouse v. Rouse, 174 N.W.2d 660, 666 (Iowa 1970) (issues
may be tried by consent, though not specifically presented in the
pleadings); Bloomfield v. Weakland, 199 P.3d 318, 326 (Or. Ct. App.
2The plaintiffs also assert on appeal that the Fischers are barred by laches or
estoppel from asserting that their easement over Kress Lane is limited. As these issues
were neither presented to nor ruled upon by the district court, they have not been
preserved for appeal. See Meier v. Senecaut, 641 N.W.2d 532, 537 (Iowa 2002).
14
2008) (finding express easement claim tried by implied consent in
declaratory action).
Nonetheless, the mere mention of a subject in a petition for
declaratory action does not open the door to resolution of any and all
hypothetical issues. Instead, the issues decided by the district court
should be limited to those directly or impliedly raised by the pleadings or
litigated with the consent of the parties. There must be a live case or
controversy that is actually being litigated in order for a court to declare
the rights of the parties. See Trans Pac. Leasing Corp. v. Aero Micronesia,
Inc., 26 F. Supp. 2d 698, 712 (S.D.N.Y. 1998) (holding where “parties
have failed adequately to present the issue to the Court,” a declaratory
ruling is not available); Canyon Lake Park, L.L.C. v. Loftus Dental, P.C.,
700 N.W.2d 729, 736 (S.D. 2005) (finding trial court not required to rule
on whether easement allowed tenement owner to take full count of
parking spaces where issue was outside scope of pleadings); Gwinn v.
Collier, 443 S.E.2d 161, 164 (Va. 1994) (holding property owner not
entitled to declaratory relief on whether use of property for storage
purposes complied with zoning ordinance where owner had not
requested relief on that issue).
In this case, the pleading states that the issue before the court is
whether plaintiffs’ “access over the easement is unlimited and would
include access sufficient to support a rezoning of the Kress Stew-Mc
property for residential development. . . .” The pleading is narrow and
does not raise the issues that the plaintiffs now seek to litigate.
Moreover, our review of the record indicates that the issue of whether the
easement could support the proposed residential development was the
only one that was truly litigated by the parties. Other issues related to
the easement’s precise dimensions, location, and scope were simply not
15
explored with sufficient intensity to characterize them as litigated by
consent. As a result, the district court did not err in declining to grant
relief beyond that necessary to decide the present controversy.
C. Abuse of Process. After trial, the district court ruled against
the Fischers with respect to their claim for abuse of process. The district
court found that the plaintiffs’ primary purpose in filing their action was
“to establish a prescriptive easement and secure declaration of their
rights under [the] easement.” The district court further found that
Herrig’s alleged statements, even if assumed to be true, were general
statements that were insufficient to establish a claim of abuse of process.
Upon review of the record, we affirm the judgment of the district
court. The district court applied the correct legal standard in examining
an abuse-of-process claim. To prove a claim of abuse of process, a
plaintiff must show (1) use of the legal process, (2) in an improper or
unauthorized manner, and (3) that damages were sustained as a result
of the abuse. Gibson v. ITT Hartford Ins. Co., 621 N.W.2d 388, 398 (Iowa
2001). With respect to the second element of the cause of action for
abuse of process, “ ‘[t]he plaintiff must prove that the defendant used the
legal process primarily for an impermissible or illegal motive.’ ” Id.(quoting Wilson v. Hayes, 464 N.W.2d 250, 266 (Iowa 1990)).
After reviewing the evidence, the district court made a factual
determination that the primary purpose of the litigation was to establish
a prescriptive easement and their rights thereunder. There is substantial
evidence to support the district court’s determination, including
testimony by the plaintiffs’ original counsel. There was, moreover, a
substantial legal issue in this case, namely, whether the use of the Kress
property by many landowners in a proposed residential development
amounted to a change in the scope of the easement or merely an increase
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in use. As noted above, there is some division in the authorities on this
issue, and the question often involves a matter of degree.
Because the district court applied the correct law on the abuse-of-
process claim and because the district court’s factual findings are
supported by substantial evidence, we affirm the district court’s
dismissal of the abuse-of-process claim. Because of our ruling on the
merits, it is not necessary for us to address the timeliness of the motion
to amend the pleadings to assert a claim for attorneys’ fees based upon
abuse of process.
IV. Conclusion.
For the above reasons, the judgment of the district court is
affirmed.
AFFIRMED.