Cunningham, R. v. Cronin, B.

J-A03037-19
2019 PA Super 82ROBERT CUNNINGHAM, GINA : IN THE SUPERIOR COURT OF
GODFREY, AND MOSHE MARVIT : PENNSYLVANIA
:
v. :
:
BETH CRONIN :
:
APPEAL OF: MOSHE MARVIT : No. 1078 WDA 2018
Appeal from the Judgment Entered June 28, 2018
in the Court of Common Pleas of Allegheny County
Civil Division at No(s): G.D. 16-13900
ROBERT CUNNINGHAM, GINA : IN THE SUPERIOR COURT OF
GODFREY, AND MOSHIE MARVIT : PENNSYLVANIA
:
v. :
:
BETH CRONIN :
:
APPEAL OF: GINA GODFREY : No. 1079 WDA 2018
Appeal from the Judgment Entered June 28, 2018
in the Court of Common Pleas of Allegheny County
Civil Division at No(s): G.D. 16-13900
BEFORE: BOWES, J., SHOGAN, J. and STRASSBURGER, J.*
OPINION BY STRASSBURGER, J.: FILED MARCH 20, 2019
Moshe Marvit and Gina Godfrey (collectively, Appellants) appeal from
the judgment entered on June 28, 2018, against them and in favor of Beth
Cronin. Upon review, we reverse.
* Retired Senior Judge assigned to the Superior Court.
J-A03037-19
We provide the following background. In the 1930s, John C. Coyne and
Mary Coyne developed an area in the Greenfield section of Pittsburgh between
Lydia and Winterburn Streets. The area is called the Coyne Plan and consisted
of 2½ acres subdivided into 28 lots. Running through these lots was a street,
Coyne Terrace, a 40-foot wide private road. In addition, the Coyne Plan
included a 10-foot wide alleyway and greenway with concrete steps off
Winterburn Street (the Lot).
On August 11, 1948, Coyne Terrace was opened as a public street, and
the Lot remained private. On October 26, 1999, Godfrey purchased a home
in the Coyne Plan. On February 18, 2013, Marvit purchased a home in the
Coyne Plan.
In March of 2009, Allegheny County assigned a lot and block number to
the Lot (Lot & Block No. 54-R-92), and registered this now-taxable Lot to the
Coynes. The Lot was assigned an assessed value of $1,600. Because taxes
were not paid on the Lot, on October 25, 2013, the City of Pittsburgh sold the
Lot to Cronin at a Treasurer’s Sale for $742. Cronin also owned a home in the
Coyne Plan. According to Appellants, beginning in July 2015, Cronin has
blocked Appellants’ access to the Lot.
On July 28, 2016, Appellants1 filed a petition in the Court of Common
Pleas of Allegheny County asserting rights to the Lot via an easement by
1Robert Cunningham joined Appellants in filing this petition; however, he is
not participating in this appeal.
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implication. The matter was submitted on briefs at a non-jury trial, with all
parties filing proposed facts and conclusions of law.
Appellants contended that “the conveyance of real estate that
references a map or plan containing streets, ways, parks, open spaces, and
the like, creates an easement to all properties within the plan to use the street
and other spaces.” Appellants’ Facts and Conclusions of Law, 5/21/2018, at
4-5 (citing Restatement 3d of Property: Servitudes § 2.13). Thus, they
claimed that because the Lot was referenced in the Coyne Plan, and they
owned homes in the Coyne Plan, they were entitled to use of the Lot. Cronin
contested this position, claiming that Appellants had not produced “any
purchaser deeds, and therefore, it cannot be said whether the Coynes ever
dedicated an easement to anyone.” Cronin’s Response, 6/20/2018, at 3
(numbering supplied). In addition, Cronin claimed that even if there were an
easement, “it has not been established that there was ever an acceptance of
the dedication [of that easement] within twenty-one years.” Id. Appellants
responded that they had indeed attached the deeds to their briefs.2 Response,
6/27/2018, at 1.
2 A review of the certified record reveals that Appellants attached to their Facts
and Conclusions of Law a map of the Coyne Plan from the Allegheny County
Department of Real Estate, which shows the Lot. Appellants’ Facts and
Conclusions of Law, 5/21/2018, at Exhibit 1. Also included is a deed to
Godfrey, which shows that she purchased lot 28 in the Coyne Plan and a deed
to Marvit, which shows that he purchased lot 23 in the Coyne Plan. Id. at
Exhibits 3 and 4.
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On June 28, 2018, the trial court entered judgment in favor of Cronin
and against Appellants. The trial court denied Appellants’ timely-filed post-
trial motions; Appellants timely filed a notice of appeal; and both Appellants
and the trial court complied with Pa.R.A.P. 1925.3
Our standard of review in a non-jury trial is well established:
We must determine whether the findings of the trial
court are supported by competent evidence and
whether the trial judge committed error in the
application of law. Additionally, findings of the trial
judge in a non-jury case must be given the same
weight and effect on appeal as a verdict of a jury and
will not be disturbed absent error of law or abuse of
discretion.
Yablonski v. Keevican Weiss Bauerle & Hirsch LLC, 197 A.3d 1234, 1238
(Pa. Super. 2018) (quoting Davis ex rel. Davis v. Gov’t Employees Ins.
Co., 775 A.2d 871, 873 (Pa. Super. 2001) (citations omitted)).
According to the trial court, because the deeds did not contain “a
reservation or reference to dedication or easement in [the Lot]” by the Coynes,
Appellants did not have an easement in the Lot. Trial Court Opinion,
9/25/2018, at 5. Moreover, the trial court concluded that even if there were
an easement, once the Coynes failed to pay their taxes and the lot was sold,
any prior easement was extinguished. Id.3 In addition to briefs on appeal by Appellants and Cronin, the City of
Pittsburgh has filed an amicus curiae brief supporting Appellants’ position.
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Here, Appellants claimed that they were entitled to an implied
easement, a legal theory that contemplates the fact that there is no express
dedication. They claim instead that “[w]hen … lots are sold according to a
subdivision plan on which a street has been plotted by the grantor, the
purchasers acquire property rights in the use of the street.” Appellants’ Brief
at 9 (quoting Kao v. Haldeman, 728 A.2d 345, 347 (Pa. 1999)). According
to Appellants, their purchasing of lots in the Coyne Plan included an easement
for the Lot.
In considering whether Appellants established an implied easement in
the Lot, we are guided by this Court’s decision in Potis v. Coon, 496 A.2d
1188 (Pa. Super. 1985). In Potis, the appellants claimed their rights to an
implied easement based upon references to maps; appellees asserted that the
appellants did not satisfy the requirements of an easement by implication4 and
therefore the appellants were not entitled to an easement. This Court offered
the following.
We find that neither position is entirely correct. An easement by
reference to a map or plat[] is not an express easement but,
rather, an easement by implication. However, the criteria
enumerated [supra] do not apply to an easement by reference to
a map or plat[], which is a particular type of implied easement
controlled by its own principles. Instead, we look to the following
4Typically, an easement by implication is established “where an owner of land
subjects part of it to an open, visible, permanent and continuous servitude or
easement in favor of another part[y].” Tosh v. Witts, 113 A.2d 226, 228 (Pa.
1955). If an owner “then aliens either, the purchaser takes subject to the
burden or the benefit as the case may be, and this irrespective of whether or
not the easement constituted a necessary right of way.” Id.-5-
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well established principles concerning an easement by reference
to a map or plat[]:
It is well settled that the grantee of a lot, which is sold
according to a plan of lots on which streets or alleys
not previously opened or projected as a public street
are plotted out by the grantor, acquires an easement
over those streets and alleys as a private right of
property arising out of the grant, of which he cannot
be deprived without compensation[.]
Cox’s Inc. v. Snodgrass, [] 92 A.2d 540, 541 ([Pa.] 1952).
References to a plan contained in deeds make the plan a part of
the deed or conveyance and constitute a dedication of the streets,
alleys and ways shown on the plan, to the use of the purchasers
as public ways[.] ... Where a street called for a boundary in a deed
is not a highway nor dedicated to public use, the grantee does not
take title in fee to the center of it, but by implication acquires an
easement, or right of way, over the lands. There is in such a case,
an implied covenant that there is a way corresponding with the
one described in the deed, that so far as the grantor is concerned
it shall be continued and that the grantee, his heirs and assigns,
shall have the benefit of it.
Potis, 496 A.2d at 1191-93 (some citations and quotation marks omitted).
Thus, in Potis, this Court turned to an examination of the deeds and
plan to determine whether the appellants “acquired an easement over the
unopened road by reference to such maps.” Id. at 1193. We will do the same.
In this case, a review of the deeds reveals reference to the Coyne Plan,
and indicates that Appellants’ lots were sold in accordance with that plan.
Thus, we conclude that Appellants indeed have an easement in the Lot.
However, we must still determine whether the tax sale extinguished the
easement, as suggested by the trial court. See Trial Court Opinion,
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9/25/2018, at 5 (“If there had ever been an easement for the Coyne [Plan]
residents over [] Cronin’s property, it was extinguished by the [tax] sale.”).
The law in this Commonwealth is longstanding.
[I]f land is sold for taxes, an easement, servitude, or interest in
the nature of an easement is not destroyed, but the purchaser
takes subject thereto. It is the estate and interest *** [of] the
real owner or owners of the land sold which passes by the sale,
and not some other estate or interest which the real owner or
owners did not have. The default of the real owner or owners was
the failure to pay taxes on the land, which they owned and which
was subject to the right of way; the title which the purchaser
acquired was the title of that real owner or owners[.]
Tide-Water Pipe Co. v. Bell, 124 A. 351, 355 (Pa. 1924) (internal quotation
marks omitted).
Here, Cronin purchased the land at the tax sale and received the same
title as the Coynes. As discussed supra, the Coynes’ title included an
easement over the Lot for the homes sold in accordance with the Coyne Plan.
Thus, the trial court erred in concluding that the tax sale extinguished this
easement.
Judgement reversed. Jurisdiction relinquished.
Judgment Entered.
Joseph D. Seletyn, Esq.
Prothonotary
Date: 3/20/2019
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