IN THE COURT OF APPEALS OF THE STATE OF MISSISSIPPI
NO. 2015-CA-01875-COA
JOHN WILLIAM MAYTON, J.A. MCNEIL, AND APPELLANTS/CROSS-
MICHAEL MARANTO, JR. APPELLEES
v.
JANE OLIVER APPELLEE/CROSS-
APPELLANT
DATE OF JUDGMENT: 11/19/2015
TRIAL JUDGE: HON. MARIE WILSON
COURT FROM WHICH APPEALED: WASHINGTON COUNTY CHANCERY
COURT
ATTORNEY FOR APPELLANTS: PHILIP MANSOUR JR.
ATTORNEY FOR APPELLEE: LAWRENCE DOUGLAS WADE JR.
NATURE OF THE CASE: CIVIL - REAL PROPERTY
DISPOSITION: ON DIRECT APPEAL: AFFIRMED; ON
CROSS APPEAL: AFFIRMED – 11/30/2017
MOTION FOR REHEARING FILED:
MANDATE ISSUED:
EN BANC.
WILSON, J., FOR THE COURT:
¶1. This is a case about four neighbors on a cul-de-sac in Greenville. Three of them, the
plaintiffs, allege that the other, Jane Oliver, violated a restrictive covenant and interfered
with express or prescriptive drainage easements when she blocked a PVC pipe that emptied
water from their lots onto her property. The chancellor found that the plaintiffs failed to
establish the existence of an express or prescriptive drainage easement and denied their
claims for injunctive relief and damages. The chancellor also denied Oliver’s request for
attorney’s fees and her counterclaim for damages. The plaintiffs appealed, and Oliver cross-
appealed. We find no error and affirm.
FACTS AND PROCEDURAL HISTORY
¶2. The Orchard Plantation Subdivision in Greenville was established in 1978. The
approximately ten-acre subdivision was divided into seven lots along Orchard Place, a
private road that winds south off of Tampa Drive before dead-ending in a cul-de-sac. The
Washington County Board of Supervisors approved the subdivision’s plat and “Drainage
Plan,” and both were recorded in the county land records. The subdivision’s “Declaration
of Protective Covenants and Restrictions” was also recorded in the county land records.
¶3. All but one of the subdivision’s current property owners are parties to this case.
Defendant Oliver bought her home on Lot 5 in 1987. Lot 5 is at the south end of Orchard
Place in the cul-de-sac. Plaintiff J.A. McNeil bought Lot 6 in 1981 and built a home on it
in 1986. McNeil’s home is north of Oliver’s on the east side of Orchard Place. McNeil also
owns two other lots in the subdivision that are not directly at issue in this case. In 2010,
plaintiff Michael Maranto purchased the home on Lot 4, which is adjacent to and essentially
due west of Oliver’s home. In 2013, plaintiff John William Mayton purchased the home on
Lot 3, which is north of Maranto’s lot and northwest of Oliver’s lot on the west side of
Orchard Place. Mayton bought his home out of foreclosure after it had been vacant for about
two years.
¶4. In the spring of 2014, Greenville experienced several consecutive days of heavy rain.
Oliver testified that her yard flooded all the way up to the top step of her porch, almost inside
her house. Oliver concluded that the flooding was caused or exacerbated by water flowing
into a culvert that runs under her driveway in front of her house and—in particular—by a six-
2
inch PVC pipe that runs under the street from Mayton’s house (Lot 3)1 and then empties into
Oliver’s culvert. Oliver testified that she had never noticed the PVC pipe prior to the heavy
rain and flooding in the spring of 2014. But on that occasion, water was flowing from the
pipe “like a fountain . . . into [her] yard in a huge rush.” To address the problem as she
perceived it, Oliver blocked her culvert and plugged the end of the PVC pipe using plywood
and bags of unmixed concrete. According to Oliver, this alleviated her problems.
¶5. However, the plaintiffs claim that Oliver’s actions made their drainage problems much
worse. The PVC pipe ran beneath Orchard Place in a southeasterly direction from Mayton’s
yard to Oliver’s culvert. The pipe had been draining water from Mayton’s yard and runoff
from the northeast part of Maranto’s yard into Oliver’s culvert. Mayton and Maranto
testified that by blocking the PVC pipe, Oliver caused water to back up into their yards,
which led to several weeks of standing water and significant damage to their lawns.
¶6. McNeil testified that water from his yard previously drained into Oliver’s culvert. He
also testified that Oliver had directed the natural flow of water from his yard toward her
culvert when she built a “berm” along their property line in the 1990s. McNeil claimed that
by blocking the culvert, Oliver caused water to back up into his yard, which caused several
weeks of standing water and significant damage to his lawn. Oliver generally disputed her
neighbors’ claims and denied that their drainage issues were any worse than before.
¶7. On June 10, 2014, Mayton, McNeil, and Maranto filed a complaint against Oliver in
1
There is some ambiguity in the record as to whether the beginning point of the PVC
pipe is on Mayton’s lot or Maranto’s lot (Lot 4). However, the ambiguity is not material to
any of the issues in this appeal. As explained below, the pipe drains both lots, and both
Mayton and Maranto claim it as a drainage easement.
3
the Washington County Chancery Court. They alleged that Oliver was in violation of the
subdivision’s restrictive covenants, that they were entitled to use “utility easements” shown
on the subdivision’s plat to drain their respective lots, and that the subdivision’s “current
drainage pattern [was] consistent with the [subdivision’s] original Drainage Plan,” which
they attached as an exhibit to the complaint. The plaintiffs sought preliminary and permanent
injunctive relief and damages based on Oliver’s alleged violation of the covenants and
interference with the easements.
¶8. Oliver answered, denied the plaintiffs’ allegations, and filed a counterclaim. She
alleged that the plaintiffs’ use of the PVC pipe to divert water from their lots onto her
property violated the subdivision’s restrictive covenants and Drainage Plan. She also alleged
that Mayton had added “fill dirt” to his property, which had altered the neighborhood’s
drainage pattern and Drainage Plan. Oliver further alleged that the plaintiffs’ actions and the
resulting drainage onto her property had caused damage to her yard and driveway, and she
sought injunctive relief (removal of the PVC pipe) and damages.
¶9. On July 15 and 17, 2014, the chancellor held a hearing on the plaintiffs’ request for
a preliminary injunction. At the hearing, an engineer hired by the plaintiffs, Marcus Hooker
Jr., had to concede that the plaintiffs’ claims—and the neighborhood’s current drainage
pattern—were not consistent with the subdivision’s Drainage Plan. Among other things, the
drainage from Mayton’s and Maranto’s lots through the PVC pipe and into Oliver’s culvert
was directly contrary to the flow of water depicted on the Drainage Plan. In fact, the
Drainage Plan showed that water should drain west off of Mayton’s lot, away from Oliver’s
4
lot. The Drainage Plan called for a “swale” on Mayton’s lot to direct drainage to the west;
however, Hooker testified that the swale did not exist at the time he inspected the property.
Hooker conceded that drainage from the Mayton lot was “actually going in exactly the
opposite way from the Drainage Plan,” while drainage on the Oliver lot was substantially
consistent with the Drainage Plan.
¶10. The Drainage Plan did call for a twenty-four-inch “cross drain” under the street,
somewhat to the north of the actual path of the PVC pipe. However, the Drainage Plan
called for the cross drain to carry water west from McNeil’s lot across the street to Mayton’s
lot, where it would then continue to drain west off the back of Mayton’s lot. In other words,
the PVC pipe was draining water in roughly the opposite direction of the cross drain depicted
on the Drainage Plan. There is no evidence that such a cross drain was ever installed.
¶11. McNeil testified that a prior owner of the Mayton lot (Lot 3), Tom Cameron, installed
the PVC pipe in December 2007. According to McNeil, the PVC pipe replaced an old metal
pipe that had been in the same location since at least 1981. McNeil testified that he and
Cameron agreed that the metal pipe should be replaced because it had become “compressed”
or “clogged” or “crushed,” which had “retarded the flow of water from one side to the other.”
McNeil discussed the new PVC pipe with all of the subdivision’s residents except Oliver and
her husband, which he considered a sufficient consultation with the subdivision’s “board.”
He testified that this gave him “a majority” of votes to put in the PVC pipe “since [he has]
three lots and three votes.” McNeil testified that he did not tell the Olivers about the new
pipe because “[t]hey don’t agree to anything.” As noted above, Oliver testified that she was
5
unaware of the PVC pipe emptying into her culvert prior to the heavy rains and flooding in
the spring of 2014. She also testified that she was not aware of the prior metal pipe.
¶12. Mayton testified that his house had been vacant for two years before he bought it out
of foreclosure in 2013. There was a problem with standing water in his yard because the
PVC pipe was not draining properly. Mayton testified that he had the pipe cleaned out,
which resolved the problem. McNeil also testified that Leroy Davenport, who owned Lot
3 before Tom Cameron, “was not real good about cleaning out the [PVC pipe],” which
resulted in the pipe not draining properly for periods of time and standing water on Lot 3.
¶13. The Drainage Plan provided that the runoff from Maranto’s lot (Lot 4) should drain
primarily to the west along the “swale” on Mayton’s property. The Plan provided that the
remainder of the runoff from his property would drain south down the Maranto/Oliver
property line into a “catch basin” and eventually into what was referred to as “Ditch Number
Seven” or “Number Seven Drainage Canal,” which is located to the south of Oliver’s
property. Drainage along the Maranto/Oliver property line into the catch basin has not been
impeded and does not appear to be at issue in this litigation. As noted above, the Drainage
Plan does not call for any drainage from the Maranto lot via the disputed PVC pipe.
¶14. Oliver testified that in the 1990s her house flooded with approximately eighteen
inches of water throughout. She did not believe that any of the other houses on her street
experienced similar flooding. To avoid future flooding, she resolved to improve the drainage
on her property, and she had a system of “catch basins” constructed. She added to the system
as time went by, and she testified that there were approximately ten such catch basins on her
6
lot at the time of trial. These basins drain into a “slough” behind her property and eventually
into the drainage ditch or canal to the south. Oliver testified that she spent about $10,000 on
the first basins she installed in the 1990s and had incurred additional costs as she added to
her drainage system. Oliver objected to her neighbors draining their lots onto her property
and overloading her drainage system. Oliver denied that she had exacerbated her neighbors’
drainage issues by blocking her culvert or the PVC pipe. Oliver also claimed that Mayton
had exacerbated drainage problems in the cul-de-sac by putting in a pool and elevating parts
of his lot with fill dirt.
¶15. The recorded plat for the subdivision was admitted into evidence in the chancery
court. The plat shows two twenty-five foot “utility easements” along the path of the planned
private road in the subdivision. As constructed, the road appears to occupy about half of the
combined width of the utility easements. The plat does not provide any further description
of the purpose or permissible uses of the “utility easements.”
¶16. The warranty deed conveying Lot 5 to Oliver and her husband was also admitted into
evidence. Although Oliver testified that she was unaware of the subdivision’s restrictive
covenants, the deed states that the “conveyance [was] subject to all rights of way and
easements of record, as well as the protective covenants of record in Book 1396 at page 623
of [the Washington County] land records.” As relevant to this litigation, the referenced
“Declaration of Protective Covenants and Restrictions” states as follows: “Easements
reserved for drainage and utility purposes, as shown upon the plat filed herewith or any other
instrument of record, shall remain unobstructed.”
7
¶17. There was also some evidence introduced of two five-foot drainage easements along
what is at present the Oliver/Maranto (Lot 5/Lot 4) property line. A 1980 survey showing
the drainage easements was attached to and recorded with a 1980 deed. The two five-foot
drainage easements were also shown on a survey attached to a 2006 deed in which Oliver and
her husband conveyed Lot 5 from a “family trust” to themselves. The five-foot easements
are along the Oliver/Maranto property line, some distance to the south and west of the
endpoint of the disputed PVC pipe.
¶18. On July 25, 2014, the chancellor entered an order granting the plaintiffs’ request for
a preliminary injunction. In her order, the chancellor stated that an “application for a
preliminary injunction is a matter committed to the [chancellor’s] sound discretion,” and she
found that “on a balancing of the [four] factors” relevant to such an application,2 the
plaintiffs’ request should be granted. Therefore, the chancellor ordered Oliver to remove all
obstructions to the culvert and PVC pipe pending a final hearing on a permanent injunction.
¶19. In August 2015, the court held a final hearing on the plaintiffs’ claims for permanent
injunctive relief and damages and Oliver’s counterclaim for damages. The chancellor
received additional testimony from the parties and then permitted the parties to submit
proposed findings of fact and conclusions of law. The record does not include the plaintiffs’
proposed findings and conclusions, but it does include Oliver’s.
¶20. On November 19, 2015, the chancellor entered an opinion and final judgment denying
the plaintiffs’ claims for permanent injunctive relief and damages and denying Oliver’s
2
See, e.g., Am. Elec. v. Singaryar, 530 So. 2d 1319, 1324 (Miss. 1988).
8
counterclaim for damages and request for attorney’s fees. The chancellor found that the
plaintiffs failed to prove an express or prescriptive drainage easement. The chancellor also
found that the plaintiffs’ claims were not supported by the subdivision’s recorded Drainage
Plan and that the plaintiffs were not entitled to relief based on Oliver’s alleged violation of
the subdivision’s restrictive covenants. On Oliver’s counterclaim, the chancellor found that
Oliver failed to prove that the alleged damages to her driveway in the amount of $79,185.50
were the plaintiffs’ fault rather than just the “natural result of the shifting ground that we all
routinely experience in the Delta.” The plaintiffs appealed, and Oliver cross-appealed.
ANALYSIS
¶21. On appeal, the plaintiffs argue that the chancellor erred by denying their claims for
injunctive relief and damages and, specifically, that the chancellor erred when she found that
they failed to prove express drainage easements, prescriptive drainage easements, or an
actionable violation of the subdivision’s restrictive covenants. On cross-appeal, Oliver
argues that the chancellor erred by denying her request for her attorney’s fees. She contends
that she was entitled to an award of attorney’s fees because she was wrongfully enjoined by
the chancery court’s order granting a preliminary injunction. We address these issues in turn,
we find no error, and we affirm the judgment of the chancery court in its entirety.3
I. Express Drainage Easements
¶22. Mississippi law recognizes express, implied, and prescriptive easements. Favre v.
3
The parties’ pleadings, arguments, and evidence in the chancery court did not rely
on or address the general common-law principles governing the duties and rights of “upper”
and “lower” landowners. See generally Hall v. Wood, 443 So. 2d 834, 838-40 (Miss. 1983).
Therefore, our decision does not address these principles.
9
Jourdan River Estates, 148 So. 3d 361, 368 (¶20) (Miss. 2014). The plaintiffs in this case
first contend that they are entitled to injunctive relief and damages based on express drainage
easements. The existence or nonexistence, nature, and extent of an express easement are
“determined by the language of the deed [or other instrument], taken in connection with the
circumstances existing at the time of making it.” Id. “Descriptions of easements may be
fairly general,” but they must be accurate and clear. Id.
¶23. “[T]o determine what the parties intended, this Court must first examine the language
contained in the ‘four corners’ of the instrument.” Warren v. Derivaux, 996 So. 2d 729, 735
(¶12) (Miss. 2008). We “construe the language in a manner which makes sense to an
intelligent layman familiar only with the basics of English language.” Id. (quotation marks
omitted). If the parties’ intent is not clear from the “four corners” of the instrument, we “will
employ any applicable canons of contract construction.” Id. at (¶14). “One such canon . . .
is that great weight should be given to practical construction which the parties have placed
upon the instrument.” Id. (quotation marks omitted).
¶24. “In construing the language of an easement, the rules for the interpretation of deeds
and other written instruments apply.” Hobgood v. Koch Pipeline Se. Inc., 769 So. 2d 838,
843 (¶24) (Miss. Ct. App. 2000); accord Warren, 996 So. 2d at 735 (¶12). “Whether [an
instrument] is ambiguous is a question of law which we review de novo.” Crisler v. Crisler,
963 So. 2d 1248, 1251 (¶5) (Miss. Ct. App. 2007) (citing Tupelo Redevelopment Agency v.
Abernathy, 913 So. 2d 278, 283 (¶12) (Miss. 2005)). However, “[i]f an ambiguity is found
to exist, its interpretation is a matter for the trier of fact which we review under a substantial
10
evidence/manifest error standard.” Id.; cf. Epperson v. SOUTHBank, 93 So. 3d 10, 17 (¶20)
(Miss. 2012) (holding that if a contract is “ambiguous or subject to more than one
interpretation, the case must be submitted to the trier of fact, and summary judgment is not
appropriate”). Therefore, if there is an ambiguity as to existence of the express drainage
easement claimed by the plaintiffs, the chancellor’s ruling becomes a question of fact.
¶25. In Warren, supra, the “pivotal question” was whether a “Reciprocal Easement”
between Warren and Smith “establishe[d] a perpetual easement for parking and signage in
addition to [an] easement for ingress and egress.” Id. at 732 (¶1). The instrument at issue
was “entitled ‘Reciprocal Easement’” and granted an “Easement” for “ingress and egress.”
Id. at 733 (¶3). It also provided: “parties with business interest [with Smith] may cross-park
in four spaces owned by W.W. Warren.” Id. at 733 (¶3). Finally, the document granted
Smith a “legal right” to have “a business sign as mutually agreed upon” at a specific location
on Warren’s property.
¶26. A dispute later arose as to whether the “Reciprocal Easement” “created a perpetual
easement as to parking and signage” or “mere” revocable “privileges as to the parking and
signage.” Id. at 733-35 (¶¶5, 11). The Supreme Court held that the reciprocal easement was
not accurate and clear on these issues. See id. at 736 (¶16). However, the Court applied “the
general rule . . . that where the grant is in general terms, the exercise of the right, with the
acquiescence of both parties, in a particular course or manner, fixes the right and limits it to
the particular course or manner in which it has been enjoyed.” Id. And the evidence in that
case indicated that the parties and their successors had treated parking and signage as rights,
11
not mere privileges. See id. at (¶¶16, 18). The Court also relied on the rule that “[a]ny
ambiguity . . . should be construed against the drafting party” (Warren). Id. at (¶17).
¶27. Relying on Warren, the plaintiffs here argue that the twenty-five foot “utility
easements” shown in the original subdivision plat should be construed as drainage easements
because of their historical “use for drainage and acquiescence by [Oliver].” The chancellor,
however, concluded that the “utility easements” could not be so broadened as to permit the
plaintiffs to all drain their respective lots through and across Oliver’s property. The
chancellor reasoned that the express terms of the subdivision plat did not authorize use of the
utility easements for drainage. The chancellor also reasoned that the contemporaneous
subdivision Drainage Plan clearly did not contemplate use of the utility easements for
drainage in the manner or direction urged by the plaintiffs.
¶28. We find no error in the chancellor’s ruling on this issue. In Warren, the parties’
“Reciprocal Easement” expressly authorized the use of four parking spots and the placement
of a sign in a specific location on the servient estate. In that case, the plaintiff relied on the
parties’ subsequent “practical construction” of the easement and Warren’s “acquiescence”
only (1) to clarify and resolve any ambiguity as to whether the express provisions for parking
and signage were true easements or “mere” revocable “privileges” and (2) to determine
which four parking spaces he could use. See Warren, 996 So. 2d at 733-36 (¶¶3-5, 11-18).
The Warren Court also relied on the rule that ambiguities should be resolved against the
drafter, which in that case favored recognition of the easements. See id. at 736 (¶17).
¶29. The issues in this case are materially different. None of the parties to this litigation
12
drafted the subdivision plat. More important, the plat depicts easements that are described
only as “utility easements.” The plat provides no further elaboration of the easements’
purposes or permissible uses. The plaintiffs argue that an alleged history of use and
acquiescence has transformed these utility easements into significant drainage easements.
Indeed, the plaintiffs seek to transform the utility easements into a legal right to impose a
drainage pattern that is directly contrary to the subdivision’s Drainage Plan—which was
recorded contemporaneously with the plat. Warren recognizes that subsequent use of an
easement may serve to clarify the “course, manner, extent, and length” of an express
easement grant. Id. at 736 (¶16). However, the Supreme Court did not hold that use of the
easement can materially change the permissible uses of the easement.
¶30. Neither the subdivision plat nor any other document in evidence unambiguously
establishes the drainage easement claimed by the plaintiffs in this case.4 In addition, the
chancellor did not manifestly err in finding that the plaintiffs failed to established such an
easement through extrinsic evidence. Therefore, we affirm the chancellor’s ruling that the
plaintiffs failed to prove an express drainage easement.
II. Prescriptive Drainage Easements
¶31. The plaintiffs also argue that they proved a prescriptive easement to use the PVC pipe
to drain water from their lots onto Oliver’s property. However, the plaintiffs’ complaint did
4
The plaintiffs’ reliance on the two five-foot drainage easements shown on some
surveys near Lot 5/Lot 4 property line is also misplaced. Those drainage easements are not
in the same area as the disputed PVC pipe. In fact, those easements appear to be consistent
with drainage from the Maranto lot (Lot 4), which remains unobstructed and is not at issue
in this appeal. See supra ¶13.
13
not assert a claim for a prescriptive easement. Nor did the plaintiffs raise the issue at either
hearing in the chancery court. The first mention of a prescriptive easement was in Oliver’s
proposed findings of fact and conclusions of law, which asked the chancellor to find that the
plaintiffs failed to prove a prescriptive easement. In the final judgment, the chancellor found
that the plaintiffs failed to prove a prescriptive easement, and the plaintiffs challenge the
chancellor’s finding on appeal. Although it is not entirely clear that the plaintiffs properly
raised this issue in the trial court, Oliver does not argue that the issue is waived and addresses
it on the merits. Therefore, we will also address the issue. See Fortner v. Specialty
Contracting LLC, 217 So. 3d 736, 746 (¶31) (Miss. Ct. App. 2017) (“[A] party can waive a
waiver argument by not making the argument below or in its briefs [on appeal].” (quoting
Freeman v. Pittsburgh Glass Works LLC, 709 F.3d 240, 250 (3d Cir. 2013)).
¶32. “The standard and burden of proof to establish a prescriptive easement is the same as
a claim of adverse possession of land.” Thornhill v. Caroline Hunt Tr. Estate, 594 So. 2d
1150, 1152 (Miss. 1992). “[T]o establish adverse possession or a prescriptive easement here,
the [plaintiffs] must show that the possession was: (1) under claim of ownership; (2) actual
or hostile; (3) open, notorious, and visible; (4) continuous and uninterrupted for a period of
ten years; (5) exclusive; and (6) peaceful.” Id. at 1152-53 (quotation marks omitted). “These
elements must be proven by clear and convincing evidence.” Id. at 1153. “Clear and
convincing evidence is such a high standard of proof that even the overwhelming weight of
the evidence does not rise to the same level.” Massey v. Lambert, 84 So. 3d 846, 848 (¶7)
(Miss. Ct. App. 2012) (alterations, quotation marks omitted).
14
¶33. A chancellor’s “finding that the proof was insufficient to sustain a claim of adverse
possession”—or, in this case, a prescriptive easement—“is a fact-finding that requires our
application of the substantial evidence/manifest error test.” Dean v. Slade, 63 So. 3d 1230,
1235 (¶21) (Miss. Ct. App. 2010). “It requires little familiarity with the institutional structure
of our judicial system to know that this Court does not sit to redetermine questions of fact.”
Johnson v. Black, 469 So. 2d 88, 90 (Miss. 1985). “The chancellor is the finder of fact, and
the assessment of witness credibility lies within his sole province.” Darnell v. Darnell, No.
2015-CA-00764-SCT, 2017 WL 4837643, at *2 (¶8) (Miss. Oct. 26, 2017) (quotation marks
omitted); accord Irle v. Foster, 175 So. 3d 1232, 1237 (¶32) (Miss. 2015) (holding that the
“power” to “judge[] the credibility of the witnesses” “lies with [the chancellor] alone”).
“This Court gives deference to a chancellor’s findings in regard to witness testimony,
because the chancellor is able to observe and personally evaluate the witnesses’ testimony
and the parties’ behavior.” McNeese v. McNeese, 119 So. 3d 264, 275 (¶32) (Miss. 2013)
(quotation marks omitted). It is also “for the chancellor to determine the . . . weight of the
evidence.” Powell v. Ayars, 792 So. 2d 240, 243 (¶6) (Miss. 2001).
¶34. Therefore, when “there is conflicting testimony, the chancellor, as the trier of fact, is
the judge of the credibility of the witnesses and the weight of their testimony, as well as the
interpretation of evidence where it is capable of more than one reasonable interpretation.”
Bowen v. Bowen, 982 So. 2d 385, 395 (¶42) (Miss. 2008) (quotation marks omitted). “This
Court will not substitute its judgment for that of the chancellor even if this Court disagrees
with the lower court on the finding of fact and might arrive at a different conclusion.”
15
Sanderson v. Sanderson, 170 So. 3d 430, 434 (¶13) (Miss. 2014) (alterations, quotation
marks omitted).
¶35. In this case, the chancellor found that the plaintiffs failed to meet their burden to
prove at least two elements of a prescriptive easement: possession that was (1) “open,
notorious, and visible” and (2) “continuous and uninterrupted for a period of ten years.”
Therefore, on appeal, this Court is limited to determining whether the chancellor committed
manifest error when she found that the plaintiffs failed to prove these facts by clear and
convincing evidence. Moreover, in addressing this question, this Court is not permitted to
reweigh or reinterpret the evidence or reevaluate the credibility of the witnesses.
¶36. In light of the plaintiffs’ high burden of proof, the conflicting evidence presented, and
our limited standard of review, we must affirm the chancellor’s judgment on this issue. The
chancellor visited the property and saw the PVC pipe at issue. The pipe visibly protrudes
only a short distance into the culvert that runs under Oliver’s driveway. The chancellor
found that the direction and source of any water that travels through the pipe are not visible
or apparent from its endpoint in Oliver’s culvert. Also, there is no evidence that water
regularly or frequently flowed through the pipe. The evidence seems to suggest that only
very heavy rains would have produced any significant flow of water through the pipe. In
addition, McNeil testified that there were periods of time that the pipe was clogged or
crushed such that no water would have flowed through it. Oliver testified that she did not
even notice the pipe until just before this lawsuit was filed. And McNeil pointedly testified
that no one consulted or notified Oliver when the old metal pipe was replaced with the PVC
16
pipe. On this evidence, the chancellor did not manifestly err by finding that the plaintiffs’
use of the PVC pipe failed to establish an “open, notorious, and visible” drainage easement
by clear and convincing evidence.
¶37. Nor did the chancellor manifestly err in finding that the plaintiffs failed to prove ten
years of “continuous and uninterrupted possession.” The chancellor’s finding on this issue
was consistent with McNeil’s own testimony that there were various periods of time that the
pipe was clogged or crushed so that water did not drain through the pipe. Therefore, we
cannot say that the chancellor clearly erred in finding that the plaintiffs failed to prove this
element of their claim by clear and convincing evidence.
¶38. Because the chancellor found that the plaintiffs failed to prove two elements of a
prescriptive easement, and because the chancellor’s findings are not clearly or manifestly
erroneous, we affirm the chancellor’s ruling that the plaintiffs never acquired a drainage
easement by prescription.
III. Restrictive Covenants
¶39. The chancellor ruled that Oliver was bound by the subdivision’s restrictive covenants
and that Oliver was in violation of a covenant prohibiting homeowners from obstructing
easements; however, the chancellor then ruled that Oliver had violated the covenant only
because “alterations” to the subdivision’s Drainage Plan “caused an excess amount of water
to flow upon [Oliver’s] property.” The chancellor ruled that this provided Oliver with “a
defense to her violation of the restrictive covenant” because the alterations to the Drainage
Plan did not comply with the statutory procedure for altering a recorded plat. See Miss. Code
17
Ann. § 17-1-23(4) (Rev. 2012); Miss. Code Ann. § 19-27-31 (Rev. 2012).
¶40. On appeal, the plaintiffs argue that the chancellor erred in denying them injunctive
relief based on Oliver’s alleged violation of the restrictive covenant. They argue, among
other things, that they were not required to petition for an alteration to the Drainage Plan and
that the chancellor erred in treating their failure to file such a petition as a “defense” to
Oliver’s violation of the covenant. We affirm the denial of injunctive relief on this issue,
albeit for a different reason. See Brocato v. Miss. Publishers Corp., 503 So. 2d 241, 244
(Miss. 1987) (holding that an appellate court may affirm for any reason sufficient to sustain
the judgment and is not limited to the reasons given by the lower court).
¶41. The subdivision’s “Declaration of Protective Covenants and Restrictions” was
recorded, and Oliver’s deed specifically referenced it by book and page number. Although
Oliver testified that she did not know about the covenants, there is no question that she was
bound by them. See, e.g., Perry v. Bridgetown Cmty. Ass’n Inc., 486 So. 2d 1230, 1234
(Miss. 1986). She does not argue otherwise on appeal.
¶42. However, our affirmance of the chancellor’s rulings that the plaintiffs do not possess
express or prescriptive drainage easements inescapably leads to the further conclusion that
Oliver was not in violation of the relevant covenant. The plaintiffs rely on a covenant that
states: “Easements for drainage and utility purposes, as shown upon the plat filed herewith
or upon any other instrument of record, shall remain unobstructed.” The chancellor found,
and we have affirmed, that the plaintiffs do not possess an express or prescriptive easement
to drain water off of their lots and into Oliver’s culvert via the PVC pipe. That being the
18
case, Oliver simply did not violate the above-quoted covenant by obstructing the PVC pipe
or her culvert. The pipe and culvert were in a “utility easement,” but—as the chancellor
found and we affirm—the utility easement did not grant the plaintiffs any drainage rights,
and Oliver did nothing to obstruct or prevent its use as a utility easement.
¶43. It was the plaintiffs who first injected the issue of the Drainage Plan into the case
when they alleged in their complaint that “[t]he current drainage pattern [in the cul-de-sac]
is consistent with the [subdivision’s] original Drainage Plan.” This allegation turned out to
be wrong. The evidence is clear that the present drainage pattern in the cul-de-sac bears little
resemblance to the recorded Drainage Plan. The drainage on Oliver’s lot is substantially
consistent with the Plan, but most of the runoff from the plaintiffs’ lots is directly contrary
to the Plan. On appeal, the parties have debated whether the plaintiffs or their predecessors
were required to file a petition to alter the recorded Drainage Plan.5 They have also debated
whether the chancellor erred by treating the absence of such a petition as a “defense” to a
violation of the subdivision’s restrictive covenants. But for the reasons discussed above, it
is unnecessary to address these issues. It is sufficient to say: (1) given the chancellor’s
findings that the plaintiffs do not possess a drainage easement into Oliver’s culvert via the
PVC pipe, Oliver simply was not in violation of the covenants; (2) the plaintiffs clearly are
not entitled to any relief under the Drainage Plan, as what they seek is contrary to the Plan;
5
See Miss. Code Ann. §§ 17-1-23(4) & 19-27-31; COR Devs. LLC v. Coll. Hill
Heights Homeowners LLC, 973 So. 2d 273, 282-88 (¶¶22-36) (Miss. Ct. App. 2008)
(discussing sections 17-1-23(4) and 19-27-31); Miss. Att’y Gen. Op. No. 2002-0254, 2002
WL 1380961, at *2 (May 17, 2002) (opining “that Section 19-27-31 sets out the procedure
to change a subdivision plat” but “does not dictate when or under what circumstances a plat
must be changed”).
19
and (3) for purposes of this appeal, this Court has not treated the Drainage Plan or the statute
as a “defense” to any of the plaintiffs’ claims.
IV. Plaintiffs’ Claims for Damages and Injunctive Relief
¶44. Because the plaintiffs did not establish an express or prescriptive easement or a
violation of the restrictive covenant, it follows that they are not entitled to injunctive relief
or damages. See Miss. High. Sch. Activities Ass’n v. Hattiesburg High Sch., 178 So. 3d 1208,
1213 (¶22) (Miss. 2015) (“an application for injunctive relief must be predicated on some
legal or equitable claim”); Alabama v. U.S. Army Corps of Eng’rs, 424 F.3d 1117, 1127
(11th Cir. 2005) (“[A]ny . . . suit for . . . a . . . permanent injunction must be based upon a
cause of action . . . . There is no such thing as a suit for a traditional injunction in the
abstract.” (quotation marks omitted)).
V. Oliver’s Request for Attorney’s Fees
¶45. On cross-appeal, Oliver argues that the chancellor erred by denying her request for
attorney’s fees. She argues that she is entitled to attorney’s fees as a matter of law because
she was wrongfully enjoined. See M.R.C.P. 65(c).6 In denying Oliver’s motion, the
chancellor cited Rice Researcher Inc. v. Hiter, 512 So. 2d 1259 (Miss. 1987), in which our
Supreme Court summarized its precedents on this issue as follows:
If the relief sought is for an injunction alone, attorneys fees for dissolution
must be allowed. However, where the prayer for injunction is ancillary to the
main relief sought and the entire case is heard finally, and not separately on
6
On appeal, Oliver emphasizes that the plaintiffs’ complaint was based in part on the
plaintiffs’ false assertion that they were in compliance with the subdivision’s recorded
Drainage Plan. However, that assertion was shown to be false at the preliminary injunction
hearing and therefore was not the basis for the preliminary injunction.
20
any preliminary motion to dissolve, attorneys fees should not be allowed. But,
where the entire relief sought is controlled by the injunction, attorneys fees are
allowable, even though there is no preliminary motion to dissolve the
injunction and the injunction is not dissolved until the final hearing on the
merits. . . . Properly understood, the rule is that, where injunctive relief is the
primary remedy sought, fees and expense award follow dissolution of
preliminary injunctive relief.
Id. at 1270-71 (citations, paragraph break omitted).
¶46. We affirm the chancellor’s denial of Oliver’s request for attorney’s fees in light of the
claims that were asserted in this case. All three plaintiffs asserted claims for substantial
compensatory damages based on alleged damage to their lawn and resulting costs, and all
three also introduced evidence at the final hearing to support their claims. As noted above,
Oliver also asserted a counterclaim for $79,185.50 in alleged damages to her driveway, and
she too presented evidence on her claim at the final hearing. Oliver also sought injunctive
relief. Thus, the plaintiffs did not seek “an injunction alone,” and we cannot say that an
injunction was “the primary remedy sought” in this case. Id. We also note that there was no
“preliminary motion to dissolve” the preliminary injunction; it simply terminated with the
final judgment, after the conclusion of the hearing on the merits. In these circumstances, we
cannot say that the chancellor erred by denying Oliver’s request for attorney’s fees. Id.
CONCLUSION
¶47. On direct appeal, we affirm the chancellor’s findings that the plaintiffs failed to
establish an express or prescriptive drainage easement. Therefore, we also affirm the
chancellor’s denial of the plaintiffs’ claims for damages and injunctive relief. On cross-
appeal, we hold that the chancellor did not err by denying Oliver’s request for attorney’s fees.
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Therefore, we affirm the judgment of the chancery court in its entirety.
¶48. ON DIRECT APPEAL: AFFIRMED. ON CROSS APPEAL: AFFIRMED.
GRIFFIS, P.J., CARLTON, FAIR, WESTBROOKS AND TINDELL, JJ.,
CONCUR. GREENLEE, J., CONCURS IN PART AND DISSENTS IN PART WITH
SEPARATE WRITTEN OPINION, JOINED BY LEE, C.J., IRVING, P.J., AND
BARNES, J.
GREENLEE, J., CONCURRING IN PART AND DISSENTING IN PART:
¶49. I concur with the majority opinion that the plaintiffs were not entitled to express
drainage easements, and they were not required to proceed under either statutory mechanism
regarding amendment of a subdivision plat. But dissenting, I would find that the chancellor
manifestly erred when she concluded that Mayton and Maranto had failed to present clear
and convincing evidence that their use of the PVC pipe and Oliver’s culvert were open,
notorious, and visible, and uninterrupted for at least ten years.7 Consequently, I would
remand the case to the chancellor so she could determine whether Mayton and Maranto had
satisfied their burden of proof regarding the remaining prescriptive-easement elements.
¶50. Although relatively uncommon, prescriptive drainage rights are not unprecedented
in Mississippi. See Lauck v. Gilbert, 252 Miss. 371, 395, 173 So. 2d 626, 638 (1965);
Pompey Lake Drainage Dist. v. McKinney Lake Drainage Dist., 136 Miss. 168, 177, 99 So.
387, 389 (1924); Fratesi v. City of Indianola, 972 So. 2d 38, 43 (¶12) (Miss. Ct. App. 2008).
The first time “prescriptive easement” appears in the record is in Oliver’s proposed findings
7
On appeal, the plaintiffs have not claimed that the chancellor erred by finding that
McNeil was not entitled to a prescriptive drainage easement based on characteristics of the
six-inch PVC pipe that runs beneath the private road. It was undisputed that McNeil’s
runoff did not flow through the six-inch PVC pipe.
22
of fact and conclusions of law. Oliver did not conclude that Mayton, McNeil, and Maranto
had failed to raise prescriptive-easement claims. Instead, she suggested that the chancellor
find that they had failed to satisfy their burden of proof. Similarly, the chancellor held that
they failed to present clear and convincing evidence that their drainage was open, notorious,
and visible, and it had not been continuous and uninterrupted for at least ten years.
Consequently, the chancellor did not address the remaining elements. So although the
appellants did not raise prescriptive-easement claims in their complaint, that theory was tried
by consent. See M.R.C.P. 15(b); Swenson v. Brouillette, 163 So. 3d 957, 963-64 (¶¶20-22)
(Miss. Ct. App. 2014).
¶51. “The burden of proof needed to establish a prescriptive easement is the same as for
a claim of adverse possession of land.” Swenson, 163 So. 3d at 964 (¶24) (quoting Evanna
Plantation Inc. v. Thomas, 999 So. 2d 442, 447 (¶17) (Miss. Ct. App. 2009)). “To acquire
a prescriptive easement[,] the claimant must show [clear and convincing evidence] that the
possession was: (1) open, notorious, and visible; (2) hostile; (3) under claim of ownership;
(4) exclusive; (5) peaceful; and (6) continuous and uninterrupted for ten years.” Id. “Clear
and convincing evidence is . . . so . . . direct and weighty . . . as to enable the fact finder to
come to a clear conviction, without hesitancy, of the truth of the precise facts of the case.”
Moran v. Fairley, 919 So. 2d 969, 975 (¶24) (Miss. Ct. App. 2005).
¶52. After inspecting the properties and hearing the evidence, the chancellor found that
Mayton, McNeil, and Maranto failed to adequately prove that their use was open, notorious,
and visible because “the [PVC] pipe is not visible nor is the direction in which it drains
23
water.” The chancellor also held that “no one seem[ed] to know who installed the [six-]inch
PVC pipe . . . or when it was installed.” Thus, she concluded that it had not been in
continuous and uninterrupted use for ten years.
¶53. I would find that under the precise circumstances of this case, the chancellor was
manifestly wrong in concluding that Mayton and Maranto’s use of the six-inch PVC pipe was
not open, notorious, and visible, and that it had not been in continuous and uninterrupted use
for at least ten years. It was uncontested that a metal pipe was under the private road in
1981,8 it was approximately six inches in diameter, and it drained what eventually became
Maranto’s lot onto Oliver’s. It was also uncontested that Tom Cameron had the metal pipe
replaced with the six-inch PVC pipe in December 2007, both being under the private road
to Oliver’s home. The six-inch PVC pipe is in the same location as the previous metal
version, slightly north of the small cul-de-sac that leads to Oliver’s driveway. There was no
testimony that it was impossible to see the six-inch PVC pipe. Oliver certainly knew that she
had not installed it, and it was replaced approximately twenty years after she moved into the
subdivision. The expert witnesses for both sides were able to observe it, and the parties had
no difficulty describing it. A picture of the end that terminated onto Oliver’s property is
included in plaintiffs’ exhibit twenty-two. It could not have channeled water if it was not
open and exposed on both ends. Oliver testified that water plainly flowed through it onto her
8
McNeil testified that the original metal pipe under the private road “was originally
placed there by [D.W. Rochow] when he built the subdivision and when . . . Leroy
Davenport . . . built his house, he [put] the PVC pipe that’s in question across the road
there[,] and it’s remained functional until it rusted. At that point, Mr. Cameron was living
in that house and he had the city replace it.”
24
property. And Mayton testified that Oliver had called authorities when he had the six-inch
PVC pipe flushed with water. McNeil testified that “occasionally, it takes a little manpower
to shovel the debris” away from the six-inch PVC pipe. There was also testimony that the
city had previously flushed the six-inch PVC pipe and the metal version that preceded it. The
Pennsylvania Commonwealth Court has held that such maintenance activities – “periodically
cleaning . . . pipes . . . every couple of years” – were sufficient to satisfy the “open, notorious,
and visible” element in the context of a claim for a prescriptive drainage easement. Gehres
v. Falls Twp., 948 A.2d 249, 254 (Pa. Commw. Ct. 2008).
¶54. The chancellor did not analyze the remaining elements necessary to obtain a
prescriptive easement. In Delancey v. Mallette, 912 So. 2d 483, 488 (¶15) (Miss. Ct. App.
2005), a chancellor had found that a claimant failed to present sufficient evidence of the
“under a claim of ownership” element. On appeal, this Court concluded that the chancellor
applied the incorrect legal standard. Id. at (¶16). Although the Delancey Court commented
on some of the remaining elements, it did not proceed to act as a fact-finder and analyze all
of the prescriptive-easement elements for the first time on appeal. Id. at 488-89 (¶¶16-18).
Instead, the Court remanded the case to the chancellor for a determination whether the
plaintiff had “proven all [of] the elements necessary to establish a claim for a prescriptive
easement.” Id. at 489 (¶19). Thus, I would remand the case to the chancellor for further
consideration of the remaining elements. Accordingly, I respectfully dissent in part.
LEE, CJ., IRVING, P.J., AND BARNES, J., JOIN THIS OPINION.
25