Complaint, Grano v. Rappahannock Elec. Coop., No. 3:20-cv-00065-NKM (W.D. Va. Oct. 28, 2020)
Complaint, Grano v. Rappahannock Elec. Coop., No. 3:20-cv-00065-NKM (W.D. Va. Oct. 28, 2020)
COMPLAINT
The Plaintiffs John R. Grano, Jr. and Cynthia Taft Grano (collectively hereinafter "the
Granos), by counsel, file this Complaint against Defendant Rappahannock Electric Cooperative
(hereinafter "REC"), for the unlawful deprivation of their constitutional property and contract
rights under the color of state law, in violation of the U.S. Constitution's Due Process Clauses of
the Fifth and Fourteenth Amendments, and the Contracts Clause of Article I, Section l 0.
Virginia Code§ 55.1-306.1 (the "Statute") has radically rewritten Virginia property law without
providing due process or compensation, and has ex post facto rewritten existing easement
contracts and impaired obligations retroactively. The Statute legislatively expands the allowable
uses of REC's existing electric distribution easement on the Granos' property ("the 1989 Electric
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Easements are, by definition, the grant of a right to use another's property only for the
express purposes specified in the easement. REC's 1989 Electric Distribution Easement is an
express easement for the sole purpose of "operat[ing] and maintain[ing] an electric distribution
system." Before July 1, 2020, the 1989 Easement did not permit REC to make any other uses of
the Granos' property. If REC wished to add another use, e.g. the installation or maintenance of
broadband or other communications services, REC would have needed to acquire a new and
different easement or otherwise secure the additional property rights from the Granos. Indeed,
prior to the adoption of Virginia Code $ 55.1-306.1, REC attempted to acquire the property from
expand broadband or other communications services." But see United States Forest Serv. v.
Cowpasture River Pres. Ass 'n, 140 S. Ct. 1837 (2020) ([E]asements grant only nonpossessory
rights of use limited to the purposes specified in the easement agreement") (June 15, 2020). The
statute authorizes REC to ignore centuries of established property law and shortcut the traditional
its effective date, the Statute deprived the Granos of the right to prohibit others, including REC,
from using their property and the 1989 Electric Distribution Easement for broadband or other
communications services (which may hereinafter be referred to as "fiber optic") without recourse
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for the property rights the Statute transferred from the Granos to REC. This is true for all
landowners with existing electric distribution or communications easements, who are the only
As of July 1, 2020, REC unconstitutionally possesses the purported right to lay, operate,
and maintain fiber-optic cable on the Granos' property under the newly-passed Virginia Code
§ 55.1-306.1. Accordingly, REC has foregone its recent attempt to acquire a new easement and
its offer of payment for the right to use the 1989 Electric Distribution Easement for the
claimed to acquire these rights under color-and by virtue-of the Statute, and it purportedly
retains the right to physically invade the Granos' property to exercise them under color of the
statute at any point in the future. REC has previously affixed appurtenances to allow it to run
fiber optic cables on some poles within its easement, in anticipation of exercising its purported
Accordingly, the Granos seek declaratory relief, pursuant to 28 U.S.C. § 220l(a) that
Virginia Code $ 55.1-306.1, both on its face and as applied to the Granes, represents a
deprivation of property without due process oflaw in violation the Fifth and Fourteenth
Amendments, and impairs contracts, including their contract with REC in violation of the
Contract Clause, Article I, Section 10. The Granos further seek a permanent injunction, pursuant
to 28 U.S.C. $ 2202, preventing REC from trespassing on, invading, occupying, or otherwise
taking their private property, and preventing REC or any of its permittees or assigns from
1
Exhibit 1 shows REC owned poles on the Granos' property in the REC easement. Visible in the picture are a
yellow "wheel" onto which fiber optic line is intended to be strung and a green "spool" with a "pull cord" used for
stringing fiber optic lines. REC affixed these appurtenances to the poles as it prepared to run fiber optic cable, and
had affixed these same appurtenances to poles within the same easement on neighboring properties. REC later
removed this equipment, but has in no way relinquished its purported rights under the statute to return at any time to
make use of the Granos' property.
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utilizing their property for the laying, operation, or maintenance of fiber-optic cable or any other
unauthorized use.
The Granos respectfully petition the Court for relief pursuant to Federal law, and in
NATURE OF ACTION
1. This case is a civil action arising under the U.S. Constitution; the Declaratory
Judgment Act, 28 U.S.C. $ 2201 et. seq. (and Fed. R. Civ. P. 57); and the Civil Rights Act of
1871 (the Anti-Ku Klux Klan Act), 42 U.S.C. §§ 1983, 1988, in which the Granos seek
declaratory and injunctive relief that Virginia Code $ 55.1-306.1, both on its face and as applied
to the Granos, violates the U.S. Constitution's Due Process Clauses, and the Contracts Clause.
preventing REC or any of its permittecs or assigns from laying, operating, or maintaining
without obtaining the rights for such purposes by way of negotiated purchase or a valid exercise
Fed. R. Civ. P. 57 ("The court may order a speedy hearing of a declaratory-judgment action.").
4. This suit draws into question the constitutionality of a state statute, Virginia Code
$ 55.1-306.1. The Commonwealth of Virginia, one of its agencies, or one of its officers or
employees in an official capacity are not parties. Pursuant to Fed. R. Civ. P. 5.1, Plaintiffs state
that they will promptly file a separate notice of constitutional question stating the questions and
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identifying the paper that raises it and serve the notice and paper on the Virginia Attorney
designated by the attorney general for this purpose. The Plaintiffs request that pursuant to Fed.
R. Civ. P. 5.1(b), the court certify under 28 U.S.C. § 2403 to the Virginia Attorney General that
the constitutionality of a state statute has been questioned, and that the Commonwealth of
5. This Court has original jurisdiction over this matter to enter the relief requested
7. The Defendant is subject to the jurisdiction of this court because, inter alia, it
acted or intends to act under color of Virginia law and within the geographic confines of the
VENUE
8. This Court is an appropriate venue for this cause of action pursuant to 28 U.S.C.
$ 1391. The actions complained of in this Complaint took place or will take place within
Culpeper County, Virginia, and the relief sought is to take effect there. Venue is therefore
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PARTIES
9. John R. Grano, Jr. and Cynthia Taft Grano are the owners of the property at
25535 Somerville Road, Mitchells, Virginia 22729 in Culpeper County, Virginia, having
10. The Granos have standing to challenge the actions taken by the Defendant. The
Granos have been injured-in-fact by Defendant's actions, and are subject to immediate and
substantial risk of prospective harm. Duke Power Co. v. Carolina Env. Study Group, Inc., 438
U.S. 59, 71 n.15 (1979) (Declaratory Judgment Act "allows individuals threatened with a taking
potentially uncompensable damages are sustained"); Beck • McDonald, 848 F.3d 262, 275 ( 4th
Cir. 2017) ("we may also find standing based on a 'substantial risk' that the harm will occur.").
11. The Statute has already unconstitutionally rewritten the Granos' 1989 Electric
Distribution Easement with REC, resulting in the divestment of Granos' property rights,
including the right to exclude, without process or condemnation, resulting in injury-in-fact to the
Granos. See Loretto v. Teleprompter Manhattan CATV Corp., 458 U.S. 419,435 (1982) (The
power to exclude has traditionally been considered one of the most treasured strands in an
12. Further REC purportedly believes it may exercise those rights at its discretion by
physically invading the Granos' property to install and maintain broadband or communications
not permitted under the Easement, as it has previously done, representing more than a substantial
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DEFENDANT
utility consumer services cooperative, organized under the laws of the state of Virginia and a
14. REC has been delegated a limited power of eminent domain for the sole purpose
of condemning property for the transmission and distribution of "energy" as a "utility consumer
15. Upon information and belief, at all times relevant, Defendant REC acted and
16. For purposes of the claims asserted, Defendant REC's actions are "state action"
within the meaning of the Fourteenth Amendment to the U.S. Constitution. See Jackson v.
Metropolitan Edison Co., 419 U.S. 345 (1974); Blum v. Yaretsky, 457 U.S. 991, 1004-05 (1982);
Conner v. Donnelly, 42 F.3d 220, 223-24 (4th Cir. 1994). REC has been granted limited powers
FACTS
17. In 1989, the Granos' predecessor in interest granted REC an express easement on
the Granos' Property allowing REC to "operate and maintain an electric distribution system." A
18. The 1989 Electric Distribution Easement grants REC an electric distribution
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19. "An easement is a privilege held by one landowner to use and enjoy certain
property of another in a particular manner and for a particular purpose .... In resolving a dispute
between landowners regarding the terms of an easement that is granted or reserved expressly by
deed, we apply the customary rules governing the construction of written documents. Thus, we
ascertain the rights of the parties from the words set forth in their deeds." Anderson v. Delore,
278 Va. 251, 256-57, 683 S.E.2d 307, 309-10 (2009) (internal citations omitted).
20. The Virginia Supreme Court has recognized that "for over a century," Virginia
property law-consistent with centuries of common law of the United States and England has
affirmed that a grant of easement or any "covenants restricting the free use of land" are to be
strictly construed. Wetlands Am. Tr., Inc. v. White Cloud Nine Ventures, L.P., 291 Va. 153, 163,
21. The 1989 Electric Distribution Easement is an express limited easement defined
22. The 1989 Electric Distribution Easement specifically defines and limits the rights
[G]rantor grants and conveys unto grantee, its successors and assigns, the perpetual
right, privilege and easement of right of way over, under, upon and across the land
grantor as shown and designated on the attached Schedules "A" and "B" consisting
of a drawing dated September 15, 1989, hereto attached and made part of this
Agreement, to construct, operate and maintain an electric distribution system
including all appurtenances and attachments desirable in connection therewith. The
facilities constructed hereunder shall remain the property of the grantee.
(emphasis added).
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24. "[E]asements grant only nonpossessory rights of use limited to the purposes
specified in the easement agreement". United States Forest Serv. v. Cowpasture River Pres.
25. The rights conveyed to REC are strictly limited to the uses granted in the
easement. See Stephen Putney Shoe Co. v. Richmond, F. & P.R. Co., l 16 Va. 211,217, 81 S.E.
93, 96 (1914).
26. The 1989 Electric Distribution Easement did not covey to REC the right to use
the Granos' Property for laying or maintaining fiber optic cable or any other broadband or
communications instrumentalities other than those which are "appurtenan[t] and attach[ed]" to
27. "[N]o use may be made of the easement, different from that established when the
easement was created, which imposes an additional burden on the servient estate." Shooting
Point, LL.C • Wescoat, 265 Va. 256, 266, 576 S.E.2d 497, 503 (2003); see also Collins v.
Fuller, 251 Va. 70, 72, 466 S.E.2d 98, 99 (1996); Hayes v. Aquia Marina, Inc., 243 Va. 255,
258,414 S.E.2d 820,822 (1992); Cushman Virginia Corp. v. Barnes, 204 Va. 245,253, 129
S.E.2d 633, 639-40 (1963) (citing First Nat. Tr. & Sav. Bank v. Raphael, 201 Va. 718, 723, 113
S.E.2d 683, 687 (1960); Wagoner v. Jack's Creek Coal Corp., 199 Va. 741, 744, 101 S.E.2d
627, 629 (1958); Vance v. Davis, 195 Va. 730, 737, 80 S.E.2d 396,400 (1954); Ribble, 1 Minor
on Real Property § 107, at 146 n. 2 (2d ed. 1928); 17 A Am. Jur., Easernents, § 119 at 727
28. Broadband and communications provision and expansion are not the operation
and maintenance of an electric distribution system. See, e.g., City of Orlando • MSD-Mattie,
LL.C., 895 So. 2d 1127, 1129-30 (Fla. Dist. Ct. App. 2005) ([A] fiber optic cable is not an
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'electric transmission line.' ... the scope of an easement is defined by what is granted, not by
what is excluded, and all rights not granted are retained by the grantor. ") (internal citations
omitted).2
29. "[If] the conveyance limits exclusive use of all or part of the servient estate to a
particular purpose... the scrvient landowner retains the right to use the land in ways not
inconsistent with the uses granted in the easement." Walton v. Capital Land, Inc., 252 Va. 324,
326 27, 4 77 S.E.2d 499, 501 (1996) ( emphasis in original) (internal citations omitted).
30. The Granos substantially and materially relied on the express terms of the 1989
Electric Distribution Easement and above-referenced Virginia law when they purchased the
31. The Granos' property rights, apart from those explicitly granted under the 1989
32. Easements are contracts under Virginia law. See, e.g., William S. Stokes, Jr., Inc.
33. Courts will not rewrite contracts; parties to a contract will he held to the terms
upon which they agreed. Bank of Southside Virginia v. Candelario, 23 8 Va. 635, 640, 3 85
2
Whereas electrical power traditional telephone lines involve the transmission of electrical current or signals over a
conductive medium (like copper wire), Fiber-optic systems transmit information using "pulses of light" through
"strands of fiber" (glass or plastic). Fiber optic systems do not relay "energy" in any meaningful sense, other than as
an incidental byproduct of their primary goal of relaying digital data. See Fiber Optics Definition, Verizon, Inc.
https://www.verizon.com/info/definitions/fiber-optics/.
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34. During its 2020 session, the Virginia General Assembly passed and the Governor
signed Virginia Code $ 55.1-306.1, which took effect on July 1, 2020. The text of the statute is
35. Virginia Code§ 55.1-306.l(B)(l) states that "[i]t is the policy of the
Commonwealth that: ... Easements for the location and use of electric and communications
36. Virginia Code§ 55.1-306.1 defines "easement" as "an existing or future occupied
electric distribution or communications easement with right of apportionment." See Va. Code
$ 55.1-306.1.
37. Virginia Code§ 55.l-306.l(B)(2) declares that the "use of easements ... to
38. Virginia Code $ 55.1-306 does not require the owner of the dominant interest
affirmative steps to acquire fiber optic rights from the Granos, or provide them payment for this
use of public utility conduit, including the costs of installation, replacement, or use of conduit of
40. Virginia Code§ 55.1-306.1(8)(6), however, also states that "[n]othing in this
section shall be deemed to make the use of an easement for broadband or other communications
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services, whether appurtenant, in gross, common, exclusive, or nonexclusive, a public use for the
purposes of $ 1-219.1 ( specifically limiting the power of eminent domain), or other applicable
law."
41. Virginia Code $ 55.1-306.1 (D) declares that "the installation and operation of
broadband or other communications services within any easement shall be deemed, as a matter
easement, including the 1989 Electric Distribution Easement, to be used to install fiber optic
broadband or other communications services within easements, appurtenant or gross, are merely
changes in the manner, purpose, or degree of the granted use as appropriate to accommodate a
new technology."
44. Despite existing Virginia case law to the contrary, Virginia Code $ 55.1-306.1(D)
states that "[a]bsent any express prohibition on the installation and operation of broadband or
which the easement was granted, the installation and operation of broadband or other
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permitted use within the scope of every easement for the location and use of electric and
communications facilities."
45. Virginia Code $ 55.1-306.1(E) states that "[subject to compliance with any
may use an easement to install, construct, provide, maintain, modify, lease, operate, repair,
communications services through the same, without such incumbent utility or communications
provider paying additional compensation to the owner or occupant of the servient estate or to the
communications provider may use an easement to install, construct, provide, maintain, modify,
lease, operate, repair, replace, or remove its communications equipment, system, or facilities,
and provide communications services through the same, without . . paying additional
47. Virginia Code $ 55.1-306.1) permits recovery by a landowner solely through the
mechanism of "trespass, or any claim sounding in trespass" for "actual damages," but not just
compensation for rights taken, presumably because Virginia Code§ 55. l-306. l(B)(4)(ii)
declares as a matter of law that no rights are taken. Section I further states that"[ d]amages shall
be based on any reduction in the value of the land" despite the fact that Virginia Code $ 55.1-
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306. l(B)( 4)(iii-iv) declares as a matter of law that such easements have only a "de minimis"
48. Virginia Code § 55.1-306. l(I), together with Virginia Code § 55.1-306. l(B)(4)
provide a singular, constrained and illusory remedy for relief while simultaneously preventing
49. Virginia Code $ 55.1-306.1(1) forbids landowners from seeking injunctive relief.
redress even further, with strict statutes oflimitation and notice requirements, even for the
constrained and illusory causes of action acknowledged in Virginia Code § 5 5 .1-306.l (I).
51. Virginia Code§ 55.1-306.1, on its face, rewrites all existing easement contracts
across Virginia to add additional rights not bargained for to the dominant estate and seizing them
52. The only owners effected by Virginia Code $ 55.1-306.1 are those who are
encumbered by an electric distribution or communication easement which does not contain the
53. On properties where easements have been granted containing the right to place
and operate fiber optic lines, Virginia Code $ 55.1-306.1 has no effect.
For well over 100 years, the Supreme Court has recognized that it is illegitimate for a legislature to make such
determinations, because the amount of just compensation is a judicial question. See Monongahela Nav. Co. v.
United States, 148 U.S. 312, 327 (1893) ("The legislature may determine what private property is needed for public
purposes; that is a question of a political and legislative character. But when the taking has been ordered, then the
question of compensation is judicial. It does not rest with the public, taking the property, through congress or the
legislature, its representative, to say what compensation shall be paid, or even what shall be the rule of
compensation. The constitution has declared that just compensation shall be paid, and the ascertainment of that is a
judicial inquiry.").
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54. As applied to the Plaintiffs, Virginia Code § 55.1-306.1 adds new and additional
terms to the 1989 Electric Distribution Easement, assigning REC new rights and taking those
55. Virginia Code§ 55.1-306.1, as applied to the Plaintiffs, further burdens the
easement area defined in the 1989 Electric Distribution Easement and the entire servient estate.
56. Virginia Code $ 55.1-306.1 grants REC a right to use the 1989 Electric
Distribution Easement for a different use from that defined in the 1989 Electric Distribution
Easement, which imposes an additional burden on the servient estate, the Granos' property. See
Va. Code§ 55.1-306.] (D) ([The installation and operation of broadband or other
57. "[A] cable can rightfully occupy the easement to serve the purpose authorized in
the casement. But that cable cannot also serve the general public for purposes not authorized by
the easement. That additional use-here, [Electric Company's] use for public-serving
Barfield v. Sho-Me Power Elec. Coop., 852 F.3d 795, 802 (8th Cir. 2017).
58. Use for provision and expansion of broadband and communications services is
not reasonably necessary for operation and maintenance of an electric distribution system. See,
e.g., CenterPoint Energy Houston Elec. LLC v. Bluebonnet Drive, Ltd., 264 S.W.3d 381, 389
(Tex. App. 2008) ("No rights pass to the easement holder by implication except those that are
'reasonably necessary' to enjoy the rights that the easement grants expressly. Accordingly, if the
grant expressed in the easement cannot be construed to apply to a particular purpose, a use for
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property rights to exclude unpermitted users and uses, the right of landowners to sell the right to
install and operate fiber optic cable and other uses of their land that are not for "electric power"
easements. The Statute takes from the landowners rights that had been reserved unto the
landowner upon the creation of the 1989 Easement, while simultaneously declaring, as a matter
of law, that the additional use "does not ... take any vested or other rights" and regardless "has
value... greater than any de minimis impact." Va. Code $ 55.1-306.1(B)(4). Virginia Code
§ 55.1-306.1 serves as an end-run around the constitutional mandate for just compensation and
centuries of standing property law. This is what has occurred as between the Granos and REC.
60. Virginia Code § 55.1-306.1 also impairs and rewrites the terms of easements,
including the 1989 Electric Distribution Easement, by allowing the dominant estate holders
(REC) to use the easement and the servient estate (the Granos' property) for a use different from
that established by the bargained-for easement (the 1989 Electric Distribution Easement), which
61. On December 18, 2019, REC and Orange County, Virginia announced a
partnership to construct and lease fiber optic cable. The announcement included "800 miles of
planned [fiber optic] construction." A press release with the announcement is attached hereto as
Exhibit 4 ("2019 Press Release"). A further Broadband Position Statement (last updated on June
62. Before July 1, 2020, REC approached the Granos seeking to replace or rewrite the
1989 Electric Distribution Easement with a new easement that would expand REC's rights to
include "the purpose of installing constructing, operating and maintaining fiber optic conduit and
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cables and/or related telecommunication materials and lines." The proposed fiber-optic
63. The Attempted 2020 Easement would have superseded the 1989 Electric
Distribution Easement with an "[e Jasement[] for the location and use of electric ... facilities ...
Exhibit 5 at 1.
64. REC did not attempt to exercise eminent domain, and the Granos were under no
obligation to accept REC's offer to purchase a new easement with an expanded or different
65. After negotiating with REC as to language and the value of the additional rights
REC sought in the Attempted 2020 Fiber Optic Easement, the Granos ultimately refused REC's
66. In April, 2020 REC informed the Granos of the newly-signed Virginia Code
$ 55.1-306.1, and indicated the offer of compensation for the Attempted 2020 Fiber Optic
Easement was merely a "good faith gesture" and that REC could "easily just wait until July I to
proceed" without reaching a deal or paying compensation for the very rights it was then seeking
67. REC further informed the Granos that when the Statute became effective on July
1, 2020, the "clear language of the statute" "allows [REC] to incorporate telecommunications or
broadband facilities into their current electric utilities all within the casement that currently
68. In anticipation of exercising these purported rights REC installed fiber optic
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69. Upon information and belief, in anticipation of exercising these purported rights,
REC installed and buried conduit to be used for fiber-optic cable on the Granos' Property. To
the best knowledge of the Plaintiffs this conduit, installed pursuant to the rights purportedly
conveyed to REC by the statute, remains on the property in violation of REC's existing
easement.
appurtenances to allow it to run fiber optic cables on some poles within its easement on the
Granos' property. See Exhibit 1 (showing REC owned poles on the Granos' property in the REC
easement affixed with yellow "wheels" and a green "pull cord spool" used for stringing fiber
optic lines). These appurtenances have since been removed, but REC has not relinquished any
71. REC imminently intends to and may already have begun installing or allowing
others to install fiber optic cable within its easement corridor in Culpeper County and Orange
County. Based on the above, and on information and belief, as of July 1, 2020, REC purportedly
possesses, and demonstrably believes it possesses on the Granos' property, by virtue of Virginia
Code§ 55.1-306.1, the right to lay, operate, and maintain broadband and communications
systems, including fiber-optic cable among other things not granted in the 1989 Electric
Distribution Easement.
72. At no point has REC purchased, condemned or otherwise acquired from the
Granos any of the new property rights it now seeks to use, nor has REC paid just compensation.
73. At no point have the Granos conveyed or agreed to convey to REC any rights
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74. In the absence of the 1989 Electric Distribution Easement, REC would have no
right or ability to enter, use, or otherwise trespass on the Granos' property. The 1989 Electric
Distribution Easement remains the sole document defining REC's rights on the Granos' property
and governing the easement relationship between REC and the Granos.
75. As of July I, 2020 the Granos have lost the right to exclude others from placing
76. As of July 1, 2020 the Granos have lost the exclusive right to place fiber optic
lines, broadband or communications systems on their own property in REC's easement, or assign
77. As of July 1, 2020 the title to the Granos property has been encumbered by new
easement rights without their consent and without any process sanctioned by the U.S.
Constitution.
78. There exists an actual, present, and justiciable controversy between the Granos
and the Defendant concerning the constitutionality of Virginia Code § 55.1-306. l both on its
80. A declaration would also serve a useful purpose in clarifying the legal issues in
dispute.
81. This controversy is ripe for judicial determination, and declaratory relief is
necessary and appropriate so that the parties may know the legal rights and obligations that
govern their present and future conduct regarding the Granos' property and the 1989 Electric
Distribution Easement.
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82. Declaratory relief is necessary and appropriate so that the Granos' property rights
are protected and so that REC acts in conformity with the 1989 Electric Distribution Easement
and the U.S. Constitution, specifically the Fifth and Fourteenth Amendments.
83. The need is immediate as REC now allegedly possesses, has used, and has
declared its intent to use, the rights which Virginia Code $ 55.1-306.1 unconstitutionally
84. There is a substantial risk of harm to the Granos property interests absent
declaratory relief. See Beck v. McDonald, 848 F.3d 262,275 (4th Cir. 2017); see also Clapper v.
Amnesty Int 'l USA, 568 U.$. 398, 432 33, 133 S. Ct. 1138, 1160--61, 185 L. Ed. 2d 264 02013)
85. A declaratory statement from the Court will prevent imminent future disputes
between the parties, and harm to the Granos, as well as numerous other property owners
86. The Granos have suffered an irreparable injury by the loss of their rights under
the Statute. REC, under the color of state law, and without bargaining through contract acted
87. There is no adequate remedy at law, because the statute specifically prevents
claims for just compensation through inverse condemnation (which do not "sound in trespass" in
Virginia), providing instead a remedy which is, by design, futile and illusory. See Va. Code
§ 55.1-306.l(I).
88. The balance of equities is in favor of the Granos because granting an injunction
results in REC losing only rights and advantages gained by unconstitutional means and the
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electric and communications easements, may attempt to take unconstitutional action against
90. An injunction serves as notice to the holders of other similar easements that, both
on its face and as applied, Virginia Code§ 55.1-306.1, is an unconstitutional justification for
depriving owners of the underlying property of their rights and would prevent further
92. The Granos possess property and private property within the meaning of the
terms in the Due Process Clauses of both the Fifth and Fourteenth Amendments to the United
States Constitution.
93. Easements are specific grants for specific purposes and are narrowly construed,
with all additional rights retained to the owner of the underlying land. See United States Forest
Serv. v. Cowpasture River Pres. Ass 'n, No. 18-1584, 2020 WL 3146692, at 5 (U.S. June 15,
2020) ("[E]asements grant only nonpossessory rights of use limited to the purposes specified in
94. The specific purpose of, and thus the only rights conveyed by, the 1989 Electric
Distribution Easement was to install, operate and maintain an electric distribution system in
accordance with the 1989 Electric Distribution Easement's express terms. See Exhibit 2.
21
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95. The Granos retained the property right to prevent REC from using the 1989
Electric Distribution Easement for any purposes other than those specifically granted in the 1989
96. The Granos retained the property right to exclude REC and others from the 1989
Electric Distribution Easement for purposes other than those specifically granted in the
easement.
97. The Granos retained the property right to use the 1989 Electric Distribution
Easement area in any way that did not interfere with REC's specifically granted rights in the
98. The Virginia General Assembly has passed a law by which it has taken the
99. The Granos never granted REC a right to install fiber optic lines or any other uses
but electric distribution in the 1989 Electric Distribution Easement, and REC has never acquired
such rights.
100. In the absence of Virginia Code $ 5 5.1-306 .1, REC would have no basis to enter
or use the Granos' property in any way inconsistent with strict terms of use in the 1989 Electric
Distribution Easement.
101. The Granos never granted REC a right to allow others to install fiber optic lines in
the 1989 Electric Distribution Easement and REC did not possess such rights prior to the
102. On July 1, 2020, Virginia Code § 55.1-306. l became effective and conveyed
from the Granos to REC the right to itself or to allow others to lay fiber-optic cable on the
22
Case 3:20-cv-00065-NKM Document 1 Filed 10/28/20 Page 23 of 29 Pageid#: 23
reasonable basis, without due process, and without condemnation and payment of just
compensation.
103. REC has previously expressed its intent to exercise the rights unconstitutionally
conveyed to it by Virginia Code § 55.1-306.1 without the Granos receiving due process of law,
104. The Defendant's actions under color of Virginia Code $ 55.1-306.1 are arbitrary
and capricious and go beyond a legitimate interest; and no procedures could cure the deficiency.
105. The arbitrary and capricious divestment under color of Virginia Code $ 55.1-
306.1 of the Granos long-held property rights while denying them the opportunity for the
heard (including a jury determination of just compensation) by law is, by design, not able to be
addressed by any normal post-deprivation remedy (e.g., quiet title, inverse condemnation, for
example).
106. Virginia Code $ 55.1-306.1 declares as a matter of law that the rights taken do not
have any substantive value themselves nor an effect on the value of the remaining property and
redefines the rights taken in previous easements on an ad hoc basis. No inverse condemnation,
for example, can be sought as Virginia Code§ 55.1-306.l(B)(4) explicitly says as a matter of
law that the additional rights have de minimis impact and are of no value. No trespass or quiet
title claims can be made as Virginia Code§ 55.1-306.1 gives legal sanction to the seizure ofthe
Monongahela Nav. Co. v. United States, 148 U.S. 312, 327 (1893) (The legislature may
23
Case 3:20-Cv-00065-NKM Document 1 Filed 10/28/20 Page 24 of 29 Pageid#: 24
determine what private property is needed for public purposes; that is a question of a political
and legislative character. But when the taking has been ordered, then the question of
compensation is judicial. It does not rest with the public, taking the property, through congress
or the legislature, its representative, to say what compensation shall be paid, or even what shall
be the rule of compensation. The constitution has declared that just compensation shall be paid,
108. The sole manner of redress in Virginia Code§ 55.1-306. l(I) is restricted and
illusory, as its outcome is determined by legal declarations in Virginia Code§ 55.1-306. l(B).
109. Regardless of Virginia Code§ 55.1-306.1(1) allowing for actions that are in
trespass or "sound[] in trespass," the statute makes no allowance for constitutionally mandated
just compensation.
arbitrary and capricious divestment and conveyance to REC of the Granos' property rights.
111 The Granos are requesting a declaratory judgment that the statute has
unconstitutionally deprived them of property without due process of law, and is unconstitutional
both on its face, and as applied. The Granos are also seeking a permanent injunction prohibiting
REC's exercise of any of the rights unconstitutionally divested from the Granos and to prohibit
the Defendant from taking any action under the purported authority of the Statute that would
24
Case 3:20-cv-00065-NKM Document 1 Filed 10/28/20 Page 25 of 29 Pageid#: 25
113. The Granos possess property and private property within the meaning of the
terms in the Due Process Clauses of both the Fifth and Fourteenth Amendments to the United
States Constitution.
114. Both on its face and as applied, Virginia Code $ 55.1-306.1 deprived the Granos
of their property rights without notice, a hearing, or an appeal. It divests the Granos long-held
property rights while denying them the opportunity for the protections of eminent domain
Amendment (incorporated to the states under the Fourteenth Amendment) to the U.S.
Constitution guarantees that "private property" shall not "be taken for public use, without just
compensation." Under color of Virginia Code§ 55.1-306, REC has taken the Granos' property,
and the Granos are under the threat of having their property taken, because Virginia Code
§ 55.1-306.1 purports to add terms to an existing easement, without notice or hearing, and
provides no avenue for the Defendant to provide constitutionally-required just compensation and
116. The only "process" provided for in Virginia Code $ 55.1-306.1, was
domain and the payment of just compensation upon its effective date of July 1, 2020, which
25
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117. Virginia Code § 55.1-306.1 does not provide the Granos or any other landowner
with a reasonable, certain, and adequate process to be divested of their property in accordance
118. The Granos seek a declaratory judgment from this court stating that Virginia
Code §§ 55.1-306.1 is unconstitutional both on its face and as applied by REC against the
119. Plaintiffs are entitled to a declaratory judgment that, because Virginia Code
§ 55.1-306.l docs not provide advance assurance of adequate compensation in the event of a
taking, it violates the Fifth Amendment as applied to the states and others who act under the
authority of state law and exercise governmental powers. The Declaratory Judgment Act
"allows individuals threatened with a taking to seek a declaration of the constitutionality of the
disputed governmental action before potentially uncompensable damages are sustained." Duke
Power Co. v. Carolina Environmental Study Group, Inc., 438 U.S. 59, 71, n. 15 (1978); See E.
120. Plaintiffs arc also entitled to a permanent injunction prohibiting the Defendant
from undertaking any action under the color of Virginia Code§ 55.1-306.1 against the Granos'
property, unless it acquires the rights through purchase or eminent domain proceedings are
instituted to condemn the property, and reasonable, certain, and adequate assurances are made
COUNT3:CONTRACTSCLAUSE
(42 U.S.C. $ 1983, OR ALTERNATIVELY U.S. CONST. ART. I, $ 10)
(DECLARATORY AND IN.TIJNCTIVE RELIEF)
121. The 1989 Electric Distribution Easement is a contract which sets out the rights
26
Case 3:20-cv-00065-NKM Document 1 Filed 10/28/20 Page 27 of 29 Pageid#: 27
122. The Granos' contractual rights are vested rights under Virginia law.
123. The Contracts Clause, Article I, Section 10 of the United States Constitution
provides that "[n]o State shall ... pass any ... Law impairing the Obligation of Contracts."
contracts, including the 1989 Electric Distribution Easement, and impairs the rights and
125. Such impairment includes, but is not limited to, expanding and changing the
scope of use of the 1989 Electric Distribution Easement to include use for fiber optic, allowing
REC to use the 1989 Electric Distribution Easement for fiber optic, and prohibiting the Granos
from excluding REC or any of its assigns from the Granos' property, prohibiting the Granos
from making use of their property for any and all uses that are not electric distribution (including
fiber optic), and generally impairing the Granos' contractual right to the receive benefit of its
126. As a result of these actions, the Granos have suffered injury and arc being
irreparably harmed, and are entitled to a declaratory judgment that their contractual obligations
arc being unconstitutionally impaired, and a permanent injunction prohibiting all such
prospective impairment.
127. This claim is being raised in the alternative, both under 42 U.S.C. $ 1983, and
directly under Article I, Section 10 of the U.S. Constitution. Plaintiff acknowledges that under
circuit precedent (Crosby v. Gastonia, 635 F.3d 634 (4th Cir.2011)), 42 U.S.C. § 1983 does not
permit a claim for damages for a violation of the Contracts Clause. But as acknowledged by the
Fourth Circuit in Crosby, the circuit rule conflicts with the rule in at least one other federal
circuit. Plaintiffs thus certify that to the best of their knowledge, information, and belief, formed
27
Case 3:20-cv-00065-NKM Document 1 Filed 10/28/20 Page 28 of 29 Pageid#: 28
after an inquiry reasonable under the circumstances, this claim is not being presented for any
improper purpose, such as to harass, cause unnecessary delay, or needlessly increase the cost of
litigation, and that the claim and this legal contention is warranted by a nonfrivolous argument
for extending, modifying, or reversing existing law or for establishing new law.
WHEREFORE, Plaintiffs, John R. Grano, Jr. and Cynthia Taft Grano, pray that this
A. For an Order, pursuant to 28 U.S.C. $ 2201, 42 U.S.C. § 1983 and the Fifth and
i) On its face, Virginia Code § 55 .1-306.1 violates the Fifth and Fourteenth
ii) On its face, Virginia Code § 55 .1-306. I, impedes a valid private contract
that
for the reasons stated under i) and ii); and thus that
28
Case 3:20-cv-00065-NKM Document 1 Filed 10/28/20 Page 29 of 29 Pageid#: 29
its agents, permittees or assigns from laying, operating, or maintaining fiber-optic cable on the
C. For an award of reasonable attorneys' fees and costs expended on the Plaintiffs'
D. Any other relief as the nature of the case and furtherance of justice and
y._.l
Joshua E. Baker
Joshua E. Baker, Esquire
VSB No.: 74302
[email protected]
Brian G. Kunze, Esquire
VSB No.: 76948
[email protected]
Russell G. Terman, Esquire
VSB No.: 93804
[email protected]
WALDO & LYLE, P.C.
301 W. Freemason Street
Norfolk, VA 23510
Telephone: (757) 622-5812
Facsimile: (757) 622-5815
Counselfor Plaintiffs
29
case 5.4u-CV-UUUbb-N I LOCum enI I-I He LU/Zl ZU a ge L OI Z ageIQ: 50
EXHIBIT 1
I
IT("
..,.
I I
J
/
case . u -cv-UUUob-INK LOCum enI I-z He LUIZ/zU rage I OIb ageIUm: 34
EXHIBIT 2
case 5.zu-CV-UUUbb-INK LoCum enI I-z Ile LUIZ/zU age Z OT b ageIUn. 35
EASEMENT AGREEMENT
By:
NOTARIAL SEAL
CYHTHIA fl WHITESEL, NOTARY PUBLIC
HllE. EfflE COUNTY. PtN,'vSYLV,VIIA
d..R t...e Notary Public
,.,_., COMMISSION EXPIRES A\.lu. 2C 1990
My eefflffl¼Sa¼en-G~?~
·-•·-·-, _
.
STATE OF ~°:JN' A- _
SCHEDULE "A"
RAPPAHANNOCK ELECTRIC COOPERATIVE
Sketch and Right of Way Easement Data
Overhead Job No. -~ z 3 I 7
Date µ~7. /S, /?39 Underground Job No.
pE4A prim'ry (width) Ms ft. ( 2e ft. each side
ve1>EA't;,&.,,vlJ t"..t,-,..,.,-,y (width) tS: ft. ( z, S' ft. each side
r'~f.t'Q.&u+'~ service (width ) 1S" ft. ( 7-.S ft. each side
I (We), the undersigned, approve the right of way easement
1
Froposed on my/our property as to location, route, width, and
clearing of trees and debris.
I I ~
1 11
I
0
(Page l:J' J
L.ase .:s:Lu-cv-uuuoo-NK.1v1 uocumem .L-L t-11ea .LU/Lts/LU t-'age !:> m !:> t-'age1m1=: .:so
V
RAPPAHANNOC K ELECTRIC COOPERATIVE
Sketch and Right of Way Easement Data
Overhead Job No. /0 J' I 7 z
Date 5&,h-_ /5", /93'1 Underground Job No.
t2vll?~,() pr1.~ary(width) f"" ft. ( z.., ft. each side
secondary (width) ft, ( ft. each side
service (width) ft, ( ft. each side
(I) (We), the undersigned, approve the right of way easement
proposed on my/our property as to location, route, width, and
clearing of trees and debris.
,,,,.,.,:-7
«Pase _f
c ase 5.Z0-CV-UUUbb-INK LOCum enU I-5 lea LU/ZlZU Hage LOI / ageIur. 54
EXHIBIT 3
case 5.zU-CV-UUUbb-INK I LOCum en I-3 ea LUIZ/zu age Z Or I ageImr: 3
Code of Virginia
Title 55.1. Property and Conveyances
Chapter 3. Form and Effect of Deeds and Covenants; Liens
1. Easements for the location and use of electric and communications facilities may be used to
provide or expand broadband or other communications services;
2. The use of easements, appurtenant or gross, to provide or expand broadband or other
communications services is in the public interest;
3. The installation, replacement, or use of public utility conduit, including the costs of
installation, replacement, or use of conduit of a sufficient size to accommodate the installation
of infrastructure to provide or expand broadband or other communications services, is in the
public interest.
4. The use of easements, appurtenant or gross, to provide or expand broadband or other
communications services (i) does not constitute a change in the physical use of the easement, (ii)
does not interfere with, impair, or take any vested or other rights of the owner or occupant of the
servient estate, (iii) does not place any additional burden on the servient estate other than a de
minimis burden, if any; and (iv) has value to the owner or occupant of the servient estate greater
than any de minimis impact;
5. The installation and operation of broadband or other communications services within
easements, appurtenant or gross, are merely changes in the manner, purpose, or degree of the
granted use as appropriate to accommodate a new technology; and
6. The statements in this subsection are intended to provide guidance to courts, agencies, and
political subdivisions of the Commonwealth. Nothing in this section shall be deemed to make the
use of an easement for broadband or other communications services, whether appurtenant, in
gross, common, exclusive, or nonexclusive, a public use for the purposes of§ 1-219 .1, or other
applicable law.
C. The installation and operation of broadband or other communications services by an
incumbent utility for that utility's own internal use, adjunctive to the operation of the electric
system, or for the purposes of electric safety, reliability, energy management, and electric grid
modernization, are permitted uses within the scope of every easement.
D. Absent any express prohibition on the installation and operation of broadband or other
communications services in an easement that is contained in a deed or other instrument by
which the easement was granted, the installation and operation of broadband or other
communications services within any easement shall be deemed, as a matter of law, to be a
permitted use within the scope of every easement for the location and use of electric and
communications facilities.
E. Subject to compliance with any express prohibitions in a written easement, any incumbent
utility or communications provider may use an easement to install, construct, provide, maintain,
modify, lease, operate, repair, replace, or remove its communications equipment, system, or
facilities, and provide communications services through the same, without such incumbent
2 7/1/2020
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3 7/1/2020
case 5.ZU-CV-UUUob-INK LOCumenI 1-3 I le LUIZ/ZU Hage b OI I HageIUm. 41
2. Adhere to such restrictions as the incumbent utility may place on the communications
provider, provided that such restrictions are reasonably related to safety, reliability, or generally
applicable engineering principles and are applied on a nondiscriminatory basis;
3. For underground facilities, enter into an occupancy license agreement with the incumbent
utility;
4. Agree in writing to indemnify, defend, and hold harmless the indemnified parties as against
any third party for any claim, including claims of trespass, arising out of its entry onto, use of, or
occupancy of such easement and provide evidence of creditworthiness, as the incumbent utility
may prescribe, provided that the communications provider is given timely written notice and full
cooperation of the indemnified parties in defending or settling any claim, including access to
records and personnel to establish the existence of an easement and its history of use by the
incumbent utility, and further provided that every communications provider occupying an
easement that is the subject of a claim shall be jointly and severally liable to the indemnified
parties, with an obligation of equal contribution, for any claim arising out of entry onto, use of,
or occupancy of an easement for communications purposes; and
S. For underground facilities, abide by the provisions of the Underground Utility Damage
Prevention Act (& 56-265.14 et seq.).
L. A communications provider, making use of an easement pursuant to this section, shall not:
2. Install any new underground facilities except pursuant to an occupancy license agreement (i)
in an incumbent utility's conduit pursuant to a joint use agreement; (ii) where incumbent utility
facilities are permitted underground, using a clean-cutting direct burial technique beneath the
surface soil no more than 24 inches in depth and six inches in width; or (iii) riser or drop lines or
equipment connection lines, followed in all cases by reasonable restoration of the surface to
substantially its prior condition, provided that the landowner shall not, absent an agreement to
the contrary, be responsible for relocating or reimbursing the incumbent utility or a
communications provider for the cost of relocating any new underground communications
facilities installed pursuant to clause (ii) of this subdivision, which relocation and associated
costs shall be addressed in the occupancy license agreement. This limitation on reimbursement
or payment of relocation costs incurred as a result of development or redevelopment by the
landowner shall not apply to any communications facilities in the public rights of way adjacent to
or overlying the real property in question.
M. As against a communications provider, no incumbent utility shall:
1. Solely by virtue of the provisions of this section, require any additional compensation for use
of an easement, unless such compensation is required expressly in a written easement or other
agreement;
2. Unreasonably refuse to grant an occupancy license agreement to any communications
provider;
3. Include in an occupancy license agreement requirements for title reports, surveys, or
engineering drawings; or
4. Use an occupancy license agreement for dilatory purposes or to create a barrier to the
4 7/1/2020
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infrastructure is discovered. However, if the claimant was under a disability at the time the cause
of action accrued, the tolling provisions of§ 8.01-229 shall apply.
2020,cc. 1131, 1132.
The chapters of the acts of assembly referenced in the historical citation at the end of this section
may not constitute a comprehensive list of such chapters and may exclude chapters whose
provisions have expired.
6 7/1/2020
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EXHIBIT 4
EEEI EE =a«
V Rappahannock P (j a Cl rs) Toll Free: 800-552-390.t
~ Electric Cooperative ("
:\ 'f..,och,t.'11t~• Ent'!)(\'. C.><•rcr.,ti,·c ~ Search 5;
Cl)
(A
~RECs fiber utility network provides our county the opportunity to l)rlng l)roadbancl to more of
our cmzens qulckeC said Jim White. Chairman of the county's Board of Supervisors and
Broadband Autl1orlty. 'Tt1e OCBA Is happy to announce this partnenng arrangement with REC.
This effort completes a county fiber opnc Joop supplying highly relrable connectlvlty for tile
public safety commun1cat1ons system. Thls project should also enable future opportunities for
I-
tlllTd parties or the county to provide 111911-speed Internet to homes and businesses. We are
pleased to be taking this first step with REC and look forward to future col!aboratlon.~ -
C
I'\.
Jot,n Hewa. chief operatmg officer a net vice president of corporate services for REC. elaborated,
-
0::
I'\.
C
~RECs 1nvesi:mem In a fil)er backbone has the potential to enable many advantages to REC's ""C
P.l
(Q
member-owners and cltlzens of Orange County, 1nclucl1ng educational bener1ts. the potential for Cl)
expanded economic development and an overall ease of access to 1nformat1on:· Hewa said. I'\.
0
"Tl1e county's use of a portion of the REC fiber backbone improves the economics of both -,
(A
projects. We look forvvard to this agreement wttl, Orange County being t11e first of many similar
arrangements 1n localltles across the REC servtce area.·· ""C
P.l
(Q
Cl)
REC recently kicked off the six-year fiber project that wlll bring benefits to its member-owners a
for many years to come. Across the 800 mlles of plannecl construction. REC 1s 1nsta111ng :l:j
p
adclmonat fiber that wlll allow i:l'Wcl parties, such as Orange County. i:O lease capacity on the REC (J
h.
.,;J.,'
aha»ooc
Electric Cooperative
A Touchstone Energ/ Cooperative
• REC has, and will continue to be, an advocate for broadband service being available to
all of our members. We recognize this is very important to the well-being of the
communities we serve, impacting everything from education to medical care to economic
development.
• In September 2019, REC began constructing a fiber optic network for utility operations.
When complete, this network of approximately 800 miles of fiber optic cable will connect
over 130 endpoints (substations, radio towers, offices, etc.) across portions of the 22
counties served by REC.
• The fiber utility network will provide numerous advancements and capabilities for REC in
the areas of grid modernization, disaster recovery, cyber and physical security, and data
analytics. REC will utilize its existing infrastructure to deploy the fiber optic network
capable of detecting outages faster, thus reducing restoration times and improving
reliability.
• The construction of REC's fiber utility network is the first step of a multistep plan to help
facilitate the expansion of broadband. The Cooperative will have excess fiber capacity,
which can be made available for access leasing arrangements with local governments,
schools, and other third party providers.
• REC is currently evaluating the economic feasibility and potential options for REC to
either directly or in partnership with others, provide retail broadband service. A previous
study indicated that fiber to the home service was technically feasible, but was not
economically feasible. In the current studies, we are utilizing nationally recognized
consulting firms to help evaluate the availability and accessibility of potential outside
funding sources including state and federal grant opportunities.
• REC has reached out to each county and town located in its service territory to determine
their interest in supporting the initiative of bringing broadband to local communities and in
working together to pursue grant opportunities.
• REC continues to make the cooperative's aerial assets and maintained rights of ways
available for third party providers seeking to expand by attaching telecommunications
cables and infrastructure.
case 5.ZU-CV-UUUob-INKMI LC um enI Lb IIe LUIZ/ ZU a ge LO I / a geIumr: 4/
EXHIBIT 5
case 5.ZU-CV-UUUbb-NKI Document I-b IIeG LU/ZlzU age Z Or ( ageIun: 4
WJTNESSETH:
The Owner. in consideration of One Dollar and other valuable consideration paid by the
Cooperative. the receipt and sufficiency whereof is hereby acknowledged by Lhe parties hereto,
does grant and convey unto the Cooperative, and its successors, affiliates, subsidiaries and assigns.
the perpetual right, privilege. and easement of right of way (Right-of-Way") over, under. upon.
across and through a portion of the lands of the Owner. which lands are situated in Cedar Mountain
Magisterial District, Culpeper County, Virginia and further described as Tax Map Parcel 76-17,
and known as 25535 Somerville Road, Mitchells. Virginia 22729. all as more particularly
described on the attached Exhibit A (the "Property"), and the Right-of-Way being shown on said
portion of the Property pursuant to that certain drawing dated March 17, 2020, prepared by the
Cooperative. with said drawings being attached hereto, marked as Exhibit Band Exhibit C, and
mude u part of this Agreement by this reference (collectively the "Drawing"). and all of the
aforesaid being for the purpose of installing. constructing, operating. and maintaining above
ground pole lines, and/or underground conduits for distributing electric power to the public and
for fiber optic conduit and cables and/or related telecommunication materials and lines all being a
part of the Cooperative's telecommunications facilities and related equipment (hereinafter
collectively referred to as "Facilities").
The widths of this Right of Way area shall be forty feet (40') for the above ground eascmenl
and fi neen feet (15) for the underground easement, all as shown on the Drawing.
The Fadlities erected hereunder sh.all remain the property of the Cooperative. The
Cooperative shall have at any time the right to inspect, upgrade. rebuild, improve. remove,
repair, relocate on the Right of Way above described. and make such changes, alterations,
substitutions, additions to or extensions of its Faci Ii ties as Cooperative may from time to time
deem advisable at its sole discretion. including without limitation the right to increase and/or
decrease the number and/or size of libcr optic cables, conduits and/or other related Facilities.
Notwithstanding the foregoing, the CoopcraLive shaJI not increase the number of current electric
distribution circuits or fiber optic cables. nor shall it convert the underground portion of the
electric distribution line to above-ground dislribution or transmission lines. nor assign extra fiber
case 5.U -CV-UUUbb-INKI LoCum enI I-b IIe LUIZ~lZU a ge 5 OI I HageIU: 449
optic capacity not part of the Cooperative's telecommunications facilities and related equipment
to a third party without renegotiation of this casement, including compensation.
The Owner docs further grant and convey to the Cooperative. for the purpose of the
Cooperative constructing, reconstructing, inspecting. replacing, upgrading, maintaining and/or
operating its Facilities, the right of ingress to and egress from the Right-of- Way over the Properly
and such right to be exercised in a manner as shall cause the least practicable damage and
inconvenience to Owner.
Cooperative shall at all times have the right to trim, cut, remove, control, and keep clear by
machinery or otherwise, all trees, limbs, undergrowth and other obstructions inside and outside the
boundaries of the Right-of-Way that ma} endanger the safe and proper operation of its Facilities.
All trees cut by the Cooperative at any time shall remain the property of the Owner.
The Owner may use the Easement for any purpose consistent with the Cooperative's rights
granted under this Agreement, provided such use complies with the requirements of the National
Electrical Safety Code. f'he Owner shall not construct buildings or structures of any kind within
the Easement Arca without first obtaining the express written consent of 1he Cooperative.
Owner covenants that it is seized of and has the right to convey the said easements of Right
of Way, and other rights and privileges expressed hereunder: that the Cooperative shall have quiet
and peaceable possession, use and enjoyment of the aforesaid easement of Right of Way. and other
rights and privileges provided hereunder.
Cooperative shall have the right to assign or transfer all or any part of this Easement and
any other rights grunted under this Agreement.
"NOT ICE TO LANDOWNER: You are conveying rights to a public service corporation.
A public service corporation may have the right to obtain some or all of these rights through
exercise of eminent domain. To the extent that any of the rights being conveyed arc not subject to
eminent domain. you have the right to choose not to convey those rights and you could not be
compelled to do so. You have the right to negotiate compensation for any rights that you are
voluntarily conveying''.
OWNER:
By: -
John R. Orano
By:
Cynthia Taft Grano
COMMONWEAL nI OF VIRGINIA
CITY/COUNTY/fOWN OF . to-wit:
Grano and Cynthia Taft Orano, husband and wife, collectively known as the Owner
Notary Public
e-
My commission expires
case 3.ZU-CV-UUUbb-NKI Document I-b +ea LU/ZlZU age b Or / ageIm: bl
EXHIBT A
PROPERTY DESCRIPTION
ALL THAT CERTAfN TRACT OR PARCEL OF LAND. TOG ETHER WITH ALL Bll!LDlNGS AND
fMPROVEMENTS THERF.ON AND PRIVILEGES ND APPLl'RTENANCES THEREUNTO BELONGING
SITI'ATED, LYING AND BEING IN CEDAR MOUNTAIN MAGISTERIAL DISTRlCT, CULPEPER COUNTY.
VIRGINIA, ABOUT 3 ½ MILES SOUTHEAST OF MITCHELLS,. KNOWN AS "SOMERVILLA" ON THE
RAPIDAN RlVER, ORIGfNALL Y CONTAfNfNG 412.55 ACRES, MOR£ OR LESS, AND
BEING THE SAME PROEPRTY COVEYED TO JOHN R. GRANO AND CYNTHIA TAFT GRANO,
HUSBAND AND WIFE, AS TCN ANTS BY THE ENTIRETIES WITH FULL COMMON LAW RJOHTS OF
SURVIVORSHIP, FROM ROBERT F. TAFT, WlDOWER, IN A WARRAN TY DEED DATED 4/30/1990 AND
RFCORDED S/2/1990 fN PEED BOOK 435 AT PAGE 300, CULPEPER COUNTY RECORDS.
E"'-lfifJ,· r "S'
RAPPAHAllNOCK ELECTRIC COOPERATIVE
$ket.ah and Right of Way Eaeeroent Data
Ovrrhead Job No
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Waldo Reception
From: [email protected]
Sent: Wednesday, October 28, 2020 3: 12 PM
To: vawd_ [email protected] u rts.gov
Subject: Activity in Case 3:20-cv-00065-NKM Grano et al v. Rappahannock Electric Cooperative
Complaint
Categories: PRINT
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The following transaction was entered on 10/28/2020 at 3: 11 PM EDT and filed on 10/28/2020
Case Name: Grano et al v. Rappahannock Electric Cooperative
Case Number: 3 :20-cv-00065-NKM
Filer: John R. Grano, Jr
Cynthia Taft Grano
Document Number:]
Docket Text:
COMPLAINT against Rappahannock Electric Cooperative (Filing & Administrative fee$ 400.
Receipt number AVAWDC-3529351), filed by John R. Grano, Jr, Cynthia Taft Grano.
(Attachments: # (1) Exhibit 1, # (2) Exhibit 2, # (3) Exhibit 3, # (4) Exhibit 4, # (5) Exhibit 5)(dg)