A-W Land Co., LLC et al v. Anadarko E & P Company LP et al

Filing 303

OPINION AND ORDER GRANTING, IN PART, MOTION FOR RECONSIDERATION BUT DENYING MODIFICATION OF PRIOR ORDER by Chief Judge Marcia S. Krieger on 7/22/15. (msksec, )

IN THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF COLORADO
Honorable Marcia S. Krieger
Civil Action No. 09-cv-02293-MSK-MJW
A-W LAND CO., LLC;
VERNON JESSER;
MARY JESSER;
KENT J. McDANIEL;
DEANNA R. McDANIEL;
MARVIN BAY; and
MILDRED BAY, Co-Trustees of the Bay Family Trust, individually and on behalf of all
others similarly situated,
Plaintiffs,
v.
ANADARKO E&P COMPANY LP f/k/a RME PETROLEUM COMPANY; and
ANADARKO LAND CORPORATION f/k/a RME LAND CORP.,
Defendants.
______________________________________________________________________________
OPINION AND ORDER GRANTING, IN PART, MOTION FOR RECONSIDERATION
BUT DENYING MODIFICATION OF PRIOR ORDER
______________________________________________________________________________
THIS MATTER comes before the Court in an unusual procedural posture. In 2012, this
Court certified a class for purposes of addressing the Plaintiffs’ claims for declaratory relief,
identifying at least four potential questions of law that were common to all class members. At a
Scheduling Conference (# 135) in 2013, the Magistrate Judge directed that the parties “file
comprehensive simultaneous opening briefs” (and, subsequently, response briefs) addressing
these legal issues. The parties filed the opening briefs (# 142, 159) and response briefs (# 165,
170) (as well as several thousand pages of supporting exhibits) as directed. However, because
the briefing was unconnected to any sort of motion by any party, it has remained unclear to the

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undersigned what function the Magistrate Judge intended the briefing to serve or what relief was
being sought by the parties through the briefing.
Because the analysis, standard of review, and burden of proof to be applied to this matter
differs depending on how the matter is classified, it is ow necessary for the Court to attempt to
identify the issue as to which the parties seek relief. Both sides have submitted evidentiary
material in conjunction with their briefs, suggesting that the Court should treat the matter as a
request for summary judgment. The Defendants (collectively, “Anadarko”) initial brief requests
that the Court “enter judgment for Anadarko on all claims herein”; the Plaintiffs’ initial brief
does not request any specific relief, but makes passing reference to a “jury’s interpretation” of
the terms of the contractual terms at issue here. See Docket # 157 at 24-25. Under these
circumstances, the Court deems it appropriate to treat the matter as a motion for summary
judgment filed by Anadarko, seeking summary judgment in its favor pursuant to Fed. R. Civ. P.
56.
FACTS
The Court will briefly summarize the pertinent facts here and elaborate as necessary in its
analysis.
In the 1860s, as part of building a transcontinental railroad, Congress chartered the Union
Pacific Railroad Company and granted to it large portions of then-federally owned land on either
side of the planned route between Nebraska and Utah. Around the turn of the century, with the
railroad completed, Union Pacific began selling some of these lands to farmers, ranchers,
loggers, and homesteaders. Typically, Union Pacific’s deeds conveyed only the surface estate to
buyers and it retained rights to the mineral estate beneath the lands. The deeds given by Union

2

Pacific typically contained a variation on the following language (hereinafter referred to as “the
surface reservation”):
Excepting and reserving to said Union Pacific Railroad Company,
its successors, and assigns:
First, all [oil,]1 coal, and other minerals within or underlying said
lands.
Second, the exclusive right to prospect in and upon said land for
[oil,] coal, and other minerals therein . . . . [and]
Third, the right of ingress, egress, and regress upon said land to
prospect for, mine and remove any and all such [oil,] coal or other
minerals, and the right to use so much of said land as may be
convenient or necessary for the right-of-way to and from such
prospect places or mines, and for the convenient and proper
operation of such prospect places, mines, and for roads and
approaches thereto or for removal therefrom of [oil,] coal, mineral,
machinery, or other material.
When Union Pacific then sought to exploit the reserved mineral rights, it typically
negotiated a “Surface Owner’s Agreement” (“SOA”) with the owner of the surface estate. The
SOAs customarily acknowledged Union Pacific’s ownership of the underlying minerals
(including oil) and confirmed Union Pacific’s right of access across the surface estate in order to
remove the minerals or oil. In consideration for the surface owner entering into the SOA, Union
Pacific typically offered the surface owner a royalty payment, usually 2.5% of the value of the
minerals extracted.
In or about 2000, Anadarko acquired Union Pacific’ mineral interests with regard to the
lands in question in this lawsuit. Anadarko, however, discontinued the practice of entering into a
1

Some sample deeds in the record contain an underscored blank space at this location in
the form deed. Other samples in the record have the word “oil” handwritten in that space.
Because it is undisputed that Colorado law deems a deed’s reference to “other minerals” to
include oil and gas, McCormick v. Union Pacific Resources Co., 14 P.3d 346, 348 (Colo. 2000),
the Court treats all of the deeds in question as encompassing oil and gas reserves found within
the mineral estates.
3

SOA with surface owners, and concomitantly, the practice of paying royalties to surface owners.
Anadarko’s decision to forgo SOAs allowed it avoid payment of royalties to surface owners, but
it deprived Anadarko of the peace and freedom from litigation that royalty payments secured. As
a result, the Plaintiffs commenced this suit. They allege that Anadarko’s (and its lessees’) use of
the surface of the Plaintiffs’ land in order to access the subsurface minerals exceeds the scope of
the surface reservations found in the underlying deeds. Thus, they contend such access
constitutes trespass.2
Upon the Plaintiffs’ motion for certification of a class action, this Court determined
(# 120) that the claims of all devisees of the Union Pacific lands presented certain common
questions of law, including: (i) how the terms of the surface reservation in the Union Pacific
deeds should be interpreted; (ii) whether Anadarko itself can be held liable for any trespasses on
the Plaintiffs’ land committed by its lessees; and (iii) whether permits issued by the Colorado Oil
and Gas Conservation Commission (“COGCC”) operate to license conduct by Anadarko or its
lessees that might otherwise be in violation of the terms of the surface reservation. Thus, the
Court certified a class action for the limited purpose of addressing any issues of law that were
common to the entire class of Union Pacific devisees. However, the Court also found that the
question of whether Anadarko’s (or its lessees’) conduct on any given Plaintiff’s land constituted
a trespass was a matter calling for individual factual determination. As to that question, classbased litigation was no longer appropriate. Accordingly, the Court directed that, once any
questions of law common to the entire class were resolved, the class would be de-certified and
each Plaintiff would have to proceed to try their own trespass claims individually.

2

More specifically, the Plaintiffs contend that the effect of surface reservation requires
Anadarko to engage in directional (i.e. slanted) drilling via wells radiating from a single well
site, rather than through the drilling of numerous vertical wells, each from their own site.
4

At the Scheduling Conference on October 28, 2013, the Magistrate Judge directed that
the parties “file comprehensive, simultaneous opening [and response] briefs” addressing the four
specific common questions of law identified in this Court’s class certification order. The parties
did so.3 As noted above, this briefing was not coupled to any particular motion or other request
for relief by any party, making it somewhat unclear how that briefing should be treated. For the
reasons set forth above, this Court elects to treat the briefing as constituting a motion by
Anadarko for summary judgment in its favor and the Court proceeds to adjudicate the issues
raised in the briefing in that context.
ANALYSIS
A. Standard of review
Rule 56 of the Federal Rules of Civil Procedure facilitates the entry of a judgment only if
no trial is necessary. See White v. York Intern. Corp., 45 F.3d 357, 360 (10th Cir. 1995).
Summary adjudication is authorized when there is no genuine dispute as to any material fact and
a party is entitled to judgment as a matter of law. Fed. R. Civ. P. 56(a). Substantive law governs
what facts are material and what issues must be determined. It also specifies the elements that
must be proved for a given claim or defense, sets the standard of proof and identifies the party
with the burden of proof. See Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 248 (1986);
Kaiser-Francis Oil Co. v. Producer=s Gas Co., 870 F.2d 563, 565 (10th Cir. 1989). A factual
dispute is Agenuine@ and summary judgment is precluded if the evidence presented in support of
and opposition to the motion is so contradictory that, if presented at trial, a judgment could enter

3

Anadarko briefly raised a fifth issue: whether class members who had entered into SOAs
with Union Pacific or Anadarko had effectively released any claims they might have by the
terms of the SOA. Because this is a question of individual, not class-wide, legal significance, the
Court declines to consider it at this stage. To the extent that such a class member later pursues in
individual suit against Anadarko, Anadarko may raise its release argument at that time.
5

for either party. See Anderson, 477 U.S. at 248. When considering a summary judgment
motion, a court views all evidence in the light most favorable to the non-moving party, thereby
favoring the right to a trial. See Garrett v. Hewlett Packard Co., 305 F.3d 1210, 1213 (10th Cir.
2002).
If the movant has the burden of proof on a claim or defense, the movant must establish
every element of its claim or defense by sufficient, competent evidence. See Fed. R. Civ. P.
56(c)(1)(A). Once the moving party has met its burden, to avoid summary judgment the
responding party must present sufficient, competent, contradictory evidence to establish a
genuine factual dispute. See Bacchus Indus., Inc. v. Arvin Indus., Inc., 939 F.2d 887, 891 (10th
Cir. 1991); Perry v. Woodward, 199 F.3d 1126, 1131 (10th Cir. 1999). If there is a genuine
dispute as to a material fact, a trial is required. If there is no genuine dispute as to any material
fact, no trial is required. The court then applies the law to the undisputed facts and enters
judgment.
If the moving party does not have the burden of proof at trial, it must point to an absence
of sufficient evidence to establish the claim or defense that the non-movant is obligated to prove.
If the respondent comes forward with sufficient competent evidence to establish a prima facie
claim or defense, a trial is required. If the respondent fails to produce sufficient competent
evidence to establish its claim or defense, then the movant is entitled to judgment as a matter of
law. See Celotex Corp. v. Catrett, 477 U.S. 317, 322-23 (1986).
A. Interpreting the surface reservation
The central dispute between the parties concerns the meaning of the terms used by Union
Pacific in the surface reservation found in each of the deeds in question.

6

Courts interpret the conveyancing contained in deeds using the same tools and techniques
they use in construing any written instrument. In other words, the court strives to ascertain the
parties’ intent, and ordinarily attempts to do so from the four corners of the instrument,
considering the entirety of the deed and not just isolated sentences and clauses. Notch Mountain
Corp. v. Elliott, 898 P.2d 550, 557 (Colo. 1995). If none of the other common tools of
construction yield a meaningful result, the court may resort to the ultimate canon of construction:
resolving ambiguities against the drafter. Id.
Once again, the version presented by both sides for interpretation reserves to the mineral
interest holder:
. . . the right of ingress, egress, and regress upon said land to
prospect for, mine and remove any and all such [oil,] coal or other
minerals, and the right to use so much of said land as may be
convenient or necessary for the right-of-way to and from such
prospect places or mines, and for the convenient and proper
operation of such prospect places, mines, and for roads and
approaches thereto or for removal therefrom of [oil,] coal, mineral,
machinery, or other material. (Emphasis added)
Careful examination of the quoted text reveals that two separate provisions are contained therein.
First, the mineral interest holder has a general “right[ ] of ingress, egress, and regress” over the
surface lands -- that is, the ability to enter the land, exit the land, and return back to the land -for purposes of “prospect[ing] for, min[ing] and remov[ing]” any minerals thereunder. Second,
the mineral interest holder has the right to use “such land as may be convenient or necessary” to
achieve several purposes - to establish rights of way to mining locations, to operate (in a
“convenient and proper” manner4) mines and prospect sites, to lay roads, and to install other
means of removing minerals and equipment.

4

Although similar in structure to the “convenient and necessary” restriction, it is clear that
the phrase “convenient and proper” modifies the verb “operation [of mines]” not the verb “to use
7

Before the Court can turn to the interpretation of the key phrase underlying the parties’
dispute – the right of the mineral owner to make “convenient or necessary” use of the surface
land -- the Court must first consider Colorado’s existing common law governing split estates in
real property.5 In Gerrity Oil & Gas Corp. v. Magness, 946 P.2d 913, 927 (Colo. 1997), the
Colorado Supreme Court explained that “a mineral rights holder is legally privileged to make
such use of the surface as is reasonable and necessary to develop underlying minerals.” Notably,
the right of the mineral estate owner to use the surface estate often stands in tension with the
rights of the surface owner. Colorado law expects that “mineral rights holders [will]
accommodate surface owners to the fullest extent possible consistent with their right to develop
the mineral estate.” Id. at 927. The form that such accommodation will take necessarily varies
with the circumstances, “depending on surface uses and on the alternatives available to the
mineral rights holder for exploitation of the underlying mineral estate.” Id. But a trespass would

[land].” The Court does not understand the Plaintiffs to be alleging that the methods by which
Anadarko operates its mines/wells are “improper” according to accepted industry practices.
Thus, the only limitation on Anadarko’s use of the surface land is that it must be “convenient or
necessary” to accomplish the tasks listed in the remainder of the reservation.
5

In Radke v. Union Pacific R.R. Co., 334 P.2d 1077, 1087 (Colo. 1959), the Colorado
Supreme Court determined that the surface reservation used by Union Pacific here does not
constitute a splitting of the mineral and surface estates and retention by Union Pacific of the
mineral estate. Rather, it held that the terms of the deed convey the entire property – surface and
minerals – to the buyer in fee simple, subject only to Union Pacific’s reservation of a license to
occupy the surface for the removal of minerals.
Neither party here has argued that the holding of Radke or the status of Union Pacific as a
licensee rather than owner of the mineral estate affects the analysis to be applied. The same
logic that grants the holder of a mineral estate the inherent right to make reasonable use of the
surface estate in removing those minerals would grant that same inherent right to the holder of a
license to remove such minerals. Thus, this opinion may sacrifice accuracy for convenience and
describe Union Pacific (and later Anadarko) as being “owners” of a “mineral estate” or the
minerals themselves, rather than as licensees entitled to exploit a mineral estate that is
technically owned by the surface owner.
8

occur if the mineral estate holder’s activities “preclude or impair uses by the surface owner . . .
when reasonable alternatives are available to the [mineral estate holder].” Id.
Gerrity expressly sets forth the allocation of proof on a claim of trespass under Colorado
common law. To prove a trespass by a mineral estate owner, the owner of the surface estate
must first establish a prima facie case by “present[ing] evidence that the [mineral estate owner’s]
conduct materially interfered with surface uses.” Id. at 933. Such material interference is
“interference which is not reasonable from the perspective of the surface owner and considering
only the impact on the surface use.” Id. If the surface owner carries that minimal burden, the
owner of the mineral estate must “present evidence, by means of expert testimony or otherwise,
that explains why its surface conduct was reasonable and necessary from the perspective of the
[mineral estate holder].” Id. The owner of the mineral estate may carry this burden by, for
example, “explain[ing] the necessity of its conduct and . . . present[ing] evidence that its
operations conformed to standard customs and practices in the industry.” Id. The surface owner
may respond with rebuttal evidence “that reasonable alternatives were available to the operator at
the time of the alleged trespass.” Id. “Ultimately,” Gerrity explains, “it is the province of the
trier of fact to balance the competing interests of the [mineral estate holder] and surface owner
and objectively determine whether, under the circumstances, the [mineral holder’s] surface use
was both reasonable and necessary.” Id. at 933-34.
Although Gerrity is of fairly modern provenance, the principles it recites are not novel or
even of particularly recent invention. Gerrity’s cited authority for the proposition that mineral
estates necessarily entail a right to make reasonable use of the surface estate dates at least back to
1961, citing Rocky Mountain Fuel Co. v. Heflin, 366 P.2d 577, 580 (Colo. 1961). Heflin, in turn,
relies on cases such as Jilek v. Chicago, Wilmington & Franklin Coal Co., 47 N.E.2d 96, 98 (Ill.

9

1943), that date back another two decades, and Jilek, in turn, relies upon authority for that
conclusion that dates back even before Union Pacific was issuing the deeds in question. Citing
e.g. Williams v. Gibson, 4 So. 350, 352-53 (Ala. 1888) (mineral owner “may occupy so much of
the surface, adopt such machinery and modes of mining, and establish such auxiliary appliances
and instrumentalities, as are ordinarily used in such business, and may be reasonably necessary
for the profitable and beneficial enjoyment of his property”) and Ingle v. Bottoms, 66 N.E.160,
162 (In. 1903) (“the grant of the right to the coal carries with it as a necessary incident the right
not only to penetrate the surface of the soil for the coal, but also to use such means and processes
for mining and removing the same from the premises as may be reasonably necessary. This
includes the right to construct such roads and railroad tracks on the surface of the land as are
reasonably necessary for the transportation of supplies, machinery for the operation of the mine,
and for removing the coal from the mine openings”). Thus, although Gerrity itself long postdates the drafting of the surface reservation, the Court assumes that, at the time Union Pacific
was issuing the deeds in question, it was nevertheless aware that its retention of a mineral
interest also granted it the inherent right to make reasonable and necessary use of the surface
estate.6
With this context in mind, the Court turns to the specific language of the Union Pacific
deeds. As noted above, the deeds reserve to the mineral interest owner (Union Pacific and its
lessees and assigns): (i) a general “right[ ] of ingress, egress, and regress” on the surface lands
for purposes of “prospect[ing] for, min[ing] and remov[ing]” any minerals thereunder, and (ii)
the right to use “such land as may be convenient or necessary” to establishing rights of way to
6

If that was not the case, then either the mineral interest retained by Union Pacific would
be commercially worthless, because it could not be efficiently exploited or the cost of
exploitation would be indeterminate and thus subject to independent negotiation with each
surface owner, making mineral extraction difficult and expensive.
10

mining locations, for operating mines and prospect sites, for laying roads, and for installing other
means of removing minerals and equipment. A fair reading of these two clauses is that the
former simply grants Union Pacific the right to enter onto the land when its purpose is to conduct
the actual act of mining. The latter grants Union Pacific additional rights to “use” the land to
accomplish tasks related to the mining process itself – establishing rights of way for access to
mine sites; for laying roads, conveyors, pipelines, and other means to convey minerals (and
waste products) away from the mine; for conducting the mining itself, and for occupying such
additional land around a mine site as might be necessary for the regular operation of the mine
(e.g. waste pits, tailings piles, etc.).
The parties’ briefing here focuses on two general questions of law raised by the Court in
its class certification order: whether the terms of the Union Pacific deed are ambiguous and what
should be their proper construction. As to the first point – ambiguity – Anadarko argues that the
terms are not ambiguous in any way and can by construed according to their ordinary dictionary
meaning. The Plaintiffs argue that the term “convenient” is ambiguous, in the sense that “the
question ‘convenient to whom’ [is not] answered.” The Plaintiffs argue that a reasonable
construction of the surface reservation’s phrase “convenient or necessary” is that the two halves
of the phrase refer to two different points of view: that “convenient” means “convenient to the
Surface Owner” and “necessary” means “necessary to the mineral owner.” The Plaintiffs point
out that Union Pacific’s past practices are consistent with such an understanding, as Union
Pacific prohibited its lessees from drilling for oil and gas on the lands until an SOA had been
negotiated with the surface owner to allow such drilling.
Sharpened to that point, the parties’ dispute appears to concern whether the term
“convenient” in the surface reservation is intended to refer to Union Pacific’s convenience or that

11

of the surface owners. The Court finds that the correct interpretation unambiguously points
towards the question of convenience being viewed from Union Pacific’s perspective for
numerous reasons.
Most significantly, adopting the Plaintiffs’ interpretation of the surface reservation would
require the assumption that, when drafting the deeds, Union Pacific was intending to surrender a
degree of access to the surface land that the common law already gave it. As noted above, Union
Pacific’s status as holder of the mineral estate necessarily carried with it the common-law right
to all “reasonable and necessary” use of the land, even without the deeds making any express
surface reservation. The deeds’ reservation of Union Pacific’s right to make “necessary” use of
the surface estate obviously duplicates the right to make necessary use as conferred by the
common law. Thus, the question presented is whether, when reserving the right to make
“convenient” use of the surface estate, Union Pacific was claiming a greater right to use the
surface lands than the common law’s grant of “reasonable” use already provided, or whether
Union Pacific was accepting a lesser right than the common law conferred, thus granting the
surface owners greater control over the mineral estate than they would otherwise have. Common
sense suggests that, in normal circumstances, a commercial entity can be expected to increase,
not diminish, the value of its property. Thus, one should assume that Union Pacific was acting in
such a way as to make its mineral estate more valuable, rather than less. The Plaintiffs point to
no evidence that would suggest that this is the unusual situation in which Union Pacific was
intending to be unusually altruistic or favorable to surface owners – e.g. contemporaneous
evidence of statements of charitable purpose by Union Pacific officials, evidence that the sales of
the surface estates were made a higher-than-market values (due to the greater rights they

12

afforded surface owners), or indications that Union Pacific intended to devalue the mineral rights
it retained.
A construction of the phrase “convenient” as considering only the mineral owner’s point
of view is entirely reasonable. As explained in Gerrity, the question of whether a mineral
owner’s use of the surface is “convenient” to a surface owner is one of the factors that is
considered at common-law. As Gerrity states, “when the operations of a [mineral rights holder]
would preclude or impair uses by the surface owner” – in other words, where the mineral rights
holder is engaged in surface use that is inconvenient to the surface owner – it is possible that a
trespass may occur. 946 P.2d at 927. Thus, again, the interpretation of the surface reservation
proposed by the Plaintiffs is something that was already contemplated by the common law, and
interpreting the surface reservation in that way would render its “convenient or necessary”
language superfluous. The Plaintiffs’ interpretation – that “convenience” was intended by Union
Pacific to be judged from the point of view of the surface owner – is certainly clever, but
apparently unprecedented: the Plaintiffs have not cited to any situation in which a court has
construed language similar to that in the surface reservation in such an unusual way.7 Moreover,

7

The Plaintiffs argue that Baca Land & Cattle Co. v. Savage, 440 F.2d 867 (10th Cir.
1971), construed a similar reservation in this way. There, the seller conveyed land to the buyer,
subject to a reservation allowing the seller the ability to conduct logging on the land, along with
the right to “generally occupy so much of the surface of said premises and in such manner and
with such means as may be necessary or convenient for the full enjoyment of the rights hereby
reserved.” The relationship was harmonious for several years, with the logging practices used
by the seller actually enhancing the value of the land to the buyer by converting it from forest to
grazing land. However, the relationship soured when the seller began clear-cutting stands of
trees, leaving behind large “slash piles” that “form[ ] an impenetrable barrier to livestock and
deer and . . . deprive plaintiffs of reasonable use of the land for many years.”
The buyer brought suit challenging, among other things, the seller’s “right to use the clear
cutting method of timbering.” 440 F.2d at 870. The trial court found that the seller had the right
to engage in clear cutting, but was obligated to perform certain restorative practices thereafter.
On appeal, the 10th Circuit acknowledged the general tension between the seller’s right to cut and
remove timber, “even though such removal involves a certain amount of injury to the land,” and
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such construction is somewhat implausible. There would be little reason for Union Pacific to
reserve the right to engage in surface uses that were “convenient” to the surface owner, as it
would be unlikely that a surface owner would ever object to such a use.
The Court is also unconvinced that, textually, the phrase “convenient or necessary” is
internally inconsistent when construed solely from Union Pacific’s perspective. Certainly, a
mineral owner could take actions on the surface that are “necessary” but not “convenient,” such
as having to drill a particularly difficult well in a geographically-challenging portion of the
surface. And a mineral owner could conceivably devise surface uses that, while “convenient” to
its purposes, are not strictly “necessary,” such as deciding to run two pipelines across an area
instead of just one in order to capture a fairly minor performance improvement. Construed from
Union Pacific’s perspective, both components of the clause address conceivably different
situations and construing the clause in that way does not cause one half of it to subsume the
other.

the buyer’s right for force the seller to “utilize timbering methods that [do not] unreasonably
impair the rights of the landowner.” Id. at 872. The court noted the seller’s argument that the
reservation of rights allowed it to use such surface and means as may be “necessary and
convenient,” but the court found that such language gives “only the right to use such means as
were reasonably suitable, giving due regard to the interest of the landowner.” Id. at 873.
Finding that “the clear cutting method effectively bars plaintiffs from the land and results in
serious fire and erosion dangers, “ the court concluded that “such timbering practice constitutes
an unreasonable infringement on plaintiffs’ rights.” Id.
Far from endorsing a doctrine that the “convenient” clause of a surface reservation
allowing “necessary and convenient” use must be examined from the point of view of the surface
owner, Baca merely stands for the unremarkable proposition that the rights of a mineral (or,
there, timber) owner to use the surface must be balanced against the interests of the surface
owner in a way that one side’s actions do not unreasonably deprive the other of the value of their
interest. The court found that clear cutting was an unreasonable use of the surface not because it
was simply “inconvenient” to the surface owner, but because it deprived the surface owner of all
value of the affected surface land. The “due regard” for the surface owner’s interests is
indistinguishable from the balancing of rights doctrine discussed in Gerrity or the multitude of
cases that discuss how a mineral estate holder may “use” the surface but not “destroy” it. See
Barker v. Mintz, 215 P. 534, 535 (Colo. 1923).
14

The Plaintiffs place great reliance on the fact that Union Pacific subsequently entered
into SOAs with surface owners. Certainly, Union Pacific’s decision to negotiate additional
agreements and, more importantly, pay a royalty to the surface owner would seem to strongly
support an argument that Union Pacific did not believe that the rights conveyed by the surface
reservation were as expansive as Anadarko urges here. Although this argument has some
persuasive force, the record seems to reflect that Union Pacific’s decision to require SOAs before
lessees could drill for oil and gas was not the result of a belief that the surface reservation
favored surface owners, but rather, that it was unclear whether Union Pacific’s reservation of
rights to exploit “minerals” extended to include resources such as oil and gas. That issue was not
settled until the Colorado Supreme Court decided McCormick v. Union Pacific Resources Co.,
14 P.3d 346, 348 (Colo. 2000) (“We hold that Colorado adheres to the majority rule that the deed
reservation language ‘other minerals’ reserves oil and gas”).8 Until then, Union Pacific appears
to have occasionally faced contentions by surface owners that the surface reservation only
reserved Union Pacific’s right to “mine” for fixed (i.e. hard-rock) minerals, not to “drill” for
fluidic oil and gas. For example, Exhibit 3 to the Plaintiffs’ opening brief is a 1954 letter from a
Union Pacific official to other railroad executives, mentioning a suit brought against Union
Pacific “to determine ownership of the oil and gas underlying” a parcel it had previously sold.
(Emphasis added.) The letter notes that “[i]t is, of course, the contention of the Union Pacific

8

The Plaintiffs’ response brief points out that this issue was settled in Wyoming as early as
1978, but does not allege that the matter had been resolved in Colorado at any point prior to
McCormick. The Plaintiffs go on to point out that Anadarko continues to enter into SOAs with
Wyoming landowners to the present day, suggesting that the resolution of the question of
whether a mineral reservation includes oil and gas resources is not the sole reason why Anadarko
ceased using SOAs in Colorado. Because property rights and oil and gas development principles
can differ dramatically from state to state, this Court takes little interest in inquiring why
Anadarko might desire to continue offering SOAs in Wyoming but not in Colorado.
15

that the reservation of ‘coal and other minerals’ includes oil and gas,” before going on to explain
that Union Pacific resorts to SOAs to avoid disputes over its use of the surface for oil and gas
drilling purposes.9 This evidence suggests that Union Pacific itself was occasionally bedeviled
by the unresolved question of whether its mineral estate included rights to oil and gas, explaining
why it chose to enter into SOAs that prevented disputes over such matters. It also explains why,
upon Anadarko’s acquisition of Union Pacific’s mineral interests in 2000, the same year as the
McCormick decision, Anadarko concluded that there was no longer any need to enter into SOAs
and pay royalties to surface owners to avoid lawsuits over whether the mineral reservation
extended to fluidic “minerals.”
Accordingly, the Court agrees with Anadarko that the terms of the surface reservation are
not ambiguous, that the terms “convenient” and “necessary” as used in that reservation are
properly interpreted according to their dictionary definitions, and that the notion of whether a
given surface use is “convenient” is a determination that is made (after the prima facie stage, at
least) from Anadarko’s point of view, not from the point of view of a surface owner. At the
same time, the Court does not understand Anadarko’s ability to engage in surface uses that are
“convenient” to it to somehow overcome Gerrity’s requirement that surface uses be
“reasonable.” Thus, the Court attempts to fit its understanding of the unambiguous language of
the surface reservation into Gerrity’s allocation of proof for trespass claims. First, Gerrity
requires a plaintiff surface owner to establish a prima facie case by showing that the mineral
owner’s use of the surface was unreasonable according to the surface owner’s subjective
expectations. The burden then shifts to the mineral owner to show that its use was both
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Union Pacific inquires of the other railroads about their policy “with respect to securing
or requiring the consent of the surface owner in situations where the railroad proposes to issue an
oil and gas lease covering lands which it has previously sold with a reservation of the minerals.”
(Emphasis added.)
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necessary to the act of exploiting the mineral estate and was reasonable according to established
industry practices. This Court sees no reason why the terms of the surface reservation would
upset the burden of proof at this prima facie stage: although Anadarko may be entitled to occupy
the surface at its convenience, the Court is not prepared to say that it is permitted to act in a
commercially unreasonable manner in doing so.
That leaves the last stage described by Gerrity: the surface owner attempting to show that
there were reasonable alternatives that the mineral owner could have used but did not. It is
logical that, at this stage of the analysis, Anadarko’s right to act at its convenience becomes
meaningful. Ordinarily, Gerrity would seem to suggest that the mineral owner, when faced with
two or more reasonable methods for achieving a certain goal, must select the one that is least
disruptive to the surface estate. 946 P.2d at 933 (“the surface owner would then be permitted to
present its own rebuttal evidence that reasonable alternatives were available to the operator at the
time of the alleged trespass”). Here, the effect of the “convenient” clause of the surface
reservation would be honored by granting Anadarko the right to decide which reasonable
alternative it will select, even if one alternative will result in greater surface disruption than the
other. Such a construction honors the apparent intention of Union Pacific’s surface reservation
(to claim something more than the common law already provided the owner of the mineral
estate), honors the plain meaning of the term “convenient” by allowing Anadarko to choose the
alternative that it deems most suitable in a given situation, yet also honors the Plaintiffs’ residual
rights as surface owners and ensures that the Plaintiffs remain protected against surface uses that,
although convenient to Anadarko, are nevertheless commercially unreasonable or contrary to
accepted industry practices.
Accordingly, the Court construes the surface reservation on the terms set forth above.

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C. COGCC preemption
The Court initially perceived Anadarko’s opposition to the motion for class certification
to suggest that, as a matter of law, the issuance of a COGCC permit to a lessee to drill a
particular well would preclude any suit against the lessee for trespass, so long as it complied with
the terms of the permit. In other words, the Court understood Anadarko to suggest that COGCC
regulatory process operated to preempt any subsequent tort claims based on approved wells,
thereby forcing the Plaintiffs to raise their concerns about potential trespasses to the COGCC as
part of the permit approval process.
Having reviewed the parties’ briefing, the Court understands that this is not actually
Anadarko’s position. Anadarko merely argues that compliance with the COGCC regulatory
scheme could constitute evidence that a given well was “proper” in certain respects (and vice
versa: that a well drilled without a COGCC permit would be improper, and thus a per se
trespass), but would not, of itself, preempt a trespass claim. Because Anadarko is not arguing
that, as a matter of law, COGCC compliance would preclude any trespass action against it or its
lessees, the Court need not consider this question further.
D. Anadarko’s liability for alleged trespasses by lessees
Finally, the Court turns to the question of whether Anadarko, the only named Defendant
in this action, can be held liable for trespasses on the Plaintiffs’ property that are committed by
non-party entities that have leased the right to exploit Anadarko’s mineral estates beneath the
Plaintiffs’ property from Anadarko. Anadarko’s opening brief states that it “generally does not
develop its oil and gas mineral interests itself”; rather, the actual physical intrusion onto the
Plaintiffs’ land is performed by “operators that have . . . leased the oil and gas estate from
Anadarko.” Anadarko further contends, without significant dispute by the Plaintiffs, that it does

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not directly supervise or monitor its lessee’s planning or activity. Thus, at least as to the drilling
that is performed on the Plaintiffs’ lands by lessees of Anadarko, the initial question that must be
considered is whether Anadarko can be held liable for any alleged trespass committed by those
lessees.
In a prior order (# 92) in this case, this Court explained that “[g]enerally, a lessee is not
considered to be the agent of the lessor and, therefore, the lessor is not ordinarily liable for a
trespass committed by his or her lessee.” Citing Orphan Belle Min. & Mill. Co. v. Pinto Min.
Co., 85 P. 323, 324 (Colo. 1906). However, the Court acknowledged two situations in which the
lessor would be liable for such a trespass committed by its lessee: (i) where the lessor “aids,
abets, encourages, or authorizes the lessee in the commission of the trespass,” citing Engler v.
Hatch, 472 P.2d 680 (Colo.App. 1970), or (ii) where the lessor, although unaware of the trespass
as it is occurring, subsequently “ratifies” that trespass in some way, citing Zobel v. Fannie
Rawlings Mining Co., 111 P. 843-844-45 (Colo. 1910). Both sides appear to agree with this
general statement of the law.
The Plaintiffs contend that Anadarko ratified the trespasses by its lessees. Ratification, as
a theory of lessor liability, arises almost entirely from the Zobel case. There, an entity called
Fanny Rawlings owned a mining claim, and Zobel owned an adjacent claim. Zobel leased his
rights in his claim to an individual named Ostrom. Ostrom trespassed onto the Fanny Rawlings
claim and removed minerals. The case proceeded to a jury trial, and the jury found a verdict in
favor of Fanny Rawlings and against Zobel. On Zobel’s appeal, one of the questions presented
was whether Zobel, as lessor, could be held liable for the trespass of Ostrom. The court found
that Zobel was properly liable for “all of the trespasses, not only those of which [Zobel]
confessedly was cognizant at the time they were committed, but also those which he did not

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know of at the time, but of whose perpetration he later had full knowledge, were ratified by him
in knowingly accepting the fruits thereof, and that they were committed for his use and benefit,
and he actually received and appropriated their proceeds to his own use.” 111 P. at 844.
As discussed at some length in the Court’s prior order, Zobel is a curious case. The
Colorado Supreme Court does not elaborate on its use of the term “ratified” (a term that usually
applies when one deliberately or purposefully adopts the act of another as one’s own), and the
peculiar factual scenario of Zobel (i.e. the defendant’s continued retention of the minerals
suggesting that the case was one of not just trespass, but also conversion) calls its applicability to
the instant case into some question. Until this proceeding, it does not appear that any court in
Colorado or elsewhere had cited Zobel or further interpreted its “ratification” doctrine in other
circumstances.
Nevertheless, this Court is bound by rulings of the Colorado Supreme Court on matters of
state law, and thus, in the absence of precedent repudiating it, this Court will attempt to apply
Zobel’s teaching. Zobel seems to suggest that all that is necessary for a ratification to occur is
for a lessor to “accept[ ] the fruits” of the trespass after obtaining “full knowledge” of the
lessee’s tortious action. Here, the tortious action is trespass – that is, the lessee making a use of
the surface estate that is either unnecessary or unreasonable. To hold Anadarko responsible for
such a trespass under a ratification theory, the Plaintiffs would have to show that Anadarko knew
that the lessee had made a surface use that was unnecessary or unreasonable and that Anadarko
thereafter received proceeds from the lessee arising from that surface use.
The Plaintiffs attempt to argue that the Court can make a categorical ruling that Anadarko
possesses knowledge of any trespass by its lessees because lessees specify where they wish to
drill when seeking certain waivers from Anadarko, and that well locations are matters of public

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record on the COGCC website. Thus, the Plaintiffs contend, Anadarko could correlate various
sources of information to determine when a lessee drills more than one vertical well per quarter
section of land. This argument has at least two flaws: first, it assumes the conclusion that the
Plaintiffs have yet to argue and establish: that multiple vertical wells in a quarter section of land
are, by definition, unreasonable or unnecessary.10 Second, it charges Anadarko with constructive
notice of the trespass, which seems to be something less than the “full knowledge” that Zobel
appears to require. Beyond these observations, the Court is not inclined to offer a categorical
pronouncement that Anadarko can always/never be liable for its lessees’ trespasses under a
ratification theory. The doctrine appears to be a factually-intensive one that will require
individual proof in each case in which the Plaintiffs intend to invoke it.
Turning to the “aiding and abetting” theory, that theory is derived from Engler and
provides that “any person who aids, abets, encourages, or authorizes another in the commission
of a trespass . . . is liable equally with him who commits it.” 472 P.2d 680, 682 (Colo.App.
1970); see also Yakes v. Williams, 270 P.2d 765, 768 (Colo. 1954). Neither Engler nor any other
reported case that this Court is aware of elaborates on what degree of coordination or assistance
is necessary to impose such liability on a lessor.
The Plaintiffs’ primary argument on this point is that Anadarko authorizes or encourages
the lessees to trespass by routinely waiving a right Anadarko has in its lease agreements with the
lessees, by which Anadarko is authorized to require the lessee to enter into an SOA with a
10

Although this is the central tenet of the Plaintiffs’ claims, the Plaintiffs do not address the
argument with particular specificity in their opening brief, and provide only brief additional
argument on it in their response brief. Given the discussion herein, the Court is not convinced
that one could say that, as a matter of law, the drilling of multiple vertical wells in a quarter
section of land will always violate the surface reservation as the Court has now construed it.
There may be circumstances in which multiple vertical wells could be considered unreasonable
or otherwise contrary to accepted industry practices, but that is a matter to be proven on an
individualized basis.
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surface owner before commencing drilling. The mere fact that Anadarko could require its
lessees to enter into an SOA does not, of itself, amount to Anadarko aiding, abetting, authorizing,
or encouraging any trespasses that the lessees do ultimately commit. The Plaintiffs’ argument
might be more persuasive if they showed first that Anadarko was aware of the particular surface
intrusion that the lessee intended to engage it and that Anadarko recognized that such a surface
use would be unreasonable or unnecessary – thus, a trespass. In such circumstances, Anadarko’s
refusal to avail itself of machinery that it had that could have prevented the trespass – i.e. by
preventing the lessee’s actions until the lessee obtained an SOA – might be sufficient to charge
Anadarko with aiding or authorizing the trespass. But the contention that the mere waiver of a
right to demand a lessee obtain an SOA, without proof of greater knowledge by Anadarko of the
lessee’s intentions and their tortious nature, exceeds the limitations posed by the aiding and
abetting doctrine and begins to approach a form of strict liability.
The Plaintiffs offer two other arguments in support of the contention that Anadarko
should be held liable for trespasses committed by its lessees. First, it argues that a “common
purpose” theory supports lessor liability. Citing Reynolds v. Pardee & Curtin Lumber Co., 310
N.E. 2d 870, 876-77 (W.Va. 1983). There the defendant lessor leased a small patch of real estate
to the plaintiff to mine coal. Later, the defendant leased a much larger tract to a third-party,
expressly reserving the small patch that it had already leased to the plaintiff. Still later, the
defendant leased additional, adjacent lands to the third-party, this time making no mention of the
existing reservation of lands already leased to the plaintiff. The third-party excavated some coal
and then subleased its interest to another; at some point, the plaintiff’s coal was excavated, but
the record did not disclose which party had removed it. When the plaintiff brought trespass
claims against all involved, the trial court dismissed the claim against the lessor on the grounds

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that it could not be held liable for its lessees’ trespasses. On appeal, the Supreme Court of West
Virginia reversed. Its brief analysis of this particular issue reads, in its entirety:
Did the court err in directing a verdict for Pardee & Curtin [the
lessor]; is a lessor liable for tort damages caused by his lessee and
subsequent lessees? We find that the trial court should have
permitted a jury to decide the issue of Pardee & Curtin’s liability.
If the jury finds that Pardee & Curtin had knowledge of or
acquiesced in its lessees’ trespass or failed to adequately warn its
lessees about [the plaintiff’s] reservation, it can be held jointly
accountable for the trespass on a common purpose theory.
310 S.E.2d at 876-77 (citations omitted). By all appearances, the “common purpose” theory
articulated in Reynolds is simply a rephrasing of the aiding and abetting and ratification theories
theory of lessor liability recognized in Colorado. Moreover, the Plaintiffs point to no authority
from Colorado that recognizes any distinctive version of the “common purpose” theory.
Finally, the Plaintiffs argue that Anadarko should be held liable for lessees’ trespasses
under an “anticipated trespass” theory. It does not explain this theory with any particular clarity,
stating merely that “[a]nticipatory trespass theory imposes on a future trespasser the duty to stop
the continuance of the trespass.” Citing McCormick, Damages for Anticipated Injury to Land,
37 Harv. L. Rev. 574, 577-78 (1924). The Plaintiffs do not identify any circumstance in which
the courts of Colorado have recognized such a claim,11 much less explain how such a claim

11

The Plaintiffs cite to Clay Spring Cattle Co. v. Bassett, 233 P. 156, 157 (Colo. 1925), for
the proposition that “the Colorado Supreme Court has recognized the theory of anticipatory
trespass but has yet to have sufficient facts . . . causing it reason to apply such theory.” In Clay,
the plaintiff, a holder of superior water rights, alleged that the defendant had, on two occasions
over the past 14 years, “wrongfully encroached upon the plaintiff’s rights and made diversion
through his ditches of water for his own use.” Id. The plaintiff brought suit (apparently in a
statutory irrigation proceeding) “upon the assumption that the defendant hereafter will be guilty
of similar offenses.” Id. The court, somewhat perplexed, stated “we confess that we do not
appreciate the force of the argument.” Id. It noted that the plaintiff had a remedy in damages for
the past trespasses and could obtain relief for any future trespasses, but “to convert the
proceeding into an action . . for injunctive relief for some past or anticipated trespass cannot be
permitted.” Id.
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would allow for the imposition of lessor liability on Anadarko for trespasses committed by its
lessees. Accordingly, the Court declines to entertain the notion that Anadarko could be
categorically held liable for the trespasses of its lessees on such an underdeveloped theory.
CONCLUSION
For the foregoing reasons, the Court treats the parties’ briefing as a motion for summary
judgment by Anadarko and grants it in part and denies it in part. The Court finds that the surface
reservation is not ambiguous and is properly construed as set forth above. The Court finds that
compliance with the COGCC permitting process does not preempt claims by the Plaintiffs for
trespass (and the Court does not opine as to the evidentiary significance that a COGCC permit
might have). And the Court finds that Anadarko may be liable for its lessees’ trespasses in
certain circumstances depending on factual proof, thus denying Anadarko’s contention that, as a
matter of law, it cannot be held liable for such acts.
Having addressed what the Court believes are the only questions of law common to all
class members, it appears that the case is now ripe for decertification of the class. Within 14
days of the date of this order, either party may show cause as to whether there are remaining
questions of law that can be addressed on a classwide basis or show why the Court should not
proceed to decertify the class as set forth in the certification order. The Court expects that, upon
decertification, the Plaintiffs will be given 30-60 days to indicate which surface owners (if any)

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intend to proceed with individual claims against Anadarko for trespass, and, upon such notice,
the Court will determine what further proceedings are necessary to address the individual claims.
Dated this 22nd day of July, 2015.
BY THE COURT:

Marcia S. Krieger
Chief United States District Judge

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