Fuller v. Town of Magnolia Springs
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Lowell and Deborah Fuller, and Ronald and Sheila M. Turner, appealed a circuit court judgment which found that, although the Town of Magnolia Springs held no riparian rights in and to the Magnolia River, the Town was entitled to construct improvements on the shores of the River and extending into the River for a boat launch, a boat dock, and/or a pier to be used in connection with Rock Landing, a public landing on the River, and that Rock Street, a public street in the Town that adjoined the lands owned by the Fullers and the Turners and that terminated at Rock Landing, could be used for temporary parking "for the purpose of launching a boat, kayak, canoe or other float at Rock Landing." The Town cross-appealed that part of the judgment that declared the Town was without authority to convert a portion of Rock Street from a public street to a parking facility and recreational area. On appeal, the Fullers and Turners argued that the remedy ordered by the circuit court was inconsistent with the underlying factual findings and conclusions of law. Upon review, the Supreme Court agreed that the conclusions of law were indeed contradictory to the remedy the circuit court fashioned. The Court reversed the circuit court and remanded the case for the court to either revise its conclusions of law or the relief it ordered. Furthermore, because the Town's cross-appeal directly related to the issues raised on appeal, the Court ordered the cross-appeal to be reconsidered by the circuit court on remand.
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Rel: 03/01/2013 Notice: T h i s o p i n i o n i s s u b j e c t t o formal r e v i s i o n b e f o r e p u b l i c a t i o n i n t h e advance s h e e t s o f Southern R e p o r t e r . R e a d e r s a r e r e q u e s t e d t o n o t i f y t h e R e p o r t e r o f D e c i s i o n s , A l a b a m a A p p e l l a t e C o u r t s , 300 D e x t e r A v e n u e , M o n t g o m e r y , A l a b a m a 3 6 1 0 4 - 3 7 4 1 ( ( 3 3 4 ) 2 2 9 ¬ 0 6 4 9 ) , o f a n y t y p o g r a p h i c a l o r o t h e r e r r o r s , i n o r d e r t h a t c o r r e c t i o n s may b e made b e f o r e t h e o p i n i o n i s p r i n t e d i n Southern R e p o r t e r . SUPREME COURT OF ALABAMA OCTOBER TERM, 2012-2013 1110295 Lowell S. F u l l e r et a l . v. Town o f Magnolia Springs 1110332 Town o f Magnolia Springs v. Lowell S. F u l l e r et a l . Appeals from Baldwin C i r c u i t (CV-10-900931) MAIN, Court Justice. Lowell Fuller, S. F u l l e r and h i s w i f e , D e b o r a h K a y Holcombe a n d R o n a l d F. T u r n e r a n d h i s w i f e , S h e i l a M. T u r n e r , 1110295, 1110332 a p p e a l from a judgment o f t h e B a l d w i n C i r c u i t C o u r t t h a t , a l t h o u g h t h e Town o f M a g n o l i a S p r i n g s Town") h e l d finding (hereinafter"the no r i p a r i a n r i g h t s i n a n d t o t h e M a g n o l i a River ( h e r e i n a f t e r " t h e R i v e r " ) , t h e Town was e n t i t l e d t o c o n s t r u c t i m p r o v e m e n t s on t h e s h o r e s o f t h e R i v e r a n d e x t e n d i n g i n t o t h e R i v e r f o r a boat launch, in connection with Rock a b o a t d o c k , a n d / o r a p i e r t o be u s e d Landing, R i v e r , and t h a t Rock S t r e e t , adjoined the lands that terminated a public float on t h e a p u b l i c s t r e e t i n t h e Town t h a t owned b y t h e F u l l e r s a n d t h e T u r n e r s a n d a t R o c k L a n d i n g , c o u l d be u s e d f o r t e m p o r a r y p a r k i n g " f o r the purpose of launching other landing a t Rock L a n d i n g . " a b o a t , k a y a k , canoe o r The Town c r o s s - a p p e a l s from t h a t p a r t o f t h e j u d g m e n t d e c l a r i n g t h a t t h e Town was w i t h o u t authority t o convert street to a parking a portion facility o f Rock S t r e e t and r e c r e a t i o n a l from a p u b l i c area. On May 24, 2010, t h e F u l l e r s a n d t h e T u r n e r s declaration parties riparian i n and t o Rock r i g h t s and o b l i g a t i o n s o f t h e Street, r i g h t s to the portion associated convert of the respective with Rock the portion Street sought a i n c l u d i n g the existence of the River and t h e r i g h t o f Rock S t r e e t 2 nearest that of m i g h t be o f t h e Town t o the River from a 1110295, 1110332 public s t r e e t into a park or r e c r e a t i o n a l area. s o u g h t t o e n j o i n t h e Town f r o m m a k i n g any They also improvements t o Rock L a n d i n g , a p u b l i c l a n d i n g on t h e R i v e r a t t h e t e r m i n u s o f R o c k Street. The Town a n s w e r e d and r a i s e d a f f i r m a t i v e d e f e n s e s asserted counterclaims. declaring that the The fee-simple Town, t h a t the counterclaims and sought a judgment o w n e r s h i p of Rock S t r e e t v e s t e d p r i o r vacation of p u b l i c r i g h t s to in that p a r t o f R o c k L a n d i n g l y i n g e a s t o f R o c k S t r e e t , as shown on 1895 plat captioned (hereinafter public use "the of "Lyman's A d d i t i o n Plat"), Rock S t r e e t 1 to is void, and for access to Magnolia that the the River an Springs" current and p o t e n t i a l p u b l i c use o f R o c k S t r e e t as a r e c r e a t i o n a l a r e a consistent with the Plat. The the t r i a l c o u r t h e l d a b e n c h t r i a l on M a r c h 7, 2011. r i g h t s t o R o c k S t r e e t and Rock L a n d i n g a r e t h e s u b j e c t o f 2 are The this T h e r e i s no c o p y o f t h e P l a t i n t h e r e c o r d i n e i t h e r appeal. The p a r t i e s s t a t e t h a t t h e P l a t , w h i c h i s d i f f i c u l t t o r e a d , shows t h a t i t was s i g n e d by "R.F. Ezzezz," the s u r v e y o r , and n o t a r i z e d by "R.T. E r v i n , " a n o t a r y p u b l i c , b u t i t was n o t s i g n e d by O t i s Lyman, t h e owner o f t h e lands e m b r a c e d by t h e P l a t . 1 A t t r i a l , P h i l i p Hahn, an owner o f p r o p e r t y a d j a c e n t t o Rock L a n d i n g , f i l e d a m o t i o n f o r l e a v e t o i n t e r v e n e , which the t r i a l c o u r t g r a n t e d . When t h e Town d i s m i s s e d i t s c o u n t e r c l a i m c h a l l e n g i n g the v a l i d i t y of a p r i o r v a c a t i o n of p u b l i c r i g h t s t o R o c k L a n d i n g e a s t o f R o c k S t r e e t , Hahn w i t h d r e w h i s m o t i o n to intervene. 2 3 1110295, 1110332 case. half The i s s u e s involve s p e c i f i c a l l y L o t 28 a n d t h e w e s t o f L o t 27, w h i c h a r e owned b y t h e T u r n e r s , w h i c h i s owned b y t h e F u l l e r s , a n d L o t 29, a l l of which the p a r t i e s agree a r e shown on t h e P l a t a n d w h i c h l o t s a d j o i n R o c k S t r e e t a n d / o r Rock L a n d i n g . largely The p a r t i e s s t a t e t h a t R o c k S t r e e t , w h i c h i s 3 unimproved, incorporation municipal The and Rock Landing o f t h e Town i n 2006, b e e n have, located since the w i t h i n the b o u n d a r i e s o f t h e Town a n d a r e shown on t h e P l a t . Fullers acquired title to their property which adjoins Rock S t r e e t a n d R o c k L a n d i n g , b y d e e d d a t e d May 28, 1996. The T u r n e r s acquired adjoins Rock S t r e e t and Rock L a n d i n g , by deed d a t e d June 1994. Both the F u l l e r s property since title to their property which 6, a n d t h e T u r n e r s have r e s i d e d on t h e i r 1996 a n d 1994, r e s p e c t i v e l y . The F u l l e r s a n d I n 1957, t h e p u b l i c ' s r i g h t t o t h a t p a r t o f R o c k L a n d i n g l y i n g t o t h e w e s t o f R o c k S t r e e t was v a c a t e d . I n 1959, t h e p u b l i c ' s r i g h t t o t h a t p a r t o f Rock Landing l y i n g t o t h e e a s t o f R o c k S t r e e t was v a c a t e d . I n 1965, t h e p u b l i c ' s r i g h t t o t h a t p a r t o f R o c k S t r e e t l y i n g s o u t h o f Oak S t r e e t was v a c a t e d . By o r d e r d a t e d A u g u s t 25, 1970, t h e B a l d w i n C i r c u i t C o u r t d e c l a r e d t h e p u r p o r t e d 1965 v a c a t i o n o f R o c k S t r e e t v o i d and d e c l a r e d t h e 1957 v a c a t i o n o f R o c k L a n d i n g l y i n g t o t h e w e s t o f R o c k S t r e e t t o be v a l i d . According to the record i n t h i s c a s e , t h e 1959 v a c a t i o n o f t h e p u b l i c ' s r i g h t t o R o c k L a n d i n g e a s t o f Rock S t r e e t has never been c h a l l e n g e d . The Town, h o w e v e r , c h a l l e n g e d t h a t v a c a t i o n i n a c o u n t e r c l a i m b u t v o l u n t a r i l y d i s m i s s e d t h a t c o u n t e r c l a i m a t t r i a l , as s t a t e d i n n o t e 2. 3 4 1110295, 1110332 the Turners have fences along Street, with gates connecting end their boundaries with Rock t h e i r driveways t o the northern o f Rock S t r e e t . After hearing submit p o s t t r i a l entered the evidence briefs, and o r d e r i n g the t r i a l on A p r i l a f i n a l judgment ( h e r e i n a f t e r " t h e A p r i l I n t h e A p r i l judgment, t h e t r i a l was a p u b l i c l y vehicular riparian court the p a r t i e s to dedicated traffic rights Rock S t r e e t 27, 2 0 1 1 , judgment"). c o u r t h e l d t h a t Rock S t r e e t s t r e e t f o r use by p e d e s t r i a n a n d t h a t t h e Town h e l d no i n t e r e s t to the River o r Rock Landing, and i n the t h a t m i g h t be a s s o c i a t e d with and i t e n j o i n e d from t h e Town c o n s t r u c t i n g any improvements i n t o o r over t h e w a t e r s o f t h e River. used The t r i a l court declared f o r pedestrian t h a t R o c k S t r e e t was t o be and v e h i c u l a r t r a f f i c c o u l d n o t be c o n v e r t e d only b y t h e Town f r o m a p u b l i c s t r e e t t o a parking or r e c r e a t i o n a l f a c i l i t y or a park. motion t o a l t e r , and t h a t i t amend, o r v a c a t e The Town f i l e d a the judgment, pursuant t o R u l e 5 9 ( e ) , A l a . R. C i v . P. On A u g u s t final judgment 16, 2 0 1 1 , t h e t r i a l rights entered an amended ( h e r e i n a f t e r "the August judgment"). August judgment, riparian court the court again held that I n the t h e Town h a d no t o t h e R i v e r , b u t i t h e l d t h a t t h e Town was 5 1110295, 1110332 nonetheless launch, in entitled to construct connection with a use f o r a p a r k i n g could be used launching a Landing." public kayak, The F u l l e r s parking canoe or other and t h e Turners boat also converted or park, i t float filed at of Rock a motion t o t h e August judgment, pursuant t o Rule F u l l e r s and t h e Turners f i l e d a court f o r the purpose A l a . R. C i v . P., w h i c h t h e t r i a l Town f i l e d The R o c k S t r e e t c o u l d n o t be f o r "temporary boat, landing. or r e c r e a t i o n a l f a c i l i t y a l t e r , amend, o r v a c a t e 59(e), for a a b o a t d o c k , a n d / o r a p i e r a l o n g t h e R i v e r t o be u s e d determined that, although to improvements court denied. a t i m e l y notice of appeal. The The cross-appeal. I. A. On a p p e a l , Appeal Analysis ( c a s e no. 1110295) t h e F u l l e r s and t h e Turners argue t h a t " [ t ] h e remedy o r d e r e d b y t h e t r i a l c o u r t i s i n c o n s i s t e n t w i t h ... t h e underlying factual f i n d i n g s and c o n c l u s i o n s i n t h e August Judgment." Court, the F u l l e r s provided of law contained Specifically, i n their brief to this and t h e T u r n e r s contend that t h e remedy i n t h e A u g u s t j u d g m e n t -- " a u t h o r i z i n g t h e Town t o c o n s t r u c t a boat l a u n c h , b o a t dock, and/or p i e r a t t h e w a t e r ' s edge o f Rock L a n d i n g " a n d " p e r m i t t i n g t h e Town t o u s e R o c k 6 1110295, 1110332 S t r e e t f o r 'temporary parking boat, kayak, canoe or other f o r the purpose of l a u n c h i n g a float a t Rock L a n d i n g ' " -- i s c o n t r a r y t o t h e f i n d i n g s o f f a c t and c o n c l u s i o n s o f law i n t h e August judgment, especially p o s s e s s e d no r i p a r i a n We agree that the holding that the Town rights. the t r i a l court's findings of fact and c o n c l u s i o n s o f law i n t h e August judgment a r e c o n t r a d i c t o r y t o the remedy i t f a s h i o n e d . The t r i a l c o u r t h e l d t h a t t h e Town p o s s e s s e d no r i p a r i a n r i g h t s , b u t i t d e t e r m i n e d t h a t t h e Town was e n t i t l e d , for among o t h e r a boat launch, a t Rock L a n d i n g . Town p o s s e s s e d relief trial no r i p a r i a n c o u r t ' s c o n c l u s i o n of law t h a t the rights i s i n c o n s i s t e n t with the We have n o t b e e n a s k e d t o d e c i d e , on t h e t r i a l court's findings a n d we regarding Thus, b e c a u s e t h e c o n c l u s i o n o f l a w i n t h e c o u r t ' s August judgment i s i n c o m p a t i b l e ordered, i n the r e l i e f we must r e v e r s e t h a t j u d g m e n t a n d remand t h e c a s e f o r the t r i a l relief The t r i a l no o p i n i o n , riparian rights. improvements a b o a t dock, and/or a p i e r a l o n g t h e R i v e r i t ordered. express things, to construct court t o r e v i s e e i t h e r i t s c o n c l u s i o n of law or the ordered. 7 1110295, 1110332 B. C r o s s - A p p e a l In i t s c r o s s - a p p e a l , ( c a s e no. 1110332) t h e Town a r g u e s t h a t t h e t r i a l e r r e d "when i t d e c l a r e d that parking court i s p r o h i b i t e d on R o c k S t r e e t except p a r k i n g f o r the temporary purpose o f launching a vessel or f l o a t a t Rock L a n d i n g " because " [ a ] m u n i c i p a l i t y is vested with exclusive authority to regulate parking its streets pursuant t o Alabama m u n i c i p a l p o l i c e powers." of parking along Code, law, and Because t h e i s s u e o f t h e r e g u l a t i o n Rock S t r e e t d i r e c t l y r a i s e d on a p p e a l , common along relates to the issue i t t o o s h o u l d be r e c o n s i d e r e d b y t h e t r i a l c o u r t on remand. II. Conclusion For thef o r e g o i n g reasons, and this remand t h i s we r e v e r s e t h e A u g u s t j u d g m e n t case f o r f u r t h e r proceedings consistent with opinion. 11102 9 5 R E V E R S E D AND REMANDED. 1110332--REVERSED AND REMANDED. and Moore, C . J . , a n d S t u a r t , B o l i n , Bryan, J J . , concur. 8 Parker, Murdock, Wise,
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