Fuller v. Town of Magnolia Springs
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Lowell and Deborah Fuller, and Ronald Sheila Turner, appealed a circuit court judgment that found that although the Town of Magnolia Springs held no riparian rights in or to the Magnolia River, the Town was entitled to construct improvements on the shores and to construct a boat launch, dock and/or pier to be used in connection with "Rock Landing," a public landing on the River, and that Rock Street (a public street adjoining land owned by the Fullers and Turners) could be used as temporary parking for the purpose of launching a boat or other float at Rock Landing. The Town cross-appealed that portion of the judgment which declared that the Town held no authority to convert a portion of Rock Street from a public street to a parking facility and recreational area. The Supreme Court, after its review, concluded that the trial court's findings of fact and conclusions of law were contradictory to the remedy it ultimately fashioned. Because of this contradiction, the Supreme Court reversed the trial court's judgment and remanded the case for revision of either the conclusion of law or the relief ordered. With regard to the Town's cross appeal, the Court found that because the issue of parking along Rock Street directly related to the issues on appeal, it too should have been reconsidered.
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R e l : 04/19/2013 as m o d i f i e d on d e n i a l o f r e h e a r i n g 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, public 1110332 s t r e e t into a park or r e c r e a t i o n a l area. They also 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 i m p r o v e m e n t s t o R o c k 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 and asserted counterclaims. declaring that the The c o u n t e r c l a i m s fee-simple Town, t h a t sought a judgment o w n e r s h i p o f Rock S t r e e t v e s t e d i n the p r i o r vacation of p u b l i c rights to 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 an 1895 plat captioned (hereinafter public "Lyman's A d d i t i o n "the P l a t " ) , use o f Rock Street 1 i s void, to Magnolia and the current to the R i v e r f o r access that Springs" and t h e p o t e n t i a l p u b l i c u s e 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 a r e consistent with the P l a t . 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, 2 0 1 1 . 2 The 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 t h i s case. The issues involve specifically L o t 28 and t h e w e s t The 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. E z z e z z , " t h e s u r v e y o r , and n o t a r i z e d b y "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 b y O t i s Lyman, t h e owner o f t h e l a n d s 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 , w h i c h t h e 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 [ s u b s t i t u t e d p. 3] 1110295, 1110332 half 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 , Plat a n d L o t 29, a l l o f w h i c h a r e shown on t h e a n d w h i c h l o t s a d j o i n Rock S t r e e t a n d / o r R o c k L a n d i n g . Rock S t r e e t , which have, the incorporation since i s largely located w i t h i n the municipal unimproved, and Rock o f t h e Town 3 Landing i n 2006, been 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 . The 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 a n d Rock L a n d i n g , b y d e e d d a t e d June 6, 1994. Both the F u l l e r s property since title to their property which 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 Rock 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 L a n d i n g 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 Rock 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 been c h a l l e n g e d . The in a counterclaim but 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 n o t e 2. 3 -; [ s u b s t i t u t e d p. 4 ] ^ -, -I- ^ ^ 1 -; r v , Vs-,-,-|- 1110295, 1110332 the Turners have fences along Street, with gates connecting end their 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 a publicly vehicular riparian court the p a r t i e s to 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 boundaries 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 L a n d i n g , 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 Rock 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 16, 2 0 1 1 , t h e t r i a l court entered an amended judgment ( h e r e i n a f t e r " t h e August judgment"). August judgment, riparian rights 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 T u r n e r s 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 T u r n e r s 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 Rock 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 Rock 6 1110295, 1110332 Street f o r 'temporary parking boat, kayak, canoe or other f o r the purpose of launching 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 l a w 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, The t r i a l Town p o s s e s s e d no r i p a r i a n i t ordered. express no o p i n i o n , riparian rights. trial 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 a t Rock L a n d i n g . relief things, to construct court's conclusion of law that 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 i n the r e l i e f o r d e r e d , 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 court t o r e v i s e e i t h e r i t s conclusion 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 common l a w , 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 r a i s e d on a p p e a l , Code, along directly 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 t h e f 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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