Rick Haynes and Karen Haynes v. John Walker and wife Rosa Mae Walker and Harold Woods ( 1995 )

I N THE COURT OF APPEALS OF TENNESSEE
EASTERN SECTI ON FILED
October 2, 1995
Cecil Crowson, Jr.
Appellate C ourt Clerk
RI CK HAYNES a nd ) J EFFERSON COUNTY
KAREN HAYNES ) 03A01- 9504- CH- 00133
)
Pl a i nt i f f s - Appe l l a nt s )
)
)
v. ) HON. CHESTER S.
) RAI NWATER, J R. ,
) CHANCELLOR
J OHN WALKER a nd wi f e )
ROSA M AE WALKER a nd )
HAROLD W OODS )
)
De f e nda nt s - Appe l l e e s ) AFFI RMED AND REMANDED
CARL R. OGLE, J R. , OF J EFFERSON CI TY FOR APPELLANTS
J AMES R. SCROGGI NS OF J EFFERSON CI TY FOR APPELLEES
O P I N I O N
Godda r d, P. J .
The Pl a i nt i f f s , Ri c k Ha yne s a nd hi s wi f e Ka r e n Ha yne s ,
i n i t i a l l y s ue d t he i r a dj a c e nt l a ndowne r s , De f e nda nt s J ohn W l k e r
a
a n d wi f e Ros a M e W l ke r a nd Ha r ol d W
a a oods . The Pl a i nt i f f s s ou g h t
a d e c l a r a t i on t ha t t he y we r e e nt i t l e d t o a r i ght - of - wa y t o ga i n
a c c e s s t o t r a c t 8 of t he Cl i nt J one s pr ope r t y, a 15. 72- a c r e t r a c t
o wn e d b y t he m i n J e f f e r s on Count y. The r e a f t e r , M c ha e l W
i oods a n d
h i s wi f e Pa ul a Young Woods , who a c qui r e d a por t i on of Ha r ol d
W ods '
o pr ope r t y, we r e a dde d a s pa r t y De f e nda nt s by a n a gr e e d
or de r .
The Pl a i nt i f f s c ont e nd t ha t t he r i ght - of - wa y i n
q u e s t i o n wa s f or me r l y a publ i c r oa d, known a s t he Ol d M l l s
i
Sp r i n g Roa d, a nd ha d ne ve r be e n of f i c i a l l y c l os e d. The y a l s o
a s s e r t t ha t t he i r p r e de c e s s or s i n t i t l e a c qui r e d a n i nt e r e s t b y
p r e s c r i pt i on a nd, f ur t he r , t ha t t hi s r oa dwa y " pr ovi de s t he onl y
s u i t a b l e me a ns of i ngr e s s a nd e gr e s s t o t he i r pr ope r t y, "
p r e s u ma bl y a l l e gi ng t ha t t he y a r e e nt i t l e d t o a r i ght - of - wa y b y
n e c e s s i t y.
The Tr i a l Cour t f i r s t f ound t ha t t he Pl a i nt i f f s ha d n o t
c a r r i e d t he i r bur de n t o s how t ha t t he r oa d i n que s t i on wa s e ve r a
p u b l i c r oa d a nd, e ve n ha d t he y done s o, i t ha d be e n " a ba ndone d
5 0 o r mor e ye a r s a go. "
The Pl a i nt i f f s a ppe a l r a i s i ng t he f ol l owi ng i s s ue :
WHETHER THE CHANCELLOR ERRED I N HOLDI NG THAT THE
PLAI NTI FFS FAI LED TO PROVE THE EXI STENCE OF A PUBLI C
ROAD CONSTI TUTI NG A RI GHT- OF- W TO THE PLAI NTI FFS'
AY
PROPERTY, THAT SUCH PUBLI C ROAD HAD BEEN ABANDONED, AND
THAT THI S ROADW DI D NOT CONSTI TUTE AN EASEM
AY ENT BY
NECESSI TY.
2
The onl y e vi de nc e i n t he r e c or d t ha t t hi s wa s e ve r a
p u b l i c r oa d a r e c e r t a i n r e f e r e nc e s i n de e ds t o t he pa r t i e s a nd t o
t h e i r p r e de c e s s or s i n t i t l e , s ome of whi c h s pe a k of " a r oa d, "
a n d o t h e r s of " a n ol d r oa d , " a nd t he " Ol d M l l Spr i ngs Roa d. "
i
Th e s e d e e ds , howe ve r , do not r e f e r t o a publ i c r oa d. Howe ve r ,
a s s u mi n g, a s di d t he Cha nc e l l or i n hi s me mor a ndum opi ni on a nd
j u d g me n t , t ha t i t wa s i n f a c t a publ i c r oa d, t he undi s put e d
t e s t i mo ny i s t ha t i t ha d not be e n known or us e d a s a publ i c r o a d
f o r o v e r 50 ye a r s pr i or t o t he he a r i ng be l ow. The r e i s a l s o
u n d i s p u t e d t e s t i mony t ha t Cl i nt J one s , whos e c hi l dr e n c onve ye d
t h e p r o pe r t y t o t he Pl a i nt i f f s , f e nc e d a c r os s t he r oa d, whi c h
1
wo u l d e vi de nc e a n i nt e nt t o a ba ndon i t . M e ove r , M . J one s
or r
a l s o c o nve ye d a t r a ns mi s s i on l i ne e a s e me nt t o t he Te nne s s e e
Va l l e y Aut hor i t y whi c h s pe a ks of t he r oa d a s " a n a ba ndone d r oa d . "
I n v i e w of t he f or e goi ng, we do not be l i e ve t he e vi de nc e
p r e p o n d e r a t e s a ga i ns t e i t he r of t he Cha nc e l l or ' s f i ndi ngs .
W t hus c onc l ude t ha t a s t o t he f i r s t t wo poi nt s r a i s e d
e
b y t h e De f e nda nt s ' i s s ue o n a ppe a l - - t he Cha nc e l l or ' s f i ndi ng t h a t
t h e p r o of doe s not e s t a bl i s h t he r oa d i n que s t i on wa s publ i c a n d ,
e v e n i f s o, i t ha d be e n a ba ndone d- - t hi s i s a n a ppr opr i a t e c a s e
2
f o r a f f i r ma nc e unde r Rul e 10( a ) of t hi s Cour t .
1
Al t h o u g h n o t a s s e r t e d a s a t h e o r y b y t h e P l a i n t i f f s , a n y p r i v a t e
r i g h t a c c r u i n g t o t h e m a f t e r t h e p u b l i c r o a d wa s a b a n d o n e d wo u l d l i k e wi s e h a v e
be e n a ba ndone d by t he a c t s o f M . J o ne s . r
2
Ru l e 1 0 . ( a) Af f i r ma n c e W t h o u t Op i n i o n .
i Th e Co u r t , wi t h t h e
c o n c u r r e n c e o f a l l j u d g e s p a r t i c i p a t i n g i n t h e c a s e , ma y a f f i r m t he ac t i on of
t h e t r i a l c o u r t b y o r d e r wi t h o u t r e n d e r i n g a f o r ma l o p i n i o n wh e n a n o p i n i o n
wo u l d h a v e n o p r e c e d e n t i a l v a l u e a n d o n e o r mo r e o f t h e f o l l o wi n g
c i r c u ms t a n c e s e x i s t a n d a r e d i s p o s i t i v e o f t h e a p p e a l :
3
The onl y r e ma i ni ng i s s ue i s whe t he r t he Pl a i nt i f f s
a c qu i r e d a n e a s e me nt b y n e c e s s i t y.
The r ul e a s t o s uc h e a s e me nt s i s we l l s t a t e d by t he
a u t h o r s of Ame r i c a n J ur i s pr ude nc e Se c ond wi t h a ppr opr i a t e
c i t a t i ons a s f ol l ows :
A wa y of ne c e s s i t y i s a n e a s e me nt f ounde d on a n
i mpl i e d g r a nt or i mpl i e d r e s e r va t i on. I t ar i s es
wh e r e t he r e i s a c onve ya nc e of a pa r t of a t r a c t of
l a nd of s uc h na t ur e a nd e xt e nt t ha t e i t he r t he pa r t
c o nve ye d or t he pa r t r e t a i ne d i s s hut of f f r om a c c e s s
t o a r oa d t o t he out e r wor l d by t he l a nd f r om whi c h i t
i s s e ve r e d or by t hi s l a nd a nd t he l a nd of s t r a nge r s .
I n s uc h a s i t ua t i on t he r e i s a n i mpl i e d gr a nt of a wa y
a c r os s t he gr a nt or ' s r e ma i ni ng l a nd t o t he pa r t
c o nve ye d, or c onve r s e l y, a n i mpl i e d r e s e r va t i on of a
wa y t o t he gr a nt or ' s r e ma i ni ng l a nd a c r os s t he por t i on
o f t he l a nd c onve ye d. The or de r i n whi c h t wo pa r c e l s
o f l a nd a r e c onve ye d ma ke s no di f f e r e nc e i n de t e r mi ni ng
wh e t he r t he r e i s a r i ght of wa y by ne c e s s i t y
a p pur t e na nt t o e i t he r .
A wa y of ne c e s s i t y r e s ul t s f r om t he a ppl i c a t i on of
t h e pr e s umpt i on t ha t whe ne ve r a pa r t y c onve ys pr ope r t y
h e c onve ys wha t e ve r i s ne c e s s a r y f or t he be ne f i c i a l us e
o f t ha t pr ope r t y a nd r e t a i ns wha t e ve r i s ne c e s s a r y f or
t h e be ne f i c i a l us e of l a nd he s t i l l pos s e s s e s . Suc h a
wa y i s of c ommon- l a w or i gi n, a nd i s pr e s ume d t o ha ve
b e e n i nt e nde d by t he pa r t i e s . A wa y of ne c e s s i t y i s
a l s o s a i d t o be s uppor t e d by t he r ul e of publ i c pol i c y
t h a t l a nds s houl d not be r e nde r e d unf i t f or oc c upa nc y
o r s uc c e s s f ul c ul t i va t i on. W t he r a gr a nt or
he
r e s e r va t i on of a wa y of ne c e s s i t y s houl d be i mpl i e d,
h o we ve r , de pe nds on t he t e r ms of t he c onve ya nc e a nd t he
f a c t s o f t he p a r t i c ul a r c a s e . The i mpl i c a t i on wi l l not
b e ma de whe r e i t i s s hown t ha t t he pa r t i e s di d not
i nt e nd i t . Nor wi l l a n i mpl i e d e a s e me nt of ne c e s s i t y
( 1) t h e Co u r t c o n c u r s i n t h e f a c t s a s f o u n d o r a s f ound by ne c e s s a r y
i mp l i c a t i o n b y t h e t r i a l c o u r t .
( 2) t h e r e i s ma t e r i a l evi de nc e t o s uppor t t he ver di c t of t he j ur y.
( 3) no r e ve r s i bl e e r r or of l a w a ppe a r s .
S u c h c a s e s ma y b e a f f i r me d a s f o l l o ws : " Af f i r me d i n a c c o r d a n c e wi t h
Co u r t o f Ap p e a l s Ru l e 1 0 ( a ) . "
4
b e j udi c i a l l y r e c ogni z e d whe r e i t i s pr e c l ude d by
s t a t ut e .
2 5 Am. J ur . 2d. , Ea s e me nt s a nd Li c e ns e s §35.
W f i r s t obs e r ve t ha t a s t o t he t he or y of e a s e me nt b y
e
n e c e s s i t y, i t c oul d be c ons i de r e d wa i ve d be c a us e c ouns e l f or t h e
Pl a i n t i f f s di d not a s k t he Cour t t o a me nd i t s f i ndi ng t o a ddr e s s
t h i s i s s ue . Howe ve r , e ve n i f he ha d done s o, our e xa mi na t i on o f
t h e r e c or d di s c l os e s t ha t t he t r a c t owne d by t he Pl a i nt i f f s
f r o n t s on a publ i c r oa d f o r ove r 400 f e e t , a nd t ha t t he y a l s o,
u p o n p u r c ha s i ng t he pr ope r t y, a c qui r e d a r i ght - of - wa y t o a pub l i c
r o a d f r om t he e a s t bounda r y of t he pr ope r t y c onve ye d. I t i s t r ue
a s t o t he f r ont a ge on t he publ i c r oa d, t he r e i s pr oof t ha t t he r e
i s a b l uf f s ome 10 f e e t hi gh whi c h we a s s ume i s a l ong t he e nt i r e
r o a d f r ont a ge of t he i r pr ope r t y. I t i s a l s o t r ue t he r e i s pr o o f
t h a t t h e r i ght - of - wa y a c qui r e d i s s t e e p a nd t ur ns s ha r pl y a t a
r i g h t a ngl e , ma ki ng us e of i t i nc onve ni e nt a nd uns ui t a bl e .
Eve n i f we a s s ume t ha t t he Pl a i nt i f f s ha ve no
r e a s o n a bl e a c c e s s t o t he i r pr ope r t y, whi c h i s not e nt i r e l y c l e a r ,
t h e i r r i ght - of - wa y of ne c e s s i t y woul d be ove r t he r e ma i ni ng
p r o p e r t y of t he s ub- di vi de r s . Thi s r i ght wa s pr e s uma bl y
r e c o g n i z e d whe n t he que s t i on a r os e pr i or t o t he Pl a i nt i f f s
p u r c h a s i ng t he l a nd, pr ompt i ng t he s ub- di vi de r s t o i nc l ude a
r i g h t - o f - wa y i n t he de e d c onve yi ng t r a c t 8 t o t he Pl a i nt i f f s .
Al t hough t he i s s ue i s not r a i s e d, we a l s o r e c ogni z e
t h a t t h e Pl a i nt i f f s ha ve a r i ght , i f t he y a r e i nde e d l a ndl oc ke d ,
5
a s c o n t e mpl a t e d by Cha pt e r 14, Ti t l e 54, Te nne s s e e Code
An n o t a t e d, t o c onde mn a r i ght - of - wa y t o ga i n a c c e s s t o t he i r
p r o p e r t y.
For t he f or e goi ng r e a s ons t he j udgme nt of t he Tr i a l
Co u r t i s a f f i r me d a nd t he c a us e r e ma nde d f or c ol l e c t i on of c os t s
b e l o w. Cos t s of a ppe a l a r e a dj udge d a ga i ns t t he Pl a i nt i f f s a n d
t he i r s ur e t y.
_______________________________
Hous t on M Godda r d, P. J .
.
CONCUR:
_ _ _ _ _ _ _ _________________________
Do n T. M M r a y, J .
c ur
_ _ _ _ _ _ _ _________________________
Ch a r l e s D. Sus a no, J r . , J .
6