Alabama Supreme Court -- Gurley Decison

7/30/2019 Alabama Supreme Court -- Gurley Decison

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PARKER, J u s t i c e .

In case no . 1110439 , t h e Town o f G u r l e y ("the Town")

a p p e a l s t h e t r i a l c o u r t ' s judgment i n f a v o r o f M & N

M a t e r i a l s , I n c . ("M & N " ) , on M & N's i n v e r s e - c o n d e m n a t i o n

c l a i m a g a i n s t t h e Town. We r e v e r s e t h e t r i a l c o u r t ' s judgment

and render a judgment f o r t h e Town. I n case no . 1110507, M &

N c r o s s - a p p e a l s t h e t r i a l c o u r t ' s judgment i n f a v o r o f t h e

Town and S t a n Simp so n on o t h e r c l a i m s . We a f f i r m .

I . F a c t s a n d P r o c e d u r a l H i s t o r y

T h i s i s n o t t h e f i r s t t ime these p a r t i e s have been b e f o r e

t h i s C o u r t . I n Ex p a r t e Simpson , 36 So. 3d 15 ( A l a . 2009)

("Simpson I " ) , t h i s C o u r t c o n s i d e r e d p e t i t i o n s f o r t h e w r i t o f

mandamus f i l e d b y t h e p a r t i e s b a s e d on the same f a c t s t h a t

c r e a t e t h e b a s i s f o r t h e p r e s e n t a p p e a l s . We s e t f o r t h t h e

f o l l o w i n g p e r t i n e n t f a c t s i n Simpson I :

"M & N was f o r m e d i n 2003. A t t h a t t i m e , M & Na c q u i r e d 16 0 a c r e s o f m o u n t a i n p r o p e r t y t o b e u s e das a r o c k q u a r r y i n a n u n i n c o r p o r a t e d a r e a o fMa d i s o n C o u n ty. B y June 2004, i t h a d p u r c h a s e da p p r o x i m a t e l y 109 a d d i t i o n a l a c r e s i n t h e

u n i n c o r p o r a t e d a r e a f o r u se i n c o n n e c t i o n w i t h t h eq u a r r y. F o r c o n v e n i e n c e , we w i l l r e f e r t o t h e 2 69a c r e s a s ' t h e p r o p e r t y . ' The p r o p e r t y was l o c a t e da p p r o x i m a t e l y one m i l e f r o m t h e r e s i d e n c e o f StanSimpson .

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" I n J u l y 2003, more t han a yea r be f o r e h i se l e c t i o n as mayor o f t h e Town, Simpson became t h ec h a i r p e r s o n o f a g r o u p o f r e s i d e n t s of the Townknown as th e C i t i z e n s f o r a B e t t e r G u r l e y ( 'theCBG'). Between J u l y 2003 an d November 23, 2004, t h eCBG a c t i v e l y o p p o se d t h e o p e r a t i o n o f a r o c k q u a r r yon t h e M & N p r o p e r t y . On J u l y 17, 2003, t h e Townc o u n c i l a d o p t e d R e s o l u t i o n no. 216, w h i c h s t a t e d , i np e r t i n e n t p a r t :

"'WHEREAS, the Town C o u n c i l o f t h eTown o f G u r l e y h as o b t a i n e d i n f o r m a t i o nf r o m t h e Alab ama Depar t m en t o fE n v i r o n m e n t a l Management t h a t a c o r p o r a t i o nby t h e name o f M & N, I n c o r p o r a t e d , h a sa p p l i e d f o r a p e r m i t t o o p e r a t e a r o c kq u a r r y n e a r t h e c o r p o r a t e l i m i t s o f t h eTown o f G u r l e y, a n d

"'WHEREAS, the Town C o u n c i l h a ss e r i o u s c o n c e r n s r e g a r d i n g t h e e f f e c t s sucha r ock qua r r y w o u l d have o n (1) a i rq u a l i t y , (2) damage f r o m b l a s t i n g t o homesa n d b u s i n e s s e s , (3) l a r g e vo l um es o ft r a f f i c on G u r l e y P i k e ( t h e main s e r v i c er oad f o r

Ma d i s o n C o u n tyE l e m e n t a r y S c h o o l ) ,

(4) damage t o e x i s t i n g s t r e e t s b y h e a v yt r u c k s an d (5) damage t o t h e Town's w a t e rs t o r a g e t a n k l o c a t e d on G u r l e y P i k e ,

"'NOW, THEREFORE, be i t r e s o l v e d t h a tthe Town o f G u r l e y opposes t h e l o c a t i o n o fa r ock qua r r y n e a r t h e c o r p o r a t e l i m i t s o fthe Town.'

"Simpson spoke o f t e n a t Town c o u n c i l m e e t i n g s i n

o p p o s i t i o n t o t h e q u a r r y. A l s o , t h e CBG c o n t a c t e dS t a t e S e n a t or L o w e l l B a r r o n a n d S t a t e R e p r e s e n t a t i v eA l b e r t H a l l t o e n l i s t t h e i r a i d i n oppos i ng t h eq u a r r y. Simpson a n d R e p r e s e n t a t i v e H a l l c o l l a b o r a t e don House B i l l 170, a b i l l t h a t R e p r e s e n t a t i v e H a l li n t r o d u c e d i n t h e Alab ama L e g i s l a t u r e d u r i n g t h e

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2004 l e g i s l a t i v e s e s s i o n . The b i l l , w h i c h became la wo n F e b r u a r y 26, 2004, see A c t No. 2004-19 , A l a . A c t s2004, a u t h o r i z e d t h e Town t o annex M & N's p r o p e r t yon t h e b a s i s o f a m a j o r i t y v o t e of the Town'sr e s i d e n t s i n a s p e c i a l a n n e x a t i o n r e f e r e n d u m .A c c o r d i n g t o Simpson , t h e p u r p o s e o f t h e a n n e x a t i o nwas t o g i v e the Town c o n t r o l o ve r t h e u se o f t h ep r o p e r t y . The r e f e r e n d u m was c o n d u c t e d on A p r i l 13,2004, an d th e a n n e x a t i o n p r o p o s a l p a s s e d by 191v o t e s t o 23 v o t e s .

"On A p r i l 2 1 , 2004, M & N a p p l i e d t o th e Townf o r a b u s i n e s s l i c e n s e . The a p p l i c a t i o n was d e n i e d .On May 4, 2004, t h e Town im p o s e d 'an i m m e d i a t em o r a t o r i u m on t h e a c c e p t a n c e o f a p p l i c a t i o n s f o r u s ep e r m i t s , b u i l d i n g p e r m i t s , r i g h t - o f - w a y p e r m i t s ,z o n i n g c l a s s i f i c a t i o n , v a r i a n c e s , s p e c i a l e x c e p t i o n so r b u s i n e s s l i c e n s e s r e l a t i n g t o ' t h e p r o p e r t y . [ 1 ]

" I n a p p r o x i m a t e l y A p r i l 2004, Simpson b eg an acampa ign f o r t h e o f f i c e o f mayor o f G u r l e y. D u r i n gh i s c a m p a ig n , he p l e d g e d t o ' f i g h t a g a i n s t t h e r o c kq u a r r y . ' He was e l e c t e d on A u g u s t 24, 2004, an dassumed t h e d u t i e s o f t h e o f f i c e on O c t o b e r 4, 2004,s e r v i n g a s , among o t h e r t h i n g s , a v o t i n g member of

t h e Townc o u n c i l .

"Me a n w h i l e , on J u l y 12, 2004, M & N e n t e r e d i n t oan ag reemen t w i t h Vu l c a n L a n d s , I n c . ( 'Vu lcanL a n d s ' ) , wh ereb y Vu l c a n Lands a c q u i r e d an o p t i o n t op u r c h a s e t h e p r o p e r t y f o r $3.75 m i l l i o n . The o p t i o nwas t o e x p i r e on November 15, 2004. Vu l c a n Landsf a i l e d t o e x e r c i s e i t s o p t i o n , a c c o r d i n g t o M & N,

1 The Town's m o r a t o r i u m o n th e a c c e p t a n c e o f t h ea p p l i c a t i o n s f o r u se p e r m i t s , b u i l d i n g p e r m i t s , r i g h t - o f - w a yp e r m i t s , z o n i n g c l a s s i f i c a t i o n , v a r i a n c e s , s p e c i a l e x c e p t i o n s ,o r b u s i n e s s l i c e n s e s r e l a t i n g t o M & N's p r o p e r t y was f o r 90d a y s an d was t o a l l o w t h e Town t i m e t o c o n d u c t a s t u d y t od e t e r m i n e t h e b e s t u s e f o r t h e l a n d . A t t h e e x p i r a t i o n o f 90d a y s , on A u g u s t 3, 2004, t h e Town e x t e n d e d t h e m o r a t o r i u m f o ran a d d i t i o n a l 90 d a y s .

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b e c a u s e o f M & N's f a i l u r e t o a c q u i r e a b u s i n e s sl i c e n s e f rom t h e Town. N e v e r t h e l e s s , on November 23,2004, M & N s o l d t h e p r o p e r t y t o Vu l c a n L a n d s .

"On t h a t da y , M & N e x e c u t e d two d o cu men t sr e l a t i n g t o t h e d i s p o s i t i o n o f t h e p r o p e r t y . Onedocument was a g e n e r a l w a r r a n t y deed b y whi ch M & Ns o l d t h e p r o p e r t y t o Vu l c a n Lands f o r an u n d i s c l o s e damount. I n an i n t e r r o g a t o r y answer, M & N s t a t e d :' Vu l c a n b a c k e d o u t [ o f t h e o p t i o n p r i c e ] b e c a u s e o fno C i t y o f G u r l e y [ b u s i n e s s ] l i c e n s e . Thi s r ea son[ i s t h e ] s o l e r e a s o n [ t h a t w a s ] quoted from ...Vu l c a n ... a s t o why Vu l c a n w o u l d n o t c l o s e . ' Thew a r r a n t y deed c o n t a i n e d no r e s e r v a t i o n s o f r i g h t s o rowner sh i p .

" T h a t same da y, M & N e n t e r e d i n t o a r o y a l t yag reemen t ( ' t h e ag reemen t ' ) w i t h ' Vu l c a nC o n s t r u c t i o n M a t e r i a l s LP, a D e l a w a r e L i m i t e dP a r t n e r s h i p , by and t h r o u gh i t s S o u t h e r n & G u l fC o a s t D i v i s i o n ' ( 'Vu l can M a t e r i a l s ' ) . The ag reemen tp r o v i d e d , i n p e r t i n e n t p a r t :

"'WHEREAS, c o n t e m p o r a n e o u s l y w i t h t h ee x e c u t i o n an d d e l i v e r y o f t h i s Ag reemen t ,Vu l c a n [ M a t e r i a l s ] ( o r i t s a f f i l i a t e s ) an d[M & N] are e x e c u t i n g o t h e r a g r e e m e n t swh ereb y, among o t h e r u n d e r s t a n d i n g s ,[ Vu l c a n L a n d s ] w i l l a c q u i r e t i t l e t oa p p r o x i m a t e l y 269 a c r e s o f r e a l p r o p e r t ynea r [ t he Town] i n Ma d i s o n C o u n ty, Alab ama,h e r e t o f o r e owned by [ M & N ] (" th eP r o p e r t y " ) ;

"'WHEREAS, Vu l c a n [ M a t e r i a l s ] i sen g ag ed i n t h e b u s i n e s s o f m i n i n g ,

c r u s h i n g , p r o d u c i n g , d i s t r i b u t i n g ,t r a n s p o r t i n g , an d m a r k e t i n g o f c r u s h e ds t o n e p r o d u c t s u s e d i n t h e c o n s t r u c t i o ni n d u s t r y ( " Qu a rr y in g O p e r a t i o n s " ) ;

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"'WHEREAS, Vu l c a n [ M a t e r i a l s ] i n t e n d st o e n t e r i n t o a l e a s e a r r a n g e m e n t w i t hVu l c a n [Lands] t h a t w i l l a l l o w Vu l c a n[ M a t e r i a l s ] t o c o n d u c t Q u a r r y i n g O p e r a t i o n s

on t h e P r o p e r t y ; an d

"'WHEREAS, t h e p a r t i e s d e s i r e t o s e tf o r t h t h e i r u n d e r s t a n d i n g c o n c e r n i n gpayment o f r o y a l t i e s t o [M & N] a n d o t h e rt e r m s r e l a t e d t o t h e s a l e b y Vu l c a n[ M a t e r i a l s ] o f c r u s h e d s t o n e c o n s t r u c t i o n

a g g r e g a t e s ( " S to n e" ) r e c o v e r e d f rom t h eP r o p e r t y .

"'NOW, THEREFORE, f o r a nd i nc o n s i d e r a t i o n o f t h e m u t u a l e x e c u t i o n o ft h i s Ag reemen t an d th e c o v e n a n t s andc o n d i t i o n s c o n t a i n e d h e r e i n , an d o t h e r goodand v a l u a b l e c o n s i d e r a t i o n , t h e r e c e i p t an ds u f f i c i e n c y o f w h i c h i s h e r e b ya c k n o w l e d g e d , t h e p a r t i e s h e r e t o do a g r e ea s f o l l o w s '

" ( E m p h a s i s added.)

"Undert h e

agreement ,Vu l c a n M a t e r i a l s was t o

pay M & N ' e a rned r o y a l t i e s , ' w h i c h were ' e q u i v a l e n tt o 5% o f t h e Av e r a g e A n n u a l S a l e s P r i c e ... o f Stoneq u a r r i e d , s o l d and removed f r o m t h e P r o p e r t y ( t h e" E a r n e d R o y a l t y ( i e s ) " ) d u r i n g e a c h C o n t r a c t Ye a r o ft h e Term.' The ag reemen t p r o v i d e d f o r a 'minimumr o y a l t y payment ' i n t h e f o l l o w i n g t e r m s :

" ' I f t h e t o t a l o f a l l E a r n e d R o y a l t i e sp a y a b l e b y Vu l c a n [ M a t e r i a l s ] by t h e end o fa C o n t r a c t Ye a r i s l e s s t h a n F i f t y Thousand

D o l l a r s ($50,000) ( t h e "Minimum") , Vu l c a n[ M a t e r i a l s ] s h a l l p a y [M & N] an a d d i t i o n a lr o y a l t y payment e q u i v a l e n t t o t h ed i f f e r e n c e b e tween t h e E a r n e d R o y a l t i e sw i t h r e s p e c t t o t h a t C o n t r a c t y e a r an d$50 ,000 , w h i c h amount i s h e r e i n a f t e r

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r e f e r e n c e d as the " E a r n e d R o y a l t yS h o r t f a l l . " '

" A c c o r d i n g t o M & N, t h e c o n s i d e r a t i o n f o r t h e s a l eo f t h e p r o p e r t y was a c t u a l l y $1 m i l l i o n , p l u s t h er o y a l t y p ay men t s and o b l i g a t i o n s due u n d e r t h eagreement .

"The ag reemen t a l s o s t a t e d t h a t V u l c a n M a t e r i a l shad 'no o b l i g a t i o n t o mine ' :

"'[M & N] a c k n o w l e d g e s t h a t Vu l c a n[ M a t e r i a l s ] s h a l l have t h e r i g h t , bu t no t

t h e o b l i g a t i o n , t o c o n d u c t Q u a r r y i n gO p e r a t i o n s on the P r o p e r t y ... d u r i n g t h eTerm, i t b e i ng a g r e e d t h a t t h e payment o ft h e E a r n e d R o y a l t y S h o r t f a l l ... andc o n s i d e r a t i o n p a i d by V u l c a n [ M a t e r i a l s ] a tt he t i m e o f c o n v e y a n c e of th e P r o p e r t y i smade i n l i e u o f any s u c h o b l i g a t i o n . '


cant o

" F i n a l l y , t h e ag reemen t p r o v i d e d t h a t Vu l cM a t e r i a l s w o u l d be ' r e l i e v e d f rom t h e o b l i g a t i o n

make any p a y m e n t s t o [M & N] ' i f p r e v e n t e d 'byo p e r a t i o n of law' f r o m ' c o n d u c t i n g Q u a r r y i n gO p e r a t i o n s on the P r o p e r t y . ' I n p a r t i c u l a r , i ts t a t e d : ' Vu lc an [ M a t e r i a l s ' ] o b l i g a t i o n s t o p e r f o r m... s h a l l be s u s p e n d e d d u r i n g t h e p e r i o d i t i s so

p r e v e n t e d f rom c o n d u c t i n g Q u a r r y i n g O p e r a t i o n s .V u l c a n [ M a t e r i a l s ] , i n i t s s o l e d i s c r e t i o n , s h a l ld e t e r m i n e what a c t i o n ( i f any) s h a l l be u n d e r t a k e nt o l i t i g a t e , oppose o r o t h e r w i s e c h a l l e n g e an e v e n tc o n s t i t u t i n g O p e r a t i o n o f Law.' (Emphasis added.)' O p e r a t i o n of law' i n c l u d e d c o n d e m n a t io n , t h e

e x e r c i s e of th e r i g h t o f e m i n e n t domain , and z o n i n go r s u c h o t h e r l a n d - u s e r e s t r i c t i o n s . I n t h a tc o n n e c t i o n , t h e ag reemen t f u r t h e r p r o v i d e d :

" ' I n t h e e v e n t o f a Ta k i n g of th eP r o p e r t y . . . , [M & N] h e r e b y a s s i g n s t o

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Vu l c a n [ M a t e r i a l s ] i t s c l a i m , i n t e r e s t , o rr i g h t ( i f a n y ) i n a n y award t h a t may bemade i n s u c h p r o c e e d i n g . F u r t h e r , [M & N]a g r e e s t h a t Vu l c a n [ M a t e r i a l s ] s h a l l havet h e s o l e r i g h t a n d o b l i g a t i o n t o seekc o m p e n s a t i o n a n d r e t a i n damages c a u s e d b yt h e Ta k i n g . '


"On J a n u a r y 18 , 2005, Vu l c a n M a t e r i a l s a p p l i e dt o t h e Town f o r a l i c e n s e t o o p e r a t e t h e b u s i n e s s o f' Q u a r r y i n g a n d P r o c e s s i n g C o n s t r u c t i o n A g g r e g a t e s 'on t h e p r o p e r t y . That same n i g h t , t h e Town c o u n c i la d o p t e d O r d i n a n c e no . 2004-284 , w h i c h d e s i g n a t e d t h ep r o p e r t y as an a g r i c u l t u r a l z o n e . Simpson , a s mayor,s u b s e q u e n t l y s e n t Vu l c a n M a t e r i a l s a l e t t e r d e n y i n gt h e a p p l i c a t i o n , s t a t i n g , i n p e r t i n e n t p a r t :' " Q u a r r y i n g a n d P r o c e s s i n g C o n s t r u c t i o n A g g r e g a t e s "i s n o t a u se p e r m i t t e d u n d e r t h e A g r i c u l t u r a l[ z o n i n g ] c l a s s i f i c a t i o n now a p p l i c a b l e t o t h e

p r o p e r t y i n q u e s t i o n . ' Simpson a d m i t s t h a t he wasd i r e c t l y i n v o l v e d i n t h e d e c i s i o n t o deny t h el i c e n s e a p p l i c a t i o n o f Vu l c a n M a t e r i a l s . As ac o n se q u e n c e o f t h e d e n i a l o f p e r m i s s i o n t o o p e r a t et h e r o c k q u a r r y, Vu l c a n M a t e r i a l s h a s p a i d M & N n or o y a l t i e s .

" S u b s e q u e n t l y, M & N s u e d t h e Town a nd Simpson .A l s o named as d e f e n d a n t s i n M & N's c o m p l a i n t were(1) Vu l c a n L a n d s , (2) Vu l c a n M a t e r i a l s , and (3)

Vu l c a n M a t e r i a l s Company ( h e r e i n a f t e r r e f e r r e d t oc o l l e c t i v e l y as ' t he Vu l c a n e n t i t i e s ' ) . Thec o m p l a i n t a l l e g e d t h a t a t a l l t i m e s r e l e v a n t t o t h ec l a i m s a g a i n s t h i m 'Simpson was a c t i n g i n h i si n d i v i d u a l c a p a c i t y a n d /o r h i s r e p r e s e n t a t i v e

c a p a c i t y on b e h a l f o f t h e Town. ' The c l a i m s a g a i n s tSimpson i n c l u d e d i n t e r f e r e n c e w i t h b u s i n e s s o rc o n t r a c t u a l r e l a t i o n s a n d n e g l i g e n c e a n d /o rwan to n n ess a n d s o u g h t d e c l a r a t o r y a n d /o r i n j u n c t i v er e l i e f . Th e c l a i m s a g a i n s t t h e Town i n c l u d e d i n v e r s e

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c o n d e m n a t i o n [ 2 ] a n d n e g l i g e n c e [ 3 ] a n d a l s o s o u g h td e c l a r a t o r y a n d /o r i n j u n c t i v e r e l i e f .

"The Vu l c a n e n t i t i e s were named 'by v i r t u e o ft he p r o v i s i o n s o f A l a . Code 6-6-227 (1975) , w h i c hr e q u i r e s t h a t a l l p e r s o n s s h a l l be made p a r t i e s whohave o r c l a i m a n y i n t e r e s t w h i c h w o u l d be a f f e c t e dby t h e d e c l a r a t i o n . ' The Vu l c a n e n t i t i e s have f i l e da 'mo t ion t o be e x c u s e d f r o m p a r t i c i p a t i o n a tt r i a l . ' I n t h a t m o t i o n , t h e y ' a g ree [d ] t o b e b o u n dby a n y j u d g m e n t e n t e r e d w i t h r e g a r d t o [M & N's]d e c l a r a t o r y j u d g men t c l a i m . '

"Simpson an d t h e Town e a c h moved f o r a summaryj u d g m e n t . Simpson a r g u e d , among o t h e r t h i n g s , t h a t

2 M & N i n i t i a l l y b r o u g h t i t s i n v e r s e - c o n d e m n a t i o n c l a i mu n d e r b o t h t h e F i f t h Amendment t o t h e U n i t e d S t a t e sC o n s t i t u t i o n a n d t h e Alab ama C o n s t i t u t i o n . B a s e d on M & N'sr e l i a n c e upon t h e F i f t h Amendment t h e Town removed t h e c a s e t ot h e U n i t e d S t a t e s D i s t r i c t C o u r t f o r t h e N o r t h e r n D i s t r i c t o fAlab ama b a s e d upon f e d e r a l - q u e s t i o n j u r i s d i c t i o n . I nr e s p o n s e , M & N v o l u n t a r i l y d i s m is s e d i t s F i f t h Amendmentc l a i m a n d f i l e d an amended c o m p l a i n t i n t h e t r i a l c o u r t m a k i n gn o r e f e r e n c e t o t h e F i f t h Amendment. I n s t e a d , M & N a l l e g e dt h a t t h e Town's a c t i o n s v i o l a t e d A r t . I , 2 3, A l a . C o n s t .1901, A r t . X I I , 2 3 5 , A l a . C o n s t . 19 01 , an d 18-1A-1 e ts e q . , A l a . Code 197 5.

3 On Nov ember 27, 2006, t h e Town f i l e d a m o t i o n t o d i s m i s ss e v e r a l o f M & N's c l a i m s a g a i n s t t h e Town. The Town a r g u e dt h a t t h e f o l l o w i n g c l a i ms o f M & N's a g a i n s t t h e Town were duet o be d i s m i s s e d : t h e w r o n g f u l - i n t e r f e r e n c e - w i t h - c o n t r a c t u a l -o r - b u s i n e s s - r e l a t i o n s c l a i m ; a l l wan to n n ess c l a i m s ; a n d t h en e g l i g e n t h i r i n g , r e t e n t i o n , a n d s u p e r v i s i o n c l a i m . M & Nf i l e d a r e s p o n s e .

On March 16, 2007, t h e t r i a l c o u r t g r a n t e d the Town'sm o t i o n t o d i s m i s s i n p a r t , t h e r e b y d i s m i s s i n g M & N'sf o l l o w i n g c l a i m s a g a i n s t t h e Town: w r o n g f u l i n t e r f e r e n c e w i t hc o n t r a c t u a l o r b u s i n e s s r e l a t i o n s ; n e g l i g e n t h i r i n g ,r e t e n t i o n , a n d s u p e r v i s i o n ; a n d a l l wan to n n ess c l a i m s .

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he was e n t i t l e d t o a b s o l u t e im m u n i ty f o r an y a c t i o n she took r e l a t i n g t o t h e p r o p e r t y , e i t h e r b e f o r e o ra f t e r he became mayor. The Town c h a l l e n g e d M & N'ss t a n d i n g t o b r i n g t h e a c t i o n . The Town a l s o a d o p t e dSimp so n ' s summary-judgment m o t i o n a n d b r i e f i ns u p p o r t o f t h e m o t i o n . I n o p p o s i t i o n t o t h e m o t i o n s ,M & N p r e s e n t e d , among o t h e r t h i n g s , e v i d e n c ei n d i c a t i n g t h a t Simp so n ha d, many y e a r s ago , p l e a d e dg u i l t y t o two misd emean o r c r i m i n a l c h a r g e s i nTe n n e s s e e . On A p r i l 16, 2009, t h e t r i a l c o u r t d e n i e dt h e m o t i o n s .

"Simpson f i l e d h i s p e t i t i o n on May 8, 2009, i nc a s e no . 1 0 8 0 9 8 1 ; t h e Town f i l e d i t s p e t i t i o n on May

11,2009, i n case no . 1081027 . B o t h p e t i t i o n s

c h a l l e n g e M & N's s t a n d i n g t o p r o s e c u t e t h eu n d e r l y i n g a c t i o n . A l s o , t h e Town's p e t i t i o n a s s e r t st h e d e f e n s e o f a b s o l u t e im m u n i ty a g a i n s t t h e c l a i mb a s e d on Simp so n ' s a l l e g e d n e g l i g e n c e . S i m i l a r l y ,S i m p s o n ' s p e t i t i o n a s s e r t s t h e d e f e n s e o f a b s o l u t eim m u n i ty a g a i n s t t h e c l a i m s a l l e g i n g a g a i n s t h i mi n t e r f e r e n c e w i t h b u s i n e s s o r c o n t r a c t u a l r e l a t i o n sa n d n e g l i g e n c e a n d /o r w a n t o n n e s s . E a c h p e t i t i o ns e e k s a w r i t o f mandamus ( 1 ) d i r e c t i n g t h e t r i a lc o u r t t o v a c a t e i t s o r d e r o f A p r i l 16, 2009, d e n y i n g

Simp so n ' s an d th e Town's summary-judgment m o t i o n s ,and ( 2 ) o r d e r i n g i t t o e n t e r a j u d g men t i n f a v o r o ft h e movant ."

Simpson I , 36 So. 3d a t 19-22.

We c o n c l u d e d i n Simpson I t h a t M & N had s t a n d i n g t o sue

t h e Town and Simpson b a s e d on e v e n t s t h a t h a d o c c u r r e d b o t h

b e f o r e a n d a f t e r t h e s a l e o f th e 269 a c r e s owne d b y M & N

( " t h e p r o p e r t y " ) t o Vu l c a n L a n d s . I n d e t e r m i n i n g t h a t M & N

h a d s t a n d i n g t o sue t h e Town a nd Simpson b a s e d on p r e - s a l e a n d

p o s t - s a l e e v e n t s , we a l s o n o t e d t h a t M & N may n o t be t h e r e a l

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p a r t y i n i n t e r e s t p u r s u a n t t o R u l e 1 7, A l a . R. C i v . P. 4

However, we r e f u s e d t o make a d e t e r m i n a t i o n on t h a t i s s u e

b e c a u s e n e i t h e r t h e Town n o r Simpson h a d r a i s e d t h a t argument .

S impson I , 36 So. 3d a t 25.

C o n c e r n i n g t h e i s s u e o f im m u n i ty, we c o n c l u d e d t h a t

" t he N o e r r - P e n n i n g t o n d o c t r i n e [ 5 ] a f f o r d s Simpsona b s o l u t e im m u n i ty f o r h i s p r e - e l e c t i o n c o n d u c to p p o s i n g t h e r o c k q u a r r y. A l s o , Simpson i s e n t i t l e dt o a b s o l u t e l e g i s l a t i v e im m u n i ty f o r h i s

4 R u l e 17 p r o v i d e s , i n p e r t i n e n t p a r t :

" ( a ) R e a l P a r t y i n I n t e r e s t . E v e r y a c t i o n s h a l lbe p r o s e c u t e d i n t h e name o f th e r e a l p a r t y i ni n t e r e s t . An e x e c u t o r , a d m i n i s t r a t o r , g u a r d i a n ,b a i l e e , t r u s t e e of an e x p r e s s t r u s t , a p a r t y w i t hwhom o r i n whose name a c o n t r a c t has b een made f o rt he b e n e f i t o f a n o t h e r , o r a p a r t y a u t h o r i z e d bys t a t u t e may sue i n t h a t p e r s o n ' s own name w i t h o u tj o i n i n g t h e p a r t y f o r whose b e n e f i t t h e a c t i o n i sb r o u g h t . No a c t i o n s h a l l be d i s m i s s e d on t h e g r o u n dt h a t i t i s n o t p r o s e c u t e d i n t h e name o f t h e r e a lp a r t y i n i n t e r e s t u n t i l a r e a s o n a b l e t i m e has b eena l l o w e d a f t e r o b j e c t i o n f o r r a t i f i c a t i o n o fcommencement o f th e a c t i o n by, or j o i n d e r o rs u b s t i t u t i o n o f , t h e r e a l p a r t y i n i n t e r e s t ; ands u c h r a t i f i c a t i o n , j o i n d e r , o r s u b s t i t u t i o n s h a l lhave t h e same e f f e c t a s i f t h e a c t i o n h ad b eencommenced i n t h e name o f t h e r e a l p a r t y i ni n t e r e s t . "

5 A s e x p l a i n e d i n Simpson I , t h e N o e r r - P e n n i n g t o n d o c t r i n e ,u n d e r w h i c h p r i v a t e c i t i z e n s a r e a f f o r d e d im m u n i ty u n d e rc e r t a i n c i r c u m s t a n c e s , i s s e t f o r t h i n E a s t e r n R a i l r o a dP r e s i d e n t s C o n f e r e n c e v. N o e r r M o t o r F r e i g h t , I n c . , 365 U.S.127 (1961), and U n i t e d Mine Wo r k e r s v. P e n n i n g t o n , 381 U.S.657 (1965) .

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p o s t - e l e c t i o n p a r t i c i p a t i o n i n t h e passage o f z o n i n gO r d i n a n c e no . 2004-284 . As to the se immuni ty basesf o r t h e e n t r y of a summary j u d g m e n t , t h e p e t i t i o n so f Simpson an d t h e Town a r e g r a n t e d a n d w r i t s a r ei s s u e d .

"Simpson i s n o t , however, e n t i t l e d t ol e g i s l a t i v e immuni ty f o r h i s r o l e i n d e n y i n g Vu l c a nM a t e r i a l s ' a p p l i c a t i o n f o r a b u s i n e s s l i c e n s e . To[ the] e x t e n t t h e p e t i t i o n s o f Simpson and the Town

a s s e r t l e g i s l a t i v e immuni ty a s t h e b a s i s f o r t h ee n t r y of a summary j u d g m e n t a g a i n s t M & N on i t sc l a i m a r i s i n g o u t o f t h e d e n i a l o f Vu l c a n M a t e r i a l s 'l i c e n s e a p p l i c a t i o n , t h e p e t i t i o n s a r e d e n i e d . "

Simpson I , 36 So. 3 d a t 31 .

F o l l o w i n g Simpson I , t h e Town an d Simpson so u g h t t o amend

t h e i r answers t o a s s e r t t h e a f f i r m a t i v e d e f e n s e t h a t M & N was

n o t t h e r e a l p a r t y i n i n t e r e s t u n d e r R u l e 17 . M & N f i l e d a

m o t i o n t o s t r i k e t h e Town's a nd Simpson ' s amended a n s w e r s ; M

& N arg u ed t h a t t h e Town a nd Simpson h a d w a i v e d t h e

a f f i r m a t i v e d e f e n s e o f r e a l p a r t y i n i n t e r e s t b a s e d o n t h e

f a c t t h a t t h e case h a d been p e n d i n g f o r o v er fo u r y ea r s b e fo re

t h e Town and Simpson sought t o r a i s e t h e d e f e n s e . On F e b r u a r y

3, 2010, f o l l o w i n g a h e a r i n g , t h e t r i a l c o u r t g r a n t e d t h e

Town's and Simpson ' s m o t i o n s f o r l e a v e t o amend t h e i r a n s w e r s ;

t h e t r i a l c o u r t e n t e r e d i t s j u d g m e n t " [ a ] f t e r r e v i e w o f

[Simp so n I ] , a r e v i e w o f a l l r e l e v a n t a n d a p p l i c a b l e l a w, t h e

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f i l e an d th e r e c o r d i n i t s e n t i r e t y , a n d h a v i n g c o n s i d e r e d t h e

a rgum en t s a n d r e p r e s e n t a t i o n s made by c o u n s e l . "

The c a s e p r o c e e d e d t o a j u r y t r i a l b e g i n n i n g on F e b r u a r y

14, 20 11 . The Town an d Simpson f i l e d m o t i o n s f o r a j u d g men t

as a m a t t e r o f l a w ("JML") p u r s u a n t t o R u l e 50, A l a . R. C i v .

P., a t t h e c l o s e o f M & N's e v i d e n c e . The Town a r g u e d , among

o t h e r t h i n g s , t h a t A r t . I , 23, A l a . C o n s t . 1 90 1, d i d n o t

a p p l y a n d t h a t M & N c o u l d n o t m a i n t a i n i t s i n v e r s e -

c o n d e m n a t i o n c l a i m b a s e d on t h e a d m i n i s t r a t i v e a n d r e g u l a t o r y

a c t i o n s t a k e n b y t h e Town b e c a u s e s u c h a r e g u l a t o r y " t a k i n g s "

c l a i m i s u n s u s t a i n a b l e u n d e r 2 35 , A l a . C o n s t . 1901. The

Town and Simpson renewed t h e i r m o t i o n s f o r a J ML a t t h e c l o s e

o f a l l t h e e v i d e n c e . The t r i a l c o u r t g r a n t e d the Town's

renewed m o t i o n f o r a JM L i n p a r t a n d Simp so n ' s m o t i o n f o r a

JML i n p a r t ; t h e t r i a l c o u r t s u b m i t t e d t o t h e j u r y M & N's

i n v e r s e - c o n d e m n a t i o n c l a i m b a s e d upon 2 3 5 , A l a . C o n s t . 1 9 0 1 ,

a g a i n s t t h e Town a n d M & N's w r o n g f u l - i n t e r f e r e n c e - w i t h -

c o n t r a c t u a l - o r - b u s i n e s s - r e l a t i o n s c l a i m a g a in s t Simpson .

B e f o r e t h e m a t t e r was s u b m i t t e d t o t h e j u r y , however, t h e

p a r t i e s an d th e t r i a l c o u r t d i s c u s s e d w h e t h e r M & N's i n v e r s e -

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c o n d e m n a t io n c l a i m was m a i n t a i n a b l e under 23 5. The Town's

c o u n s e l e n t e r e d t h e f o l l o w i n g o b j e c t i o n :

"And t h e Town o f G u r l e y o b j e c t s t o an y j u r y c h a r g e sr e l a t i n g t o i n v e r s e c o n d e m n a t io n , t h e r e c o v e r y, t h edamages, an y j u r y c h a rg e r e l a t e d t o i n v e r s ec o n d e m n a t io n . B e c a u s e , as th e C o u r t c o r r e c t l ys t a t e s , we d o n ' t t h i n k t h a t [] 235 o r t h e S t a t e o fAlabama - - l aw o f Alabama r e c o g n i z e s a r e g u l a t o r yt a k i n g , w h i c h i s what [M & N] has c o n t e n d e d t h a tt h e y a r e making i n t h i s c a s e .

"Any r e g u l a t o r y t a k i n g i s c a l l e d f o r under t h eU.S. C o n s t i t u t i o n , [b u t M & N ha s] d i s m i s s e d a n yc l a im s r e l a t e d t o t h e F i f t h Amendment an d F o u r t e e n t hAmendment o f th e U.S. C o n s t i t u t i o n .

"T h e r e h a s been no p h y s i c a l t a k i n g o r i n j u r y t ot h e p r o p e r t y as d e f i n e d under Alabama l a w t h a t w o u lda l l o w an i n v e r s e c o n d e m n a t io n c l a i m t o g o t o th ej u r y . "

The Town a l s o r e a s s e r t e d i t s o b j e c t i o n t o t h e t r i a l c o u r t ' s

i n v e r s e - c o n d e m n a t i o nj u r y c h a rg e a f t e r t h e j u r y h a d been

c h a r g e d .

On F e b r u a r y 22 , 2011 , t h e j u r y r e t u r n e d a v e r d i c t i n

f a v o r o f M & N a nd a g a i n s t t h e Town o n M & N's i n v e r s e -

c o n d e m n a t io n c l a i m ; t h e j u r y awarded M & N damages i n t h e

amount o f $2,750 ,000 , p l u s 6% i n t e r e s t . The j u r y a l s o

r e t u r n e d a v e r d i c t i n f a v o r o f Simpson a n d a g a i n s t M & N o n M

& N's c l a i m o f w r o n g f u l i n t e r f e r e n c e w i t h c o n t r a c t u a l o r

b u s i n e s s r e l a t i o n s a g a i n s t Simpson .

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On A u g u s t 5, 201 1, t h e t r i a l c o u r t e n t e r e d a judgment on

t h e j u r y ' s v e r d i c t ; t h e t r i a l c o u r t amended i t s judgment on

A u g u s t 11 , 20 11 . The t r i a l c o u r t ' s amended judgment p r o v i d e s ,

i n p e r t i n e n t p a r t :

"On F e b r u a r y 14, 2011 , t h e t r i a l o f t hea f o r e - r e f e r e n c e d c a u s e commenced. P r i o r t o t h ecommencement o f s a i d t r i a l , t h e p a r t i e s c o n s e n t e d t op e r m i t t h i s C o u r t t o h e a r and d e c i d e t h e i s s u e o fl i t i g a t i o n e x p e n s e s due t o [M & N ] i n t h e e v e n t [M& N ] p r e v a i l e d on i t s i n v e r s e c o n d e m n a t io n c l a i m . OnF e b r u a r y 22, 2011, t h e j u r y f o u n d i n [M & N' s ] f a v o ron t h e i n v e r s e c o n d e m n a t i o n c l a i m and a s s e s s e ddamages a g a i n s t t h e [ To w n ] i n t h e amount o f$2 ,750 ,000 .00 , p l u s 6% i n t e r e s t .

"Subsequen t t h e r e t o , a h e a r i n g was h e l d on [M &N ' s] c l a i m f o r l i t i g a t i o n e x p e n s e s . H a v i n g c a r e f u l l yr ev ie w e d a l l b r i e f s , s u p p l e m e n t s t h e r e t o and a l lc a s e l a w c i t e d by th e p a r t i e s , r e l e v a n t o r o t h e r w i s e ,t h i s C o u r t h e r e b y awards [M & N ] l i t i g a t i o n e x p e n s e si n t h e amount o f $1,200,169.20 ( c o n s i s t i n g o f

$1,158,969.00f o r

a t t o r n e y s ' f e e sand

$41,200.26[ s i c ] f o r e x p e n s e s ) .

"

" T h er e f o r e , i t i s ORDERED, ADJUDGED and DECREEDby t h e C o u r t as f o l l o w s :

" 1 . The v e r d i c t of th e j u r y h a v i n g b een made i nopen c o u r t , judgment be and i s h e r e b y e n t e r e d i nf a v o r of th e p l a i n t i f f , M & N M a t e r i a l s , I n c . , and

a g a i n s t t h e d e f e n d a n t , The Town o f G u r l e y , Alab ama,i n t h e amount o f $2 ,750 ,000 .00 , p l u s 6% i n t e r e s tb e g i n n i n g A p r i l 14, 2005, i n t h e amount o f$966,493.15 t o t a l i n g $3,716,493.15 and the c o u r tc o s t s a s s o c i a t e d w i t h t h e s e p r o c e e d i n g s , f o r w h i c he x e c u t i o n may i s s u e .

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"2. The p l a i n t i f f , M & N M a t e r i a l s , I n c . , i she reby awarded l i t i g a t i o n e x p e n s e s i n t h e amount o f$1 ,200 ,169 .20 , f o r w h i c h e x e c u t i o n may i s s u e .

"3. The v e r d i c t of the j u r y h a v i n g b een made i nopen c o u r t , j udgment be and i s he reb y en t e r e d i nf a v o r o f t h e d e f e n d a n t , Mayor S t an S impson , a s t oa l l c l a i m s a g a i n s t h im.

"4. The c l a i m s f o r d e c l a r a t o r y r e l i e f a r e h e r e b yd i s m i s s e d w i t h o u t p r e j u d i c e i n v i ew o f the v e r d i c t . "

( C a p i t a l i z a t i o n i n o r i g i n a l . ) The t r i a l c o u r t d i d n o t r u l e on

M & N's re qu es t f o r i n j u n c t i v e r e l i e f .

On August 19, 2011, the Town f i l e d a renewed m ot i on f o r

a JML pur su an t to Ru le 50 (b ) , A l a . R. C i v . P. I n t h a t same

m o t i o n , t h e Town r e q u e s t e d a l t e r n a t i v e p o s t j u d g m e n t r e l i e f

p u r s u a n t t o R u l e 5 9 ( e ) , A l a . R. C i v . P. On November 17, 2011,

p u r s u a n t t o Ru le 59.1 , A l a . R. C i v . P., th e p a r t i e s c o n s e n t e d

t o e x t e n d t h e 90-day p e r i o d f o r r u l i n g on the Town's

p o s t j u d g m e n t m o t i o n , a n d t h e t r i a l c o u r t e n t e r e d an o r d e r

r e t a i n i n g j u r i s d i c t i o n t o r u l e on the Town's p o s t j u d g m e n t

m o t i o n u n t i l December 19, 20 11 . On December 13, 2011, the

t r i a l c o u r t d e n i e d t he Town's p o s t j u d g m e n t m o t i o n . The Town

a p p e a l e d . On J a n u a r y 24, 2012, M & N f i l e d a c r o s s - a p p e a l ,

n amin g t h e Town and Sim pso n as a p p e l l e e s .

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On F e b r u a r y 13, 2012, upon m ot i on o f t h e p a r t i e s , t h i s

C o u r t e n t e r e d an o r d e r i n b o t h t h e a p p e a l and the c r o s s - a p p e a l

s t a t i n g t h a t t h e t r i a l c o u r t ' s o r d e r a p p e a l e d f r om was n o t a

f i n a l j u d g men t i n t h a t i t f a i l e d t o d i s p o s e o f t h e c l a i m f o r

i n j u n c t i v e r e l i e f . As a r e s u l t , we remanded the case t o t h e

t r i a l c o u r t f o r i t " t o e n t e r a r u l i n g on the c l a i m f o r

i n j u n c t i v e r e l i e f . " On F e b r u a r y 15, 2012, the t r i a l c o u r t

e n t e r e d an o r d e r , as f o l l o w s :

"On F e b r u a r y 13, 2012, t h e Supreme C o u r t o fAlabama remanded t h i s m a t t e r t o a l l o w t h i s C o u r t ano p p o r t u n i t y t o d i s p o s e of M & N M a t e r i a l s , I n c . ' s('M & N' ) c l a i m f o r i n j u n c t i v e r e l i e f o r o t h e r w i s emake the judgment on the j u r y ' s v e r d i c t f i n a l . Ah e a r i n g on t h i s m a t t e r was h e l d on F e b r u a r y 15 ,2 01 2. I t i s he r eby ORDERED, ADJUDGED and DECREED b yt he Cour t t ha t i n l i g h t o f t h e j u r y ' s v e r d i c t , M &N's c l a i m s f o r i n j u n c t i v e r e l i e f a r e he r ebyd i s m i s s e d w i t h o u t p r e j u d i c e .

I nl i g h t

o f t h ed i s m i s s a l o f t h e d e c l a r a t o r y and i n j u n c t i v e r e l i e f ,i t i s f u r t h e r o r d e r e d t h a t Vu l c a n M a t e r i a l s Company,Vu l c a n C o n s t r u c t i o n M a t e r i a l s , L.P., and Vu l c a nL a n d s , I n c . a r e h er e by d i s m i s s e d w i t h o u t p r e j u d i c eas p a r t i e s t o t h i s a c t i o n . "

( C a p i t a l i z a t i o n i n o r i g i n a l . )

I I . S t a n d a r d o f Rev iew

D i f f e r e n t s t a n d a r d s o f r e v i e w a p p l y i n o u r d e t e r m i n a t i o n

of t h e c l a i m s b e f o r e us. In a d d r e s s i n g t h e Town's a p p e a l ,

w h i c h c h a l l e n g e s t h e t r i a l c o u r t ' s d e n i a l o f i t s m ot io n f o r a

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JML on t h e i n v e r s e - c o n d e m n a t i o n c l a i m , we a p p l y t h e f o l l o w i n g

s t a n d a r d o f r e v i e w :

" In A m e r i c a n N a t i o n a l F i r e I n s u r a n c e Co. v.Hughes, 624 So. 2d 1362 ( A l a . 1 9 9 3 ) , t h i s C o u r t s e to u t t h e s t a n d a r d t h a t a p p l i e s t o t h e a p p e l l a t er e v i e w o f a t r i a l c o u r t ' s r u l i n g on a m o t i o n f o r aJML:

" 'The s t anda rd o f r e v i e w a p p l i c a b l e t oa r u l i n g on a m o t i o n f o r JNOV [now r e f e r r e dt o as a renewed m o t i o n f o r a JML] i si d e n t i c a l t o t he s t a n d a r d u s e d by th e t r i a lc o u r t i n g r a n t i n g o r d e n y i n g a m o t i o n f o rd i r e c t e d v e r d i c t [now r e f e r r e d t o as am o t i o n f o r a J M L ] . Thus, i n r e v i e w i n g t h et r i a l c o u r t ' s r u l i n g on the m o t i o n , wer e v i e w t h e e v i d e n c e i n a l i g h t mostf a v o r a b l e t o t he nonmovant , and wed e t e r m i n e w h e t h e r t h e p a r t y w i t h t h e b u r d e nof p r o o f has p r o d u c e d s u f f i c i e n t e v i d e n c et o r e q u i r e a j u r y d e t e r m i n a t i o n . '

"624 So. 2d a t 1366 ( c i t a t i o n s o m i t t e d ) . F u r t h e r , i n

C e s s n a A i r c r a f tCo. v. T r z c i n s k i , 682 So. 2d 17

( A l a . 1996) , t h i s C o u r t h e l d :

" 'The motion f o r a J.N.O.V. [nowr e f e r r e d t o as a renewed m o t i o n f o r a JML]i s a p r o c e d u r a l d e v i c e us e d t o c h a l l e n g ethe s u f f i c i e n c y of th e e v i d e n c e t o s u p p o r tthe j u r y ' s v e r d i c t . See, R u l e 5 0 ( b ) , [ A l a . ]R. C i v . P.; L u k e r v. C i t y o f B r a n t l e y , 520So . 2d 517 ( A l a . 1 9 8 7 ) . O r d i n a r i l y , t h ed e n i a l o f a d i r e c t e d v e r d i c t [now r e f e r r e d

t o as a JML] o r a J.N.O.V. i s p r o p e r wherethe n o n mo v in g p a r t y has p r o d u c e ds u b s t a n t i a l e v i d e n c e t o s u p p o r t e a c he l e m e n t o f h i s c l a i m . However, i f p u n i t i v edamages a r e a t i s s u e i n a m o t i o n f o r ad i r e c t e d v e r d i c t o r a J.N.O.V., t h e n t h e

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" c l e a r and c o n v i n c i n g " s t a n d a r d a p p l i e s .Senn v. Alab ama Gas C o r p . , 619 So. 2d 1320( A l a . 1 9 9 3 ) . '

"682 So. 2 d a t 19 ( f o o t n o t e o m i t t e d ) . ' [ S ] u b s t a n t i a le v i d e n c e i s e v i d e n c e o f s u c h w e i g h t and q u a l i t y t h a tf a i r - m i n d e d p e r s o n s i n t he e x e r c i s e of i m p a r t i a ljudgment c a n r e a s o n a b l y i n f e r t h e e x i s t e n c e o f t h ef a c t s o u g h t to be p r o v e d . ' West v. F o u n d e r s L i f eA s s u r a n c e Co., 547 So. 2d 870, 871 ( A l a . 1 9 8 9 ) . See 1 2 - 2 1 - 1 2 ( d ) , A l a . Code 1975."

C h e s h i r e v. Putman, 54 So. 3d 336, 340 ( A l a . 2 0 1 0 ) .

I n i t s c r o s s - a p p e a l , M & N a r g u e s t h a t t h e t r i a l c o u r t

e r r e d b y g r a n t i n g th e Town's and Simpson ' s m o t i o n s f o r a JML

a s t o c e r t a i n c l a i m s a nd b y g r a n t i n g t h e Town's m o t i o n t o

d i s m i s s c e r t a i n o f M & N's c l a i m s a g a i n s t i t , see s u p r a n o t e

3. C o n c e r n i n g M & N's arguments t h a t t h e t r i a l c o u r t e r r e d by

g r a n t i n g t h e Town's and Simpson ' s m o t i o n s f o r a JML, we ap p l y

t h e s t a n d a r d o f r e v i e w s e t f o r t h above . C o n c e r n i n g M & N's

argument t h a t t h e t r i a l c o u r t ' s judgment g r a n t i n g i n p a r t t h e

Town's m o t i o n t o d i s m i s s , we a p p l y t he f o l l o w i n g s t a n d a r d o f

r e v i e w :

"'On a p p e a l , a d i s m i s s a l i s n o t e n t i t l e d t o ap r e s u m p t i o n o f c o r r e c t n e s s . The a p p r o p r i a t e s t a n d a r d

o f r e v i e w u n d e r R u l e 1 2 ( b ) ( 6 ) [ , A l a . R. C i v. P. ] , i sw h e t h e r , when t h e a l l e g a t i o n s o f t h e c o m p l a i n t a r ev i e w e d most s t r o n g l y i n t h e p l e a d e r ' s f a v o r , i ta p p e a r s t h a t t h e p l e a d e r c o u l d p r o v e any set ofc i r c u m s t a n c e s t h a t w o u l d e n t i t l e [him] to r e l i e f . I nm a k i n g t h i s d e t e r m i n a t i o n , t h i s C o u r t does n o t

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c o n s i d e r w h e t h e r t h e p l a i n t i f f w i l l u l t i m a t e l yp r e v a i l , b u t o n l y w h e t h e r [he ] may p o s s i b l y p r e v a i l .We n o t e t h a t a R u l e 1 2 ( b ) ( 6 ) d i s m i s s a l i s p r o p e ro n l y when i t a p p e a r s beyond d o u b t t h a t t h e p l a i n t i f fcan p r o v e n o s e t o f f a c t s i n s u p p o r t o f t h e c l a i mt h a t w o u l d e n t i t l e t h e p l a i n t i f f t o r e l i e f . ' "

C.B. v. Bobo, 659 So. 2d 98 , 104 ( A l a . 1995) ( q u o t i n g Nance v .

Ma t t h e ws , 622 So. 2d 297, 299 ( A l a . 1 9 9 3 ) ) .

I I I . D i s c u s s i o n

A. Case No. 1110439

F i r s t , t h e Town a r g u e s t h a t M & N's i n v e r s e - c o n d e m n a t i o n

c l a i m , b a s e d upon a d m i n i s t r a t i v e a n d /o r r e g u l a t o r y a c t i o n s

t a k e n b y t h e Town, i s n o t m a i n t a i n a b l e u n d e r 2 35 , A l a .

C o n s t . 1 9 0 1 , b e c a u s e , i t s a y s , Alabama does n o t r e c o g n i z e as

c o m p e n sa b l e a r e g u l a t o r y " t a k i n g . " M & N does n o t d i s p u t e

t h a t i t s i n v e r s e - c o n d e m n a t i o n c l a i m i s b a s e d upon t h e Town's

a d m i n i s t r a t i v e a n d /o r r e g u l a t o r y a c t i o n s a n d a r g u e s t h a t i t s

c l a i m i s m a i n t a i n a b l e u n d e r 235 .

S e c t i o n 2 3 5 , e n t i t l e d " Ta k i n g o f p r o p e r t y f o r p u b l i c u s e

b y m u n i c i p a l a n d o t h e r c o r p o r a t i o n s , " p r o v i d e s , i n p e r t i n e n t

p a r t :

" M u n i c i p a l a n d o t h e r c o r p o r a t i o n s a n di n d i v i d u a l s i n v e s t e d w i t h t h e p r i v i l e g e o f t a k i n gp r o p e r t y f o r p u b l i c u s e , s h a l l make j u s tc o m p e n s a t i o n , t o b e a s c e r t a i n e d as may be p r o v i d e dby l a w, f o r t h e p r o p e r t y t a k e n , i n j u r e d , o r

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d e s t r o y e d b y t h e c o n s t r u c t i o n o r e n l a r g e m e n t o f i t sw o r k s , h i g h w a y s , o r i m p r o v e m e n t s , w h i c h c o m p e n s a t i o ns h a l l be p a i d b e f o r e s u c h t a k i n g , i n j u r y , o r

d e s t r u c t i o n .

The p a r t i e s have n o t d i r e c t e d t h i s C o u r t ' s a t t e n t i o n t o

a n y p r e c e d e n t i n w h i c h an i n v e r s e - c o n d e m n a t i o n c l a i m b a s e d

upon a r e g u l a t o r y " t a k i n g " b y a m u n i c i p a l c o r p o r a t i o n was

b r o u g h t i n v o k i n g 2 35 . The Town a r g u e s t h a t , u n d e r t h e p l a i n

l a n g u a g e o f 235 -- t h a t t h e p r o p e r t y must be " t a k e n ,

i n j u r e d , o r d e s t r o y e d b y th e c o n s t r u c t i o n o r e n l a r g e m e n t o f

i t s w o r k s , h i g h w a y s , o r i m p r o v e m e n t s ..." (emphas i s added) -

a n i n v e r s e - c o n d e m n a t i o n c l a i m b a s e d upon a m u n i c i p a l

c o r p o r a t i o n ' s r e g u l a t o r y " t a k i n g " o f p r o p e r t y i s n o t

s u s t a i n a b l e . The Town a r g u e s t h a t u n d e r 235 t h e r e a r e

e s s e n t i a l l ytwo

r e q u i r e m e n t s t h a tmust be met i n

o r d e rt o

m a i n t a i n an i n v e r s e - c o n d e m n a t i o n c l a i m : The p a r t y a l l e g i n g

t h a t i t s p r o p e r t y h as b een t a k e n p u r s u a n t t o i n v e r s e

c o n d e m n a t i o n must p r o v e , f i r s t , t h a t t h e p r o p e r t y h a s been

" t a k e n , i n j u r e d , o r d e s t r o y e d " an d , s e c o n d , t h a t t h e p r o p e r t y

has been p h y s i c a l l y d i s t u r b e d .

The Town d i r e c t s o u r a t t e n t i o n t o Thompson v . C i t y o f

M o b i l e , 240 A l a . 523, 199 So. 862 ( 1 9 4 1 ) , among o t h e r

a u t h o r i t i e s , i n s u p p o r t o f i t s argument t h a t an a c t u a l

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p h y s i c a l d i s t u r b a n c e o r i n v a s i o n o f t h e p r o p e r t y must o c c u r i n

o r d e r t o s u p p o r t an i n v e r s e - c o n d e m n a t i o n c l a i m u n d e r 235.

T h i s C o u r t s t a t e d i n Thompson:

" I n o u r r e c e n t c a s e of Ala bam a Power Company v.C i t y o f G u n t e r s v i l l e , 235 A l a . 136, 177 So. 332,339, 114 A.L. R. 181 [ ( 1 9 3 7 ) ] , a f t e r a f u l l r e v i e w o fmany a u t h o r i t i e s as t o what c o n s t i t u t e d a t a k i n g ,i n j u r i n g o r d e s t r o y i n g o f p r o p e r t y w i t h i n t h emean in g of the c o n s t i t u t i o n a l p r o v i s i o n s w h i c hr e q u i r e t h a t j u s t c o m p e n s a t i o n s h a l l be f i r s t madet o t h e owner f o r s u c h t a k i n g , i n j u r i n g o rd e s t r o y i n g , we a d o p t e d t h e f o l l o w i n g r u l e o fl i a b i l i t y , v i z : 'That j u s t c o m p e n s a t i o n must be madeby m u n i c i p a l c o r p o r a t i o n s and o t h e r c o r p o r a t i o n s andi n d i v i d u a l s i n v e s t e d w i t h t h e p r i v i l e g e o f t a k i n gp r o p e r t y f o r p u b l i c us e, when, b y th e c o n s t r u c t i o no r e n l a r g e m e n t o f " i t s " w o r k s , h i g h w a y s , o rimprovement , t h e r e w i l l be o c c a s i o n e d some d i r e c tp h y s i c a l d i s t u r b a n c e o f a r i g h t , e i t h e r p u b l i c o rp r i v a t e , w h i c h the owner e n j o y s i n c o n n e c t i o n w i t hh i s p r o p e r t y , and w h i c h g i v e s i t an a d d i t i o n a lv a l u e , and t h a t b y r e a s o n o f s u c h d i s t u r b a n c e he hass u s t a i n e d some s p e c i a l

damagew i t h r e s p e c t

t o h i sp r o p e r t y i n e x c e s s o f t h a t s u s t a i n e d by the g e n e r a lp u b l i c . ' "

240 A l a . a t 527, 199 So. a t 865 ( f i n a l e m p h a s i s a d d e d ) . Se e

a l s o J e f f e r s o n C n t y. v . S o u t h e r n N a t u r a l Gas Co., 621 So. 2d

1282, 1286-87 ( A l a . 1993) ( h o l d i n g t h a t a j u r y may r e s o l v e a

235 c l a i m o n l y "where t h e r e i s e v i d e n c e o f some d i r e c t

p h y s i c a l i n j u r y t o t h e p r o p e r t y " ) ; C i t y o f Tu s c a l o o s a v.

P a t t e r s o n , 534 So. 2d 283, 285-86 ( A l a . 1988) ( n o t i n g t h a t , i n

a c l a i m b r o u g h t p u r s u a n t t o 235, t h e r e must be p r o o f t h a t a

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g o v ern men t p r o j e c t " c a u s e s a d i r e c t p h y s i c a l d i s t u r b a n c e o f a

r i g h t , e i t h e r p u b l i c o r p r i v a t e , t h a t t he p r o p e r t y owner

e n j o y s i n c o n n e c t i o n w i t h h i s p r o p e r t y " ) ; an d Alab ama Power

Co. v. C i t y of G u n t e r s v i l l e , 235 A l a . 136 , 143 , 177 So . 332 ,

339 (1937) ("We t h i n k th e p r o p e r r u l e ... i s , t h a t j u s t

c o m p e n s a t i o n must be made b y m u n i c i p a l c o r p o r a t i o n s a nd o t h e r

c o r p o r a t i o n s and i n d i v i d u a l s i n v e s t e d w i t h t he p r i v i l e g e o f

t a k i n g p r o p e r t y f o r p u b l i c u se , when, by t h e c o n s t r u c t i o n o r

e n l a r g e m e n t o f ' i t s ' w o r k s , h ig h w a y s , o r improvement , t h e r e

w i l l be o c c a s i o n e d some d i r e c t p h y s i c a l d i s t u r b a n c e o f a

r i g h t , e i t h e r p u b l i c o r p r i v a t e , w h i c h t h e owner e n j o y s i n

c o n n e c t i o n w i t h h i s p r o p e r t y " ) .

We f i n d t h e Town's arg u men t p e r s u a s i v e . A s t h i s C o u r t

s t a t e d i n J e f f e r s o n C o u n t y v. Weissman, 69 So. 3d 827 , 834

( A l a . 2 0 11 ) : "We a r e c o g n i z a n t t h a t t h e l o n g - s e t t l e d a nd

f u n d a m e n t a l r u l e b i n d i n g t h i s C o u r t i n c o n s t r u i n g p r o v i s i o n s

o f t he c o n s t i t u t i o n i s a d h e r e n c e t o t he p l a i n mean in g of the

t e x t . " W i t h i n th e p l a i n mean in g o f i t s t e x t , 235 does n o t

make c o m p e n sa b l e r e g u l a t o r y " t a k i n g s " by an e n t i t y o r p e r s o n

v e s t e d w i t h th e p r i v i l e g e o f t a k i n g p r o p e r t y f o r p u b l i c u se .

As s e t f o r t h i n o u r l o n g - s t a n d i n g p r e c e d e n t , t h e t a k i n g ,

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i n j u r y , o r d e s t r u c t i o n o f p r o p e r t y must be t h r o u g h a p h y s i c a l

i n v a s i o n o r d i s t u r b a n c e o f t h e p r o p e r t y , s p e c i f i c a l l y " b y t h e

c o n s t r u c t i o n o r e n l a r g e m e n t of [a m u n i c i p a l o r o t h e r

c o r p o r a t i o n s ' ] w o r k s , h ig h w a y s , o r i m p r o v e m e n t s , " n o t m e r e l y

t h r o u g h a d m i n i s t r a t i v e o r r e g u l a t o r y a c t s .

M & N e n c o u r a g e s u s t o l o o k t o f e d e r a l c a s e l a w c o n c e r n i n g

r e g u l a t o r y " t a k i n g s " u n d e r t h e f i n a l c l a u s e o f t h e F i f t h

Amendment t o t h e U n i t e d S t a t e s C o n s t i t u t i o n , o f t e n r e f e r r e d t o

as t h e " J u s t C o m p e n s a t i o n C l a u s e , " i n i n t e r p r e t i n g 235 .

However, t h e l a n g u a g e u s e d i n t h e J u s t C o m p e n s a t i o n C l a u s e i s

n o t s i m i l a r t o t h e l a n g u a g e i n 235 . The J u s t C o m p e n s a t i o n

C l a u s e p r o v i d e s t h a t " p r i v a t e p r o p e r t y [ s h a l l n o t ] b e t a k e n

f o r p u b l i c u s e w i t h o u t j u s t c o m p e n s a t i o n . " T h e r e f o r e , t h e

p r e c e d e n t i n t e r p r e t i n g t h e J u s t C o m p e n s a t i o n C l a u s e does n o t

a i d o u r i n t e r p r e t a t i o n o f t h e s u b s t a n t i a l l y d i f f e r e n t 235.

We a l s o n o t e t h a t M & N c o u l d have a s s e r t e d i t s i n v e r s e -

c o n d e m n a t i o n c l a i m , w h i c h i s b a s e d upon t h e a d m i n i s t r a t i v e a n d

r e g u l a t o r y a c t i o n s of the Town, p u r s u a n t t o t h e J u s t

C o m p e n s a t i o n C l a u s e . See Ta h o e - S i e r r a P r e s . C o u n c i l , I n c . v .

Tahoe R e g ' l P l a n n i n g Ag en cy, 535 U.S. 30 2, 306 n.1 (2002)

("[The J u s t C o m p e n s a t i o n C l a u s e ] a p p l i e s t o t h e S t a t e s a s w e l l

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as t h e F e d e r a l Government . C h i c a g o , B. & Q.R. Co . v . C h i c a g o ,

166 U.S. 22 6, 239 (1897) ; Webb's F a b u l o u s P h a r m a c i e s , I n c . v .

B e c k w i t h , 449 U.S. 15 5, 160 ( 1 9 8 0 ) . " ) . M & N i n i t i a l l y

a s s e r t e d i t s c l a i m a s a f e d e r a l c o n s t i t u t i o n a l c l a i m , b u t i t

l a t e r 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 l a i m i n o r d e r t o keep t h i s

case i n t h e s t a t e t r i a l c o u r t . M & N, a s m a s t e r o f i t s

c o m p l a i n t , chose t o f o r g o , f o r s t r a t e g i c a l p u r p o s e s , a n y

r e l i e f i t may have been e n t i t l e d t o u n d e r t h e f e d e r a l

C o n s t i t u t i o n .

Based on ou r h o l d i n g t h a t 235 does n o t s u p p o r t M & N's

i n v e r s e - c o n d e m n a t i o n c l a i m a s s e r t i n g a r e g u l a t o r y t a k i n g b y

t h e Town, we r e v e r s e t h e t r i a l c o u r t ' s judgment i n f a v o r o f M

& N on i t s i n v e rs e - c on d e m n at i o n c l a i m a n d r e n d e r a judgment i n

f a v o r o f t h e Town. Our c o n c l u s i o n p r e t e r m i t s t h e o t h e r i s s u e s

r a i s e d by t h e Town i n case n o . 1110439.

B. Case No. 1110507

F i r s t , M & N a rg u e s t h a t t h e t r i a l c o u r t ' s judgment

g r a n t i n g i n p a r t the Town's m o t i o n f o r a JML an d t h e r e b y

d i s m i s s i n g M & N's 23 , A l a . C o n s t . 1 9 0 1 , c l a i m was i n e r r o r .

The t r i a l c o u r t d e t e r m i n e d t h a t , p u r s u a n t t o W i l l i s v .

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U n i v e r s i t y o f N o r t h Alab ama, 826 So. 2d 118 ( A l a . 2 0 0 2 ) , 23

was n o t a p p l i c a b l e t o t h e Town's a c t i o n s .

S e c t i o n 23, e n t i t l e d "Eminen t domain ," p r o v i d e s :

"Tha t t h e e x e r c i s e o f th e r i g h t o f e m i n e n tdomain s h a l l n e v e r be a b r i d g e d no r so c o n s t r u e d ast o p r e v e n t t h e l e g i s l a t u r e f rom t a k i n g t h e p r o p e r t yand f r a n c h i s e s o f i n c o r p o r a t e d c o m p a n ie s , ands u b j e c t i n g them t o p u b l i c u se i n th e same manner i nw h i c h t h e p r o p e r t y and f r a n c h i s e s o f i n d i v i d u a l s a r et a k e n and s u b j e c t e d ; b u t p r i v a t e p r o p e r t y s h a l l n o tbe t a k e n f o r , o r a p p l i e d t o p u b l i c u se , u n l e s s j u s tc o m p e n s a t i o n be f i r s t made t h e r e f o r ; n o r s h a l lp r i v a t e p r o p e r t y be t a k e n f o r p r i v a t e u s e , o r f o rt h e use of c o r p o r a t i o n s , o t h e r t h a n m u n i c i p a l ,w i t h o u t t h e c o n s e n t o f th e owner ; p r o v i d e d , however,t h e l e g i s l a t u r e may by law s e c u r e t o p e r s o n s o rc o r p o r a t i o n s t h e r i g h t of way o v e r t h e l a n d s o fo t h e r p e r s o n s o r c o r p o r a t i o n s , and by g e n e r a l l a w sp r o v i d e f o r and r e g u l a t e t h e e x e r c i s e by p e r s o n s andc o r p o r a t i o n s of th e r i g h t s h e r e i n r e s e r v e d ; b u t j u s tc o m p e n s a t i o n s h a l l , i n a l l c as es , be f i r s t made t ot h e owner ; and , p r o v i d e d , t h a t t h e r i g h t o f e m i n e n tdomain s h a l l n o t be so c o n s t r u e d as to a l l o wt a x a t i o n o r f o r c e d s u b s c r i p t i o n f o r t h e b e n e f i t o fr a i l r o a d s o r any o t h e r k i n d o f c o r p o r a t i o n s , o t h e r

i n d i v i d u a lt h a n m u n i c i p a l , o r f o r t h e b e n e f i t o f anya s s o c i a t i o n . "o r

F u r t h e r , t h i s C o u r t s e t f o r t h t h e f o l l o w i n g c o n ce r n i n g t h e

power o f e m i n e n t domain and i t s l i m i t a t i o n s i n Gober v.

S t u b b s , 682 So. 2d 430 , 433-34 ( A l a . 1 9 9 6 ) :

"The power o f e m i n e n t domain does n o t o r i g i n a t ei n A r t i c l e I , 2 3. I n s t e a d , i t i s a power i n h e r e n ti n e v e r y s o v e r e i g n s t a t e . S e c t i o n 23 m e r e l y p l a c e sc e r t a i n l i m i t s on the e x e r c i s e of the power o fe m i n e n t domain . T h i s C o u r t s t a t e d i n S t e e l e v.

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p r o p e r t y . As a r e s u l t , t h e p r o p e r t y owner " f i l e d an i n v e r s e -

c o n d e m n a t i o n a c t i o n a g a i n s t UNA, b a s e d on t h e a l l e g a t i o n t h a t

UNA ' to ok ' h i s p r o p e r t y w i t h o u t ' j u s t c o m p e n s a t i o n , ' i n

v i o l a t i o n o f 23 " 826 So. 2d a t 119. T h i s C o u r t h e l d

t h a t even though the p r o p e r t y owner ' s p r o p e r t y was i n j u r e d ,

" s i n c e no p o r t i o n o f W i l l i s ' s p r o p e r t y was ' t a k e n , ' o r a p p l i e d

t o p u b l i c use by UNA, UNA was n o t r e q u i r e d to compensa te

W i l l i s un de r 23 ." 826 So. 2d a t 121 . A l s o s i g n i f i c a n t t o

t h e h o l d i n g i n W i l l i s was the o v e r r u l i n g o f c e r t a i n h o l d i ng s

i n Foreman v. S t a t e , 676 So. 2d 303 ( A l a . 19 95 ), as f o l l o w s :

"Foreman v. S t a t e , 676 So. 2d 303 ( A l a . 19 95 ),i n v o l v e d a n i n v e r s e - c o n d e m n a t i o n a c t i o n i n w h i c hco mp en sa t i on was so ugh t unde r 23 of th eC o n s t i t u t i o n o f Alab ama of 1901. In Foreman, t h i sC o u r t h e l d t h a t i n ' " i n v e r s e c o n d e m n a t i o n a c t i o n s ,a g o v e r n m e n t a l a u t h o r i t y need o n l y occupy or i n j u r et h e p r o p e r t y i n q u e s t i o n . " ' 676 So. 2d at 305( q u o t i n g J e f f e r s o n County v. Sou the rn N a t u r a l Gas

Co., 621 So. 2d 1282, 1287 ( A l a . 1993 )) (em pha sisadded i n Foreman ) . However, i n J e f f e r s o n County, theC o u r t was a p p l y i n g 235 of the Alab amaC o n s t i t u t i o n , not 23. As we have a l r e a d y n o t e d ,

235 does not a p p l y t o the S t a t e . F i n n e l l v. P i t t s ,222 A l a . 290, 132 So. 2 ( 19 30 ). To th e e x t e n t t h a tForeman (and Barber v. S t a t e , 703 So. 2d 314 ( A l a .1 9 9 7 ) , w h i c h r e l i e d on Foreman), h e l d t h a t under

23 '" a go ve r nme nt a l a u t h o r i t y need o n l y occupy o ri n j u r e t h e p r o p e r t y i n q u e s t i o n , " ' t h o s e h o l d i n g sa re i n c o r r e c t and a re he reby o v e r r u l e d . "

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T h e r e f o re , i t i s c l e a r , u n d e r t h e p l a i n l a n g u a g e o f 23

and u n d e r W i l l i s , t h a t t h e t r i a l c o u r t p r o p e r l y h e l d t h a t 23

does n o t a p p l y i n t h i s c a s e . I t i s u n d i s p u t e d t h a t t h e r e was

n o t an a c t u a l t a k i n g i n t h i s case a n d t h a t M & N h as

c o m p l a i n e d o n l y o f a d m i n i s t r a t i v e a n d /o r r e g u l a t o r y a c t i o n s

t a k e n b y th e Town. W i l l i s makes c l e a r t h a t 23 a p p l i e s when

a p h y s i c a l t a k i n g o f t h e p r o p e r t y i n q u e s t i o n h as o c c u r r e d . 6

I n t h e p r e s e n t c a s e , M & N does n o t a l l e g e t h a t t h e r e was a

p h y s i c a l t a k i n g o f t h e p r o p e r t y i n q u e s t i o n . We a f f i r m t h e

6 The d i s s e n t d i s c u s s e s Alab ama Depar t m en t o fT r a n s p o r t a t i o n v . L a n d E n e rg y, L t d . , 886 So. 2d 787 ( A l a .2 0 0 4 ) , w h i c h was b a s e d upon t h e " l a w o f t h e c a s e " d o c t r i n e ,n o t upon an i n t e r p r e t a t i o n b y t h i s C o u r t o f 23 a l l o w i n g f o rt h e r e c o v e r y o f a r e g u l a t o r y " t a k i n g . " See, e .g ., i d . a t 796("Under t h e g o v e r n i n g ' law o f t h e c a s e , ' . . . ) , 802 ("Given t h e

p a r t i c u l a r p r o c e d u r a l a n d e v i d e n t i a r y p o s t u r e o f t h i s c a s e ,a nd g ive n t h e ' l aw o f th e case ' e s t a b l i s h e d b y th e j u r yi n s t r u c t i o n s , we c o n c l u d e t h a t t h e j u r y was e n t i t l e d t o f i n dt h a t LE p o s s e s s e d an i d e n t i f i a b l e p r o p e r t y - u s e i n t e r e s t b e f o r et h e c o n d e m n a t i o n . I n t h a t r e g a r d , on e f e a t u r e o f t h e la w oft h e case , b i n d i n g on th e j u r y , was t h e i n s t r u c t i o n t h a t i f i tf o u n d t o i t s r e a s o n a b l e s a t i s f a c t i o n t h a t ADOT [ the Alab amaDepar tment o f T r a n s p o r t a t i o n ] 'by a c q u i r i n g t h e s u r f a c e abovet h e m i n e r a l e s t a t e o f [LE] i m p r o p er l y f o r e c l o s e d t h ep o s s i b i l i t y t h a t [LE] c o u l d r e c o v e r i t s m i n e r a l s , ' i t w o u l d bet h e d u t y o f t h e j u r y t o d e t e r m i n e damages") , and 803( " A l t h o u g h t h e r e was t e s t i m o n y o f f e r e d b y ADOT c o n t r a r y t o

some o f t h e t e s t i m o n y r e c i t e d above , u n d e r t h e a p p l i c a b l es t a n d a r d o f r e v i e w we must c o n s t r u e t h e r e c o r d i n f a v o r o f LEand look t o see o n l y i f t h e r e i s s u b s t a n t i a l e v i d e n c e i n t h er e c o r d s u p p o r t i n g t he j u r y ' s f i n d i n g t h a t a t a k i n g , as d e f i n e dby t h e j u r y i n s t r u c t i o n s , o c c u r r e d . " ) (some e m p h a s i s a d d e d ) .

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w h i c h t h e j u r y c o u l d have d e t e r m i n e d t h a t [ t h e Town] a c t e d

n e g l i g e n t l y "

As se t f o r t h i n o ur s t a n d a r d - o f - r e v i e w s e c t i o n above, a

m o t i o n f o r a JML i s p r o p e r l y d e n i e d when t h e n o n mo v in g p a r t y

has p r o d u c e d s u b s t a n t i a l e v i d e n c e t o s u p p o r t each e lemen t o f

t h e p a r t y ' s c l a i m . See C h e s h i r e , s u p r a . M & N, t h e n o n mo v in g

p a r t y b e l o w and t h e c r o s s - a p p e l l a n t h e r e , has the b u r d e n o f

d e m o n s t r a t i n g t h a t i t p r o d u c e d s u b s t a n t i a l e v i d e n c e t o s u p p o r t

e v e r y e l e m e n t o f i t s n e g l i g e n c e c l a i m s . M & N h as f a i l e d t o

c i t e any a u t h o r i t y t o s u p p o r t i t s a s s e r t i o n t h a t t he Town owed

M & N a d u t y and has f a i l e d t o i n d i c a t e w h i c h f a c t s i n t he

r e c o r d c o n s t i t u t e s u b s t a n t i a l e v i d e n c e s u p p o r t i n g t h e e l e m e n t s

o f i t s n e g l i g e n c e c l a i m s . T h i s C o u r t h e l d as f o l l o w s i n

U n i v e r s i t y o f S o u t h Alab ama v . P r o g r e s s i v e I n s u r a n c e Co. , 90 4

So. 2d 1242, 1247-48 ( A l a . 2 0 0 4 ) :

" R u l e 2 8 (a ) (1 0 ) , A l a . R. A pp . P., r e q u i r e s th a ta rgum en t s i n an a p p e l l a n t ' s ( or c r o s s - a p p e l l a n t ' s )b r i e f c o n t a i n ' c i t a t i o n s t o t h e c a s e s , s t a t u t e s ,o t h e r a u t h o r i t i e s , and p a r t s o f t he r e c o r d r e l i e do n . ' T he e f f e c t o f a f a i l u r e t o comply w i t h R u l e2 8 ( a ) ( 1 0 ) i s w e l l e s t a b l i s h e d :

" ' I t i s s e t t l e d t h a t a f a i l u r e t o complyw i t h t h e r e q u i r e m e n t s o f R u l e 2 8 ( a ) ( [ 1 0 ] )r e q u i r i n g c i t a t i o n o f a u t h o r i t y f o rarguments p r o v i d e s t h e C o u r t w i t h a b a s i sf o r d i s r e g a r d i n g t h o s e a rg u m e n t s :

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"'"When a n a p p e l l a n t f a i l s t oc i t e any a u t h o r i t y f o r anargument on a p a r t i c u l a r i s s u e ,t h i s C o u r t may a f f i r m t h ejudgment as t o t h a t i s s u e , f o r i ti s n e i t h e r t h i s C o u r t ' s d u t y n o ri t s f u n c t i o n t o p e r f o r m ana p p e l l a n t ' s l e g a l r e s e a r c h . R u l e2 8 (a ) ( [ 1 0 ] ) ; S p r a d l i n v .B i r m i n g h a m A i r p o r t A u t h o r i t y , 613So. 2d 347 ( A l a . 1 9 9 3 ) . "

" ' C i t y o f B i r m i n g h a m v. B u s i n e s s R e a l t yIn v. Co., 722 So. 2d 747, 752 ( A l a . 1998) .S ee a l so McLemore v. F l e m i n g , 604 So. 2d3 5 3 (A la . 1 9 9 2 ) ; S t o v e r v. Alab ama FarmB u r e a u I n s . Co., 467 So. 2d 251 ( A l a .1 9 8 5 ) ; and Ex p a r t e R i l e y , 464 So. 2d 92( A l a . 1 9 8 5 ) . '

" E x p a r t e Showers , 812 So. 2d 277, 281 ( A l a . 2001) .'[W]e c a n n o t c r e a t e l e g a l arguments f o r a p a r t y

b a s e d on u n d e l i n e a t e d g e n e r a l p r o p o s i t i o n su n s u p p o r t e d by a u t h o r i t y o r arg u men t . ' S p r a d l i n v .

S p r a d l i n , 601 So. 2d 76, 79 ( A l a . 1 9 9 2 ) . "

B a s e d on i t s f a i l u r e t o c i t e any l e g a l a u t h o r i t y o r f a c t s

d e m o n s t r a t i n g t h a t t h e t r i a l c o u r t ' s JML on M & N's n eg l i g en ce

c l a i m s was i n e r r o r , we need not c o n s i d e r M & N's argument .

N e x t , M & N a r g u e s t h a t t h e " t r i a l c o u r t e r r e d i n

d i s m i s s i n g M & N's c l a i m s f o r n e g l i g e n t h i r i n g , r e t e n t i o n , and

s u p e r v i s i o n . " M & N g e n e r a l l y a r g u e s t h a t " t h e t r i a l c o u r t

e r r o n e o u s l y g r a n t e d [ th e Town's] m o t i o n to d i s m i s s M & N's

n e g l i g e n t h i r i n g , r e t e n t i o n , and s u p e r v i s i o n c l a i m s , " b u t M &

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N does n o t p r o v i d e t h i s C o u r t w i t h any a u t h o r i t y d e m o n s t r a t i n g

t h a t t h e t r i a l c o u r t ' s judgment was i n e r r o r . I n s t e a d , M & N

a r g u e s t h a t "a n e g l i g e n t h i r i n g an d s u p e r v i s i o n c l a i m may l i e

a g a i n s t a m u n i c i p a l i t y " a nd t h a t t h e Town " i n c o r r e c t l y a r g u e d

t h a t i t c o u l d have no v i c a r i o u s l i a b i l i t y f o r t h e n e g l i g e n c e

o f i t s e m p l o y e e s b e c a u s e o f d i s c r e t i o n a r y f u n c t i o n im m u n i ty. "

However, M & N does n o t p r o v i d e t h i s C o u r t w i th a ny argument

o r a u t h o r i t y d e m o n s t r a t i n g t h a t t h e t r i a l c o u r t ' s judgment was

i n e r r o r . T h e r e f o r e , we n e e d n o t c o n s i d e r t h i s argument . See

R u l e 28(a) (10) , A l a . R. App. P., and Pr o g r e s s i v e I n s u r a n c e ,

s u p r a .

N e x t , M & N a r g u e s t h a t t h e " t r i a l c o u r t e r r e d i n

e x c l u d i n g e v i d e n c e o f Simpson ' s p r i o r c o n v i c t i o n s . " I n C i t y

o f B i r m i n g h a m v. Mo o re , 631 So. 2d 972, 974 ( A l a . 1 9 9 4 ) , t h i s

C o u r t h e l d t h a t " [ t ] h e d e c i s i o n t o a d m i t or to e x c l u d e

e v i d e n c e i s w i t h i n th e d i s c r e t i o n o f t he t r i a l j u d g e , and we

w i l l n o t r e v e r s e s u c h a d e c i s i o n a b s e n t an abuse o f

d i s c r e t i o n . " T h i s C o u r t a l s o h e l d i n Moore t h a t

" t he mere s h o w in g o f e r r o r i s n o t s u f f i c i e n t t ow a r r a n t a r e v e r s a l ; i t must a p p e a r t h a t t h ea p p e l l a n t was p r e j u d i c e d b y t h a t e r r o r . R u l e 45 ,[ A l a . ] R. A pp . P. I n d u s t r i a l R i s k I n s u r e r s v.

G a r l o c k E q u i p . Co., 576 So. 2d 652, 658 ( A l a . 1 9 9 1 ) ;

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MURDOCK, J u s t i c e ( c o n c u r r in g i n t h e r e s u l t i n case n o . 1110439and d i s s e n t i n g i n case n o . 111 0 5 0 7 ) .

I c o n c u r i n t h e r e s u l t i n case n o . 1110439; I d i s s e n t i n

case n o . 1110507. I w r i t e s e p a r a t e l y t o e x p l a i n my

d i s a g r e e m e n t w i t h t h e r a t i o n a l e o f f e r e d b y t h e main o p i n i o n i n

case no. 1110507 .

T h e c l a i m o f i n v e r s e c o n d e m n a t i o n a s s e r t e d by M & N

M a t e r i a l s , I n c . , u n d e r 23 of the Alab ama C o n s t i t u t i o n o f

1901 wa s b a s e d n o t on a p h y s i c a l t a k i n g o f t h e p r o p e r t y a t

i s s u e , b u t upon a s o - c a l l e d " r e g u l a t o r y t a k i n g " by t h e Town of

G u r l e y ("the Town"). I n case no . 1110507 , t h e main o p i n i o n

r e j e c t s t h i s c l a i m o n t h e g r o u n d t h a t

" i t i s c l e a r , u n d e r t h e p l a i n l a n g u a g e of 23[Alabama C o n s t . 1901] and u n d e r [ t h i s C o u r t ' s

h o l d i n g i n ] W i l l i s [ v . U n i v e r s i t y o fN o r t h

Alab ama,826 So. 2d 118 ( A l a . 2 0 0 2 ) ] , t h a t t h e t r i a l c o u r tp r o p e r l y h e l d t h a t 23 does n o t a p p l y i n t h i s c a s e .... W i l l i s makes c l e a r t h a t 23 a p p l i e s when a

p h y s i c a l t a k i n g o f t h e p r o p e r t y i n q u e s t i o n h a so c c u r r e d . "

So . 3d a t . As d i s c u s s e d b e lo w, a l t h o u g h W i l l i s may

h o l d t h a t 23 does a p p l y when t h e r e h a s been a p h y s i c a l

t a k i n g , i t s h o u l d n o t b e r e a d as h o l d i n g t h a t t h i s i s t h e o n l y

c i r c u m s t a n c e i n w h i c h 23 a p p l i e s . I n a n y e v e n t , t h e p r e s e n t

case i s d i s t i n g u i s h a b l e f rom W i l l i s . F u r t h e r , a s a l s o

d i s c u s s e d b e l o w, I do not a g r e e t h a t t h e p l a i n l a n g u a g e o f

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23 f o r e c l o s e s c o m p e n s a t i o n f o r a s o - c a l l e d " r e g u l a t o r y

t a k i n g " o f p r o p e r t y b y t h e gove r nm en t .

I do a g r e e t h a t t h e C o u r t i n W i l l i s d i d r e l y upon t h e

l a c k o f a p h y s i c a l t a k i n g as a b a s i s f o r r u l i n g a g a i n s t t h e

l a n d o w n e r i n t h a t p a r t i c u l a r case . 826 So. 2d at 121. Such

was t h e r a t i o n a l e o f f e r e d t o t h e C o u r t by the g o v ern men t i n

t h a t c a s e . Id. The C o u r t ' s r e l i a n c e upon t h e g o v e r n m e n t ' s

r a t i o n a l e t o d e c i d e t h e case b ef or e i t , h o wev er,must

be

c o n s i d e r e d i n l i g h t o f t he j u x t a p o s e d r a t i o n a l e s o f f e r e d t o

t h e C o u r t by t he p a r t i e s . The a l t e r n a t i v e p o s i t i o n o f f e r e d to

t h e C o u r t by the l a n d o w n e r was tha t g o v e r n m e n t a l a c t i o n t h a t

r e s u l t e d i n a mere " i n j u r y " t o p r o p e r t y , as o p p o se d to an

o u t r i g h t p h y s i c a l t a k i n g o f i t , was s u f f i c i e n t t o s u s t a i n a

c l a i m o f i n v e r s e c o n d e m n a t io n u n d e r 23. I d . No i s s u e was

p r e s e n t e d i n W i l l i s as to w h e t h e r a " r e g u l a t o r y t a k i n g " of

p r o p e r t y b y t h e g o v ern men t r e q u i r e d " j u s t c o m p e n s a t i o n " to the

l a n d o w n e r u n d e r 23.

W i l l i s i n v o l v e d t he c o n s t r u c t i o n o f a p a r k i n g d e c k by the

g o v ern men t o n p r o p e r t y a d j a c e n t to the p l a i n t i f f ' s . The

p l a i n t i f f c o m p l a i n e d t h a t t h e p r e s e n c e o f t h i s s t r u c t u r e

r e s u l t e d i n a r e d u c t i o n i n t h e m a r k e t v a lu e o f t h e p l a i n t i f f ' s

p r o p e r t y a nd , t h u s , t h a t h i s p r o p e r t y h ad b een " i n j u r e d " f o r

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p u r p o s e s o f 23. 826 So. 2d a t 12 0. W i l l i s d i d n o t i n v o l v e ,

as does t h e p r e s e n t c a s e , a r e g u l a t o r y a c t i o n b y w h i c h t h e

g o v ern men t d i r e c t l y a n d f o r m a l l y im p o s e d r e s t r i c t i o n s upon t h e

use o f t h e p l a i n t i f f ' s p r o p e r t y . N or d i d t h e p l a i n t i f f a rg u e

t h a t t h e g o v e r n m e n t ' s a c t i o n s h a d d e p r i v e d h i s p r o p e r t y o f a l l

r e a s o n a b l e u s e s . 9 A c c o r d i n g l y , I c a n n o t f i n d W i l l i s to be

d i s p o s i t i v e o f t h e i s s u e o f t h e p o t e n t i a l a p p l i c a t i o n o f 23

i nt h e

p r e s e n t c a s e .

The a p p l i c a b l e p r o v i s i o n of 23 r e a d s as f o l l o w s :

" [ P ] r i v a t e p r o p e r t y s h a l l n o t b e t a k e n f o r , o r a p p l i e d t o

p u b l i c u s e , u n l e s s j u s t c o m p e n s a t i o n be f i r s t made t h e r e f o r

The " Ta k i n g s C l a u s e " o f t h e F i f t h Amendment t o t h e

U n i t e d S t a t e s C o n s t i t u t i o n s t a t e s t h a t p r i v a t e p r o p e r t y s h a l l

n o t "b e t a k e n f o r p u b l i c u s e , w i t h o u t j u s t c o m p e n s a t i o n . " I

see no m a t e r i a l d i f f e r e n c e i n t h e w o r d i n g o f t h e s e two

p r o v i s i o n s .

As t h i s C o u r t h a s r e c o g n i z e d :

9 I do n o t mean b y t h i s s t a t e m e n t t o s u g g e s t t h a t ar e g u l a t o r y t a k i n g n e c e s s a r i l y o c c u r s o n l y when p r o p e r t y i sd e p r i v e d o f a l l r e a s o n a b l e u s e s . See d i s c u s s i o n , i n f r a , o fAlabama Dep ' t o f T r a n s p o r t a t i o n v . L a n d E n e rg y, L t d . , 886 So.2d 7 8 7 ( A l a . 2 0 0 4 ) , n o t i n g w i t h a p p a r e n t a p p r o v a l U n i t e dS t a t e s Supreme C o u r t j u r i s p r u d e n c e r e c o g n i z i n g t h e p o s s i b i l i t yo f a r e g u l a t o r y " p a r t i a l t a k i n g . "

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"[W]hen t h e U n i t e d S t a t e s Supreme C o u r t c o n s t r u e st he F e d e r a l C o n s t i t u t i o n a n d i t s a p p l i c a t i o n t o ag i v e n s i t u a t i o n , i t i s c o n t r o l l i n g on us i n s o f a r ast h a t c o n s t i t u t i o n i s c o n c e r n e d . When we c o n s t r u es i m i l a r f e a t u r e s o f t h e S t a t e C o n s t i t u t i o n asa p p l i c a b l e t o th e same s i t u a t i o n t h e d e c i s i o n o f t h eU n i t e d S t a t e s c o u r t , t h o u g h n o t c o n t r o l l i n g on u s [ , ]s h o u l d be p e r s u a s i v e . A d i f f e r e n t c o n c l u s i o n w o u l dp r o d u c e much c o n f u s i o n a n d i n s t a b i l i t y i nl e g i s l a t i v e e f f e c t i v e n e s s . "

P i c k e t t v . Ma t t h e ws , 238 A l a . 542, 547, 192 So. 261, 265-66

( 1 9 3 9 ) . T h i s C o u r t o f t e n l o o k s t o f e d e r a l c o n s t i t u t i o n a l

c a s e s when c o n s i d e r i n g t h e mean in g o f a p a r t i c u l a r wo rd i n a

c o n s t i t u t i o n a l c o n t e x t . See , e .g . , C o l e v . R i l e y , 989 So. 2d

1001, 1009-10 ( A l a . 2007) ( S ee , J . , c o n c u r r i n g s p e c i a l l y ) ;

J e f f e r s o n C n t y. v . S o u t h e r n N a t u r a l Gas Co., 621 So. 2d 12 82 ,

1287 (Ala . 1993) ( l o o k i n g t o U n i t e d S t a t e s Supreme C o u r t c a s e s

t o draw a d i s t i n c t i o n b e tween i n v e r s e c o n d e m n a t io n a n d e m i n e n t

d o m a in ) .

The U n i t e d S t a t e s Supreme C o u r t h a s h e l d t h a t "government

r e g u l a t i o n o f p r i v a t e p r o p e r t y may, i n some i n s t a n c e s , be so

o n e r o u s t h a t i t s e f f e c t i s t a n t a m o u n t t o a d i r e c t

a p p r o p r i a t i o n o r o u s t e r and t h a t s u c h ' r e g u l a t o r y t a k i n g s '

may be c o m p e n sa b l e u n d e r t h e F i f t h Amendment." L i n g l e v .

C h e v r o n U.S.A. I n c . , 544 U.S. 528 , 537 ( 2005) . As J u s t i c e

Holmes e x p l a i n e d i n h i s w a t e r s h e d d e c i s i o n i n P e n n s y l v a n i a

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C o a l Co. v Mahon, 260 U.S. 39 3, 415 (1922), " w h i l e p r o p e r t y

may be r e g u l a t e d t o a c e r t a i n e x t e n t , i f r e g u l a t i o n goes t oo

f a r i t w i l l be r e c o g n i z e d as a t a k i n g . "

F u r t h e r m o r e , i n s o f a r as a t a k i n g f o r " p u b l i c u se " i s

r e q u i r e d , t h e r e i s no d i s p u t e t h a t t h e z o n i n g of the la n d a t

i s s u e h e r e i n o r d e r t o p r e v e n t i t s u se a s q u a r r y was done f o r

t he p u r p o r t e d b e n e f i t o f t h e Town a nd t he p u b l i c a t l a r g e .

Ta k i n g s j u r i s p r u d e n c e i n b o t h t h e f e d e r a l a nd t he s t a t e c o u r t s

e m p h a s i z e s t he need to "bar Government f rom f o r c i n g some

p e o p l e a l o n e t o b e a r p u b l i c b u r d e n s w h i c h , i n a l l f a i r n e s s and

j u s t i c e , s h o u l d be b o r n e by the p u b l i c as a w h o l e . " A r m s t r o n g

v. U n i t e d S t a t e s , 364 U.S. 40, 49 (1960) ; C i t y C o u n c i l o f

Montgomery v. Maddox, 89 A l a . 181, 188-89, 7 So. 433, 436

(1890) .

T h i s i s not the f i r s t c a s e i n w h i c h t h i s C o u r t has had

t he o p p o r t u n i t y t o d i s c u s s f e d e r a l " r e g u l a t o r y t a k i n g "

j u r i s p r u d e n c e i n t he c o n t e x t o f a c l a im u n d e r 23 o f th e

Alab ama C o n s t i t u t i o n . In Alab ama Depar t m en t o f T r a n s p o r t a t i o n

v. Land Energy, L t d . , 886 So. 2d 787 ( A l a . 2 0 0 4 ) , the C o u r t

a f f i r m e d a n i n v e r s e - c o n d e m n a t i o n award u n d e r 23 of th e

Alab ama C o n s t i t u t i o n b a s e d on a " t a k i n g " o f s u r f a c e - m i n e a b l e

c o a l . In so d o i n g , th e C o u r t r e l i e d upon t h e do c t r i n e o f l a w

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o f t h e c a s e i n r e l a t i o n t o a f a i l u r e o f t h e S t a t e

( s p e c i f i c a l l y , t h e Alab ama Depar t m en t o f T r a n s p o r t a t i o n

("ADOT")) t o o b j e c t a t t r i a l t o a j u r y i n s t r u c t i o n t h a t t h e

p l a i n t i f f was e n t i t l e d t o r e c o v e r f o r a " t a k i n g " i f t h e j u r y

f o u n d t h a t t h e a c t i o n s o f t h e S t a t e h a d p r e v e n t e d t h e

p l a i n t i f f f rom m i n i n g t h e c o a l f rom i t s p r o p er t y . I n d e e d ,

ADOT c o m m i t t e d i t s e l f i n t h a t case t o a p o s i t i o n t h a t a

" t a k i n g " c o u l d o c c u r f o r p u r p o s e s o f 23 b y a s o - c a l l e d

" r e g u l a t o r y t a k i n g . " 886 So. 2d a t 79 9. A c c o r d i n g l y , t h i s

C o u r t p r o v i d e d t h e f o l l o w i n g e x p l a n a t i o n o f ADOT's p o s i t i o n i n

t h a t c a s e , h e l p f u l t o t h e p r e s e n t c a s e b e c a u s e o f i t s

i n s t r u c t i v e d i s c u s s i o n o f f e d e r a l " r e g u l a t o r y t a k i n g "

j u r i s p r u d e n c e :

"ADOT ... s t a t e [ s ] t h a t

" ' t h e r e a r e two d i s t i n c t k i n d s o f t a k i n g :p h y s i c a l t a k i n g s an d r e g u l a t o r y t a k i n g s . Ap h y s i c a l t a k i n g r e q u i r e s a p h y s i c a li n v a s i o n o r o c c u p a t i o n o f t h e p r o p e r t y o rt h a t t h e owner be o t h e r w i s e d i s p o s s e s s e d o ft h e p r o p e r t y. A r e g u l a t o r y t a k i n g o c c u r swhere t h e owner r e t a i n s t h e p r o p e r t y , b u ti t s us e i s now r e g u l a t e d t o s u c h a d e g r e e

t h a t i t i s t h e l e g a l e q u i v a l e n t o f at a k i n g . Se e L u c a s v . S o u t h C a r o l i n a C o a s t a lC o u n c i l , 505 U.S. 1003 (1992) . '

"ADOT f u r t h e r a s s e r t s t h a t t h e ' t a k i n g sj u r i s p r u d e n c e o f t h e U.S. Supreme C o u r t h asr e c o g n i z e d two t y p e s o f c o m p e n sa b l e r e g u l a t o r y

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t a k i n g s : C a t e g o r i c a l a n d p a r t i a l . ' I t c o n t e n d s t h a ta c a t e g o r i c a l t a k i n g i s one i n w h i c h a l le c o n o m i c a l l y v i a b l e u se , mean in g a l l e c o n o m i c v a l u e ,has b een a b s o r b e d b y th e r e g u l a t o r y i m p o s i t i o n . Byp r o c e s s o f e l i m i n a t i o n , i t c o n c l u d e s t h a t t h ea l l e g e d t a k i n g i n t h i s case must be a n a l y z e d as a' p a r t i a l ' t a k i n g t h a t i s ' r e g u l a t o r y i n n a t u r e '

b e c a u s e L E ' s c l a i m , w h i c h r e l a t e s o n ly t o 'a p o r t i o no f t h e m i n e r a l e s t a t e , i . e . , t h e s u r f a c e m i n e a b l ec o a l , p r e v e n t s any c o n c l u s i o n t h a t a c a t e g o r i c a lt a k i n g o f t h e 1 2 0 - a c r e m i n e r a l e s t a t e o c c u r r e d . 'Thus, i n a c c o r d a n c e w i t h t h e l e g a l p o s i t i o n ADOT h ass t a k e d o u t , t h i s C o u r t must c o n s i d e r w h e t h e r t h e r ewas s u b s t a n t i a l e v i d e n c e f r o m w h i c h t h e j u r y c o u l dr e a s o n a b l y have c o n c l u d e d t h a t e i t h e r a f u l l o r ap a r t i a l t a k i n g o c c u r r e d . C i t i n g Penn C e n t r a lT r a n s p o r t a t i o n Co. v. C i t y o f New Yo r k , 438 U.S.104, 130-31, 98 S.Ct. 2646, 57 L .Ed .2 d 631 (1978),ADOT a r g u e s t h a t ' [ t ] h e p o i n t a t w h i c h r e g u l a t i o nbecomes a p a r t i a l t a k i n g does n o t p r e s e n t a b r i g h tl i n e t e s t , b u t r a t h e r an ad hoc b a l a n c i n g t e s tf o c u s e d on (1) d i s t i n c t i n v e s t m e n t b a c k e de x p e c t a t i o n s , (2) the n a t u r e o f t h e g o v ern men ta c t i o n , an d (3) t h e e c o n o m i c i m p a c t on th e p r o p e r t yowner. ' "

L a n d E n e rg y, 886 So. 2d a t 797 . The C o u r t a l s o n o t e d t h a t ,

" ' [ w ] i t h r e sp e c t t o ' r e g u l a t o r y t a k i n g s , ' ADOT r e f e r r e d i n i t s

t r i a l b r i e f t o 'a g r o w i n g b o d y o f f e d e r a l l a w i n v o l v i n g t h e

i s s u e , ' c i t i n g s i x d

Alabama Supreme Court -- Gurley Decison

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