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Laws-info.com » Cases » Tennessee » Court of Appeals » 1995 » Rick Haynes and Karen Haynes, v. John Walker and wife Rosa Mae Walker and Harold Woods
Rick Haynes and Karen Haynes, v. John Walker and wife Rosa Mae Walker and Harold Woods
State: Tennessee
Court: Court of Appeals
Docket No: 03A01-9504-CH-00133
Case Date: 10/02/1995
Plaintiff: Rick Haynes and Karen Haynes,
Defendant: John Walker and wife Rosa Mae Walker and Harold Woods
Preview: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 KAREN HAYNES Pl a i nt i f f s - Appe l l a nt s

v.

J OHN W ALKER a nd wi f e ROSA M AE W ALKER a nd HAROLD W OODS De f e nda nt s - Appe l l e e s

) ) ) ) ) ) ) ) ) ) ) ) ) )

J EFFERSON COUNTY 03A01- 9504- CH- 00133

HON. CHESTER S. RAI NW ATER, J R. , CHANCELLOR

AFFI RM ED AND REM ANDED

CARL R. OGLE, J R. , OF J EFFERSON CI TY FOR APPELLANTS J AM ES 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 W oods , who a c qui r e d a por t i on of Ha r ol d W ods ' o or de r . 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

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 :

W HETHER 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 wo u l d e vi de nc e a n i nt e nt t o a ba ndon i t .
1

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 f o r a f f i r ma nc e unde r Rul e 10( a ) of t hi s Cour t .
2

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

1

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 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 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 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 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 :

2

Co u r t , wi t h t h e i r m t he ac t i on of wh e n a n o p i n i o n o wi n g

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 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) ( 3) t h e r e i s ma t e r i a l evi de nc e t o s uppor t of l a w a ppe a r s .

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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 : o f Ap p e a l s Ru l e 1 0 ( a ) . "

" Af f i r me d i n a c c o r d a n c e wi t h

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
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