Canyon Lake Island Property Owners Association, Cynthia M. Griffin, Richard A. Conley, and Bill Lester v. Sterling/Suggs Limited Partnership, Neal E. Suggs, and Nadine R. Suggs

Court of Appeals of Texas·Decided June 10, 2015·No. 03-14-00208-CV·Published

Opinion

TEXAS COURT OF APPEALS, THIRD DISTRICT, AT AUSTIN

NO. 03-14-00208-CV

Canyon Lake Island Property Owners Association, Cynthia M. Griffin, Richard A. Conley, and Bill Lester, Appellants

v.

Sterling/Suggs Limited Partnership, Neal E. Suggs, and Nadine R. Suggs, Appellees

FROM THE DISTRICT COURT OF COMAL COUNTY, 207TH JUDICIAL DISTRICT NO. C2012-1457B, HONORABLE DIB WALDRIP, JUDGE PRESIDING

MEMORANDUM OPINION

This is an interlocutory appeal from a class certification under Rule 42 of the Texas Rules of Civil Procedure. See Tex. R. Civ. P. 42 (class actions). Appellant Canyon Lake Island Property Owners Association, an entity representing some of the property owners in the Canyon Lake Island subdivision, filed suit to enforce two easements—one express, the other prescriptive1—burdening a tract of land owned by appellees Sterling/Suggs Limited Partnership, Neal E. Suggs, and Nadine R. Suggs (collectively, “Sterling/Suggs”). Sterling/Suggs denied that it was obstructing the express easement for lake access and maintained that the property owners had not established a prescriptive easement allowing them to use the property for any purpose other than access. Sterling/Suggs then successfully petitioned the district court to certify the Association’s

1 A “prescriptive easement” is an easement created from an open, notorious, continuous, exclusive, and adverse use over a statutory period. See Brooks v. Jones, 578 S.W.2d 669, 673 (Tex. 1979).

lawsuit as a plaintiff class action—joining all past, future, and present subdivision property owners as party plaintiffs—and it is this class certification that the Association, Griffin, Conley, and Lester challenge in this interlocutory appeal. Based on our conclusion that the district court did not conduct the rigorous analysis required for class-action certifications, we will reverse the certification and remand for further proceedings.

Background

Residents and property owners of neighborhoods located on or near a body of water often confront issues involving access to that body of water. While this is especially true for properties that lack waterfront, it can also be an issue for waterfront-property owners if, for example, that access affects neighborhood property values or provides a specialized type of access. But before the circumstances underlying this case arose, the proposed class members in this case—i.e., the property owners of Canyon Lake Island, a subdivision located on a northern peninsula of Canyon Lake, in Comal County—did not face any such lake-access issues. According to the Association, the residents of the subdivision had been using and improving2 a nearby .704-acre waterfront lot as a community gathering place and means of access to Canyon Lake since 1971. Further, in 2005, a deed conveying five tracts of real property to Sterling/Suggs, including the .704- acre waterfront lot discussed above, expressly reserved to all subdivision property owners a 15-feet wide “pedestrian and vehicular” easement across the .704-acre lakefront lot from the lake to a road running through the subdivision.

2 For example, the Association asserts that the residents paved a road across the property.

The Association claims, however that beginning around 2010, Sterling/Suggs began to physically obstruct the property owners’ ability to use their express-easement as well as the prescriptive-easement the Association asserts that the residents had secured by their long- standing use and improvement of the property. For example, the Association claims that by 2012, Sterling/Suggs had installed a locked gate at the lot’s boundary with the road; built a fence and gate post inside the lot; destroyed the paved surface built by the property owners’ “causing it to be impassable by vehicle” and “unsafe for foot traffic”; obstructed the easement with “the roof edge of a building,” rocks, “huge concrete building blocks,” and boulders; and placed a boulder at the edge of the express-easement location where it meets the lake “to imped[e] pedestrian and vehicular traffic.” Accordingly, the Association filed a claim for trespass and interference with property rights against Sterling/Suggs, seeking injunctive relief regarding the obstructions and declaratory relief as to the validity and scope of the express easement as granted in the 2005 deed and the prescriptive easement of access and use established by 30 years of the owners’ continuous and adverse use of the lot as a community park and gathering area and as a way to access the lake.

In response to the Association’s lawsuit, Sterling/Suggs denied the establishment of any prescriptive easement burdening its property, counterclaimed for declaratory judgment to that effect, and although not disputing the existence of the express easement, denied that it had obstructed the owners’ use of that express easement. The Association obtained a temporary injunction prohibiting Sterling/Suggs from obstructing the use of the express easement by the subdivision’s owners and residents. Soon thereafter, Sterling/Suggs sought to certify the Association’s suit as a class action and to specifically join subdivision property owners Griffin, Conley, and Lester as the class representatives. Griffin, Conley, and Lester, who objected to their

joinder in the suit and to being made representatives, moved to strike Sterling/Suggs’s joinder request and to deny the class certification. After a hearing on the certification motion, the district court issued an order certifying the class and naming Griffin, Conley, and Lester as the unwilling class representatives. It is from this certification order that the Association, Griffin, Conley, and Lester now appeal.

Discussion

Appellants challenge the district court’s class-certification order in three issues—(1) the evidence in the record does not support class certification; (2) the district court should have dismissed Griffin, Conley, and Lester as parties; and (3) Griffin, Conley, and Lester are not appropriate class representatives. The underlying inquiry triggered by these challenges, and the scope of our interlocutory review here, is whether the district court properly and accurately performed the rigorous analysis required by Rule 42 to certify a class action.

Class-action certification—background and standard of review To be certified as a class action, a proposed class must satisfy the requirements of Rule 42 of the Texas Rules of Procedure. See Tex. R. Civ. P. 41; Riemer v. State, 392 S.W.3d 635, 637, 639 (Tex. 2012).3 Sterling/Suggs, as the party seeking to litigate the Association’s lawsuit as a class action, has the burden to establish that the proposed class satisfies Rule 42’s requirements. See Comcast v. Behrend, 133 S. Ct. 1426, 1432 (2013) (“The Rule ‘does not set forth a mere

3 Because Rule 42 was modeled after Rule 23 of the Federal Rules of Civil Procedure, federal case law interpreting Rule 23 may be relied on as persuasive authority by Texas courts in construing Rule 42. Ford Motor Co. v. Sheldon, 22 S.W.3d 444, 452 (Tex. 2000).

pleading standard.’ . . . . Rather, a party must not only ‘be prepared to prove that there are in fact sufficiently numerous parties, common questions of law or fact,’ typicality of claims or defenses, and adequacy of representation, as required by Rule 23(a). . . . The party must also satisfy through evidentiary proof at least one of the provisions of Rule 23(b).” (quoting Wal–Mart Stores, Inc. v. Dukes, 131 S. Ct. 2541, 2551–52 (2011))). The prerequisites to a class action as set forth in Rule 42(a) are:

(1) numerosity (“the class is so numerous that joinder of all members is impracticable”);

(2) commonality (“there are questions of law or fact common to the class”);

(3) typicality (“the claims or defenses of the representative parties are typical of the claims or defenses of the class”); and

(4) adequacy of representation (“the representative parties will fairly and adequately protect the interests of the class”).

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Canyon Lake Island Property Owners Association, Cynthia M. Griffin, Richard A. Conley, and Bill Lester v. Sterling/Suggs Limited Partnership, Neal E. Suggs, and Nadine R. Suggs, (Tex. Ct. App. 2015).

Canyon Lake Island Property Owners Association, Cynthia M. Griffin, Richard A. Conley, and Bill Lester v. Sterling/Suggs Limited Partnership, Neal E. Suggs, and Nadine R. Suggs (Canyon Lake Island Property Owners Association, Cynthia M. Griffin, Richard A. Conley, and Bill Lester v. Sterling/Suggs Limited Partnership, Neal E. Suggs, and Nadine R. Suggs) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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