City of Fort Smith v. Didicom Towers, Inc.

209 S.W.3d 344, 362 Ark. 469
CourtSupreme Court of Arkansas
DecidedJune 2, 2005
Docket04-678
StatusPublished
Cited by13 cases

This text of 209 S.W.3d 344 (City of Fort Smith v. Didicom Towers, Inc.) is published on Counsel Stack Legal Research, covering Supreme Court of Arkansas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
City of Fort Smith v. Didicom Towers, Inc., 209 S.W.3d 344, 362 Ark. 469 (Ark. 2005).

Opinion

Donald L. Corbin, Justice.

This case involves a dispute over the placement of additional platform antennae on a cellular telecommunications tower. Appellant City of Fort Smith sought a declaratory judgment from the Sebastian County Circuit Court that additional platform antennae on a tower owned by Appellee Didicom Towers, Inc., constituted an intensification of a nonconforming use, under the City’s zoning code. The trial court dismissed the suit on the ground that an action brought by Didicom in federal court would determine the issues between the parties. The City contends that this ruling is in error. It also contends that the trial court erred in denying its motion for a default judgment. Didicom has filed a cross-appeal challenging the trial court’s denial of its motion for attorney’s fees and costs. Our jurisdiction over this appeal is pursuant to Ark. Sup. Ct. R. l-2(b)(5), as it presents significant issues needing clarification or development of the law. We find no error and affirm on appeal and cross-appeal.

The record reflects that Didicom’s communications tower was constructed in March 2001. The tower is located outside the city limits of the City of Fort Smith. In August 2002, the City adopted a land use plan and a zoning code covering the real property on which the tower is located, pursuant to its extraterritorial jurisdiction, as provided in Ark. Code Ann. §§ 14-56-413 and -416 (Repl. 1998). The City amended its zoning code in May 2003, such that the property where Didicom’s tower is situated is zoned with a designation of “open one.” Under such a designation, antennae structures are not permitted uses. Thus, Didicom’s tower became a lawful, but nonconforming use, in the sense that it was lawfully present prior to the adoption of the zoning code, but it did not conform to the code.

On May 20, 2003, the City filed its declaratory-judgment action in the circuit court, asking the court to declare three things: (1) that the City has properly adopted a zoning code covering the subject real property and antennae structure; (2) that under the City’s zoning code, the antennae structure is a nonconforming use and that such use may not be “intensified” by the addition of more antennae to the structure; and (3) that the City has the police power to review the safety of the antennae structure.

On June 19, 2003, Didicom responded to the complaint by filing a notice of removal of the case in the federal district court, Western District of Arkansas, Fort Smith Division. Didicom contended that the case presented a federal question involving its rights under the Federal Telecommunications Act (FTA). That same date, Didicom filed an answer and counterclaim in the federal district court. The City subsequently filed a motion to remand the action to state court. The motion cited several grounds, including a contention that the case was not yet ripe for federal review. In an order entered on August 19, 2003, the federal district court granted the City’s motion and remanded the case to state court. The order reflects the federal judge’s conclusion that Didicom’s claim under the FTA was not ripe because it had not yet sought and been denied a permit from the City allowing it to add more antennae to its tower. The federal judge wrote: “Until the City denies Didicom such a permit, Didicom has no FTA claim.”

Thereafter, Didicom sought a building permit from the City to add more platform antennae to its tower. On September 5, 2003, the City denied the permit, which it asserted was properly termed a “Certificate of Land Use.” Didicom appealed to the City’s Planning Commission, which held a hearing on October 14, 2003. The Planning Commission issued a denial letter to Didicom on October 29, 2003. Following the Planning Commission’s denial, Didicom refiled its action in federal court on November 24, 2003.

On December 17, 2003, Didicom filed in the circuit court a motion to dismiss the declaratory-judgment suit on the ground that the issue the City was asking the circuit court to declare had already been decided by the Planning Commission and was now the subject of review in the federal district court. A hearing was held on Didicom’s motion on January 30, 2004. During the course of the hearing, counsel for the City indicated that the only issues before the circuit court were whether the placement of additional platform antennae on Didicom’s existing tower would be an intensification of use and whether the City’s zoning law restricts Didicom’s rights under the FTA. Counsel for the City conceded that Didicom has a right under the FTA to have the Planning Commission’s decision reviewed and that Didicom was pursuing that right in federal court.

After hearing considerable argument from both sides, the trial court granted Didicom’s motion to dismiss on the ground that the pending federal action under the FTA would resolve the issues between the parties. The trial court concluded that the issue of intensification would necessarily be decided under the federal court’s review, as the Planning Commission’s denial was based on its conclusion that the placement of additional platform antennae would be an intensification of a nonconforming use.

Also during the January 30 hearing, the City argued that it was entitled to a default judgment on the ground that Didicom had failed to file an answer in state court following the remand from federal court. Didicom argued that the answer it had filed in federal court was effective in the state-court proceeding. The City filed a formal motion for default judgment on February 11, 2004. The trial court denied the motion on February 25.

Finally, on February 3, 2004, Didicom filed a motion to be awarded costs and attorney’s fees for its defense of the declaratory-judgment suit. The motion requested costs in the amount of $1,159.94 and fees in the amount of $6,936.00. The trial court denied Didicom’s motion on February 25.

Points on Appeal

For its first point for reversal, the City argues that the trial court erred in dismissing its declaratory-judgment suit. The City contends that once a valid suit is brought pursuant to our Declaratory Judgment Act, Ark. Code Ann. §§ 16-111-101 to -111 (1987), a trial court may not decline to rule on such a suit merely because a similar suit is pending in federal court. The City contends that a trial court has a duty to hear a cause before it pursuant to this court’s cases and Article 2, Section 13, of the Arkansas Constitution, and that the trial court may not decline to exercise its jurisdiction in an effort to defer to resolution by a federal court.

We note at the outset that the argument raised by the City on appeal is not the argument it pursued below. During the hearing below, the City objected to dismissal of its declaratory-judgment suit on two grounds: (1) the issue whether the placement of additional platform antennae on Didicom’s tower was an intensification of use is a state-law question; and (2) an additional issue was present in state court that was not present in federal court, namely whether the City’s zoning law restricts Didicom’s rights under the FTA. The record does not reveal that the City ever raised the issue of the trial court’s lack of discretion to decline to exercise its jurisdiction under our state constitution or the Declaratory Judgment Act.

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Cite This Page — Counsel Stack

Bluebook (online)
209 S.W.3d 344, 362 Ark. 469, Counsel Stack Legal Research, https://law.counselstack.com/opinion/city-of-fort-smith-v-didicom-towers-inc-ark-2005.