City of Hammond v. Parish of Tangipahoa

985 So. 2d 171, 2008 WL 793457
CourtLouisiana Court of Appeal
DecidedMarch 26, 2008
Docket2007 CA 0574
StatusPublished
Cited by36 cases

This text of 985 So. 2d 171 (City of Hammond v. Parish of Tangipahoa) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
City of Hammond v. Parish of Tangipahoa, 985 So. 2d 171, 2008 WL 793457 (La. Ct. App. 2008).

Opinion

985 So.2d 171 (2008)

CITY OF HAMMOND
v.
PARISH OF TANGIPAHOA, Great Southern Investment and Asset Management, Inc., Boardwalk Apartments, and Cameo Development.

No. 2007 CA 0574.

Court of Appeal of Louisiana, First Circuit.

March 26, 2008.

*174 Ron S. Macaluso, Macaluso & Jordan, Hammond, LA, for Plaintiffs-Appellees, City of Hammond and Nicky Muscarello, Sr.

Scott M. Perrilloux, District Attorney, Clifton T. Speed, Assistant District Attorney, Greensburg, LA, for Defendant-Appellant, Parish of Tangipahoa.

Brett P. Furr, Matthew L. Mullins, Taylor, Porter, Brooks & Phillips, L.L.P., Baton Rouge, LA and J. Parker Layrisson, Scandurro & Layrisson, L.L.C., Ponchatoula, LA, for Defendants-Appellants, Great Southern Investment and Asset Management, Inc., Cameo Development, Boardwalk Apartments, and WFK & Associates, L.L.C.

Before PARRO, KUHN, and DOWNING, JJ.

PARRO, J.

WFK & Associates, L.L.C. (WFK), Great Southern Investment and Asset Management, Inc. (Great Southern), and Cameo Development Corporation (Cameo)[1] (jointly, the developers), along with the Parish of Tangipahoa (the Parish),[2] appeal a judgment against them and in favor of the City of Hammond. The judgment *175 ordered the developers to forego the usual procedure for obtaining final approval for their subdivision development plans and to present those plans at a public hearing before the elected Tangipahoa Parish Council (the Parish Council), rather than the appointed Tangipahoa Parish Planning Commission (the Planning Commission).

The judgment also included a writ of mandamus, ordering the Parish Council to review and revise its ordinances regarding the Planning Commission's rules concerning approval or disapproval of subdivision development plans and further ordering it to schedule and hold a public hearing on the development plans at issue. The Parish appeals the writ of mandamus.

FACTUAL AND PROCEDURAL BACKGROUND

This litigation involves a $40 million, 300-unit apartment complex planned by the developers for construction on 44 acres owned by WFK outside the city limits of Hammond in an unincorporated area of the Parish. The proposed development is near Southeastern Louisiana University and is planned to accommodate student renters. Great Southern and Cameo are WFK affiliates and are under contract to develop the property, which is to be called Boardwalk Apartments. The property is not subject to any comprehensive zoning or land use plan, but is subject to subdivision regulations of the Parish, which require approvals from various public entities before final approval can be granted by the Planning Commission. The developers had secured approval from the Parish Drainage District, the Department of Health and Hospitals, and the State Fire Marshall, as well as preliminary approval from the Planning Commission.[3] The developers had not yet sought or obtained the final approval of the Planning Commission, which would allow construction to commence.

The City of Hammond (the City) opposed the development, which was to be built on property immediately adjacent to, but outside of, the city limits, and resolved to "request and demand" that the Parish receive approval from the City before final approval of the project. This request was rejected in two meetings of the Parish Council. Following those rejections, the City passed a resolution authorizing litigation concerning the project. The City's petition requested a declaratory judgment that the subdivision ordinances of the Parish were unconstitutional, injunctive relief to set aside the preliminary approval and permanently stop the development project, and a writ of mandamus to the responsible public entities. The City added Nicky Muscarello, Sr., a former city councilman, as an additional party plaintiff. Exceptions raising the objections of no right of action and no cause of action filed by the developers were denied.

Before trial, the parties stipulated that the preliminary injunction hearing would serve as a trial of all the issues, including the preliminary and permanent injunctive relief sought by the plaintiffs.[4] After trial, the court found that the subdivision ordinance was not unconstitutional and denied the plaintiffs' requests for a declaratory *176 judgment and for injunctive relief. However, the court ordered the developers to depart from the normal process and obtain final approval for this particular project from the Parish Council, rather than the Planning Commission. The court also issued a writ of mandamus to the Parish Council, ordering it to review its ordinances regarding the Planning Commission's rules and to revise those ordinances to allow meaningful public participation in decisions involving subdivision development. In particular, the Parish Council was ordered to hold a public hearing concerning this project by January 8, 2007. The developers filed a devolutive appeal; the Parish suspensively appealed only the mandamus portion of the judgment directed to it.[5]

MOTIONS TO SUPPLEMENT THE RECORD

As a preliminary matter, the City and Muscarello argue that the developers' and the Parish's appeals have become moot, because on January 8, 2007, pursuant to the writ of mandamus, the Parish Council heard the developers' plans in a public hearing and voted to deny final approval of the project. The City moved to supplement the record on appeal to include evidence of this decision. In a second motion, it asked to supplement the record to include a copy of Tangipahoa Parish Ordinance No. 07-89, which, in response to the writ of mandamus, was passed by the Parish Council on September 10, 2007, and signed by the council president on September 11, 2007.[6]

The developers oppose the motions, citing wording in the judgment that the decision of the Parish Council would not affect any right or action that any person or party may have as a result of that decision. They also note the City's agreement in open court "that neither party waives any right of appeal." They also contend that, taken to its logical conclusion, the City's argument would preclude redress in a court of law when a judgment is adverse to one party's interests and the adverse party takes steps to effectuate that judgment while an appeal is pending. Finally, in opposing the motion to supplement the record, the developers contend this court is not allowed to receive new evidence of matters outside the lower court's record, particularly concerning matters that had not yet occurred when the trial was held.

Louisiana Code of Civil Procedure article 2164 states that the appellate court shall render any judgment which is just, legal, and proper upon the record on appeal. The record on appeal is that which is sent by the trial court to the appellate court and includes the pleadings, court minutes, transcript, jury instructions, judgments, and other rulings, unless otherwise designated. Tranum v. Hebert, 581 So.2d 1023, 1026 (La.App. 1st Cir.), writ denied, 584 So.2d 1169 (La. 1991). An appellate court cannot review evidence that is not in the record on appeal and cannot receive new evidence. Id. at 1026; Guedry v. Fromenthal, 633 So.2d 287, 289 (La.App. 1st Cir.1993); MMR-Radon Constructors, Inc. v. Continental Ins. Co., 97-0159 (La.App. 1st Cir.3/3/98), 714 So.2d 1, 4, writ denied, 98-1485 (La.9/4/98), 721 So.2d 915; Dawson v. Cintas Corp., 97-2275 (La.App. 1st *177 Cir.6/29/98), 715 So.2d 165, 167.

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Cite This Page — Counsel Stack

Bluebook (online)
985 So. 2d 171, 2008 WL 793457, Counsel Stack Legal Research, https://law.counselstack.com/opinion/city-of-hammond-v-parish-of-tangipahoa-lactapp-2008.