Gerald Largen v. The City Of Harriman

CourtCourt of Appeals of Tennessee
DecidedJuly 17, 2018
DocketE2017-01501-COA-R3-CV
StatusPublished

This text of Gerald Largen v. The City Of Harriman (Gerald Largen v. The City Of Harriman) is published on Counsel Stack Legal Research, covering Court of Appeals of Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gerald Largen v. The City Of Harriman, (Tenn. Ct. App. 2018).

Opinion

07/17/2018 IN THE COURT OF APPEALS OF TENNESSEE AT KNOXVILLE March 13, 2018 Session

GERALD LARGEN v. THE CITY OF HARRIMAN

Appeal from the Circuit Court for Roane County No. 2014-CV-173 Michael S. Pemberton, Judge

No. E2017-01501-COA-R3-CV

This case involves a claim brought by a landowner challenging the validity of certain annexation ordinances that incorporated his property into the City of Harriman (the “City”). In December 2014, the landowner filed a declaratory judgment action against the City in the Roane County Circuit Court (“trial court”), alleging that several 1959 annexation ordinances passed by the City were void ab initio because a river adjacent to the City prevented land on the opposite side of the river from being contiguous with the City’s original boundaries. The landowner alleged that as a result of the first annexation’s purported invalidity, all subsequent annexations based on contiguity with the lands annexed in the 1959 ordinances were void by extension. The landowner sought a judgment voiding the challenged annexation ordinances, recovery of the real estate taxes he had paid to the City for his real property included in the annexed land, and a permanent injunction preventing the City from imposing any charges or taxes against him. The City responded with a motion to dismiss pursuant to Tennessee Rule of Civil Procedure 12.02, arguing that the landowner’s sole remedy would have been an action in the nature of a quo warranto proceeding pursuant to Tennessee Code Annotated § 6-51- 103 (2015). In the alternative, the City argued that dismissal was proper because the landowner had not joined necessary parties who would be affected by the judgment he sought. Determining that other landowners with title to real property inside the annexed areas in question were indispensable to the landowner’s claim, the trial court denied the motion to dismiss and directed the landowner to join the necessary parties. The trial court also directed the landowner to amend his complaint to specify the challenged ordinances and affected properties. In November 2016, the landowner filed a motion for class action certification, which the trial court denied following a hearing. On March 10, 2017, the trial court dismissed the landowner’s complaint, finding that the court lacked subject matter jurisdiction due to the non-joinder of indispensable parties. The landowner subsequently filed a “Motion to Set Aside Order,” which the trial court denied. The landowner has appealed. Discerning no reversible error, we affirm.

1 Tenn. R. App. P. 3 Appeal as of Right; Judgment of the Circuit Court Affirmed; Case Remanded

THOMAS R. FRIERSON, II, J., delivered the opinion of the court, in which D. MICHAEL SWINEY, C.J., and FRANK G. CLEMENT, JR., P.J., M.S., joined.

Gerald Largen, Kingston, Tennessee, Pro Se.

Michael S. Kelley, Knoxville, Tennessee, for the appellee, The City of Harriman.

OPINION

I. Factual and Procedural Background

The plaintiff, Gerald Largen, a landowner and attorney residing in Roane County, initiated a complaint in the trial court on December 19, 2014, challenging the validity of four annexation ordinances that the City had passed in 1959. Mr. Largen essentially alleged in his complaint that (1) prior to 1959, the boundaries of the City had only extended Southwest “to the low water mark of the Emory River”; (2) in 1959, the City had passed four ordinances annexing land on the other side of the Emory River under the provisions of what was then Tennessee Code Annotated § 6-51-102(a);1 (3) due to the presence of the Emory River, no land on the Southwest side of the river could have been validly annexed under § 6-51-102, which required adjacency of territorial boundaries; and (4) the 1959 annexation ordinances and all subsequent ordinances annexing land across the Emory River were void ab initio.

1 The statutory subsection that Mr. Largen cited in his complaint was deleted by the General Assembly effective May 16, 2015. See 2014 Tenn. Pub. Acts, Ch. 707, § 2 (S.B. 2464). The following subsection of Tennessee Code Annotated § 6-51-102 would have been in effect when the ordinances at issue were adopted by the City:

(a)(1) A municipality, when petitioned by a majority of the residents and property owners of the affected territory, or upon its own initiative when it appears that the prosperity of such municipality and territory will be materially retarded and the safety and welfare of the inhabitants and property endangered, after notice and public hearing, by ordinance, may extend its corporate limits by annexation of such territory adjoining its existing boundaries as may be deemed necessary for the welfare of the residents and property owners of the affected territory as well as the municipality as a whole . . . .

See Vollmer v. City of Memphis, 730 S.W.2d 619, 620 (Tenn. 1987). 2 Mr. Largen stated in his complaint that “[a]t the time of, and prior to, the two attempted annexations” he “owned various parcels of land” that were brought into the City’s boundaries as a result of an allegedly void annexation that was subsequent to the 1959 ordinances. Mr. Largen also alleged:

There are, needless to say, untold numbers of other property owners who are in similar situations with this plaintiff, and it may well develop as preparations are made to try this cause that it would be best were they to be made parties to this action . . . .

Mr. Largen requested a declaratory judgment that the 1959 annexation ordinances, and all subsequent annexations on the Southern and Western sides of the Emory River by extension, were void. Mr. Largen requested reimbursement of any real property taxes he had paid to the City based on his properties that were included in the allegedly void annexations. Finally, Mr. Largen requested a permanent injunction preventing the City from taxing or imposing fines on his real property in the future.

On January 28, 2015, the City filed a motion to dismiss, arguing that dismissal was proper pursuant to Tennessee Rule of Civil Procedure 12.02(1) (lack of subject matter jurisdiction), (6) (failure to state a claim upon which relief can be granted), and (7) (failure to join an indispensable party under Tennessee Rule of Civil Procedure 19). The City argued that dismissal was proper under Rule 12.02(1) because the trial court lacked subject matter jurisdiction under the Declaratory Judgments Act due to the nonjoinder of parties “who have or claim any interest which would be affected by the declaration . . . .” See Tenn. Code Ann. § 29-14-107(a) (2012). The City argued in the alternative that dismissal under Rule 12.02(6), for failure to state a claim upon which relief can be granted, was proper because Mr. Largen’s sole remedy for challenging the validity of the annexation ordinances would have been a timely action in the nature of a quo warranto proceeding pursuant to Tennessee Code Annotated § 6-51-103 at the time the City annexed his property. Specifically, the City stated that numerous other individuals owned real property within the boundaries of the challenged annexations and thereby possessed a necessary interest in the outcome of the litigation. The City argued that dismissal was proper under Rule 12.02(7) for reasons similar to those supporting its argument under Rule 12.02(1), noting that Mr. Largen’s own complaint indicated the presence of “untold numbers of other property owners who are in similar situations” and who might be necessary parties to the action.

On February 11, 2015, Mr.

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Gerald Largen v. The City Of Harriman, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gerald-largen-v-the-city-of-harriman-tennctapp-2018.