OUTDOOR MANAGEMENT, LLC v. Thomas

249 S.W.3d 368, 2007 Tenn. App. LEXIS 222, 2007 WL 1139429
CourtCourt of Appeals of Tennessee
DecidedApril 18, 2007
DocketW2006-01464-COA-R3-CV
StatusPublished
Cited by73 cases

This text of 249 S.W.3d 368 (OUTDOOR MANAGEMENT, LLC v. Thomas) 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
OUTDOOR MANAGEMENT, LLC v. Thomas, 249 S.W.3d 368, 2007 Tenn. App. LEXIS 222, 2007 WL 1139429 (Tenn. Ct. App. 2007).

Opinion

OPINION

W. FRANK CRAWFORD, P.J., W.S.,

delivered the opinion of the court,

in which ALAN E. HIGHERS, J. and HOLLY M. KIRBY, J., joined.

Appellant appeals from the trial court’s orders finding Appellant in civil contempt and awarding attorneys’ fees and costs to Appellees. We affirm.

This case concerns two contiguous tracts of land in Shelby County, Tennessee and the respective owners’ attempts to build billboards on those tracts. The owner of one tract is William H. Thomas, Jr. (“De *370 fendant,” or “Appellant”). The owner of the other tract is Dr. John W. Harris. Outdoor Management, LLC (“OML,” and together with Dr. Harris, as trustee, “Plaintiffs,” or “Appellees”) is in the business of leasing property on which to build outdoor advertising signs, construction of such signs, and selling advertising to be placed on the signs. On July 20, 2004, OML entered into a 40-year lease agreement with Dr. Harris, under which agreement Dr. Harris leased to OML part of 5.4 acres. It is undisputed that the property leased by OML is landlocked with ingress and egress to public roadway only through a dirt or gravel road across Mr. Thomas’s property. On March 3, 2005, OML filed a “Complaint for Temporary Restraining Order, Temporary Injunction and Permanent Injunction” seeking a temporary restraining order “prohibiting [Mr. Thomas] from (i) denying access across the Access Road so that [OML] may proceed to construct the sign on the Tract before the State issued permit expires on March 21, 2005, and to maintain said sign and (ii) interfering with [OML’s] contractual rights under the Harris Lease by ceasing [Mr. Thomas’s] interference with [OML’s] right to obtain access to the Tract in order to construct and maintain the sign.” On March 15, 2005, the trial court entered a Temporary Restraining Order (“TRO”), which restrained Mr. Thomas from denying OML access to Dr. Harris’s tract by the access road that ran on Mr. Thomas’s land.

On March 15, 2005, OML and Dr. Harris filed their “Amended Complaint for Breach of Contract, Specific Performance, Statutory Access Pursuant to Tenn.Code Ann. § 54-14-102, Declaratory Judgment, Temporary Restraining Order, Temporary Injunction and Permanent Injunction.” On the same day, OML and Dr. Harris also filed a “Petition for Contempt and Writ of Scire Facias” against Mr. Thomas. In their Petition, OML and Dr. Harris assert that Mr. Thomas and his agents “intentionally blocked all access [to Dr. Harris’s tract] with cars and trucks so that [OML] could not gain access to [Dr. Harris’s tract].”

On March 17, 2005, Mr. Thomas filed his “Response to Plaintiffs’ Petition for Contempt and Motion for Preliminary and Temporary Injunction.” In his Response, Mr. Thomas asserts that:

On March 3, 2005, Plaintiffs’ counsel asked [the trial court] to issue a TRO. Defendant had no notice of Plaintiffs’ request. Defendant was not given a chance to appear before [the trial court] before the court issued the TRO.
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Defendant has been made aware, and will testify in court, that the permit issued to Plaintiffs to build the billboard described to [the trial court] prior to the issuance of the TRO does not permit the building of any billboard on the land owned or leased by Plaintiffs. Rather, the permit is specifically for building a billboard on land outside the boundaries of Plaintiffs’ land.
No billboard is presently permitted on Plaintiffs’ land. Plaintiffs have no lawful right to construct a billboard on their land if no permit has been issued. Accordingly, if Plaintiffs have no right to build a billboard on Plaintiffs’ land, there is no basis in law or equity to require Defendant to allow Plaintiffs access to Defendant’s land for the sole purpose of building a structure not permitted by law. Defendant has not violated any order of any court. The petition for contempt should be denied.

On March 18, 2005, the trial court held the first of two hearings on OML’s Amended Complaint for temporary, in-junctive relief. At that hearing, the court *371 heard testimony from Carter Gray, a county attorney, concerning the zoning and other requirements for erecting a sign. However, neither party sought to introduce any other witnesses. Based primarily upon the fact that OML had filed a Writ of Mandamus to bring municipal agencies into the lawsuit, the trial court reserved judgment on the issues until a later date, to wit:

I was trying to get an understanding of what it [i.e. the lawsuit] was about. I think I know now, but I don’t think it’s in the proper posture for the Court to rule on it at this point....
There are a lot of issues here. It’s just not in the proper posture for the Court to make a decision on it. Again, if it turns out you are entitled to the relief you are asking for, I can order the sign be taken down.

On May 3, 2005, the trial court entered an “Order Setting Hearing Date,” finding that:

Because of the absence of certain parties and the filing of Plaintiffs’ Petition for Writ of Mandamus, the matter before the Court is not sufficiently ready to be heard at this time and should be postponed for a hearing to and until May 2, 2005.... Further, the Court finds that the Temporary Restraining Order issued on March 3, 2005 is dissolved by its own terms and is not renewed as of March 18, 2005 at 2:30 p.m.

The trial court conducted a second hearing on May 2, 2005. We note that there is neither a transcript of this hearing nor a statement of the evidence adduced at the May 2, 2005 hearing in the record. Following that hearing, on May 10, 2005, the trial court entered an “Order Granting Plaintiffs’ Motion for Temporary Injunction,” which reads, in pertinent part, as follows:

This matter came to be heard before the Honorable Arnold B. Goldin on May 2, 2005, upon the Amended Complaint, Motion for Temporary Injunction and Petition for Mandamus of Plaintiffs Outdoor Management, LLC (“OML”) and John W. Harris, Trustee (“Harris”) (collectively, “Plaintiffs”), upon the memoranda, affidavits and supporting materials submitted by Plaintiffs and Defendants William H. Thomas (“Thomas”), City of Memphis (“Memphis”) and Memphis and Shelby County Office of Construction Code Enforcement (“Code Enforcement”), and upon the entire record in this cause, from all of which,
THE COURT FINDS THAT:
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3) In order to deal with the Access Issue, Thomas engaged Plaintiff OML in an alliance and joint effort before Code Enforcement to persuade Code Enforcement that each of their respective properties was suitable for the construction of separate Billboard Signs;
4) There was in fact a joint effort between OML and Thomas and a relationship between them to persuade Code Enforcement that each of their respective properties was suitable for the construction of separate Billboard Signs;

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Cite This Page — Counsel Stack

Bluebook (online)
249 S.W.3d 368, 2007 Tenn. App. LEXIS 222, 2007 WL 1139429, Counsel Stack Legal Research, https://law.counselstack.com/opinion/outdoor-management-llc-v-thomas-tennctapp-2007.