Union Pac. RR v. City of Palestine

41 F.4th 696
CourtCourt of Appeals for the Fifth Circuit
DecidedJuly 22, 2022
Docket21-40445
StatusPublished
Cited by22 cases

This text of 41 F.4th 696 (Union Pac. RR v. City of Palestine) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Union Pac. RR v. City of Palestine, 41 F.4th 696 (5th Cir. 2022).

Opinion

Case: 21-40445 Document: 00516403839 Page: 1 Date Filed: 07/22/2022

United States Court of Appeals for the Fifth Circuit United States Court of Appeals Fifth Circuit

FILED July 22, 2022 No. 21-40445 Lyle W. Cayce Clerk Union Pacific Railroad Company,

Plaintiff—Appellee,

versus

City of Palestine, Texas; County of Anderson, Texas,

Defendants—Appellants.

Appeal from the United States District Court for the Eastern District of Texas USDC No. 6:19-cv-574

Before Higginbotham, Dennis, and Graves, Circuit Judges. James E. Graves, Jr. Circuit Judge: Union Pacific Railroad Company (“Union Pacific”) seeks to end its operations in Palestine, Texas, but has been unable to do so because a 1954 Agreement between its predecessor and Defendants City of Palestine (“Palestine”) and Anderson County, Texas (“Anderson County”) has prevented it from leaving. Because the 1954 Agreement is preempted by the Interstate Commerce Commission Termination Act (“ICCTA”), Union Pacific is free to leave. We affirm. Case: 21-40445 Document: 00516403839 Page: 2 Date Filed: 07/22/2022

No. 21-40445

I. The background of this case spans 150 years, and we have discussed much of it in prior opinions. We nonetheless recount it here to illuminate the intersection between the parties’ purported contractual agreements and increased federal regulation of the railroad system. A. The 1872 Original Agreement In the 1870s, during the boom of westward railroad expansion, small towns bid for railroad depots and stops as essential parts of their continued economic power and survival. One of these towns was Palestine, Texas. Palestine was uniquely positioned to serve as the crossroads between the International Railroad, approaching Palestine from Hearne, Texas to the southwest, and the Houston and Great Northern Railroad Company (“HGNR”), approaching Palestine from Houston to the south. See City of Palestine v. United States, 559 F.2d 408, 410 (5th Cir. 1977). In 1872, Palestine and Anderson County orally agreed to raise $150,000 in bonds from their citizens to finance the railroad. Id. In turn, HGNR agreed to “run[] cars regularly” to Palestine, construct a depot, and “locate and establish and forever thereafter keep and maintain” its “general offices, machine shops and roundhouses” in Palestine. Id. In 1873, HGNR merged with the International Railroad to create the International & Great Northern Railroad (“IGNR”). Id. The Texas legislature approved the merger so long as IGNR assumed “all acts done in the name of either of the companies,” including HGNR’s obligations in the 1872 Agreement with Palestine. Id. Consideration included another $150,000 in bonds and Palestine’s commitment to construct housing for the IGNR employees. Id.

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B. The 1892 and 1911 Foreclosure Sales and the 1914 Judgment Granting Injunctive Relief In 1892, IGNR’s assets were sold at a foreclosure sale, but because the purchasers were trustees for IGNR’s stockholders, Texas courts ultimately classified this as a mortgage refinancing rather than a bona fide sale. Int’l & Great N. Ry. Co. v. Anderson Cnty (“IGNR IV”), 246 U.S. 424, 433 (1918). Thus, the 1872 Agreement remained in effect. Int’l & Great N. Ry. Co. v. Anderson Cnty (“IGNR III”), 174 S.W. 305, 316 (Tex. Civ. App. 1915), aff’d, 246 U.S. 424 (1918). In 1911, IGNR again sold its assets at a foreclosure sale, this time to outside investors who kept the name of the company and listed Houston as the new corporate office. City of Palestine, 559 F.2d at 410-11. However, because IGNR planned to move its offices, Palestine and Anderson County successfully sued for an injunction under the 1872 Agreement to keep IGNR’s “general offices, machine shops, and roundhouses” in Palestine “forever.” IGNR III, 174 S.W. at 327. This 1914 Judgment was twice upheld by both the Texas Court of Civil Appeals and the Supreme Court. See id.; see also, IGNR IV, 246 U.S. at 434. In addressing the impact of the foreclosure, Texas courts concluded that there was no “irregularity in the foreclosure proceedings or in the organization of the new company” that would impute the personal obligations of the prior company onto the purchaser. Int’l & Great N. Ry. Co. v. Anderson Cnty (“IGNR I”), 150 S.W. 239, 250 (Tex. Civ. App. 1912), aff’d, Int’l & Great N. Ry. Co. v. Anderson Cnty (“IGNR II”), 156 S.W. 499 (Tex. 1913). Instead, the courts used the general rule that “the purchaser of a railroad sold under” foreclosure would take ownership “free from all liability” for indebtedness and similar personal obligations. IGNR I, 150 S.W. at 250. The obligation to “maintain its offices, shops and roundhouses in

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Palestine” was a “personal obligation that would not have bound the new company.” City of Palestine, 559 F.2d at 411; see also IGNR I, 150 S.W. at 250 (noting that the purchaser in a railroad foreclosure obtains property “free from all mere personal obligations of the former company,” including a contract “for the establishment and permanent maintenance of a depot”). Even though personal contractual obligations typically do not transfer to the purchaser in a foreclosure sale, Texas state courts nonetheless concluded that the Texas Office Shops Act changed this calculus, and the purchaser was thus “liable to perform the public duties imposed by law upon the old corporation.” IGNR II, 156 S.W. at 503 (internal quotations omitted). The Office Shops Act required a railroad such as IGNR to “keep and maintain its general offices at such place within this state where it shall have contracted or agreed” and “said location shall not be changed” even during consolidation if the railroad was “aided . . . by an issue of bonds in consideration of such location.” City of Palestine, 559 F.2d at 411 (quoting Tex. Rev. Civ. Stat. art. 6423 (1911)). In short, the Texas courts held that the Office Shops Act mandated the transfer of IGNR’s personal obligation to remain in Palestine to the new purchaser. IGNR I, 150 S.W. at 251 (noting that the requirement was not “a mere personal obligation of that company, but was an obligation or duty imposed by law” that could not be disavowed in a foreclosure sale, even to a bona fide purchaser). The Texas Court of Civil Appeals stated that the 1914 Judgment was “entirely dependent upon the statute, and not the enforcement of a private contract as such, for its vitality.” IGNR III, 174 S.W. at 316. IGNR appealed to the Supreme Court, arguing that the Office Shops Act impermissibly burdened interstate commerce and contractual obligations. IGNR IV, 246 U.S. at 428. The Supreme Court disagreed and

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noted that the new IGNR “took out a charter under general laws that expressly subjected it to the limitations imposed by law.” Id. at 432. C. The 1954 Agreement and 1955 Judgment Modifying the 1914 Judgment Later, in the 1920s, Missouri Pacific (“MoPac”) purchased IGNR. City of Palestine, 559 F.2d at 412. In the 1930s, MoPac filed for bankruptcy and requested reorganization under the Bankruptcy Act. Id. As part of its proposed reorganization, MoPac stated it would consolidate with its subsidiaries, including IGNR. Id. But because the 1914 Judgment required IGNR to maintain its general offices in Palestine, and MoPac’s offices were located elsewhere, this posed a serious problem. Id.

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41 F.4th 696, Counsel Stack Legal Research, https://law.counselstack.com/opinion/union-pac-rr-v-city-of-palestine-ca5-2022.