W. L. Dixon and A. W. Witcher v. David Dewhurst, Texas Land Commissioner

CourtCourt of Appeals of Texas
DecidedAugust 4, 2005
Docket06-04-00079-CV
StatusPublished

This text of W. L. Dixon and A. W. Witcher v. David Dewhurst, Texas Land Commissioner (W. L. Dixon and A. W. Witcher v. David Dewhurst, Texas Land Commissioner) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
W. L. Dixon and A. W. Witcher v. David Dewhurst, Texas Land Commissioner, (Tex. Ct. App. 2005).

Opinion



In The

Court of Appeals

Sixth Appellate District of Texas at Texarkana


______________________________


No. 06-04-00079-CV



W. L. DIXON AND A. W. WITCHER, Appellants

 

V.

DAVID DEWHURST, TEXAS LAND COMMISSIONER, ET AL., Appellees



                                              


On Appeal from the 115th Judicial District Court

Upshur County, Texas

Trial Court No. 400-00



                                                 



Before Morriss, C.J., Ross and Carter, JJ.

Opinion by Justice Carter



O P I N I O N


            A vacancy is "an area of unsurveyed public school land . . . ." Tex. Nat. Res. Code Ann. § 51.172(5) (Vernon Supp. 2004–2005); see Cockerell v. Taylor County, 814 S.W.2d 892, 894 n.2 (Tex. App.—Eastland 1991, writ denied). A person discovering that a vacancy exists has the right, in certain circumstances, to lease or purchase the property at a price fixed by the proper state agency. W. L. Dixon and A. W. Witcher (collectively Dixon) claimed a vacancy existed concerning land in Upshur County and attempted to purchase or lease the alleged fifty-four-acre vacancy. Dixon later lowered the claim for vacant land to thirty-five acres, but eventually claimed that the vacancy had to be one of the two acreages. The proceeding went to the General Land Office, which had a survey made of the land, and concluded a vacancy existed. The case was tried before an administrative law judge, who determined that no vacancy existed, and that proposal was adopted by the Commissioner of the General Land Office. Dixon appealed to the district court, and that court affirmed the Commissioner's order. Dixon appeals.

            In determining whether there was substantial evidence to conclude no vacancy existed, a primary issue is whether the administrative law judge could properly consider any evidence except the senior (William King) and junior (David Meredith) surveys in determining, on the ground, the location of the Meredith survey's south border in relation to the King survey. Dixon urges that a vacancy exists concerning property allegedly located south of the common boundary line of the S. W. Beasley and the Meredith surveys and north of the King survey. The Meredith survey did not call to adjoin the King survey. In fact, the Meredith survey did not even mention or acknowledge the King survey.

            However, the Beasley survey and other evidence indicate that they do adjoin. If this evidence could not be considered, then there was no evidence before the Commissioner to support the ruling; if it could be considered, there is.

Standard of Review

            Our review is extremely protective of the agency's decision and the trial court's review of that decision. The Act of May 28, 1993, 73rd Leg., R.S., ch. 991, § 1, 1973 Tex. Gen. Laws 4323 requires the trial court to review the Commissioner's ruling to see if it is supported by substantial evidence. Thus, we look to see if the trial court correctly decided that such substantial evidence exists.

            The Administrative Procedure Act (APA) authorizes a reviewing court to test an agency's findings, inferences, conclusions, and decisions to determine whether they are reasonably supported by substantial evidence considering the reliable and probative evidence in the record as a whole. Tex. Gov't Code Ann. § 2001.174(2)(E) (Vernon 2000). The cases applying that standard presume that the Board's order is supported by substantial evidence and that the plaintiff has the burden to overcome this presumption. See Meier Infiniti Co. v. Motor Vehicle Bd., 918 S.W.2d 95, 98 (Tex. App.—Austin 1996, writ denied). Further, the evidence in the record may preponderate against the decision of the agency and nevertheless amount to substantial evidence. Tex. Health Facilities Comm'n v. Charter Medical-Dallas, Inc., 665 S.W.2d 446, 452 (Tex. 1984); Graff Chevrolet Co. v. Tex. Motor Vehicle Bd., 60 S.W.3d 154, 159 (Tex. App.—Austin 2001, pet. denied).

            Substantial evidence is more than a scintilla and is enough relevant evidence that a reasonable mind could come to the same conclusion. Firemen's and Policemen's Civil Serv. Comm'n v. Brinkmeyer, 662 S.W.2d 953 (Tex. 1984). A reviewing court may not simply substitute its judgment for that of the administrative body. City of Dallas v. Hamilton, 132 S.W.3d 632, 637 (Tex. App.—Eastland 2004, pet. denied); see Trapp v. Shell Oil Co., 145 Tex. 323, 198 S.W.2d 424, 436 (1946). An administrative order will not be set aside merely because evidence was conflicting or disputed or because the evidence did not compel the result reached by the agency. Substantial evidence deals only with the reasonableness of the administrative order, not with its correctness; a reviewing court may not set aside the order simply because it would have reached a different conclusion. Brinkmeyer, 662 S.W.2d at 956. Thus, the true test is not whether the agency reached the correct conclusion—but whether some reasonable basis exists in the record for the agency's action. City of El Paso v. Pub. Util. Comm'n of Tex., 883 S.W.2d 179 (Tex. 1994).

Issue

            Dixon argues that a portion of the land between the Meredith and the King surveys is vacant and unpatented, and presents the following arguments:

            (1) the Meredith survey and the King survey are complete on their faces,

            (2) Meredith, as the junior survey of the two, does not specifically say that it adjoins the King survey's north boundary,

            (3) the corner monument of the Meredith survey could not be found,

            (4) the distance measured on the Meredith survey's west boundary is not long enough from the set point to reach the north boundary of the King survey. Dixon's contention that he has proven the existence of the vacancy is necessarily based on his position that no other surveys or factors should be considered.

            The conclusion that a vacancy exists comes from utilizing known starting points and then by following course and distance calls to the north boundary line of the King survey and the south boundary lines of the Meredith and Beasley surveys.

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W. L. Dixon and A. W. Witcher v. David Dewhurst, Texas Land Commissioner, Counsel Stack Legal Research, https://law.counselstack.com/opinion/w-l-dixon-and-a-w-witcher-v-david-dewhurst-texas-land-commissioner-texapp-2005.