I N THE COURT OF APPEALS OF TENNESSEE EASTERN SECTI ON
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1 I N THE COURT OF APPEALS OF TENNESSEE EASTERN SECTI ON FILED October 1, 1997 CHEROKEE HI LLS UTI LI TY DI STRI CT POLK COUNTY Cecil Crowson, Jr. Appellate Court Clerk 03A CV Plaintiff-Appellee v. HON. J OHN B. HAGLER, J UDGE JEFF STANLEY, I ndi vi dual l y, and Jef f St anl ey, d/ b/ a Wahoo' s REVERSED AND DI SMI SSED Def endant - Appel l ant I N PART, a n d REMANDED H. FRANKLI N CHANCEY OF CLEVELAND FOR APPELLANT B. PRI NCE MI LLER, J R., OF CLEVELAND FOR APPELLEE O P I N I O N Goddar d, P. J. Jef f St anl ey, I ndi vi dual l y, and d/ b/ a Wahoo' s, appeal s a j udgment of t he Ci r cui t Cour t f or Pol k Count y whi ch mandat or i l y enj oi ned hi m t o r emove a cabi n he was const r uct i ng and a concr et e pad f r om an easement f or a wat er l i ne whi ch t he Tr i al Judge f ound was owned by Cherokee Hills Utility District and was an encumbr ance on pr oper t y conveyed t o Mr. St anl ey.
2 The Def endant appeal s, r ai si ng t he f ol l owi ng t wo issues: I. WAS THE TRI AL COURT CORRECT I N HOLDI NG THAT THE CHEROKEE HI LLS UTI LI TY DI STRI CT POSSESSES AN EASEMENT EXTENDI NG OVER THE DEFENDANT' S PROPERTY. II. I F THERE I S AN EASEMENT, MAY BUI LDI NG A STRUCTURE OVER THE EASEMENT BE MANDATORI LY ENJ OI NED WI THOUT A FI NDI NG THAT THERE I S NO ADEQUATE REMEDY OF LAW. By i nst r ument dat ed December 21, 1966, Tennessee Cor por at i on, a pr i vat e cor por at i on, conveyed t o Cher okee Hi l l s Utility District, organized pursuant to Title 57, Chapter 82, T.C.A., a 16-acre tract lying in the 3rd Civil District of Polk Count y. Thi s deed al so cont ai ned t he f ol l owi ng l anguage: together with all structures, pumps, water storage t anks, pi pes, val ves, gat es and ot her mechani cal par t s and equi pment per t i nent t o sai d mai ns and al l r i ght s- of-way and easement s necessary or i nci dent al t o t he operat i on, mai nt enance, repai r or repl acement of sai d wat er mai ns and appur t enant equi pment, as shown on a map desi gnat ed as N555, on f i l e i n t he Gener al Of f i ce of the Party of the First Part. By i nst r ument dat ed Mar ch 3, 1986, Jef f St anl ey acqui red a 2. 5-acre t ract l ocat ed near t he t ract acqui red by Cher okee Hi l l s. Thi s deed does not cont ai n any r eser vat i on f or r i ght of ways cl ai med by Cher okee Hi l l s. I t does, however, cont ai n t he f ol l owi ng r ef er ences: BEI NG AND I NTENDED TO BE THE SAME PROPERTY CONVEYED TO Billy D. Baliles, and wife, Vicky P. Baliles by War r ant y Deed f r om J. Gl en Har bi son, Jr. and wi f e, 2
3 Kar en M. Har bi son, r ecor ded Januar y 29, 1985, i n Book 119, Page 88 i n t he Regi st er of Deeds Of f i ce, Pol k Count y, Tennessee. BEI NG AND I NTENDED TO BE THE SAME PROPERTY CONVEYED TO Gene Nel son, and wi f e, Deni se Nel son by War r ant y Deed from Vicky P. Baliles, and husband Billy D. Baliles, r ecor ded on Febr uar y 6, 1985 i n Book 119, Page 150, i n t he Regi st er of Deeds Of f i ce, Pol k Count y, Tennessee. No addi t i onal r ef er ences t o pr i or conveyances as t o t he St anl ey pr oper t y ar e f ound i n hi s deed, nor i n t he r ecor d. Our r evi ew of t he r ecor d per suades us t hat t he principal fallacy of the Utility District, as well as the Trial Judge, i s a f i ndi ng t hat t he easement conveyed t o t he Ut i l i t y Di st r i ct was a val i d encumbr ance on Mr. St anl ey' s pr oper t y. We f i nd such a det er mi nat i on i nappr opr i at e f or at l east two reasons. First, the deed wherein the Utility District acqui r ed t he wat er syst em and r i ght of ways at t empt s t o i ncor por at e by r ef er ence a map f ound i n t he of f i ce of t he Tennessee Cor por at i on, whi ch i s not a publ i c ent i t y and whose r ecor ds ar e not subj ect t o i nspect i on by t he gener al publ i c. 1 Thus, we cannot equat e a reference t o t he map i n t he offi ce of a pr i vat e cor por at i on t o a r ef er ence t o a pl at r ecor ded i n t he Regi st er of Deeds Of f i ce, whi ch, of cour se woul d suppl y r equi si t e not i ce t o subsequent pur chases. 1 I t i s t r ue t he pr oof shows t he map coul d al so be f ound i n t he of f i ce of t he Ut i l i t y Di st r i ct. We pr esume t hi s occur r ed when t he deed t o t he Ut i l i t y Di st ri ct was del i vered. However, t here i s no showi ng t hat t hi s f act was known t o t he gr ant ee of t he 2. 5 acr e- t r act owned by Mr. St anl ey at t he t i me i t was acqui r ed f r om Tennessee Cor por at i on or by Mr. St anl ey. 3
4 Secondl y, t her e i s no showi ng t hat t he deed t o t he Utility District was executed, delivered and recorded prior to t he deed t o Mr. St anl ey' s predecessor i n t i t l e, whi ch we assume was al so f r om Tennessee Cor por at i on. Whi l e t hi s may ver y wel l be the case, we believe that the Utility District had the af f i r mat i ve dut y t o show such and has f ai l ed t o do so. We accor di ngl y concl ude t hat t he Chancel l or was i n er r or i n f i ndi ng t hat t he r ecor d suppor t s Cher okee Hi l l s' asser t i on t hat i t owns t he easement i n di sput e. I n l i ght of our di sposi t i on of t he f i r st i ssue r ai sed by t he Def endant, i t i s unnecessar y t hat we addr ess t he second. By count er - compl ai nt Mr. St anl ey has sought damages f r om Cher okee Hi l l s shoul d t hey be f or ced t o r emove t hei r i mpr ovement s, whi ch, al t hough not speci f i cal l y addr essed by t he Chancellor's final order, was implicitly dismissed thereby. Because no issue is raised as to dismissal of the count er-cl ai m, we choose not t o address t hi s feat ure of t he case. For t he f or egoi ng r easons t he j udgment of t he Tr i al Cour t as t o t he mandat or y i nj unct i on i s r ever sed and t he Ut i l i t y District's original suit dismissed. The case is remanded for 4
5 col l ect i on of cost s bel ow whi ch are, as are cost s of appeal, adjudged against the Utility District. Houst on M. Goddar d, P. J. CONCUR: Don T. McMur r ay, J. Charles D. Susano, Jr., J. 5
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