El Caballero Ranch, Inc. A/K/A El Caballero, LLC and Laredo Marine, LLC v. Grace River Ranch, LLC ( 2015 )

ACCEPTED
04-15-00127-CV
FOURTH COURT OF APPEALS
SAN ANTONIO, TEXAS
6/19/2015 9:22:59 AM
KEITH HOTTLE
CLERK
No. 04-15-00127CV
IN THE COURT OF APPEALS
FOR THE 4TH JUDICIAL DISTRICT OF TEXAS
AT SAN ANTONIO
EL CABALLERO RANCH, INC.
AND LAREDO MARINE, L.L.C., Appellants
V.
GRACE RIVER RANCH, LLC, Appellee
Appealed from
the 218th District Court of
La Salle County, Texas
MOTION TO DISMISS APPEAL
FOR WANT OFJURISDICTION
MOORMAN TATE HALEY
UPCHURCH & YATES, LLP
By: STEVEN C. HALEY
State Bar No. 08741900
207 East Main
P.O. Box 1808
Brenham, Texas 77834-1808
Telephone: (979) 836-5664
Telecopier: (979) 830-0913
shaley@moormantate.com
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MONTEZ & PATTERSON
John H. Patterson, Jr.
State Bar No. 24027716
Thornton Plaza
508 Thorton, Suite 4
Cotulla, Texas 78014
Telephone: (830) 483-5191
Telecopier: (830) 483-5192
john@montezandpatterson.com
JOE RUBIO LAW FIRM
JOE RUBIO
State Bar No. 17362100
1000 Washington St., Ste. 4
Laredo, Texas 78040
Telephone: (956) 712-2223
Telecopier: (956) 712-2225
joerubio@joerubiolawfirm.com
Attorneys for Appellee,
Grace River Ranch, LLC
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TABLE OF CONTENTS
REFERENCES TO PARTIES................................................................................2
REFERENCES TO RECORD................................................................................2
STATEMENT OF THE CASE ...............................................................................2
STATEMENT OF FACTS ......................................................................................3
1. Grace River Ranch ......................................................................................3
2. El Caballero Ranch .....................................................................................3
3. 7 C’s Ranch ..................................................................................................3
4. Common Source of Title of Grace River Ranch, El Caballero Ranch,
and 7 C’s Ranch .........................................................................................3
5. Northerly Grace River Easement ..............................................................6
6. Easterly Access Easement ..........................................................................6
7. Grace River Easements ..............................................................................7
8. Grace River Ranch the Successor Dominant Estate Owner of the
Grace River Easements .............................................................................8
9. El Caballero and Laredo Marine are the Successor Servient Owners
Under the Grace River Easements ...........................................................8
10. Additional Private and Public Easements Along the Route of the
Northerly Grace River Easement .............................................................9
11. Use of the Northerly Grace River Easement ..........................................10
12. Use of Easterly Grace River Easement ...................................................12
13. Grace River Buys Grace River Ranch ....................................................13
14. Permitting ..................................................................................................13
15. Grace River Notifies El Caballero That Grace River is the Current
Owner of the Northerly Grace River Easement ...................................14
16. Grace River Requests Keys and Access to the Northerly Grace River
Easement ...................................................................................................14
17. El Caballero Refuses Access Along the Northerly Grace River
Easement ...................................................................................................14
iii
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18. El Caballero Falsely and Unilaterally Attempted to Terminate the
Northerly Grace River Easement, the Berry Easement, and the La
Salle County Easement ............................................................................14
19. The Original Basis for El Caballero’s Excluding Grace River from the
Northerly Grace River Easement are Failure of Purpose,
Abandonment, and Impossibility ...........................................................15
20. Traditional and No-Evidence Motion for Summary Judgment Filed by
Grace River ...............................................................................................15
21. El Caballero Files its First Amended Answer ........................................15
22. Intervention by Laredo Marine ...............................................................16
23. Grace River’s Traditional and No-Evidence Motion for Summary
Judgment Heard and Submitted ............................................................16
24. Court Issues Letter Ruling .......................................................................16
25. Order Entered ...........................................................................................16
26. Amended Order Entered ..........................................................................17
27. Second Traditional and No-Evidence Motion for Summary Judgment
by Grace River .........................................................................................17
28. Second Traditional and No-Evidence Motion for Summary Judgment
Granted .....................................................................................................18
29. Judge Saxon Retires ..................................................................................18
30. Judge Saxon Assigned to Stay With This Case ......................................18
31. Objection to Assignment of Judge Saxon ...............................................18
32. Motion for Entry of Partial Summary Judgment ..................................18
33. Partial Summary Judgment .....................................................................18
34. Interlocutory Appeal.................................................................................20
ARGUMENTS AND AUTHORITIES.................................................................20
1. Partial Summary Judgment Includes an Interlocutory Permanent
Injunction ..................................................................................................20
PRAYER .................................................................................................................22
iv
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TABLE OF AUTHORITIES
Cases
Aloe Vera of America, Inc. v. CIC Cosmetics Int’l Corp., 517
S.W.2d 433 (Tex. Civ. App. – Dallas 1974, no writ) .......................... 21, 22
Brelsford v. Old Bridge Lake Community Serv. Corp., 784 S.W.2d
700 (Tex. App. – Houston [14th Dist.] 1989, no writ) ......................... 21, 22
Gensco, Inc. v. Thomas, 609 S.W.2d 650 (Tex. Civ. App. – San
Antonio 1980, no writ) .......................................................................... 21, 22
James v. Hubbard, 985 S.W.2d 516 (Tex. App. – San Antonio 1998,
no pet.)...........................................................................................................21
Kelso v. Thorne, 710 S.W.2d 735(Tex. App. – Corpus Christi 1986,
no writ.) .........................................................................................................22
Quest Communications Corp. v. AT&T Corp., 245 S.W.3d 334 (Tex.
2000) ..............................................................................................................22
Young v. Golfing Green, 2012 WL 6685472 (Tex. App. – Dallas
2012) ....................................................................................................... 21, 22
Statutes
TEX. CIV. PRAC. & REM. CODE ANN. § 51.014(a)(4) .............................................20
Rules
TEX. R. CIV. P. Rule 166a(a) ..................................................................................21
v
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No. 04-15-00127CV
IN THE COURT OF APPEALS
FOR THE 4TH JUDICIAL DISTRICT OF TEXAS
AT SAN ANTONIO
EL CABALLERO RANCH, INC.
AND LAREDO MARINE, L.L.C., Appellants
V.
GRACE RIVER RANCH, LLC, Appellee
Appealed from
the 218th District Court of
La Salle County, Texas
MOTION TO DISMISS APPEAL
FOR WANT OF JURISDICTION
TO THE HONORABLE JUSTICES OF THE FOURTH COURT OF APPEALS:
Appellee, Grace River Ranch, LLC respectfully files this, its Motion to
Dismiss Appeal for Want of Jurisdiction, in this appeal from a Partial Summary
Judgment entered in the 218th District Court of La Salle County, Texas, the
Honorable Stella Saxon, presiding.
1
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REFERENCES TO PARTIES
Appellee, Grace River Ranch, LLC, is sometimes referred to herein simply
as “Grace River.” Appellant, El Caballero Ranch, Inc., is sometimes referred to
herein simply as “El Caballero.” Appellant, Laredo Marine, L.L.C., is sometimes
referred to herein simply as “Laredo Marine.” Intervenor, Robert W. Brittingham,
is sometimes referred to herein simply as “Brittingham.”
REFERENCES TO RECORD
References to the transcript from the District Court of La Salle County are
referred to as “CR” (Clerk’s Record), or similar reference, followed by the
appropriate Volume and Page number(s). Reference to the Reporter’s Record are
referred to as “RR” followed by the appropriate Volume and Page number(s).
STATEMENT OF THE CASE
This suit was brought in the trial court by Grace River against El Caballero
and Laredo Marine for declaratory relief, injunctive relief, and damages seeking to
gain access to certain deeded private easements (collectively the “Grace River
Easements”) and a public easement (the “Public Easement”) crossing both El
Caballero Ranch (belonging to El Caballero) and 7 C’s Ranch (belonging to
Laredo Marine). These easements were and are blocked by locked gates
maintained by both El Caballero and Laredo Marine. Intervenor, Brittingham,
brought suit against El Caballero and Laredo Marine seeking similar relief.
2
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Brittingham has now settled with El Caballero and Laredo Marine gaining
complete access to Brittingham’s similar easement as sought in Brittingham’s Plea
in Intervention. Additionally, El Caballero and Laredo Marine paid all of
Brittingham’s attorney’s fees.
STATEMENT OF FACTS
1. Grace River Ranch. Grace River is the owner of the 6,779.066 acre “Grace
River Ranch” located in La Salle County, Texas.1
2. El Caballero Ranch. El Caballero is the owner of at least 9,220.993 acres
comprising the “El Caballero Ranch” also located in La Salle County.2
3. 7 C’s Ranch. Laredo Marine is the owner of a 30,074.41 acre tract known as the
“7 C’s Ranch” located in La Salle and Webb Counties, Texas.3
4. Common Source of Title of Grace River Ranch, El Caballero Ranch, and 7
C’s Ranch. The Grace River Ranch, the El Caballero Ranch, and the 7 C’s Ranch, have a
common source of title, being Patrick H. Welder, Jr. The parent tract was acquired by Patrick H.
Welder, Jr. by deed dated January 28, 1963. The histories of Grace River Ranch, the El
Caballero Ranch, and the 7 C’s Ranch subsequent to that common source of title appear below in
tabular form:
1
CR I, 38-39, 61-77, 263-264. Grace River is a Texas limited liability company formed on
December 28, 2012 as “Rio Gracia, LLC.” On January 30, 2013, the registered name of Rio
Gracia LLC was changed to “Grace River Ranch, LLC. CR I, 8, 56-60.
2
CR I, 39-40, 81-91, 263-64; CR III, 105-125.
3
CR I, 40-42.
3
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Figure 1.
Title History – Grace River Ranch
Document Date Reference to
Record
General Warranty Deed, Patrick September 6, 1995 CR I, 92-103
H. Welder, Jr. to John T. Mundy
and Sue E. Mundy
Special Warranty Deed, John T. December 17, 2012 CR I, 104-112
Mundy and Sue E. Mundy to
The Roy and Bonnie Goodwin
Family Ranch Trust (Veda Gwen
Goodwin Treat and Kelly
Maxwell Goodwin, as Co-
Trustees)
Special Warranty Deed, Veda December 31, 2012 CR I, 61-77
Gwen Goodwin Treat and Kelly
Maxwell Goodwin, Co-Trustees
of the Roy and Bonnie Goodwin
Family Ranch Trust Dated
December 17, 2012 to Rio
Gracia, LLC
Figure 2.
Title History – El Caballero Ranch
Document Date Reference to the
Record
Vendor’s Lien Deed, Patrick H. February 3, 1997 CR I, 113-129
Welder, Jr. to Knight Oil Tools,
Inc.
Warranty Deed, Knight Oil March 30, 1998 CR I, 81-91
Tools, Inc. to El Caballero
Ranch, Inc.
4
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Figure 3.
Title History – 7 C’s Ranch
Document Date Reference to the
Record
Warranty Deed, Patrick H. October 6, 1999 CR III, 126-144
Welder, Jr. to E. J. Cop
(30,074.41 ac.)
Warranty Deed, E.J. Cop to March 22, 2000 CR III, 146-164
Dennis J. Wilkerson, Trustee
(15,000 ac.)
Warranty Deed, E.J. Cop to March 22, 2000 CR III, 165-191
Dennis J. Wilkerson, Trustee,
Samuel H. Vester, Jr. and Joseph
P. Gerlich (15,074.41 ac.)
Warranty Deed With Vendor’s March 22, 2000 CR III, 192-222
Lien, Dennis J. Wilkerson,
Trustee, Samuel H. Vester, Jr.,
and Joseph P. Gerlich to Damon
Chouest, Inc.
Correction Warranty Deed With April 18, 2011 CR III, 223-258
Vendor’s Lien, Dennis J. (Effective March
Wilkerson, Trustee, Samuel H. 22, 2000)
Vester, Jr. and Joseph P. Gerlich
to Damon Chouest, Inc.
General Warranty Deed With December 18, 2000 CR III, 259-295
Assumption of Security
Documents, Damon Chouest,
Inc. to Laredo Marine, L.L.C.
Correction General Warranty April 20, 2011 CR III, 105-125
Deed With Assumption of (Effective
Security Documents, Damon December 18,
Chouest, Inc. to Laredo Maine, 2000)
L.L.C.
4
4
See also CR I, 42-44.
5
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5. Northerly Grace River Easement. Contemporaneously with the creation and
sale of the present Grace River Ranch by Patrick H. Welder, Jr. on September 6, 1995, Welder
created and granted an “Access Easement Agreement” for vehicular and pedestrian access in
favor of purchasers, John T. Mundy and Sue E. Mundy, leading from Grace River Ranch over
and across Welder’s retained property inclusive of the present El Caballero Ranch and 7 C’s
Ranch and passing along a prescribed and surveyed route northward from Grace River Ranch
toward FM 624. This Access Easement Agreement provided in pertinent part:
(1) the easement was 80 feet in width;
(2) the access was for vehicular and pedestrian access along the described
route of the easement for each owner of the present Grace River Ranch,
their employees, agents, and invitees;
(3) no barriers were to be erected to interfere with the free flow of vehicular
and pedestrian traffic across the present El Caballero Ranch and/or 7 C’s
Ranch other than gates through which the easement owner might pass
without assistance;
(4) the servient owner was to provide the easement owner with all necessary
keys to open gates such that all gates could be freely opened and closed
without assistance;
(5) the easement was binding upon and inured to the benefit of all subsequent
owners of the servient and dominant estates;
(6) the easement could not be subsequently amended except by a writing by
the owners of the servient and dominant estates and signed and filed of
record in La Salle County;
(7) the easement was appurtenant to the present Grace River Ranch.
(hereinafter the “Northerly Grace River Easement”).5
6. Easterly Access Easement. Contemporaneous with the creation and sale of the
present Grace River Ranch by Patrick H. Welder, Jr. on September 6, 1995, Welder also created
5
CR I, 44-45, 130-146, 263-264.
6
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and granted an additional “Access Easement Agreement” for vehicular and pedestrian access in
favor of purchasers, John T. Mundy and Sue E. Mundy, to the present Grace River Ranch over
and across Welder’s retained property inclusive of the present 7 C’s Ranch property and passing
along a described route towards State Highway 44. This second Access Easement Agreement
provided in pertinent part:
(1) the easement was 80 feet in width;
(2) the access was for vehicular and pedestrian access along the described
route of the easement for each owner of the present Grace River Ranch,
their employees, agents, and invitees;
(3) no barriers were to be erected to interfere with the free flow of vehicular
and pedestrian traffic across the present 7 C’s Ranch property other than
gates through which the easement owner might pass without assistance;
(4) the servient owner was to provide the easement owner with all necessary
keys to open gates such that all gates could be freely opened and closed
without assistance;
(5) the easement was binding upon and inured to the benefit of all subsequent
owners of the servient and dominant estates;
(6) the easement could not be subsequently amended except by a writing by
the owners of the servient and dominant estates and signed and filed of
record in La Salle County, Texas.
(7) The easement was appurtenant to the present Grace River Ranch.
(hereinafter the “Easterly Access Easement”).6
7. Grace River Easements. The Northerly Grace River Easement and the Easterly
Grace River Easement are herein sometimes collectively referred to as the “Grace River
Easements”.
6
CR I, 45-46, 263-264; CR III, 296-308.
7
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8. Grace River Ranch the Successor Dominant Estate Owner of the Grace
River Easements. Grace River is the successor in title to the dominant estate of the Grace River
Easements per the following chain of title:
Figure 4.
Grace River Easements Title History (Dominant Estate)
Instrument Date Reference to the
Record
Access Easement Agreement September 6, 1995 CR I, 130-146
(Northerly), Patrick H. Welder, Jr.
to John T. Mundy, et ux
Access Easement Agreement September 6, 1995 CR III, 296-308
(Easterly), Patrick H. Welder, Jr. to
John T. Mundy, et ux
Special Warranty Deed, John T. December 17, 2012 CR I, 101-112
Mundy and Sue E. Mundy to Roy
and Bonnie Goodwin Family Ranch
Trust (Veda Gwen Goodwin Treat
and Kelly Maxwell Goodwin, as
Co-Trustees) 7
Special Warranty Deed, Veda December 31, 2012 CR I, 61-77
Gwen Goodwin Treat and Kelly
Maxwell Goodwin, Co-Trustees of
the Roy and Bonnie Goodwin
Family Ranch Trust of December
17, 2012 to Rio Gracia, LLC8
9
9. El Caballero and Laredo Marine are the Successor Servient Owners Under
the Grace River Easements. El Caballero, as the owner of the El Caballero Ranch, is the
successor in title to that part of the servient estate encumbered by the Northerly Grace River
7
The Grace River Easements were expressly conveyed as part of this transaction.
8
The Grace River Easements were expressly conveyed as part of this transaction.
9
See also CR I, 46-47.
8
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Easement and lying within the El Caballero Ranch per the chain set out in Figure 2. Laredo
Marine, as the owner of the 7 C’s Ranch, is the successor in title to that part of the servient estate
encumbered by both the Northerly Grace River Easement and the Easterly Grace River Easement
and lying within 7 C’s Ranch per the chain of title set out in Figure 3.
All vesting deeds into El Caballero and Laredo Marine, and their predecessors in title,
made after September 6, 1995 (the date the Grace River Easements were created), are expressly
made subject to the Northerly Access Agreement, the Easterly Access Agreement, and the Public
Easement (as applicable).10
10. Additional Private and Public Easements Along the Route of the Northerly
Grace River Easement. The Northerly Grace River Easement is non-exclusive. Additional
parties have valid public and/or private easements along the route of the Northerly Grace River
Easement and across El Caballero Ranch and the 7 C’s Ranch, which easements were originally
created by the following instruments:
Figure 5.
Additional Public and/or Private Easements
Along the Northerly Grace River Easement
Instrument Date Reference to the
Record
Access Easement Agreement, March 31, 1995 CR I, 157-173
Patrick H. Welder, Jr. to Jim Berry
and Bob Berry (hereafter the “Berry
Easement”)
(now owned by Brittingham)
10
CR I, 10, 81-91, 113-129; CR III, 105-125, 126-144, 146-164, 165-191, 192-222, 223-258,
259-295.
9
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Additional Public and/or Private Easements
Along the Northerly Grace River Easement
Instrument Date Reference to the
Record
Vendor’s Lien Deed, Patrick H. February 3, 1997 CR I, 113-129
Welder, Jr. to Knight Oil Tools,
Inc. (hereafter the “Welder
Easement”)11
Right-of-Way Deed, Ruth Bradley February 3, 1939 CR I, 174-177
Watkins, Individually and as
Independent Executor of the Will
and Estate of Griffin Watkins,
Deceased, et al to G.A. Welhausen,
County Judge, La Salle County,
Texas (the “Public Easement”).
12
These additional easements have not been subsequently revoked, released, or terminated.
11. Use of the Northerly Grace River Easement. After the creation and recordation
of the Northerly Grace River Easement in favor of John T. Mundy and Sue E. Mundy
(hereinafter collectively “Mundy”), Mundy extensively used the Northerly Grace River
Easement for access to the Grace River Ranch (then the Mundy Ranch). Mundy was originally
supplied with a key to all gates across the Northerly Grace River Easement by Patrick H. Welder,
Jr. The Northerly Grace River Easement crossed the Nueces River over a low water crossing
originally constructed by La Salle County decades prior to Mundy’s easement on a public road
(the “Public Easement”) along the same path as the Northerly Grace River Easement (hereafter
called the “Low Water Crossing”).
11
This instrument expressly retained an access easement in favor of Patrick H. Welder, Jr.
12
See also CR I, 47-48.
10
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On February 3, 1997, Knight Oil Tools acquired the current El Caballero Ranch by
Vendor’s Lien Deed made expressly subject to the Northerly Grace River Easement, the Berry
Easement, and the Public Easement. Knight Oil Tools, Inc. then conveyed the El Caballero
Ranch to a related entity, El Caballero, on March 30, 1998 also expressly subject to the same
preexisting easements.
Eddie Knight, a principal of both Knight Oil Tools, Inc. and El Caballero Ranch supplied
Mundy with keys to a new gate lock placed by Knight Oil Tools/El Caballero Ranch along the
route of the Northerly Grace River Easement. Later Knight Oil Tools/El Caballero Ranch
supplied a second and updated key to a replacement lock along the route of the Northerly Grace
River Easement. Mundy continued to make extensive use of the Northerly Grace River
Easement for access and egress to the Mundy Ranch.
Sometime thereafter, there was a washout of 65 feet of the southern approach to the
decades old Low Water Crossing. The majority of the span of the Low Water Crossing remains
intact. This washout limited the use of the Northerly Grace River Easement as a through way to
FM 624 by Mundy while Mundy waited for the repair of the Low Water Crossing. Crossing the
Nueces River required a 4WD vehicle thereafter. Mundy temporarily limited Mundy’s travel
along the entirety of the Northerly Grace River Easement for this reason only. Mundy mostly
utilized alternative access. However, there was no change in the road that indicated to Mundy
that any party was attempting to deny Mundy the use of the Northerly Grace River Easement as
it crossed either the El Caballero Ranch or the 7 C’s Ranch. There were no visual indications on
the road that either servient owner then failed to recognize the continuity of the Northerly Grace
River Easement. Nothing about the gates or road indicated any change in circumstances.
Nothing indicated that Mundy’s key was no longer valid to access the road. Neither El Caballero
11
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nor Laredo Marine repudiated the easement to Mundy. Mundy never intended to nor did Mundy
relinquish Mundy’s right to use the Northerly Grace River Easement after the washout. No one
connected with El Caballero Ranch or 7 C’s Ranch ever challenged Mundy’s right to use the
Northerly Grace River Easement. Mundy would have vigorously opposed any such effort.
The Northerly Grace River Easement also crosses the present 7 C’s Ranch between Grace
River Ranch and the Nueces River to the north along the route described in the Northerly Grace
River Easement. During the time that Damon Chouest, Inc. and Laredo Marine, L.L.C. owned
the 7 C’s Ranch, they had a Ranch Manager running operations named Chad Edwards. During
this period, all gates lying along the Northerly Grace River Easement on the 7 C’s Ranch were
taken down and/or unlocked except one new gate lying several hundred yards south of the
Nueces River. This gate was kept locked with a lock requiring a key. Mundy was originally
provided with a duplicate copy of this key by Chad Edwards after the southern approach to the
Low Water Crossing washed out in anticipation of its later use. At all times while Mundy and
Mundy-related entities owned the Grace River Ranch, Mundy had the use of the Northerly Grace
River Easement. Mike Treat, a caretaker for the Mundy Property, utilized the 7 C’s Ranch
portion of the Northerly Grace River Easement several times a year each year for the period
extending between 2000 and 2013. No one connected with 7 C’s Ranch ever disputed that use.13
12. Use of Easterly Grace River Easement. After the creation and recordation of
the Easterly Grace River Easement in favor of Mundy, Mundy extensively used the Easterly
Grace River Easement for access to the Grace River Ranch (then the Mundy Property). The
Easterly Grace River Easement provided access to the Mundy Ranch from an easterly direction
across the present 7 C’s Ranch Property. This was one of the preferred routes to reach the Ranch
13
CR I, 81-91, 113-129, 130-146, 178-183, 184-189, 263-264, 273-278, 279-280; CR II, 1; CR
III, 310-314.
12
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convenient to Mundy. There was a locked gate where the Easterly Grace River Easement
entered the present 7 C’s Ranch. Mundy maintained Mundy’s own lock on this gate to allow
them to come and go along the Easterly Grace River Easement. During the entire time of
Mundy’s ownership of the Ranch, no one connected with any of the owners of the present 7 C’s
Ranch ever attempted to restrict or prohibit Mundy’s use of the Easterly Grace River Easement.
Mundy used it frequently and without protest from anyone. No one connected with the
ownership of 7 C’s Ranch ever challenged Mundy’s right to use the Easterly Grace River
Easement for as long as Mundy owned the Ranch. If they had, Mundy would have vigorously
opposed any such effort. Representatives of Grace River Ranch have used the Easterly Access
Easement freely since Grace River purchased the Grace River Ranch without complaint or
opposition by anyone connected with 7 C’s Ranch.14
13. Grace River Buys Grace River Ranch. On December 31, 2012 Grace River
bought the Grace River Ranch and appurtenant easements, inclusive of the Grace River
Easements.15
14. Permitting. Grace River then obtained all necessary governmental permitting
and easements from the General Land Office of Texas (GLO) and the U.S. Army Corps of
Engineers to repair and utilize the Low Water Crossing.
The GLO has now issued a Miscellaneous Easement to Grace River for the Nueces River
Crossing. The Miscellaneous Easement was applied for and issued in complete conformity with
the statutes and regulations governing such easements. The GLO issued the Miscellaneous
14
CR I, 53, 178-183, 184-189, 263-64; CR III, 105-125, 310-314.
15
CR I, 49, 61-77.
13
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Easement in the public interest notwithstanding objection by El Caballero and Laredo Marine.
The GLO has no plans to revoke, suspend, or modify the Miscellaneous Easement.16
15. Grace River Notifies El Caballero That Grace River is the Current Owner of
the Northerly Grace River Easement. In February, 2013 Grace River notified El Caballero
that Grace River was the current owner of the Northerly Grace River Easement.17
16. Grace River Requests Keys and Access to the Northerly Grace River
Easement. Beginning February 22, 2013, Grace River requested keys and access to the
Northerly Grace River Easement as it traverses El Caballero Ranch.18
17. El Caballero Refuses Access Along the Northerly Grace River Easement. In
response to requests by Grace River for access along the Northerly Grace River Easement, El
Caballero refused any access along the easement.19
18. El Caballero Falsely and Unilaterally Attempted to Terminate the Northerly
Grace River Easement, the Berry Easement, and the La Salle County Easement. In direct
response to Grace River’s request for access, on or about March 5, 2013, El Caballero attempted
to falsely and unilaterally terminate the Northerly Grace River Easement, the Berry Easement
(now owned by Intervenor, Robert W. Brittingham), and the Public Easement by recording in the
Official Records of La Salle County, a “Notice of Revocation and Termination of Easement and
Access Easement Agreements” by claims of abandonment, failure of purpose, and impossibility.
16
CR I, 14-15; CR II 23-55; CR III, 2-33, 34-102.
17
CR I, 49, 256-257, 258-260.
18
CR I, 49, 258-260, 261-262.
19
CR I, 50, 190-193, 194-195, 268-270; CR II, 5-16.
14
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Prior to that date neither El Caballero nor its predecessors in title had taken an action to cancel or
repudiate the Northerly Grace River Easement.20 This suit followed shortly thereafter.
19. The Original Basis for El Caballero’s Excluding Grace River from the
Northerly Grace River Easement are Failure of Purpose, Abandonment, and Impossibility.
The original basis of El Caballero’s refusal to allow use of the Northerly Grace River Easement
was failure of purpose, abandonment, and impossibility. El Caballero’s initial legal position,
long since abandoned, was that Grace River could not secure the necessary permitting to rebuild
the Low Water Crossing.21
20. Traditional and No-Evidence Motion for Summary Judgment Filed by Grace
River. On July 18, 2013, Grace River filed in the trial court its Traditional and No-Evidence
Motion for Summary Judgment to determine and declare the validity of the Northerly Grace
River Easement and of the public roadway along the route of the Northerly Grace River
Easement based on the original failure of purpose, abandonment, and impossibility defenses
raised to El Caballero. This Motion was set for hearing before the Court on September 26,
2013.22
21. El Caballero Files its First Amended Answer. On or about September 18, 2013
approximately seven days prior to the scheduled hearing on the above Traditional and No-
Evidence Motion for Summary Judgment, El Caballero filed in the trial court its First Amended
20
CR I, 50, 196-255.
21
CR I, 190-193, 196-255, 268-270; CR II, 17-22.
22
Second Supplemental CR I, 426; Second Supplemental CR II, 55.
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Answer, Defenses & Counterclaim (the “Amended Answer”). The Amended Answer raised the
additional defense of adverse possession under TEX. CIV. PRAC. & REM. CODE ANN. § 16.026.23
22. Intervention by Laredo Marine. On that same day, September 18, 2013, Laredo
Marine filed in the trial court its Original Petition in Intervention and Counterclaim contesting
the validity of the Northerly Grace River Easement and the public road running along the path of
the Northerly Grace River Easement on grounds of abandonment, failure of purpose, and adverse
possession/limitations.24
23. Grace River’s Traditional and No-Evidence Motion for Summary Judgment
Heard and Submitted. The Traditional and No-Evidence Motion for Summary Judgment filed
by Grace River was heard by the Court on September 26, 2013. The Motion was extensively and
exhaustively argued and briefed by the Parties.25
24. Court Issues Letter Ruling. On or about June 12, 2014, the Court entered its
letter ruling that was granting the Traditional and No-Evidence Motion for Summary Judgment
of GRACE RIVER.26
25. Order Entered. Over eight months after the hearing date, on July 7, 2014, the
Court entered its Order Granting Traditional and No-Evidence Motion for Summary Judgment in
favor of Grace River.27
23
Second Supplemental CR I, 427-433.
24
Second Supplemental CR I, 433-438.
25
Second Supplemental CR II, 55.
26
Second Supplemental CR II, 8-9.
27
Second Supplemental CR II, 10-13.
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26. Amended Order Entered. On August 4, 2014, the Court entered its First
Amended Order Granting Traditional and No-Evidence Motion for Summary Judgment in favor
of Grace River. The Court by its First Amended Order Granting Traditional and No-Evidence
Motion for Summary Judgment found as follows:
1. Private Easement. GRACE RIVER RANCH, LLC (GRACE RIVER) has a
valid and subsisting non-exclusive express easement across El Caballero
Ranch for vehicular and pedestrian access to and egress from Grace River
Ranch along that part of the Grace River Easement lying within El Caballero
Ranch, with the right to use and maintain the road thereon and any culverts,
low water crossings, or bridges lying along the Grace River Easement which
has not been abandoned, become impossible, or relinquished, or failed of its
purpose.
2. Public Road. There is a valid and subsisting express public road across El
Caballero Ranch along the route and of the width described in the County
Road Easement for that part of the County Road Easement lying within El
Caballero Ranch which public road has not been abandoned or relinquished
by La Salle County, become impossible, or failed of its purpose.28
The trial court’s order was expressly made interlocutory. It made no attempt to
adjudicate claims filed after the filing date of the original Motion.
27. Second Traditional and No-Evidence Motion for Summary Judgment by
Grace River. Grace River then filed its Second Motion for Traditional and No-Evidence
Motion for Summary Judgment seeking summary judgment on the additional issues and against
the additional parties raised and/or intervening after the filing of the original Motion (as granted
by the Court on July 7, 2014 and again on August 4, 2014) and pertaining to all matters
concerning the validity and continuity of the Grace River Easements and the Public Easement.
This was heard on September 18, 2014.29
28
Second Supplemental CR II, 55-57.
29
CR I, 1-280; CR II, 1-55; CR III, 1-408.
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28. Second Traditional and No-Evidence Motion for Summary Judgment
Granted. On December 17, 2014, Judge Saxon issued her letter ruling that the Second
Traditional and No-Evidence Motion for Summary Judgment of Grace River was granted.30
29. Judge Saxon Retires. Judge Saxon retired effective December 31, 2014. Grace
River sent to Judge Saxon a proposed Partial Summary Judgment consistent with her letter ruling
prior to this date. However, no formal order was entered prior to Judge Saxon’s retirement date.
30. Judge Saxon Assigned to Stay With This Case. On January 6, 2015, Presiding
Judge for the Fourth Administrative Region, David Peeples, assigned Judge Saxon to this case.31
31. Objection to Assignment of Judge Saxon. On January 9, 2015, El Caballero
and Laredo Marine both filed their Objection to Assignment of Visiting Judge objecting to Judge
Saxon’s assignment to this case.32
32. Motion for Entry of Partial Summary Judgment. Pursuant to a Motion for
Entry of Partial Summary Judgment filed by Grace River, a hearing was conducted by Judge
Saxon on March 3, 2015.33
33. Partial Summary Judgment. At the conclusion of the March 3, 2015 hearing,
Judge Saxon entered a Partial Summary Judgment making a final determination of all issues
relating to the validity, continuity, and extent of the Grace River Easements and the Public
Easement.34 The only claims remaining unadjudicated after March 3, 2015 were:
30
CR V, 166.
31
CR V, 169.
32
CR V, 170-171.
33
RR, 3.
34
CR V, 285.
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(1.) All damage claims by Grace River against El Caballero and Laredo
Marine by reason of the disruption or blocking of the Grace River
Easements and the La Salle County Easement.
(2.) All claims for attorney’s fees and costs.35
The Partial Summary Judgment made a final determination of all issues relating to the
validity, continuity, and extent of the Grace River Easements and the Public Easement as
follows:
(1.) Private Easement. Grace River has valid and subsisting non-exclusive
express easements across El Caballero Ranch, 7 C’s Ranch, and the
Nueces River Crossing for vehicular and pedestrian access to and egress
from Grace River Ranch along that part of the Grace River Easements
lying within El Caballero Ranch, 7 C’s Ranch, and/or the Nueces River
Crossing with the right to use and maintain the road thereon and any
culverts, low water crossings, or bridges lying along the Grace River
Easement in conformity with the rights and privileges and subject to the
requirements set out in the Grace River Easements and the Miscellaneous
Easement.
(2.) Public Road. There is a valid and subsisting public road across El
Caballero Ranch, 7 C’s Ranch, and Nueces River Crossing along the route
and of the width described in the County Road Easement for that part of
the County Road Easement lying within El Caballero Ranch, 7 C’s Ranch,
and the Nueces River Crossing.36
The Partial Summary Judgment, after finally determining all issues regarding the
existence of the Grace River Easements and the Public Easement permanently enjoined El
Caballero and Laredo Marine as follows:
1. Private Easements. El Caballero and Laredo Marine are enjoined from:
(a.) Erecting or maintaining any barriers, fences, or gates of any kind that
would interfere with or obstruct the free flow of vehicular or pedestrian
access, on, over, or across the Grace River Easements other than gates
currently located on El Caballero Ranch or 7 C’s Ranch. All such gates
must be maintained and/or secured such that Grace River may pass
35
CR V, 285.
36
CR V, 284.
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through them without assistance. Laredo Marine shall remove the fence
along the Northerly Grace River easement and located within 7 C’s Ranch
within 30 days of the date entry of this Partial Summary Judgment.
(b.) Maintaining any gate or barrier along or across the Grace River Easements
without providing all necessary keys, combinations, or codes to GRACE
RIVER to open such gates without assistance. Such keys, combinations,
or codes are to be delivered to Grace River not later than 3 days from the
entry hereof, and prior to an installation of any future rekeyed,
reconfigured, or recoded lock.
(c.) Taking any action to prevent Grace River from freely opening and closing
any gates in the Grace River Easements without assistance.
(d.) Preventing or obstructing Grace River from using, having access across, or
undertaking the maintenance or repair of the roadway, bridges, low water
crossings, culverts, grades, trimming, etc. along the Grace River
Easements and Nueces River Crossing.
2. Public Road. El Caballero and Laredo Marine are permanently enjoined from:
(a.) Preventing or obstructing maintenance or repair of the roads, bridges,
culverts, grades, or low water crossings lying along the County Road
Easement.37
34. Interlocutory Appeal. From the Partial Summary Judgment, El
Caballero and Laredo Marine have brought this Interlocutory Appeal pursuant to
TEX. CIV. PRAC. & REM. CODE ANN. § 51.014(a)(4) (appeal of grant of temporary
injunction).38
ARGUMENTS AND AUTHORITIES
1. Partial Summary Judgment Includes an Interlocutory Permanent
Injunction. Appellants’ appeal is based on the unsupported misconception that
37
CR V, 284-285.
38
CR V, 287-294.
20
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the Partial Summary Judgment, because interlocutory, of necessity, includes a
“temporary injunction.”39 This misapprehends the law and the state of the record.
An interlocutory judgment may contain a permanent injunction.40
The Partial Summary Judgment makes it clear that the trial court intended to
issue a permanent injunction. The Court expressly stated that the Partial Summary
Judgment decided “all claims of the Parties relating to the validity, continuity, and
extent of the [easements]” and leaving only damage claims for later adjudication.41
The injunction does not contemplate any further order of the court or have any
time limitations on its application.42 There was no trial necessary to resolve the
merits of Grace River’s easement claims.
The true character of an injunction is to be determined by its characteristics
and functions.43 Whether an injunction is temporary or permanent is determined
by looking at the substance of the order.44 The purpose of a temporary injunction
39
See, e.g., Appellants’ Brief at 12.
40
See Young v. Golfing Green, 2012 WL 6685472 at *1 (Tex. App. – Dallas 2012); Aloe Vera of
America, Inc. v. CIC Cosmetics Int’l Corp., 517 S.W.2d 433, 436 (Tex. Civ. App. – Dallas 1974,
no writ); Brelsford v. Old Bridge Lake Community Serv. Corp., 784 S.W.2d 700, 701-02 (Tex.
App. – Houston [14th Dist.] 1989, no writ).
41
CR V, 285. Because the damage claims presented genuine issue of fact, the trial court
rendered interlocutory relief as expressly authorized by TEX. R. CIV. P. Rule 166a(a).
42
CR V, 284-285.
43
Gensco, Inc. v. Thomas, 609 S.W.2d 650, 651 (Tex. Civ. App. – San Antonio 1980, no writ);
James v. Hubbard, 985 S.W.2d 516, 518 (Tex. App. – San Antonio 1998, no pet.)
44
Gensco v. Thomas, supra at 651.
21
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is to preserve the status quo pending a final hearing to determine the merits.45
Conversely, a permanent injunction is not dependent on any further action on the
merits by the trial court.46 A permanent injunction grants all relief the trial court
intends to grant on that subject matter.47 This is clearly the case with the Partial
Summary Judgment. It expressly resolves the merits of the easement claims and
the injunctive relief necessary to enforce adherence to the Court’s Order. No more
permanent order could be made with respect to Grace River’s claims for injunctive
relief than the trial court made.48 The Partial Summary Judgment is an
interlocutory order granting a permanent injunction. Because the trial court’s order
grants a permanent injunction, there is no jurisdiction supporting the present
appeal.49
PRAYER
WHEREFORE, PREMISES CONSIDERED, Appellee prays that appeal be
dismissed for want of jurisdiction.
45
Id.
46
Id.
47
Id.
48
Id.
49
See Quest Communications Corp. v. AT&T Corp., 245 S.W.3d 334, 336 (Tex. 2000); Brelsford
v. Old Bridge Lake Community Serv. Corp., 784 S.W.2d 700, 702 (Tex. App. – Houston [14th
Dist.] 1989, no writ); Aloe Vera of America, Inc. v. CIC Cosmetics Int’l Corp., 517 S.W.2d 433,
436-37 (Tex. Civ. App. – Dallas 1974, no writ); Young v. Golfing Green Homeowners Ass’n,
Inc., 2012 WL 6685472 at *1 (Tex. App. – Dallas 2012); Kelso v. Thorne, 710 S.W.2d 735, 736-
37 (Tex. App. – Corpus Christi 1986, no writ.).
22
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Dated: June 19, 2015
Respectfully submitted,
MOORMAN TATE HALEY
UPCHURCH & YATES, L.L.P.
By: /s/ STEVEN C. HALEY
STEVEN C. HALEY
State Bar No. 08741900
207 East Main
P.O. Box 1808
Brenham, Texas 77834-1808
Telephone: (979) 836-5664
Telecopier: (979) 830-0913
shaley@moormantate.com
MONTEZ & PATTERSON
John H. Patterson, Jr.
State Bar No. 24027716
Thornton Plaza
508 Thorton, Suite 4
Cotulla, Texas 78014
Telephone: (830) 483-5191
Telecopier: (830) 483-5192
john@montezandpatterson.com
JOE RUBIO LAW FIRM
JOE RUBIO
State Bar No. 17362100
1000 Washington St., Ste. 4
Laredo, Texas 78040
Telephone: (956) 712-2223
Telecopier: (956) 712-2225
joerubio@joerubiolawfirm.com
Attorneys for Appellee,
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Grace River Ranch, LLC
CERTIFICATE OF SERVICE
I, Steven C. Haley, do hereby certify that on the 19th day of June, 2015, I
served a true and correct copy of the foregoing pleading to the following, in
accordance with the Texas Rules of Civil Procedure:
Annalyn G. Smith
Schmoyer Reinhard, LLP
17806 I-10W, Ste. 400
San Antonio, Texas 78257
E-mail: asmith@ar-llp.com
Kimberly S. Keller
Keller Stolarczyk PLLC
234 West Bandera Road, No. 120
Boerne, Texas 78006
E-mail: kim@kellsto.com
Donato D. Ramos
Donato D. Ramos, Jr.
Law Offices of Donato D. Ramos
6721 McPherson
P.O. Box 452009
Laredo, Texas 78045
donatoramosjr@ddrlex.com
/s/ STEVEN C. HALEY
STEVEN C. HALEY
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