Headington Responds to Forest City Lawsut

8/20/2019 Headington Responds to Forest City Lawsut

1/10

FC P BUILDIN C,

Plaintif

v

CAUSE NO DC-1507640

HEADINTON REALTY AND CAPITALLLC

Defendant

IN THE DISTICT COURT

DALLAS COTY TXAS

68TH JUDICIAL DISTICT

DEFENDNT'S SPECIL EXCEPTIONS TO PLINTIFF'S ORIGINL PETITIONND REQUEST FOR DECLRTORY AND INJNCTIVE ELIEF

Defendant Headington Realty and Capital LC ("Headington Realty)

les its Special

Exceptions to Plaintifs Original Petition and Request for Decaratory and Injunctive Reie (the

"Petition) as follows:

I

PRELIMINRY STTEMENT

Plaintif FC WP Building LC (Plaintif') has assered a groundless nuisance

claim against Headington Realty that has no basis under Texas aw. Indeed the egal princiles

that preclude Plaintiff's nuisance claim have been established law in Texas since 1860! In

addition Plainti does not have a good faith argument for the extension modication or

reversal of that longstanding Texas law Headington Realty thereore respectlly requests that

the Court grant its special exceptions and dismiss this lawsuit for failure to state a claim uon

which relief can be granted

Painiff has name Heaington Reay as efenan even though knows or shou know thatHeangton Reaty s no the prope efenant The ng of his moton is wihou peuce to or waiver ofeadngton Reays efense ha is no the poper efenant See TEX. R. C. P. 93(4) (ising ceran peas o bevee ncung the exisence of "a efec of pares paintiff o efenan.. eangton Reay owns m atSonePace ongs LLC which s he owner of he propey ocae at 165 Man Seet ha s aacent toPantifs propery and the source of the aeged nusance See t:/www alascaorAccDeai1omas?D= 00996000000.

Deendant's Speca Exceptons To Plantrs Ognal PettonAnd Request o Declaratory And Inunctive Rele Page

DALLAS

8/6/2015 3

FELI

DISTRI


2/10

II

PLINTI'S GROUNDLESS LLEGTIONS

2 n its Petition, Plainti sed Headington Realty o allegedy ceating a nisance

and inteeing with the use and enjoyment o its ea popety ocated at 623 Main Steet in

downtown Dalas known as the Wilson Bilding 2 That is Plaintis only ppoted claim. 3 n

paticula Plainti contends that Headington Realtys poposed constction o a vestoy

building to condct a etail business adjacent to, but not invading, the Wilson Bilding wi

constitute a nis ance and that [a]t east eight apatments in the Wilson Buiding will be

denied almost all access to ai light and view

Plainti eoneousy contends that Headington

Realty has a legal duty to avoid inteeing with Plaintis] se and enjoyment o the Wilson

Buiding"

3 Plainti seeks to ecove maket vale damages . . . o the pemanent damage to

the Wilson Bilding an injnction that Headington Realty] shall not neasonably inteee

with [Plaintis] use and enjoyment o the Wilson Building, and declaatoy elie that Plainti

is entitled to the continued use and enjoyment o the Wison Building ee om the nisance

theatened by Headington [Realty]s poposed development o popety adjacent to the Wilson

Building Based on its equest o declaatoy eie Plainti also seeks an awad o attoeys

ees and costs

ee Plaintiff's Original Petion and Request o Declaratory and Injuncive Reief ("Petiton), ed July

8 205 � -6; h://ww.dalasad og/ActealComaspx?D=OOOOOI00978000000 3

ee Petition � 6.

ee � .

ee � 4

ee �� 4-6 9.

ee 9

Deendant' Specal xcepton To Pantr Ognal Pettonnd Requet o Declaratory nd Inunctve Rele Page


3/10

I

SMMARY OF ARGUMENT

4 Painti niane aim an eqeted eief o be denied beae te

oit it e-etabie exa a fo at eat e eaons: (i) no ega du exi unde

Texas a to poide ae to a or igt o to eain om boking a ie and terefoe te

popoed biding doe no ontite a niane a a mate of a; (ii) iminton in pope

ae de to te ega e of neigboing pope i not a ognizabe inj in Texa· (iii) a

niane does not exit de Texa a mee beae of aeetia-bae ompaits a i

e ae ee (i) Paintif inusion of a edunan equet fo deaato eief oe fo te

pupoe of eqeing an aa of atoe' fee i impope in exa a () Paintif_

equeted iune eief i no ogniabe unde exas a gien e nate of te a

aege in te Petition Tu Paints niane aim ining a te eief eeted so

be dismisse fo faie to state a aim pon i eief a be ganted

ARGUMENT AND ATORTIES

Aibe Le

Sndrd

5 Atog peia exepion ae tpia e to foe aiation of ague

peadngs te ma aso be ed to etemine ete a pa a ped a ae of atio

pemite b a peia exepion oud "point ou inegib an it patiait e

defet omiion obit dupiit generait or oe infien in te aegations in te

peang exepte to 9

Se an Bnito ank Trust Co. Landa Tavl, 3 SWd 3 3 (Tex. Apporpus Chit2000, p)

9 X P. 9

Deendas peca eon o f Ogna Peton eques o Dclraond njunve Ree Page3


4/10

6 Thfor a paty ma chln g sfiin y o pads o ste a aus

o ato ;'by spcica l pitng e dc an at m s nvad."10

a aci rd y law. a t may rop usa he pca

i ' d sms as o aon

B Plas Nusce Cuse Of Atio Must Be Dsssed Bea Conis ihWbs T L

exs w rs o a u o prov es o or lgh or o rfrrom loki viw

7 Th nin o a bin cu al bsnss s, o or a a

nd on sus h a a o a uia a ud xa w12

Indd Ta, a w a sat a abs o gota

n ua a n n and n an p 1 Pai do no

g a ny budng ri o gua pue Hadg R

dpt a a to ts pop adj o Wo B

Se Mowbryv. 76 S.W.d 66. A 00 n

1 e R erv . . 9 ..d 0,0 (Tex. C C dened; s Wn Dudlst, ic Hghad i. J 0 SW 5 9 (Tex Ap.-Houst01 [lsDst] pe. ene) ("If te pan s s s no eit y lw th dnda ma le sa excposa a otio m")

M Tmp £ 89 S. W.2d 9, 989 T. Ap-Hou [I Ds. t dend hodn ht hr l u o o h lal con o a ins i nsan p s a nan t

S 32 .W 8 8 T vApp.-

Anono 9 w) T1le o law Tex wel esalhed ha he own o eal esa a n h abse o bdg· bi ·

e

g r

n

s

ans s nd eec a ig, wall nc o h buin hon and on an pheeo ih dirion d s aon n ng s J a one f e f e p oweoithndin i obr gh a d von ·m hs nego; nwh I ecs he valu o hneio•' poper an no1>ihng h ove o eeg e u s be e a_ a ben followe y n brokn in thoe nce h eay ca oKl Gehrg' Gf/'OCp 8 Wd 70 70 (e , Cv. p.S 96 o i i aeanv� l ee nong or han n te reec hr Es u ae h dn h Sa l as o Klen v Gen eSup 32 Ude e l cnzd i Sa abuldn o Ut cano be omae of a nusance ee bcue buc h viw h nhbogry; aa L & La 76 .W, 47 474 e C Ap-Dala 95 n wri

y

Defenda's Spea Excetio Pa Orgl einA Request Fo eclaraoy A Injniv Ree P


5/10

ln Texa the gt to rc a bld on r prper is ic den of onp

£ such pop d ot a sa a mter of law - vn If h blmg wl obtuct ght

viion fm th gbo r r dpon val

nei bo popy.15 at la pip le has b he aw Txa c 186 hu,

Te · s a os o rgnz a aim or1 Peo

Me, P e e t wtsdg el-sbld

ex lw h a ood a argum fo eson modaon, r ral o

li a Texs.17 No oud Pltf a ood r de

iu.

Ined Tx he L la l pipe ao

co a ob vw o bke i d g no aob ns.19

Ay lf n s Te ·as

H Wd at ; Lgt 271 SW2d 3 Civ App.-Dl 4 no ri) holig ce ul i xas n tr s pvateusa, o ecov of amaes for dmiuo ppe by reson o ll s of s pery); s also Schrk, 368 S.W2 76 Dl Lnd & C. 276 . a 474 'Mat hat oyby big direeabl ushtly a b t uc simly cau ty m x fth vu th rop. The oe he nu cr f fe i i o w ompalbl d hbid. To o d ow re in ub a o sm mu rt n, o f t oc noading Ue ma ub je y c oane d omo')

S Hrio S. .d a hl. 6 a 706� Dl o. 7 S 4 GNm, 25 e . , .

1 ! Pi 7 S. 6,9 (Tx. Ap.o Wo J wt d •W d

h te m te d couepen, wa n vb o co fo inr w ahp pd o h facl a i a a h peag e w t en good x o exsg • [W] d co no cro eng ac b ud"· B• Ru T. App. LEXIS 5394 *21 (T Ap Ho si.] 01 t (Bee te Fi_ Coe pbi co o e g d ha snoe p de h oo o no r gubl ba1 and wa o •a noo r eo odao Il o xg o estaie o '

1 e .g l AMJR oinng § 0 d 05 "Gerlly a do he a i of o r, lt nd w r jg poy . [A] ladowr e y a uw o h w l o d e dog o1 o d v wh h o uh bidg o o u w eeced whu hdwnr o gal ab."); o H v Pd 1 Nev ('[l honin hd a doe do o l , r " z 8 0 J 1

i p P O Requst F D d [njciv lif.


6/10

inuion in pop v on te a e ngog opi no coizae inu Te

W ls on Buildng s bt po 1e mgin of lt d: a a mar law,

w dne owledg adjoig laowner ha ae 20

Tus

usce lai exist n exa y f r h e mjn ry a ofh Wilo

l eu f H o Ra ' l ajace pe. Acrdgy,

P a unc m po e a rd d xs l

une nn be on ee be ompan in

xa av fo a ae to xt b o aca-

based c. a i ba u ac all eq a o b

(DC. 200 ("One may obsut hos wdows a ay ie nd n ton b it ota vew.') nal qotio ua nd atios oed ; , 6 W2d 4, NCt pp J7) []hre r majoi y ul in other jsdcto, T ra ha a bu ng ruct· a b compi o a a a uin mel b s t b h w o nhboipp. Kucera v. L�, Rp d 582 589-0 al p 97) ("nc iom J os t

reoz th oi of anet t a andw 1ua o ai li o ced w aandown not hv obsi on d s a p ae . ." na tais ited; Plt: J Gf-P Co 5 .Wd ·7 7 (Mo Ct. App 1 ("[A] landor s trs lwf ac nlocg ano's po nt gv s o as of s . . Te o w JS a, abe u c oac to orry oruo f andow vew no ab"): 9q F D . f Tnsp 806 P 84, 4 Alk 19 A pr opyoe s n r ig nbsrud o ion o s popy ·m a whr o o hs prop a aasmn o om o'; Coll . J I 2 53, 37 as. A 18) \'Th eeaul a o tat d srur no ld a a sa ca obu thiw of horing prp a t ru s g n h eiat of e Eih on o al. nrnal a d Foibl Hl p y 1 So. 2d 9Fl C pp 15 T] Enl r cet is has e uaniou pdaed hCOLUy. ) ,

By I G SW 2 46 pp -co 5 i r f d .v w blds upo m o o a to y. do o k t oigp ha th ame g . g K hg)

n W 44 o l i Tx . as nu lwu use of pp d oe ot pt o o rec- daag h ug \ al � pe:Dll Ln & L 7 W a 7 (oane ar o nac h c

Rk FPL E L 66 W3d 0 p-alad 0 p d 'x av t f oud ui m e o e-bad opas.

da ea u T Pf Ogn PnAnd Rq nd nncv Rf P6


7/10

ght, sound odor or oregn substance2 Hr howevr Platif dos ot lg suc

asion o th Wilso Buldg?4 Rather Plnti aleges oly that '[]t last eight pments

th Wison Buldg l be ee almost al acess to air lgh ad w25 and hat the

dscribed nusace ll blk alost trely te lght ad ew aaabe to a mbr o

rent aptts ad treby peetly dmag h Wilso Buldg26 Accordingly

Pint dos not ad canot state an ationab nuisac c gast Hadgton eay.

linti i not entitle to it requested nononetr reie uner e lw

Plinti i not entitle to eltor ree

2 Txs prcluds a rqust or dcaratory reli th s merely redudat o oh

caus s o co or hch aoys es r ailabl?7 Paintis rqst or declaratory

rl s basd on th same allgatons udryig its rqusts or montary ad ijncte

ri£8 Accordingy Plint caot stat a claim or decartor eli dr xas la

3 See i ("[S]uessuJ nuisance aions tpay nvolve an nvason o a plantif propert b gt,sound odo o oegn subsane; i a 512 (Texas aeaw eognze ew resh·ions on te al se o popert Pans ave te gt to bng a nuane ation beause a negbo's aw atvty substantalntreres wt ter view tey ave n te igt to zone te suounding proper Teas asea mt[s a nusane atio wen te aenged ati s law to saes n w te atvty ress n omenvaso o te pants propety and by not aowing eover o oona eaion aon Maranatha Temple,nc 893 SW d at 98-99 (sae.

See genealy Peon2 ee id � 3 (mpass added6

ee i 16 (epass added

ee Ean Inu. In Lehann 39 SW . 3d 620 624 (Te 0 ) · Wells Fago Bnk NA Robnon 39 S W3 d 90 99 (e App. Dalas 20 2 no pe U an NA Pege Fo Galan ' 70 SW3d 7 7879 (Te App.Daas 200 no pt

8ee etto 36

fda Sa Exp T Pafr Oga PAd Rq araryAd Iv Rf Pag7


8/10

b. Piti is ot tild to ijti ri

13. I Txas jc s a aalal m h al h ca

rss hoh ma amas Pla als ha h ppr sac

a Rals ajac l ll ama h a h s Bl hch s a

j ssa b ma amas I Pla als sks amas al

h sl m h prpr s1c0 Accl Pla ca sa a clam o

jc l Txas la h ccmsacs

v.

REQUEST FOR RELIEF

14. F all h o asos Hao Ra scll qss ha h

Co an s spcal cps smss hs las h pjc a aa ao

Ra sch h a l ch ma sl l

S Schid Nt'/ I v. B W. 3d 6 8 Tx A prnn njunonssus on pr dos no n dqu d w. gwd Hm c v Fdm 6. Wd 8, 8 T AppHouson Ds. p. dnd dng rus or prn nunon d onudg ps wr no nd o nun r us onr dgs coud u opns or n r sud . . .'

S Po 3 9.

S Schd '! ri . 3d 8 I r s g rd o onr dgs n p o g n unco oo. Aordng wdng o n nuon d dgs s our s oud onsu dou ror. gld Hm A , 6 Wd 8

Dfndan Sca Excn T Panf Ogna PnAnd Rq F Dcaay And njnc RJf ag8


9/10

Resectlly stted

BREWER, ATTORNEYS & COUNSELORS

By

� t

Wlla A Brewer IIIState Bar No 02967035wab@breweraoeys com

Mchael J. ColsState Bar No [email protected]

Roer M MlletStae Bar No. 24025538rrm@breweratoeys com

1717 Ma Sreet Ste 5900Dallas exas 7520eehoe: (214) 653-4000Facsle (214) 6531015

COUNSEL FOR DEFENDANTHEADINGTON REALTY AND CAPITAL LLC

Defendant's Specia Exceptions To Plaintifrs Ogina PettionAnd Request Fo Decaratory And Injunctve Relief Page 9


10/10

CERTIFICATE OF SERVICE

I hereby ce1i tha a true and correc copy of he foregoing document was served via

eservice upon he foowing counsel of record on thisb' y of August, 2015:

James M StanonStanton@stanontriarmcomWiliam G. [email protected] Law F PC9400 N Central Expressway Suite 304Dalas Texas 75231

COUNSEL FOR PLAINTIFFFC P BUILDING LLC

Rober M Millimet

Defendn's Specil Excepions To Plinifs Oiginl PeiionAnd Reques Fo Declrory And njuncive Relef

533353 322 2

Pge 0

Documents

Headington Responds to Forest City Lawsut