FI FTH DI VI SI ON

BRA NCH, J.

, RI C K M A N and REESE, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

http://w w w .ga a ppe a l s .us /r ule s

June 23, 2017



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 7 A0 31 9

. FOX v. N O R FOLK SOUTHERN CORPORATION et

al

.

B R A N C H , J u d g e.

Th i s ap p eal ari s es o u t of a ri g h t -o f-way o wn ed b y No rfo l k So u t h ern Rai l ro ad

Co

. an d b i s ect i ng a parcel o f l an d o wn ed b y C. Ran d al l F o x

. A f t e r t h e rai l ro ad

co n st ru ct ed a p as s i n g si d e t rack ru n n i n g paral l el t o t h e ex i s t i n g track si t uat ed i n t h e

ri gh t -o f-way

, Fo x s ued No rfo l k S outhe r n C o rp o rat i o n an d N o rfo l k So u t h ern Rai l ro ad

Co

. 1 i n Go rd o n Co u n t y Su p eri o r C o u rt

, as s ert i n g cl ai m s fo r i n vers e co n dem n at i o n

an d t res p as s

. Fo x n o w ap p eal s fro m t h e t ri a l c o u rt ’ s o rd er g ran t i n g s u m m ary

ju d g m en t t o N o rfo l k So ut h ern

, as wel l as th e o rd er den y i n g Fo x ’ s m o t i o n fo r

reco n s i d erat i on

. Fo x co n t en d s t h at t h e tri al co u rt erred i n fi n di n g bo t h t h a t t h e

1 Th e ap p el l ees are referred t o co l l ect i v el y h erei n

, t o g et h er w i t h No rfo lk

So u t hern Rai l ro ad ’ s p red eces s o rs i n inte r e st, a s “ N or f olk S outhe r

n” o r “ t h e Rai l ro ad .”Rai l ro ad co n s t ru ct ed t h e p as s i ng t rack wi th i n i t s ri gh t -o f-way , an d t h at Fo x h as n ot

acq u ired an y p art of t h at ri g h t -o f-way b y ad v ers e p o s ses s i o n

. Ad di t i o n al l y

, Fo x

as s ert s th at t h e t ri al co urt erro n eo u s l y fo un d th at h i s cl ai m fo r i n v ers e co n dem n at i o n

o f h i s p ro p ert y s i t uat ed t o t h e eas t o f th e rai l ro ad t rack s i s preem p t ed b y fed eral l aw.

Fo r reas o n s ex p l ai n ed m o re fu l l y b el o w, w e fi n d n o erro r in t h e t ri al co u rt ’ s g ran t o f

s u m m ary ju d gm en t t o No rfo l k So u t h ern on Fo x ’ s i n v ers e co n d em n at i o n an d t res p as s

cl ai m s rel at ed t o t h e Rai l ro ad ’ s ri g h t -o f-way

, an d we t h erefo re affi rm t h e g ran t o f

s u m m ary j u d g m e n t o n th o s e cl ai m s

. W e fu rt her fi n d

, h o w ev er, th at t h e t ri al co u rt

erred i n gran t i ng N o rfo l k So ut h ern su m m ary ju d g m en t o n Fo x ’s c l a i m fo r i n v ers e

co n dem n at i o n o f h i s p ro p ert y t o t h e eas t o f t h e rai l ro ad t rack s

. W e t h erefo re rev ers e

t h at part o f th e t ri al co u rt ’ s ord er wh i ch fo u nd t h at th i s c l a i m w a s p reem p t ed by

fed eral l aw.

Su m m ary ju d g m e n t i s p r o p er wh en t h ere i s n o gen u in e is s u e o f m at eri al fact

an d t h e m o v an t i s en t i t l ed t o ju d g m en t as a m at t er o f l aw. OCGA § 9 -1 1 -5 6 (c). “ In

rev i ewi n g a g ran t o r d en i al o f su m m ary ju dg m en t

, we owe no d eferen ce t o t h e t ri al

co u rt ’ s ru l i n g an d we rev i ew d e n o v o b ot h t h e ev i d en ce an d t h e t r i a l c o u r t ’ s l eg al

co n cl u s i o n s .” GAPIII, In c. v. S ea l In d us

. , 33 8 Ga. Ap p

. 1 0 1

, 1 0 2 (7 8 9 S E 2 d 3 2 1 )

(2 0 1 6). M o reo v er, we co n s t ru e t h e ev i d en ce an d al l i n feren ces an d co n cl u s i on s

2ari s in g t herefro m m o s t fav o rab l y t o ward th e p art y o p p os i n g t h e m o t i o n

. S KC, In c. v.

EMAG S o l ut i o n s , 3 2 6 Ga. Ap p . 7 9 8 , 7 9 8 (7 5 5 SE2 d 2 98 ) (2 0 1 4 ).

Here, t h e rel ev an t fact s are l arg el y u n d i s p u t ed

, 2 an d t h ey s h o w t h at Fo x o wn s

a p i ece o f real p ro p ert y i n Go rd o n Co u n ty th at is bi s ect ed b y an act i v e rai l ro ad t rack

.

Th e p ro p ert y

, wh i ch t o t al s ap p ro x i m a t e l y 1 60 acres

, o ri g i nal l y co n s i s t ed o f t h ree

s ep arat e t ract s o f lan d

, w h i ch th e p art i es h av e referred t o a s T r a c t s 1

, 2

, an d 3

. Th e

wes tern b o u n d ary of Tract 1 fro n t s o n Ol d Dal t on Ro ad

, a n d F o x u s e s T ract 1 to

acces s T ract s 2 an d 3

. Tract 1 i s b o u n d ed o n t he eas t b y t he Rai lro ad ’ s ri g h t -o f-way

,

an d Tract s 2 an d 3 are b ou n d ed o n t h e wes t by t h at ri g h t -o f-way

. 3 To acces s Tract s

2 an d 3

, t h erefo re, Fo x m u s t t rav el eas t o v er t he t rack s s i tu at ed i n t h e ri g h t -o f-way

.

Fo x d o e s t h is by m ean s o f a p ri v at e rai lro ad cro ss i n g th at ap p ears t o h av e b een in

ex i s t en ce as l o n g as t h e t rack s t h em s el v es

.

In 1 8 6 8

, No rfo l k So u t h ern ’ s pred eces so r i n i n t eres t o b t ai n ed t i t l e t o t h e ri g h t

o f-way i n fee s i m

p l e, an d t h e d eed co nv ey i n g t h e p ro p ert y d es cri bes i t as

2 W h ere t here i s an y co n fl i ct i n t h e ev i d en ce, we h av e co n st ru ed t h at ev i d en ce

i n fav o r o f Fo x as t h e n o n -m o v an t

. See S KC, In c. , 3 26 Ga. Ap p. at 7 98

.

3 Tract 2 i s al s o b o u n ded o n t h e wes t by Tract 3

, o n t h e eas t b y t h e Oo s t an au l a

Ri v er, an d o n t h e n ort h an d s o ut h b y p ri v at e p ro p ert y n o t o w n ed b y Fo x

. Trac t 3 i s

b o u n d ed o n t h e eas t an d n o rt h b y Tract 2 a nd o n t h e so u t h an d eas t b y p ri v at e

p ro p ert y n o t o wn ed b y

Fo x

.

3a s t ri p o f l an d al o n g su ch l i n e as m ay b e ad o p t ed b y t h e [Rai lro ad ] o f

s u ffi ci en t wi d t h t h ro u g h s ai d l o t o f l an d

. . . [t o ] b u i l d sai d rai l ro ad as

wel l as al l si d et rack s an d t u rn o ut s a n d n eces s ary an d s u ffi ci en t fo r al l

p u rp o ses of k eep i n g u p an d rep ai ri n g t h e s am e no t t o ex ceed fi ft y f e e t

fro m t h e cen ter o f t h e m ai n l i n e t o e a c h s i d e m ak i n g sai d st ri p n ot t o

ex ceed o n e h u n d red feet

– fu l l wi d th t o g e t h e r wi t h al l t h e ri g ht s an d

ap p u rt en an ces t o s ai d s t ri p o f l an d

. . . .

Th e d eed fu rt h er p ro v i d es t h at t h e Rai l ro ad “ s h al l co ns t ru ct an d k eep i n rep ai r al l

n eces s ary s t o ck gap s an d ro ad cro s s i n gs ” an d t h at “ t h e l an d o wn er m ay cu l t i v at e t h e

s o i l as cl o s e t o t he track as th e di t ch es wi ll p erm i t

. ” Th e d eed was reco rd ed i n Ap ri l

o f 1 87 1

. T he rai lro ad t rack s w ere co n s t ru ct ed i n ap p ro x i m at el y 1 8 70

, an d h av e b een

i n u s e s i n ce t h at t i m e.

In 1 9 1 5

, t h e Ra i l r o a d c o n d u ct ed a s u rv ey o f al l i t s real p ro pert y to creat e a

v al u at i o n m ap fo r fi l i n g w i th t he In t ers t at e Co m m erce Co m

m i s s i o n (“ ICC”). 4 Fo x ’ s

l an d i s d ep i c t e d o n t h e 1 9 1 6 v al u at io n m ap

, an d t h e m ap sh o w s t h e l o cat i o n o f t h e

4 In 1 9 1 3

, Co n g res s am en ded t he In t ers t at e Co m m erce Act t o i n cl u d e t h e

Rai l ro ad Val u at i o n Act

, wh o s e p u rp o s e w as t o p ro v i d e th e fed eral g ov ern m en t a b as i s

fo r as s es s i n g t ax es ag ai n s t t h e n at i on ’ s rai l ro ad s

. See Da na R

. Ho d g es Tr u s t v. Un i t ed

S t a t es

, 2 0 1 1 U

. S

. C l a i m s LEXIS 2 0 6 2 at * 3 4 (B) (1 ) (Ct

. Fed

. Cl ai m s 2 0 1 1 );

S o u t h er n R. Co

. v. Un i t ed S t a t es

, 5 8 5 F2 d 4 6 6 (Ct

. Fed

. Cl ai m s 1 9 78 ). Th e l aw

req u i r e d r a i l ro ad s t o fi le m ap s o f al l t h ei r real p ro p ert y wi th t h e ICC, an d “ [f] o r

So u t hern Rai l way Co m

p an y [No rfo l k So u t h e r n ’s pred eces s o r i n i n t eres t ]

, t h e ICC

ev al u at i on d at e was J u n e 3 0 , 1 9 1 6 .” S o u t h er n R. , 5 8 5 F2 d at 4 68

.

4ri gh t -o f-way g ran ted i n t h e 1 8 6 8 d eed

. T h e m ap fu rt h er s h o ws t h at t h e ri gh t -o f-way

i s 1 00 feet wi d e, 5 0 feet o n each s i d e o f th e t rack

, m eas ured fro m t h e t rack ’ s

cen t erl in e. Th e Rai l ro ad fi l ed a seco n d v al u at i o n m ap in 1 9 27

, an d t hat v al u at i o n m ap

al s o refl ect s t hat t h e Rai l ro ad h as a 10 0 -fo o t ri gh t -o f-way b i s ect i n g wh at is n o w Fo x ’ s

l an d

.

Fo x p u rch as ed t h e p ro pert y i n qu es t io n i n t h e fal l of 2 0 0 1

, acq u i ri n g Tract s 1

an d 3 fro m To t al In ves tm en t Pro p ert i es an d acq u iri n g Tract 2 fro m Ed m o nd Ho l l an d

an d Ted Fu l l er. 5 Nei t h er o f t h e d eed s t ran s fe r r i n g t i t l e t o Fo x co n t ai n m et es an d

b o u n d s d es cri pt io n s

, b u t t h e d eed co nv ey i n g t i t l e t o Tract s 1 an d 3 i n c o r p o rat es by

referen ce a p l at o f s u rv ey d a t ed Sep t em b er 9

, 1 9 9 1

, an d reco rd ed at Pl at Bo o k 2 3,

p ag e 3 5 . Th e d eed co n vey i ng t i t l e t o Tract 2 in co rp o rat es b y referen ce a Sep t em b er

2 0 0 1 su rv ey d o ne fo r Fo x i n co n j u n c t i o n wi t h h i s p u rch as e o f al l t h ree t ract s

, an d

reco rd ed at Pl at Bo ok 4 0

, p ag e 7

. Th e Sep t em b er 2 00 1 s u rv ey d ep i ct s al l t h ree t ract s

,

an d bo t h t h e 1 99 1 an d t he 2 0 0 1 s u rv ey s s h o w t h at t h e Rai l ro ad o wn s a 10 0 -fo o t ri g h t

o f-way t h at l i es b et ween Tract 1 an d t h e rem ai n in g p ro p ert y

.

5 Acco rd i n g t o Fo x

, hi s p u rch as e o f T ract 2 was co n t i n g en t o n hi s ab i l i t y to

p u rch as e Tract 1

, b ecau s e wi t h o u t Tract 1 h e co u l d n o t acces s t h e rem ai n d er o f t h e

p ro p ert y

.

5Th e t rai n trac k s b i s e c t i n g Fo x ’ s p ro pert y are p art o f No rfo lk So u t hern ’ s “ H”

l i ne. In ap p ro x i m at el y 2 0 0 7

, No rfo l k So u t h ern b eg an t o pl an t h e co n s t ru ct i o n o f a

n ew p as s i n g s i d e t rack

, 6 t o ru n p aral l el t o t h e ex i s t i n g t rack s on t h e H l i n e, i n cl u d i n g

t h o s e t rack s b i s e c t i n g Fo x’ s p ro p ert y

. As p art of t h at p ro ces s

, t h e Rai l ro ad ’ s

en g in eeri n g d ep art m en t d eci ded t h at t h e o p ti m al d es i g n fo r t h e n ew p as s i n g t rack

wo u l d req u i re t h e Rai l ro ad t o acq u i re an ad d i t i on al 40 feet o f w i d t h ad jacen t t o i t s

ex i s t in g ri gh t -o f-wa y. N o rfo l k So u t h ern t hereaft er beg an ap p ro ach i ng p ro p ert y

o wn ers

, i n cl u d i n g Fo x

, ab o u t p u rch as i n g fro m each o f t h em t h e ad d i t i o nal ri g h t -o fwa y r eq u es t ed b y t h e en g in eeri n g d ep art m en t

. In M ay 2 0 0 7

, rep res en t at i v es o f

No rfo l k So u t h ern m et w i t h F o x

, p ro v i d ed h i m wi t h a p l at s h o wi n g t h e ad d i t i o n al

p ro p ert y t h e Rai l ro ad was s eek i n g t o p u rch as e, an d o ffered t o b u y t h e l an d fo r

$ 2 5 ,0 0 0

. Acco rd i n g to Fo x, h e t o l d t h e Rai l ro ad h e wo u l d gi v e t h em th e p ro p ert y i f

t h ey wo u l d p ro v id e hi m wi t h a wri t ten g uaran t ee t hat n o t rai n wo u l d b l o ck h i s p ri v at e

cro s s i n g fo r m o re t h an 3 0 m i n u t es at a t i m e. Th e Rai l ro ad res p o nd ed t h at it co u l d n ot

p ro v id e s u ch a wri t ten g u aran t ee, an d Fo x t h erefo re d ecl in ed s el l t h em an y ad d i t i o n al

6 A p as s i n g s i d e t r a c k a l l o ws t h e t rai n on t h e m ai n t rack t o p u l l ov er s o t h at

an o th er t rai n (u s u al l y o n e t rav el i n g i n t h e o p p o s i t e d i rect i o n ) can p as s on t h e m ai n

t rack

. T h u s

, acco rd in g t o o ne Rai l ro ad rep res en t at i v e, a pas s i n g t rack d i ffers fro m a

t rad i ti o n al s i d e track i n t h at it s u s u al p u rp os e i s no t to s t o r e trai n s fo r a s i g n i fi can t

l en g t h o f t im e.

6ri gh t -o f-way

. E n g i n eers at th e Ra i l ro ad t h en reco n fi g u red t he p l an s fo r t he p as s i n g

t rack s o t h at th e p o rt i o n b i sect i n g Fo x ’ s p ro p ert y wo u l d fi t en t i rel y wi t h i n t h e ex i s t i n g

ri gh t -o f-way

.

Th e new p as s i n g t rack b ecam e o perat i o nal i n J an u ary 2 0 0 8, an d acco rd i n g to

Fo x

, t rai ns ro u ti n el y si t o n t h e n ew t rack an d b l o ck t h e p ri v at e rai l ro ad cro s s i n g t h at

s erv es h i s p ro p ert y fo r up t o 2 4 h o u rs a t a t im e. Th e b l ock ag es are s o freq uen t t h at

Fo x

, wh o h ad p rev i o us l y g razed cat tl e o n t h e lan d

, can n o l o n g er u s e t h e p ro p ert y fo r

t h at p urp os e. In Sep t em

ber 2 0 1 0

, Fo x fi l ed t h e cu rren t laws u i t

, al l eg i ng t h at bas ed o n

b o t h t h e lan g u ag e o f t h e 1 8 6 8 d e e d an d hi s t o ri cal u s e, t h e Rai l ro ad ’ s ri gh t -o f-way

was o nl y 4 5 feet wi d e. Fo x t h erefo re co n t en d ed th at t h e co ns t ru ct i o n o f t h e s i d et rack

o n pro p ert y o u t s i d e of a 4 5 fo o t s t ri p co n s t i t u t ed an i n v e r s e co nd em n at i on o f an d

t res pas s ag ai n s t h i s p ro pert y

. N o r fo l k So u t h ern rem o v ed t h e cas e t o fed eral co u rt

,

as s ert i n g t h at Fo x’ s t res p as s cl ai m was p reem p t ed b y fed eral law an d as k i n g t h e co u rt

t o ex erci se s u pp l em en t al j uri s d i ct i o n o ver h i s cl ai m fo r i n v ers e co n d e m n at i o n

. To

s u p p ort i t s p reem

p ti o n arg u m en t

, t h e Rai l ro ad rel i ed o n t h e In t ers t at e Co m m erce

Co m m i s s i o n Term i n at i o n A ct of 1 9 9 6 (“ ICCTA”), 49 U SCS § 1 05 0 1, et s eq

. T h at

s t at u te v es t s ex cl u s i v e ju ri s di ct i o n i n t h e Su rface Tran s p o rt at io n Bo ard wi t h res p ect

t o l eg al rem ed i es rel at ed t o “ t h e co n s t ru ct io n

, acq u i s i t i o n

, o p erat io n , ab an d o n m en t

,

7o r d i s co n t i nu an ce of s pu r, i n d u s t ri al

, t eam

, s wi t ch i n g

, o r s i d e t rack s , o r faci l i t i es

. .

. .” 4 9 USCS § 1 05 0 1 (b ) (2 ). Sp eci fi c a l l y, N o rfo l k So u th ern arg u ed t hat Fo x ’ s

t res pas s cl ai m s o ug h t a re m e d y rel at ed to t he co n s t ru ct i o n an d o p erat i o n o f a s i d e

t rack b ecau s e i f h e p rev ai l ed o n t hat cl ai m

, th e Rai l ro ad wo u l d b e req u i red ei t h er to

ab an do n t h e t rack o r t o p ay Fo x t o o p erat e t h e t rack

. In res p o n s e, Fo x co n t en d ed t h at

h e w as s eek i n g d am ag es o n l y fo r t h e i n i t ial t ak i n g of h is p ro p ert y an d t h at “ [ t h i s ]

t res pas s cl ai m i s du p l i cat i v e o f [t h e] i n v ers e co n d em n at i o n cl ai m b ecau s e b o t h are

l eg al v eh i cl es t o en s u re t h at [Fo x ] i s co m p en s at ed fo r th e l o s s o f h i s p ro p ert y .” Bas ed

o n t hi s rep res en t at i o n

, t h e fed eral co u rt fo u n d t h at Fo x ’ s cl ai m s w ere no t p reem p t ed

b ecau s e “ [t ] h e i s s u e o f wh et h er [t h e Rai l ro ad ] wro n g fu l l y t o o k [Fo x ’ s ] p ro p ert y d o es

n o t rel at e t o t he reg u l at i o n o f t h e R ai l ro ad o r affect th e o p erat i on an d u se o f t h e

Rai l ro ad

. [Th e Rai l ro ad ] co u l d co n t i n ue o p erat i n g [i ts ] s i d e t rack an d wo u l d h av e to

co m p en s at e [Fo x ] o n l y fo r t he i n i t i al wro n g fu l t ak i n g .” Th e fed eral co u rt t h erefo re

rem an ded t h e cas e t o t h e s t at e co u rt

.

Fo l l owi n g ex t en s i ve d i s co v ery

, No rfo l k So u t h ern m ov e d f o r s u m m ary

ju d g m en t

, arg ui ng t h at becau se t h e p as s i n g s i d e t rack was co n s t ru ct ed en t i rel y wi t h in

i t s 1 0 0 fo o t ri gh t -o f-way

, Fo x co u l d n o t p rev ai l o n hi s cl ai m s fo r t res p as s an d i n v ers e

co n dem n at i o n

. Aft er a h eari n g

, t h e t r ial co u rt g ran t ed t h e Rai l ro ad ’ s m o t i o n an d

8en t ered ju d g m en t i n i t s fav o r. Fo x t h en fi l ed a m o t i o n fo r reco n s i d erat i o n an d s o u g ht

t o fi l e an ad d i t i o n al affi d av it

. 7 In h i s m o t i o n fo r reco n s i d erat i o n

, Fo x as sert ed fo r t h e

fi rs t t i m e t h at No rfo l k So u t hern ’ s u n reas o nab l e i n terferen ce wi t h hi s p ri v at e ri g ht o f

acces s acro s s t h e rai lro ad t rack s h ad res u lt ed i n t h e i n v ers e co n d em nat i o n o f t h at

p o rt i on o f h i s p ro p ert y s i tu at ed t o t h e eas t o f t h e t rack s

. Th e t ri al co u rt accep t ed t h e

affi d av i t fo r fi l i n g, an d hel d a h eari n g o n t h e m o t i o n fo r reco n s i d erat i o n

. Th e t ri al

co u rt t hereaft er d en i ed t h e m o t io n

, fi n d i n g t h at t h e ad d i t i o n al affi d av i t d i d n o t creat e

a fact u al qu es t io n as t o wh et h er th e Rai lro ad h ad t a k e n Fo x ’ s p ro p ert y fo r

co n st ru ct i o n of t h e s i de t rack

. Th e co u rt fu rt her fo un d t h at Fo x ’ s cl ai m fo r t h e i n v ers e

co n dem n at i o n o f h i s p ro p ert y eas t o f t h e rai lro ad t rack s (Tract s 2 an d 3 ) was

p reem pt ed b y t h e ICCTA. Fo x n o w ap p eal s t h e g ran t o f s u m m ary ju d g m en t i n fav o r

o f No rfo lk So ut hern an d t h e d en i al o f h i s m ot i o n fo r reco n si d erat io n

.

1

. Befo re ad d res s i n g t h e m e ri t s o f t h i s ap p eal

, w e co n si d er wh et her we h av e

ju ri s d i ct i o n o ver t h e s am e. As n o t ed ab o ve, t h e tri al co u rt g ran t ed s u m m ary ju d g m en t

i n fav o r o f No rfo l k So u t h ern o n Fo x ’ s cl ai m fo r t h e i n v ers e co nd em nat i o n o f h i s

7 Th e affi dav i t w as t h at of W i l l i am Co l l i n s

, wh o Fo x al l eg ed w as on e o f h i s

p red eces s o rs i n t i t l e. Th e affi d av i t h ad been ex ecu t ed i n 2 0 1 3, an d co u n s el b el i ev ed

t h at i t had b een fi l ed wi t h t h e co u rt

. As a res ul t o f a cl eri cal erro r, ho wev er, co u n s el

d i s co v ered t h at t h e affi d av i t h ad no t b e e n f i l e d p ri o r t o t h e g ran t o f s u m m ary

ju d g m en t

.

9p ro p ert y t o t h e eas t o f th e rai lro ad t rack s aft er fi n d i n g th at t h i s cl ai m was p reem p t ed

b y fed eral law. “ Th e p reem pt i o n d o ct ri ne i s a pro d uct o f t h e Su p rem acy Cl au s e, s ee

U. S. Co n s t

., Art

. VI, Cl

. 2

, wh i ch i n v al i d at es s t at e l aws t hat i nt erfere w i t h

, o r are

co n trary to

, fed eral l aw. ” No r f ol k S o ut h er n R. Co

. v. Zea g l er

, 2 9 3 Ga. 5 8 2, 5 9 8 (3 )

(a) (7 4 8 SE2 d 8 4 6 ) ( 2 0 1 3 ) (ci tat i o n an d p u n ct u at i o n o m i tt ed ). An d u n d er Geo rg i a

l aw, o u r Su p rem e Co urt h as ex cl us i v e j u ri s d i ct i o n ov er ap pea l s “ i nv o l v i n g

co n st ru ct i o n o f t h e Co n s t i t u ti o n o f t h e St at e o f Geo rg i a an d o f t h e U n i t e d St at es in

al l cas es i n wh i ch t h e co ns t i t u ti on al i ty o f a l aw, o rd i nan ce, o r co n s t i t u t i o nal p ro v i s i o n

h as b een cal l ed i n t o q u es t i o n .” At l an t a In d ep en d en t S ch o o l S ys t em v. La n e

, 2 6 6 Ga.

6 5 7 ( 1 ) ( 4 6 9 SE2 d 2 2 ) (1 9 9 6 ); Ga. Co ns t

. o f 1 98 3

, Art

. VI, Sec. VI, Para

. I I

.

Acco rd in g ly

, i t i s w el l-es t ab l i s hed t h at ap p el l at e ju ri s d ict i on l i es ex cl u si v el y wi t h t h e

Su p rem e Co u rt o f G eo rg ia i n cas es wh ere a p art y as s ert s an affi rm at i v e cl ai m o f

p reem pt i o n

. Th u s

, wh ere a pla intiff s u es seek i n g d ecl arat o ry o r in ju n ct i v e rel i ef b as ed

o n an as sert io n t h at a Geo rg i a l aw, o rd i n an ce, o r r e g u l a t i o n i s v o i d in i t s en t iret y

b ecau s e i t i s p reem

p t ed b y fed eral l a w, ap p el l at e j u ri sd i ct i o n li es i n th e Su p rem e

Co u rt

. See, e. g

., W

a r d v. McFa l l

, 2 7 7 Ga. 6 4 9

, 6 51 (1 ) (5 9 3 SE2 d 3 4 0 ) (2 0 0 4 ) (d i rect

ap p eal t o t h e Su p rem e Co u rt wh ere p l ai n t i ff so u gh t a d ecl arat i o n t h at t h e c h i ld

s u p p ort g u i d el i n es set fo rt h i n O C G A § 1 9 -6 -1 5 (b ) were p reem pt ed an d t h erefo re

10u n co ns t it u t i o n a l ) ; Da vi s v. S t a t e

, 24 8 Ga. 7 8 3 -7 8 4 (2 8 6 SE2 d 4 3 0 ) (1 9 8 2 ) (d i rect

ap p eal t o t h e Su p rem e Co u rt fro m d en i al o f d efen d an t’ s m o ti o n t o d i s m is s i n d i ct m en t

,

i n wh i ch d efen d an t as s ert ed t h at t h e Geo rg i a s t at u te p un i s hi n g “ cri m i n al i s s u an ce o f

a b ad ch eck ” was p reem

p t ed i n i t s en t i ret y b y fed eral l a w )

. S i m il arl y

, o u r Su p rem e

Co u rt h as h el d th at i t h as ex cl u s iv e ap p el l at e ju ri s di ct i o n w h ere a p l ai nt i ff s eek s rel i ef

b as ed o n an arg u m en t t h at p reem p t i o n p recl u d es t h e ap p l i cat i on of an o t h erwi s e v al id

s t at e l aw i n a s peci fi c cat eg o ry o f cas es

. See Ba b i es Ri g h t S t a rt v. G a

. Dep t

. o

f Pu b.

Hea lt h

, 29 3 Ga. 5 5 3

, 5 5 4 -5 5 5 (1 ) (7 4 8 SE2 d 4 0 4 ) (2 0 1 3 ) (ap pel l at e ju ri s d i ct i o n was

i n t h e Su p rem e Co urt wh ere t h e p l ai nt i ff s ou g ht b o t h a d ecl arat i o n t h at G eo rg i a’ s

Ad m i n i s t rat i v e Pro ced u re A ct co u l d n o t ap p l y t o an ALJ ’ s ru l i n g reg ard i n g v en d o r

el i g i b i l i t y t o p art i ci p at e i n t h e fed eral W IC p ro g ram an d a c c o m p an y i n g i n

ju n ct i v e

rel i ef).

Trad i t i o n al l y

, h o wev er, t h i s Co u rt h as ex erci s ed ap p el lat e ju ri s d i ct io n i n t h o s e

cas es t h at d o n o t i n v o l v e an affi rm at i v e cl ai m o f p reem p ti o n

– i.e., wh ere p reem

p t i o n

i s rai s ed as a d efen s e an d w h ere t h at d efen s e d o es n ot i n v o lv e a di rect co n s t i t u t i o n al

ch al l en g e t o an en t i re st at u t e, ord i n an ce o r reg u l at i o n o n p reem ption g ro u n d s

. In o t h er

wo rd s

, w e h a v e e x erci s ed ju ri s d i ct i on i n t h o se cas es wh ere a d efen d an t arg u es t h at

t h e p l ai n t i ff’ s ot h erwi s e co g n i zab l e s t at e l a w c l ai m i s preem p t ed u n d er t h e

11ci rcu m s t an ces of t h e p art i cu l ar cas e. See Per r y v. In t l

. Lo n g

s h o r emen As s n

. Lo ca l No

.

1 4 1 4

, 2 9 5 Ga. Ap p

. 7 9 9

, 8 0 1 (2 ) (6 7 3 SE2 d 3 0 2 ) (2 00 9 ) (h o l di n g t h at t h e i n d i v i d u al

ap p el l an t s — cu rren t an d fo rm er u n i o n m em b ers

— co u l d no t p rev ai l o n t h ei r d efen s e

t h at fed eral l aw p reem

p t ed t he award of am o un t s each al leg ed l y o w e d th e u n i o n );

Pa r ks v. Hyu n d

ai Mo t o r A mer i ca

, 2 9 4 Ga. Ap p

. 1 1 2

, 1 1 3

- 1 1 4 (1 ) (6 6 8 SE2 d 5 5 4 )

(2 0 0 8) (affi rm i n g g ran t o f su m m ary ju d g m en t i n fav o r o f d efen d an t s b as ed o n fi n d i n g

t h at p l ai n t iffs ’ s t at e law t o rt cl ai m s fo r d efect i ve d es i g n an d f a i l u re t o warn were

p reem pt ed b y fed eral reg u l at i o n s p ro m ul g at ed u n d er t h e Nat i o n al T raffi c an d M o t o r

Veh icl e Safet y Act of 1 99 6 ); Co n t i n en t a l Pet Tech n o lo g i es v. Pa l a ci as

, 2 6 9 Ga. Ap p.

5 6 1

, 5 62 (1 ) (6 0 4 SE2 d 6 2 7 ) ( 2 0 0 4 ) (reject in g em p l o y er’ s d efen s e t h at t h e fed eral

Im m ig rat i o n Refo rm an d Co n t ro l Act o f 1 9 8 6 an d reg u l at io n s p ro m u l g at ed

t h ereu n d er p reem

p t ed G e o rg i a l aw “ fo r em p l o y m en t pu rp os es rel at i n g t o wo rk ers ’

co m p en s at i o n ”); S

mi t h v. Mi t ch el l Co n s tr

. Co

. , 2 2 5 Ga. Ap p. 3 8 3

, 38 6 (2 ) (4 8 1 SE2 d

5 5 8 ) (1 9 9 7 ) (affi rm i ng g ran t o f s u m m a r y ju d g m en t t o d efen d an t s an d ho l di n g t h at

p l ai n t i ff’ s s t at e l a w t ort cl ai m s res u l t i ng fro m j u d gm en t cred i t o r’ s vi o lat i o n o f

b an kru p t cy s t ay

were p reem

p t ed b y fed era l b an k ru pt cy l aw); Cen t r a l o

f Ga

. R. Co

.

v. Ma r ker t

, 2 0 0 Ga. Ap p

. 8 5 1

, 8 5 1 -8 5 2 (2 ) (4 10 SE2 d 4 3 7 ) (1 9 9 1 ) (fi n d i n g p l ai n t i ff’ s

s t at e l aw n eg l i g en ce cl ai m s b a s e d o n t h e rai l ro ad ’ s al l eg ed fai l u re t o eq u i p i t s

12l o co m ot i v e w i t h a d eq uat e s afet y an d warn i n g d ev i ces an d th e al l eg ed o p erat i o n o f

t h at l o co m o t i v e at ex ces s i v e s p eed s w ere p reem p ted by fed eral l aw). Bu t s ee Po l o ney

v. Ta mb r a n d

s

, In c.

, 2 60 Ga. 8 5 0

, 85 1 (1 ) (4 1 2 SE2 d 5 2 6 ) (1 9 9 1) (d i rect ap p eal t o

Su p rem e Co u rt fro m t ri al co u rt ’ s g ran t o f part i al su m m ary ju d g m e n t t o d efen d an t

b as ed o n i t s fi n d i n g t h at fed eral reg ul at i o n s “ ex p res sl y p reem p t s t at e t am

p o n warn i n g

l ab el req u i rem en t s fo r t o x ic s h o ck s y n d ro m e, i n cl u d i n g t h o s e t hat em an at e fro m s t at e

t o rt l aw”) (ci t at i o n s o m i t t ed ).

As t h e fo reg o i n g d em o n s t rat es

, t h e preem pt i on d efen s e cas es i n wh i ch we h av e

ex erci s ed ju ri s d ict i o n h a v e n o t req u i red u s t o d et erm i n e “ t h e co n s t i t ut i o n al i t y o f a

[ s p e c i fi c] l aw, o rd i n an ce, o r co n s t it u t i o n al p ro v i s i o n

. ” In s t ead

, t h ey req ui red u s t o

ap p ly wel l -s et t l ed p ri n ci p l es o f l aw t o d et erm i n e w het h er fed eral l aw p reem p t s s t at e

l aw i n a s p eci fi c cas e, t h ereb y b arri n g t h e p l ai n t i ff’ s s t at e l aw c a u s e o f a c t i o n

. See

g en eral l y Ci t

y o f Ph il a d el p h ia v. New Jer

s ey

, 4 30 U. S. 1 4 1

, 1 4 2 (9 7 SCt 9 8 7

, 5 1

LE2 d 2 2 4 ) (1 97 7) (i n ex p l ai n i ng i t s d eci s i o n t o rem a n d t h e c as e t o al l o w t h e New

J ers ey Su p rem e Co u rt t o res o lv e t h e q u es t i o n o f wh et h er fed eral l aw p reem p t ed a

s t at e s t at u t e b efo re i t ad d res s ed wh et h er t h at s t at ut e d i s cri m i n at ed ag ai n s t o r u n d u l y

b u rd en ed i n t ers tat e co m

m erce, t h e Co u rt no t ed t h at wh i l e p reem p t i o n i s “ u l t i m at el y

a q u es t io n u n d er t h e Su p rem acy C l a u s e, an al y s i s of p re-em p t i o n i s s u es d ep en d s

13p ri m ari l y o n s t at u to ry an d not c onstitutiona l inte r pr e t at i o n”) (ci t at io n an d pu n ct u at i o n

o m it t ed ). An d i t ap p ears t h at o u r Su p rem e Co urt h as ap p ro v ed o f o u r e x erci s e o f

ju ri s d i ct i o n i n s u ch cas es

, at l eas t i m p li ci t l y

. See Per r

y

, 2 9 5 Ga. A p p

. 7 9 9 (ap p eal

t r a n s f e r red to Co u rt o f Ap p eal s fro m Su p rem e Co u rt

, ev en t h o u g h t h e as s ert ed

d efen s e w as b as ed

, i n p art

, o n p reem p t i o n ); Al l en v. W

ri g h t

, 2 82 G a. 9

, 1 1 -1 2 (1 ) (6 4 4

SE2 d 8 1 4 ) (2 0 0 7 ) ( ad d res s i n g a p reem pt i o n d efen s e an d affi rm in g t h i s Co urt ’ s

fi nd i ng t hat HIPPA p reem p t ed OCGA § 9-1 1 -9 .2

, w h i ch req u i red a m ed ical rel eas e

fo rm t o b e fi l ed w i th a co m p l ai n t al l eg i n g m e d i c a l m a l p ract i ce; t h e Su p rem e Co u rt

m ad e n o co m

m en t reg ard i n g t h i s Co u rt ’ s ex erci s e of ap p el l at e j u ri sd i ct i o n ); Ad va nce

PCS v Ba u er , 2 8 0 Ga. 6 3 9 (6 3 2 SE2 d 9 5 ) (2 0 06 ) (ad d res s i n g a p reem p t i o n d efen s e

an d rev ers i n g t h i s Co u rt ’ s d eci s i o n t h at p l ai nt iff’ s s tat e l a w c l a i m s were n ot

p reem pt ed b y ERISA; t h e o p i n io n rai s es n o q u es t i o n reg ard i n g t h i s Co u rt ’ s ex erci s e

o f ju ri s d ict i o n ).

Des p i t e o u r ex erci s e o f ju ri s d i ct i o n i n ap p eal s i nv o lv i n g t h e as s ert i o n of a

p reem pt i o n d efen s e, th e Su p rem e Co urt ’ s rel at i v el y recen t d eci s i o n i n Ba b i es Ri g ht

S t a r t w arran t s cl o s er co ns i d erat i o n

. In Ba bi es Ri g h t S t a r t

, t h e ap p eal was o ri g i n al l y

f i l e d i n t h i s Co urt

, b ut w e t ran s ferred t h e cas e t o t h e Su prem e Co u rt

, p res u m ab l y

b as ed o n t h e fact t h at it i n v o l v ed a n affi rm at i v e cl ai m o f p reem p t i on

. Th e o p i n i o n

14n o t ed t h e t ran s fer an d b ro ad l y s t at ed t hat th e p l ai n ti ff’ s “ p r eemp ti o n a rg u men t b ri ng s

t h e ap p eal u n der o u r co n s ti t u t i o n al q u es ti o n ju ri s d i ct i on ” an d t h at “ th e Co u rt o f

A p p e a l s l ack [ed ] ju ri s d i ct io n” o v er th e ap peal

. 2 9 3 Ga. at 5 5 4 (1 ) (ci tat i o n a n d

em ph as i s s u pp l i ed ). Al t h o u g h t h i s l an g u ag e arg uab l y co u l d i n d i cat e th at t h e Su p rem e

Co u rt h as ex cl u si v e ap p el l at e ju ri s d i ct i o n wh en ev er a p reem pt i o n q u es t i o n i s rai s ed

(wh et h er b y a p lai n t i ff s eek i n g affi rm at i v e rel i ef o r b y a d efen d an t s eek in g t o av o id

l i ab i l i t y u n d er t rad i t io n al s t at e t o rt o r p ro p ert y l aw), we are m i n d fu l t h at t h e cas e

i n v o l v ed an affi rm at i v e cl ai m o f p reem p t i on wh i ch t h i s Co u rt hi s t ori cal l y h as

t ran s ferred

. Fu rt h er, th is Co u rt has co nt i n u ed t o ex erci s e ju ri s di ct i o n i n cas es

i n v o l v i n g a p reem

p t i o n d efen s e. 8 See Mi dvi l l e Ri ver Tr a ct v. Cen t ra l o f G a

. R. Co

. ,

3 3 9 Ga. Ap p

. 5 4 6

, 54 9 -5 5 0 (1 ) (7 9 4 SE2 d 1 9 2 ) (2 01 6 ), cert

. d en i ed

, Cas e No

.

S1 7 C0 71 2 (M ay 3 0

, 2 01 7) (affi rm in g g ran t o f s u m m ary ju d g m en t in fav o r o f rai l ro ad

d efen d an t s b as ed on a fi n d in g t h at t h e Fed eral Rai l ro ad Safet y Act p reem p t ed

p l ai n t i ff’ s s t at e law n eg l i g en ce cl ai m s ); PLIVA, In c. v. Demen t

, 3 3 5 Ga. Ap p

. 3 9 8,

8 Ci ti n g Ba b i es Ri

g h t S t a r t

, w e h av e al so t ran s ferred t o t he Su p rem e Co u rt

cas es i nv o l v i n g an affi rm at i v e cl ai m of preem p t i on

. See Co mmu n i t

y & S o u t h er n Ba n k

v

. Lo vel l

, Cas e N o

. S1 7 A0 7 6 5

, d o ck et ed Decem b er 1 4

, 20 1 6 (t ran s fer o rd er n o t e d

t h at a p ri m ary

i s s u e o n ap p eal i s wh et h er th e fed eral Fi n an ci al In s t i t u ti o ns Refo rm

, Reco v ery

, an d En fo rcem en t Act o f 19 8 9 p reem pt s t w o G e o rg i a s tat u t es

, OCGA §

§ 1 8 -2 -7 9 an d 4 4 -1 2 -2 4 ).

154 0 1 -4 0 2 (1 ) (a) (7 8 0 SE2 d 7 3 5) (2 0 1 5 ) cert

. g ran t ed

, Cas e No

. S1 6 C0 68 5 (Sep t em b er

6

, 2 0 1 6 ) (ap p eal wi t h d rawn Feb ru ary 1 0

, 2 0 17 ) (rev ers i n g t r i a l co u rt ’ s fi n d i n g t h at

p l ai n t i ff’ s s t at e l aw n eg l ig en ce cl ai m s b as ed o n i n ad eq u at e w arn i n g s o n p res cri p t i o n

d ru g s w ere p reem

pt ed b y fed eral l aw). In l ig h t o f t h a t f a c t

, a n d g i v en t h at t h i s cas e

i n v o l v es a p reem

p t i o n d efen s e rat h er t h an an affi rm at i v e cl ai m o f p reem pt i o n an d

d o es n o t r e q u i r e u s t o d eci d e w h et h er a s p eci fi c s t at u te, o rd i n an ce, o r reg u l at i o n i s

p reem pt ed i n i t s e n t i ret y b y fed eral l aw, w e h av e p res u m ed t o ex erci s e j u ri s d i ct i o n

o v er t h i s ap p eal

. W e do s o

, h o we v e r, co g n i zan t o f t h e fact t h at t h e u l t i m at e

res p o n s i b i l i t y fo r co n st ru i n g G eo rg i a’ s co n st i tu t i o n al p ro v i s i o n s reg ard in g ap p el l at e

ju ri s d i ct i o n res t s w i t h th e Su p rem e Co u rt

, an d no t t hi s Co u rt

. See Sa xt o n v. Co a s t al

Di a lys i s & Med

. Cl in i c , 2 6 7 Ga. 1 7 7 , 1 7 8 (4 7 6 SE2 d 5 8 7) (1 99 6 ).

2

. W e t u rn n o w to t h e m e r i t s o f Fo x ’ s ap p eal

. In h i s fi rs t cl ai m o f erro r, Fo x

d o es n o t d i s p u t e t h at No rfo l k So u t h ern co n s t ru ct ed t h e p as s in g track en t i rel y wi t h in

t h e 1 0 0 fo o t ri gh t -o f-way i t cl ai m s u n d er t he 18 6 8 deed

. H e co nt en d s

, h o wev er, t h at

t h e Rai l ro ad d o es n o t

, i n fact

, ho l d t i t l e to t h at en t i re ri gh t -o f-way an d th at t h e t ri al

co u rt erred i n co ncl u d i n g o t herwi s e. Sp eci fi cal l y

, Fo x arg u es t h at u nd er t h e l an g u ag e

o f t he 1 8 6 8 d eed

, th e Rai l ro ad ’ s ri g h t -o f-way “ was d et erm i n ed b y t h e s i g ht i n g o f t h e

n ew rai l ro ad ,” an d t h at th e “ rai l ro ad as b u i l t s t ret c h e s n o m ore t h an [4 5 ] feet fro m

16d i t ch t o di t ch .” Fo x fu rt h er co n t en d s th at th e Rai l ro ad n ev er u sed an y l an d b ey o n d t h e

d i t ch es b efo re b ui l d i n g t h e s i det rack

. Gi v en th es e fact s

, Fo x arg u es t hat t he ri g h t -o fway to wh i ch No rfo l k So u t hern h ol d s t i tl e i s, i n fact

, o n l y 4 5 feet wi d e. W e di s ag ree.

(a) As an i n i t i al m at t er, we n o t e t h at it ap p e a r s t h at Fo x ’ s arg u m en t o n t h i s

i s su e i s fo recl o s ed by OCGA § 4 6 -8 -1 0 0 . En act ed i n 2 00 8

, t h at s tat u te p ro v i d es , i n

rel ev an t p art :

A rai l ro ad co m

p an y org an i zed an d in co rp o rat ed as p ro v i d ed i n t h i s

ch ap t er s h al l b e em

po wered :

. . .

( 3 ) To acq u i re, p u rch as e, h o l d

, an d u s e al l s uch real es t at e a n d o t h e r

p ro p ert y a s m a y b e n eces s ary fo r t h e co n s tru ct i o n an d m ai nt en an ce o f

s ai d ro ad an d o f t h e s t at i o n s

, . . . an d a l l o t h er acco m m o d at i o n s

n eces s ary t o acco m

pl i s h t h e o b

ject o f t h e co rp o rat i on ; an d t o co n d em n

,

l eas e, o r b u y an y

l an d n eces s ary

fo r i t s u s e; p r ovi d

ed

, h o wever , t h a t t o

t h e ext en t an is s u e a r is es o ver t h e d i men s i o ns o f a n y s uch a cq ui s i t i o n by

a r a i l ro a d co r

p or a ti on o r r a i l r o a d co m p a n y wh i ch o ccu rr ed pr i o r t o

1 9 1 3

, s u ch d imen s io ns s h a l l b e d e t e r m i n ed b y r ef er en ce t o th e

d o cu men t s evi d en ci n g a n

y s u ch t r a n s act i o n a n d b y exa mi n i n g th e

o f f i ci a l ma p o f th e r a i l r o a d f

i l e d wi t h t h e In t er

s t a t e Co m mer ce

Co mmi s s i o n p u r

s u a n t to t h e Ra i l r o ad Va l u a ti o n A ct o f Ma r ch 1

, 1 9 1 3

,

S t a t

. 7 0 1

, a s a men d

ed

, an d s u ch d

ep ict i o n s co n t a i ned o n s u ch o f f i ci a l

r a i l r o a d ma

p s h al l b e co n cl us i ve as t o t h e d i men s i o n s o f a n y a cq u i s i t i o n

a s o f t h e d a t e o f s u ch r a i l r oa d

ma p ;

. . .

17(Em

p h as i s s up p l i ed .) Un d er t h e p l ai n t erm s o f t hi s s t a t u t e

, t h e 1 9 13 val u at i o n m ap

s h o wi n g t he Rai l ro ad ’ s 1 0 0 fo o t ri g h t -o f-way i s co n cl u s i v e ev i d en ce as t o t h e

d i m en si o n s o f t h at ri gh t -o f-way

.

In an effo rt t o av oi d t hi s s t at u t e, Fo x arg u es t h at b ecau s e t hi s v ers i o n of OCGA

§ 4 6 -8 -1 0 0 d i d n o t b eco m e effect i v e u n t il aft er t he co n s t ru ct i o n o f t h e s i d e t r a ck

, i t

can n ot ap p l y t o t h i s d i sp u t e, b ecau s e su ch an ap p l i cat i o n wo ul d “ ret ro act i v el y ”

d ep ri v e Fo x o f h is v es t ed ri g h t s i n t he d i sp u ted p ro p ert y

. T o prev ai l o n t h is arg u m en t

,

h o wev er, Fo x was ob l i g at ed to co m e fo rward wi th s om e ev i d en ce s h o w i n g t h at h e

d o es

, i n fact

, h av e an o wn ers h i p i n t eres t i n t h e pro p ert y at i s s u e

— ei t h er by v i rt u e

o f t i t l e o r b y acq u i s i t io n t h ro u g h ad v ers e p o ss es s i o n

. A s i s s h own b el o w, h o wev er,

Fo x h as fai l ed t o p res en t an y s uch ev i d en ce.

(b ) Fo x arg u es t h a t t h e l an g u ag e o f t h e 1 8 6 8 d eed

, wh i ch g ran t ed No rfo lk

So u t hern ’ s p red eces s o r i n i nt eres t “ a s t ri p o f l an d

. . . of s u ffi ci en t wi d t h ” o n wh i ch

t o b u i l d t h e r a i l r o ad

, n ot t o ex ceed 1 0 0 feet

, s h o ws t h at th e d eed co nv ey ed t o t h e

Rai l ro ad o nl y t h at l an d w h ich th e co m pan y act u al l y u t i li zed at t h e t i m e i t b u i l t t h e

t rack s

. Pu t an o t h er way

, Fo x arg u es t h at u n d er th e t erm s o f t h e 1 8 6 8 d eed

, t h e wi d th

o f th e ri g h t -o f-way was d et erm in ed b y t h e s p ace p h y si cal l y o ccu p i ed b y th e Rai l ro ad

wh en i t co ns t ru ct ed t h e t rack s

, t h at t i t l e t o t h e u n cl ai m ed p o rt i o n o f t h e 1 0 0 -fo ot

18ri gh t -o f-way rem ai n ed wi t h t h e l an do wn er, an d th at t i t l e t o t ha t p ro pert y s u bs eq u en t l y

p as s ed t o h i m . Th is arg u m en t , h o wev er, fi n d s n o s u p p ort i n t he reco rd

.

Fo r p u rp o s es o f d et erm i n i n g Fo x ’ s tak i n g cl ai m

, t he rel ev an t q u es t i o n i s

w h e t h er Fo x

, in fact

, ho l d s t i t l e t o t h e p ro p ert y i n q u es t i o n

. An d i n t h i s cas e, t h e

reco rd s h o ws t hat h e d oes n o t

. As n o t ed ab o v e, al t h o u gh Fo x ’ s d eed s o f ti t l e d o n ot

co n tai n a m et es an d b o u n d s d es cri p t i o n o f t h e p ro p ert y h e was p u rch as i n g

, each d eed

i n c o r p o rat es b y referen ce a p l at o f s u rv ey

. A n d u n d er G eo rg i a l aw, “ a d e e d

i n co rp o rat in g a reco rd ed p l at b y referen ce a s t h e l eg al d es cri p t i o n [o f t h e p ro p ert y ]

h as th e s am e effect as i f wri tt en o u t i n t h e d eed .” Jo n es v. Bo wen

, 2 44 Ga. A p p

. 3 0 0,

3 0 2 (5 3 5 SE2 d 5 0 1 ) (2 0 0 0) (fo o tn o t e o m i t ted ). T h u s

, b ecau s e each o f t h e s u rv ey s

i n co rp o rat ed i n t o Fo x ’ s deed s s h o ws t he Rai l ro ad as h av i n g a 1 0 0 -fo o t ri g h t -o f-way

,

t h e ev i d en ce d em o n s t rat es t h at Fo x d i d no t t ak e t i t l e t o an y p o rt io n o f t h at ri g h t -o fway

. In ot h er w o rd s

, reg ard l es s o f an y am b ig u i t y fo u n d i n t h e 1 8 6 8 d eed

, t h e reco rd

s h o ws t h at b y t h e t i m e Fo x p u r c h a s e d t h e p ro p ert y

, t h e Rai l ro ad h el d ti t l e t o a 1 0 0

19fo o t ri g h t -o f-way an d t h at Fo x p u rch as ed hi s l an d wi t h k n owl ed ge o f t h at fact

. 9

Acco rd in g ly

, Fo x’ s cl ai m t h at h e h o ld s t i t l e t o an y p art o f th e 1 0 0 -fo o t ri gh t -o f-way

i s wi t h o u t m eri t

.

(c) Des p i t e t h e fo reg o in g, Fo x arg u es t hat i n i t s res p on s es t o h i s Req u es t s to

Ad m i t

, No rfo l k So u t hern ad m i t t ed i t d i d n o t o w n t h e p ro p ert y o n wh i ch i t co n s t ru ct ed

t h e s i d e t rack , an d t h at i t i s b o u n d b y t h e t h os e ad m i s s io ns . W e d i s ag ree.

No rfo l k So ut h ern fi rs t co n t act ed Fo x b y l et t er ab o u t p urch as i n g t h e ad d i t i o n al

4 0 feet o f wi d t h ad

jacen t t o i t s ri g h t -o f-way

. At t ach ed t o t h e l et t er was p art o f a p l at

co p ied fro m a t ax m ap an d s h o w i n g t he Rai l ro ad ’ s ri g h t -o f-way b i s ect i n g Fo x ’ s

p ro p ert y

. In ad d i t io n t o dep i ct in g No rfo l k So u t h ern ’ s 1 0 0 fo o t ri g h t -o f-way

, t h e p l at

al s o s h o wed t h e ad d i t i o n al ri g h t -o f-way (t ot al i n g one

- ha lf a c r e ) tha t N o r f olk S out h ern

p ro p os e d t o a c q u i re fro m Fo x

. On t h e p l at an arro w i s d rawn

, p o in t i n g t o a co rn er

n ear w h ere t h e ex i s ti n g ri g h t-o f-way an d t h e p ro p o sed ad d i ti o n al ri g h t -o f-way wo u ld

9 D es p i t e Fo x ’ s as s ert i o n s t o t h e co n trary

, t h e u nrefu ted ev i d en ce o f reco rd

s h o ws t h at t he Rai lr o a d h as h i s t o ri cal ly u s ed t he en ti re 1 00 fo o t wi d th

. Th e t rack

s u p erv i s o r res po n s ib l e fo r m ai n t ai n i n g t h e ri g h t -o f

- w a y b i s ect i n g Fo x ’ s p ro p ert y

t es t i fi ed t h at N o rfo l k So ut h ern d o es

, i n fact

, u s e al l o f i t s ri g h t -o f-way

, th o u g h i t m ay

n o t us e t h e en t i re ri g h t-o f-way “ at al l t i m es .” Th e s up erv i s o r fu rt her ex p lai n ed t h at

t h e ri g h t -o f-way “ is t h e o nl y [p ro p ert y ] t h e [Rai l ro ad h as ] t o u s e f o r o u r t rack

m ai n t en an ce. An y m at eri al s t h at n eed t o b e u n lo ad e d o r s t o c k p i l ed

, an y deb ri s t h at

we h av e t o rem o v e, h as t o b e d o n e wi t h i n t he l i m i ts o f t h e ri g ht -o f-way .”

20m eet

, wi t h t h e n o t at i o n “ so u th ed g e o f t h e cu l v ert

. ” 1 0 It can n o t b e d et erm i n ed fro m t h e

d rawi n g wh et h er t h e s o ut h ed g e o f t h e cu l v ert is wi t h in t h e 1 0 0 fo o t ri g h t -o f-way o r

w i t h i n t h e p ro p o s ed ad d it i o n al ri g h t -o f-way

. It is u n d i s p u t ed

, h o wev er, t h at t h e

p ro p ert y on wh i ch No rfo l k So ut h ern b u i l t t h e n ew s i d e t rack i n cl u d es th e s o u t h ed g e

o f t h e cu l v ert

.

Fo x at t ach ed a co p y o f t h e p l at sen t t o h i m b y t h e Rai l ro ad t o h i s s e c o n d

Req ues t s t o Ad m it , an d as k ed No rfo l k So u t hern t o ad m i t th at i t o ffered t o p u rch as e

t h e p r o p e r t y s h o wn o n t h e p lat ; t h at t h e Rai l ro ad o ffered t o p urch as e t h e p ro p ert y

b ecau s e i t di d n o t o w n t h at p ro p ert y ; th at Fo x refu s ed t o s el l t h e p ro p ert y t o No rfo lk

So u t hern ; an d t h at t he Rai lro ad was n o w i n p o ss es s i o n o f at l eas t p art o f t h e p ro p ert y

.

Acco rd in g t o t h e p art i es

, 1 1 No rfo l k So u t hern ad m i t t ed th at i t “ o ffered t o pu rch as e t h e

4 0 fo o t s tri p ” s h own o n t h e p l at ; t hat i t o ffered t o p u rch as e t h is p ro p ert y b ecau s e i t

1 0 Th ere are cu l v ert s s it u at ed wi th i n t h e 1 0 0 fo ot ri gh t -o f-way

, ru n n i n g

u n d ern eat h t h e rai l ro ad t rack s

.

1 1 It ap p ears t h at Fo x n ev er fi l ed No rfo l k So u t hern ’ s res p o n s es wi t h t h e t r i a l

co u rt

, as n o co p y of th os e res p o n ses i s i n cl u d ed in t h e ap p el l at e reco rd

. In h i s b ri ef,

Fo x ci t es o n l y t o a co p y of t he Req u es t s t o Ad m i t

, b u t t h at co p y d o es n o t i n cl u d e t h e

Rai l ro ad ’ s res p o n s es

. In i t s b ri ef, No rfo l k So u t h ern ci t es t o Fo x ’ s t ri al co u rt b ri ef,

f i l ed i n res p o n s e to t h e s um m ary ju d g m en t m o ti o n

, i n w h i ch Fo x q u o t es b o t h t h e

Req ues t s an d t he Rai l ro ad ’ s p u rp o rt ed res p o n s es

. Gi v en t hat No rfo l k So u t h ern d o es

n o t ch al l en g e Fo x ’ s fai lu re t o fi l e t h e res p o n s e s o r d i s p u t e th e co nt en t o f t h o s e

res p o n s es , we h av e as s u m ed t h at t h e p art i es ’ b ri efs accu rat el y rep res en t t h e s am e.

21d i d n o t o wn t he s am e; an d t h at Fo x refu s ed t o s el l t he Rai l ro ad t h i s pro p ert y

. No rfo lk

So u t hern d en i ed

, h owe v e r

, t h at i t was i n p o ss es s i o n o f an y o f t h e p ro p ert y i t h ad

o ffered t o p u rch as e fro m

Fo x.

Fo x co n t en d s th at t h e p ro p o s ed o ffer No rfo l k So u t h ern m ad e t o h i m s ho ws t h at

t h e ex i s t i n g ri g h t -o f-way d i d n o t ex t en d p as t t h e s o ut h ed g e o f th e cu l vert

. Bas ed o n

t h i s i n terp ret at i o n o f t he pl at at t ach ed t o t he o ffer, F o x reas o n s t h at t h e Rai l ro ad ’ s

ad m i s s i o n t h at i t d i d n o t o wn t h e p ro p ert y i t p ro p o s ed t o b u y fro m Fo x co n s t i t u t es an

ad m i s s i o n th at No rfo l k So u t h ern d i d n o t o wn an y p ro p e r t y b e yo nd t h e cu l v ert

. As

n o t ed ab o v e, ho wev er, i t i s im p os s i b l e t o d et erm i n e fro m t h e p l at t h e preci s e l o cat i o n

o f t h e s ou t hern ed g e of th e cu l v ert

. M o reo v er, t h e p l at d o es n o t co n s t i t ut e a s u rv ey

,

an d t here i s n o ev i d en ce i t was t ak en fro m a s u rv ey

. An d t h e o p t i o n t o p u rch as e t h at

t h e R a i l r o a d p ro p o s ed t o hav e Fo x s i g n an d t h at acco m p an i ed i t s wri t ten o ffer

p ro v id ed

, i n rel ev an t p art

, “ Th e area an d l eg al d es cri p t i o n o f t h e Prem i s es [t o b e

p u rch as ed ] s hal l b e d et erm i ned b y an accu rat e fi el d s u rv ey as s o o n as pract i cab l e aft er

t h e ex ecu t i o n o f t h i s O p ti o n

. . . .” A d d i t i o nal l y

, N o rfo l k So u t h ern d en ied t h at i t b u i l t

o u t s i d e i ts ri g h t -o f-way ; t h e p lat s h o ws t hat t h e Rai l ro ad h as a 1 0 0 fo o t ri g h t -o f-way ;

an d Fo x d o es n ot d i s p u t e t h at i f t h e ri g h t -o f-way i s 1 0 0 feet wi d e, t he p as s i n g t rack

i s s i t u at ed o n Rai l ro ad p ro p e r t y. I n l i g h t o f th i s ev i d en ce, No rfo l k So u t h ern ’ s

22ad m i s s i o n th at i t d i d n o t own t h e p ro p ert y i t p ro po s ed t o b uy fro m Fo x do es n o t creat e

a di s p ut ed q u es t i o n of fact as t o wh et h er t h e Rai l ro ad ’ s ri g h t -o f-way i s 1 0 0 feet wi de.

3

. Fo x arg u es th at ev en i f t h e Rai l ro ad di d acq u i re t it l e t o a 10 0 fo o t ri g h t -o fway

, h e h as gai n ed o wn ers h i p o f a p ort i o n of t h at p ro p ert y (i n cl u d i ng t h e p o rt i o n o n

wh i ch t he s i d et rack i s s i tu at ed ) t h ro u g h ad v ers e p o s s es s io n

. On e w h o is cl ai m i n g t i t l e

b y ad vers e p o s s es s io n b ears t h e b u rd en o f s h o wi n g t h at wh i l e act i n g u n d e r a cl ai m

o f own ers h i p

, h e h as b een i n “ p u bl i c co n ti nu o u s

, ex cl u s i v e, un i n t erru p t ed

, an d

p e a c eab l e” p o ss es s i o n of t h e lan d i n q u es t i o n fo r a p eri o d o f at l eas t 2 0 y ears

. 1 2

OCGA § 4 4 -5 -1 6 1 (3 ), § 4 4 -5 -1 6 3 ; Ar n o ld v. S h a ckel f o rd

, 2 1 9 Ga. 8 3 9

, 8 4 3 (2 ) (1 3 6

SE2 d 3 8 4) (1 9 6 4 ). Th e qu es t i o n o f wh et h er t h e fact s as al l eg ed b y t h e cl ai m an t are

s u ffi ci en t t o s u p p o rt a cl ai m o f ad v ers e p o ss es s i o n i s o n e o f l aw, t o b e d et erm i n ed by

t h e co u rt

. Hen s o n v. Tu cker

, 27 8 Ga. 8 5 9

, 8 6 1 (1 ) (6 30 SE2 d 6 4 ) (2 0 0 6 ). Here, we

ag ree wi t h t h e t ri al co u rt t h at ev en t o th e ex t en t t h ey are s u p p o rt ed b y ev i d en ce, t h e

fact s as s ert ed b y

Fo x can n o t s u p p o rt h i s ad v ers e p o s s es s i o n cl ai m

.

1 2 In t hi s cas e, i t ap p ears t h at Fo x s eek s t o s at i s fy t h e 2 0 -y ear req ui rem en t b y

t ack i ng h i s p eri od o f p o s s es si o n o n t o t h e s ucces s i v e p eri o d s o f p o s s es s i on b y h i s

p red eces s o rs i n t i tl e. See S t ei n i ch en v. S t a n c i l

, 2 8 4 G a. 5 8 0

, 5 8 2 (6 6 9 SE2 d 1 0 9 )

(2 0 0 8).

23Fo x rel i es o n t wo fact s t o s u p p o rt h i s cl ai m o f p res cri p t i v e t it l e: t h e ex i s t en ce

o f a l o n g -s t an d in g “ h og wi re” fen ce t h at h e co nt en d s was s i tu at ed wi th i n t he 1 0 0 fo ot

ri gh t -o f-way an d t h e u s e o f t h e ri g h t -o f-way b y on e o f h is p u rp o rt ed p red eces s o rs in

t i tl e, W i l l i am Co l li n s

. 1 3 Nei t h er o f t h es e fact s

, ho wev er, s u p p o rt s a cl ai m o f ad v ers e

p o s s es s i o n

.

Fi rs t

, as s u m i n g t h at t h e fen ce i s l ocat ed wi t h in t h e R a i lro ad ’ s ri g h t -o f-way

,

t h ere i s n o ev i d en ce th at t h e fen ce was co n s t ru ct ed o r m a i n t a i n ed u n d er a cl ai m o f

ri gh t

— i .e., fo r t h e pu rp o s e o f al l owi n g Fo x an d hi s pred eces s o rs to cl ai m t i t l e t o t h e

Rai l ro ad ’ s p ro pert y

. Fo x t es t i fi ed t h at t h e fen ce was t h ere wh en h e p u rch as ed t h e

p ro p ert y

, an d he es t i m at ed t h at i t h ad b een t h ere fo r d ecad es

, b ecau se i n p l aces i t was

co v ered i n v in es

, t h e wi re was ru s t ed t o t he p oi n t it w as cru m b li n g

, an d m an y o f t h e

p o s t s were ro t t i ng an d fal l i n g o v er. T h e fen ce w as n o t ex cl u s i v e t o Fo x ’ s p ro p ert y

,

1 3 W e n o t e t h ere i s no ev i d en ce i n th e reco rd sh o wi n g t h at Co l l i n s was

, i n fact

,

a p red eces s o r i n i n teres t t o Fo x

. In h i s b ri ef, Fo x ci t es Co l li n s ’ s affi d av i t i n s u p p o rt

o f h i s as s ert i o n t h at fro m 1 9 7 6 t o 1 9 9 1 Co ll i ns o wn ed t hat part o f th e Fo x p ro p ert y

t h at l i es t o t h e wes t o f t h e rai l ro ad t rack s. Co l l i n s ’ s affi d av i t

, h o wev er, m erel y s t at es

t h at he “ o wn ed p ro p ert y ad jacen t t o t h e Rai l ro ad ’ s r i g h t

- o f-way at i s s u e i n t h i s

d i s p u t e fro m 1 9 7 6 t h ro u gh 1 9 9 1 .” He fu rt her av ers t hat t h e p ro pert y h e o wn ed

co n si s t ed o f a 9 acre tract “ b et ween Ol d Dal t o n Ro ad an d t h e Rai l ro ad

, ” b u t h e d o es

n o t fu rt h er i d e n t i f

y t h at p ro p ert y

. In it s b ri ef, h o w ev er, No rfo lk So ut h ern d o es n ot

ch al l en g e t h e as s ert i on t h at Co l l i n s was a p red eces so r i n i n t eres t t o Fo x

, an d we h av e

t h erefo re as s u m ed th at Fo x n o w o wn s t h e p ro p ert y referen ced i n Co l l i n s ’ s affi d av i t

.

24b u t co n t i nu ed o n t o t h e pro pert y o f a n ei g h b o r wh o

, l i k e Fo x

, k ep t cat tl e

. A n d F o x

ack n owl ed ged t h at wh o ev er co n s t ru ct ed t h e fen ce m ay h av e d o n e s o t o k e ep cat t l e

o ff t h e t rack s

. T h e s u rv ey o r Fo x h i red o ffered s i m i l ar t es t i m o n y

, ack n o wl ed g i n g t h at

h e co u l d n o t t el l i f t h e f

e n c e w as p laced t o d el i n eat e p ro p ert y l i n es

, an d t h at i t was

p o s s i b l e t h at t h e fen ce h ad b een erect ed t o k eep cat tl e o ff t h e t rack s

.

Fo x fu rt h er t es t i fi ed t h at h e d i d n o t k n ow wh o erect ed t h e f e n ce, an d t h at i t

co u ld h av e b een ei th er a p ri o r p ro p ert y o wn er o r t h e R a i l r o ad

. Ad d i t i o n al l y

, Fo x

o p i n ed t h at t o t h e ex ten t t he fen ce was i n t h e Rai l ro ad ’ s ri gh t -o f-way

, i t s p l acem en t

m ay h av e res u lt ed fro m

t h e fac t t h a t t h e 1 8 6 8 deed gav e t h e lan d o wn er th e ri g ht to

u t i l i ze t h e p ro pert y wi t h i n t h e ri g h t -o f-way fo r ag ri cu l t ural pu rp o s es

. Fi n al l y

, i n h i s

affi d av i t, Co l l i n s st at ed th at d u ri n g t h e 1 5 y ears h e o wn ed l an d ad jacen t t o t h e ri g h t

o f-way

, h e m ai n t ai ned an “ ex i s t i n g fen ce” an d al s o m ai n t ai n ed a g at e i n th e fen ce “ to

al l o w acces s acro s s t h e rai l ro ad cro s s i n g b o r d eri ng m y p ro p ert y

. ” Co l l i n s fu rt h er

av erred th at “ [t ] h e p u rp o s e o f t h i s fen ce an d t h e l o ck ed g at e was t o p r even t i n t r u s i on s

a n d t r es p a s s on t h e r a i l r o a d r i g h t -o f -wa y as wel l a s t o s ecu re m y p ro p ert y .”

(Em p h as i s s u p p li ed .) Th u s , Co l l i n s ’ s affi d av i t es tab l i s h es t h at h e was n o t u s i n g t h e

fen ce o r t h e g at e t o as sert o wn ers h i p o f t he Rai l ro ad ’ s ri g h t-o f-way

.

25M o r e o v e r

, as Fo x ack n owl ed g ed i n h is t es t i m o n y

, th e 1 8 6 8 d eed g av e t h e

l an d o wn er a l i m i t e d ri g h t t o us e t h e l an d wi t h i n t h e ri g h t -o f-way

. A n d Fo x h as

p res en t ed n o ev i d en ce t h at an y u s e o f t h e Rai l ro ad ’ s ri g h t-o f-way b y Fo x an d h i s

p red eces s o rs w a s a ny t h i n g o t h er t h an p erm i s s i v e. See W o od s v. Br a n n en

, 2 0 8 Ga.

4 9 5

, 4 9 6 (6 7 S E 2 d 7 0 2 ) (1 95 1). Perm i s s i ve p o s s es s i o n

, h o wev er, “ can no t b e t h e

fo u n dat i o n o f a pres cri p t i on un t i l an ad v ers e cl ai m [o f own ers h i p ] an d act u al n o t i ce

[o f t h at cl ai m ] t o t h e o t h er p art y .” OCGA § 4 4 -5 -1 6 1 (b ). See al s o Dr ew v. DeKa lb

Co u n t y

, 2 3 9 Ga. 35

, 3 7 ( 2 ) (2 3 5 SE2 d 52 8 ) (1 9 77 ). Fo r Fo x ’ s u s e o f t h e l an d to

es t ab l i s h ad v ers e p o s s es s i o n

, t h erefo re, h e an d h i s p red eces s o rs i n i n t eres t w e r e

req u i red t o p ro v i d e act u al n o t i ce t o No rfo l k S o u t h ern o f t h ei r ad v ers e cl ai m t o t h at

l an d

. W o o d s

, 2 0 8 G a. at 4 9 6 (1 ) (wh ere a d eed co n v ey i n g a ri g h t -o f-way t o a rai l way

co m p an y res erv ed t o t h e lan d o wn e r t h e ri gh t t o cu l t i v at e th e l an d u p t o t h e t rack s

“ u n t i l n eed ed fo r rai l way p u rp os es ,” t h e l an do wn er’ s s u b s eq uen t p o s s es s i o n o f l an d

wi t h i n th e ri g h t -o f-way was p erm i s s i v e, an d co u l d n o t ri p en i n t o p res cri p t i v e t i t l e in

t h e ab s en ce o f an ad v ers e cl ai m an d act u al n o ti ce t o t h e rai l way o f t h at cl ai m ). Id

. See

al s o Dr ew

, 2 3 9 Ga. at 3 7 (2 ) (l an d o wn er’ s ad v ers e p o ss es s i o n cl ai m as t o a rai l ro ad ’ s

ri gh t -o f-way fai l ed

, wh ere t h e ev i den ce s h o wed t h at h er u se o f t h at l an d “ o ri g i n at ed

b y p erm i s s i o n

, an d t h at s h e h a d g i v en n o act u al n ot i ce t o t h e rai l ro ad

, o r i t s

26p red eces s o rs i n t i t l e, o f an y ad v ers e cl ai m b y h er t o t h e p o rt i o n u s ed ”). To p ro v i d e

n o t i ce o f an ad vers e cl ai m

, t h e us e an d o ccu p at i o n o f t h e l an d i n q u es t io n m u s t b e “ s o

n o t o ri o u s as t o at t ract th e at t en t i o n o f ev ery ad v ers e cl ai m an t an d s o ex cl us i v e as to

p rev en t act u al o ccu p at i o n b y an o t h er.” Hen s o n

, 27 8 Ga. at 8 62 (1 ) (p u n ct u at i o n an d

fo o t n o t e o m i t t ed ). See al s o Ar n o l d

, 2 1 9 Ga. at 8 4 3

. In th i s cas e, ho wev er, n o ev i d en ce

s h o ws t h at t h e fen ce s erv ed t o ex cl u d e No rfo l k So u t hern fro m i t s ri g h t -o f-way

. W i th

res p ect t o t hi s i s s u e, No rfo l k So u t h ern ’ s t rack s up erv i s o r t es t i fi ed t h at wh i l e No rfo lk

So u t hern was aware o f t h e fen ce, i t d i d n o t co n si d er t h e fen ce an en cro ach m en t o n i t s

ri gh t -o f-way b ecau s e th e fen ce d i d no t i n t erfere wi t h t h e Rai l ro ad ’ s acces s t o i t s

p ro p ert y

.

4

. In h i s m o t i on f

o r reco n si d erat i o n

, Fo x arg u ed fo r t he fi rs t ti m e t h at t h e

Rai l ro ad ’ s co n s t ru ct i o n an d u s e o f t h e p as s i ng t rack h ad res u l t ed i n an u n reas o n ab l e

i n t erferen ce wi t h h i s ri g h t o f acces s t o h i s pro p ert y eas t o f t h e rai lro ad track s, an d t h at

a q ues ti o n o f f

a c t e x i s ted as t o wh et h er t h i s i n t erferen ce h ad res u l t ed i n a t ak i n g o f

t h at p ro p ert y

. 1 4 Th e t ri al co urt heard arg u m en t o n t h is i ss u e an d s u bs eq u en t l y d en i ed

1 4 Al t h o u gh F o x d i d n o t rai s e t h is arg u m en t i n hi s res p o n s e t o t h e Rai l ro ad ’ s

m o ti o n fo r s u m

m ary ju d g m en t

, t h e t ri al co u rt al l o wed h i m to p u rs u e t h e arg u m en t as

p ar t o f h i s m o ti o n fo r reco n s i d erat i o n, an d th e t ri al co u rt ru l ed o n t h at arg u m en t

. Acco rd in g ly

, b ecau s e t h e i s s u e was rai s ed an d ru led o n i n t he co urt b el o w, we m ay

co n si d er t h i s cl ai m

o f erro r. See RL BB ACQ I-GA CVL, LLC v. W o r kma n

, 3 4 1 Ga.

27t h e M FR, b as ed i n p art o n i ts fi n d i n g t h at Fo x’ s cl ai m fo r t h e i n v ers e co n dem n at i o n

o f Tract s 2 an d 3 w as p reem p t ed b y fed eral s t at u to ry l aw. Fo x ch al l en g es t h i s ru l i n g

o n ap p eal

. W e ag ree wi t h Fo x t h at t he t ri al co u rt erred i n fi n di n g t h at h i s cl ai m fo r t h e

al l eg ed t ak i n g o f Tract s 2 an d 3 was p reem p t ed b y fed eral l aw. Gi v en t hi s fact , an d

b ecau s e t h e reco rd s h o ws a qu es t i o n o f fact as t o wh et h er t h e Rai l ro ad ’ s in t erferen ce

wi t h Fo x ’ s acces s t o h i s p ro p ert y co n st i tu t es a t ak i n g o f t h e s am e, w e rev ers e t h at p art

o f t h e t ri al co u rt ’ s o rd er.

(a) W e fi rs t n o t e t h at

, d es p i t e No rfo l k So ut h ern ’ s as s ert i on s t o t h e co n trary

, an y

u n reas o nab l e i n t erferen ce wi t h Fo x ’ s ab i l it y t o acces s Tract s 2 an d 3 c a n s u p p o rt a

cl ai m fo r i n v ers e co n d em n at i o n

. Un d er Geo rg i a l aw, a cl ai m fo r i n v ers e

co n dem n at i o n ari s es wh en ev er a g o v ern m en t al o r p u b l i c en t i t y creat es a co n d i t i o n

wi t h res p ect t o p ri vat e p ro p ert y t h at res u l t s i n a t ak i n g o f t h at p ro pert y

. Ga

. Dep t

.. of

Tr a ns p

. v. Ja cks o n

, 3 2 2 Ga. Ap p

. 2 12

, 2 1 5 (7 4 4 SE2 d 3 8 9 ) (2 0 1 3 ). See al s o W a t er s

v. D e K al b Co u n t

y

, 2 0 8 Ga. 7 41

, 74 4 (6 9 SE2 d 2 7 4 ) (1 95 2 ). Geo rg i a l aw fu rt h er

reco g n izes t h at “ [t ] h e ri g h t o f acces s

, o r eas em en t of acces s

, to a p u b l i c ro ad i s a

p ro p ert y ri g h t w h ich ari s es fro m t h e o wn ers h i p o f l an d co n t i g u o u s t o a p u b l i c ro ad

,

an d th e lan d o wn er can n o t b e d ep ri ved o f th i s ri g h t wi t h o u t j u s t an d a d e q u at e

Ap p . 1 2 7 , 1 3 9 (6 ) (a) (7 9 8 SE2 d 6 7 7 ) (2 0 17 ).

28co m

p en s at i o n

. . . .” MARTA v. Da t r y

, 2 3 5 Ga. 5 68

, 5 7 5 (I) (2 2 0 SE2 d 9 0 5 ) (1 9 7 5 )

( ci t at i o n s o m i tt ed ). Th u s

, a t ak i n g o f p ro p ert y o ccu rs wh en ev er an en t i t y wi t h t h e

p o wer o f em i n en t do m ai n s u b st an t i al l y i n terferes wi t h a la ndow ne r ’ s m e a ns o f i n g res s

an d eg res s t o h i s p ro p ert y

, an d “ [t ] h e m eas ure o f dam a g e s i s a n y d i m u n i ti o n i n t h e

m ark et v al u e of t h e p ro p ert y b y r e a s o n o f su ch i n t erferen ce.” Dep t

. o f Tr a n s p

. v.

Ro b in s o n , 2 6 0 Ga. Ap p. 6 6 6 , 6 6 7 (1 ) (5 8 0 SE2 d 5 3 5) (2 00 3 ) (fo o t n o t e o m i t t ed ).

W i t h res p ect to s u ch a t ak i n g

, we n ot e t h at i t i s i rrel ev an t t h at th e l an d o wn er’ s

acces s fro m t h e p u b l i c ro ad d ep en d s o n o n e o r m o re eas em en t s h e m ay h av e o v er t h e

p ro p ert y o f an o t her

— i n cl u d in g an eas em en t acro s s rai l ro ad t rack s

. See Ja cks o n

, 3 2 2

Ga. A p p. 2 1 2 . In Ja cks o n

, we affi rm ed a ju ry v erd i ct i n fav o r o f th e p l ai nt i ff o n h i s

i n v ers e co n d em

n at i o n cl ai m ag ai n s t t h e DOT, wh i ch res u l t ed fro m t h e DOT’ s cl o s u re

o f a d ri v eway t h at ran fro m a s t at e h ig h way “ acro s s a t ract o f l an d wi t h no reco rd o f

o wn ers hi p an d o v er a rai lro ad cro s s i n g b efo re reach i n g J ack s o n ’s p ro p ert y .” Id

. at

2 1 2

. Fi n d i n g t h at t h e ev i den ce s u p p o rt ed t h e co n cl us i o n th at Jack s o n h ad es t ab l i s h ed

a p res cri p t i v e eas em en t o v er t h e d ri v eway

, i n cl u d i n g t h e rai l ro ad cro s si n g

, w e fo u n d

t h at t h e ev i d en ce al s o s u p po rt ed J ack s on ’ s cl ai m fo r i n v ers e co n d em n at i o n

, bas ed o n

t h e DOT’ s t ak in g o f h i s eas em en t . Id . at 2 1 5 -2 16

.

29M o reo v er, an i n v ers e co n d e m n a t i o n cl ai m i s av ai l ab l e ev en wh en t h e

i n t erferen ce wi t h a p r o p e r t y o wn er’ s acces s res ul t s fro m ch an g es m ad e to p ro p ert y

o w n e d e n t i r el y by th e p art y cau s i n g t h e i n t erferen ce. See Lo u i s vi ll e & N. R. Co

. v.

Mer ch a n t s ’ & F a r mer s ’ B a n k

, 1 6 6 Ga. 31 0 (2 ) (a) (1 43 SE 5 0 6 ) (1 9 2 8 ) ( wh ere

rai l ro ad ’ s rel o cat i o n o f i t s t rack s wi t h i n i t s ri g h t -o f-way res u l t ed i n l ocal b u s i n es s es

l o s i n g i n g res s an d eg res s t o t hei r p ro p ert y , t h e rai lro ad h ad affect ed a t ak in g o f t h at

p ro p ert y an d was req u i red t o co m pen s at e th e b us i n es s o wn ers ); At hen s Ter mi n a l Co

.

v. At h en s Fo u n d

ry & Ma ch i n e W

o r ks

, 1 2 9 Ga. 3 9 3

, 4 0 1 ( 3 ) ( 5 8 SE 89 1 ) (1 9 0 7 )

(rai l ro ad req u i red t o co m

p en sat e p ro p ert y o wn er fo r t he tak i n g o f i t s p ro p ert y wh ere

t h e n ew t rack

, b ui l t e n t i rel y o n p ro p ert y o wn ed i n fee s i m p l e b y t h e rai l ro ad

,

i n t erfered w i th t he “ ri g h t o f eg res s an d i n gres s t o t h e l o t o w n ed i n fee s i m pl e b y t h e

Fo u n d ry Co m

p an y ”); Ro b i n s o n , 2 6 0 Ga. A p p

. at 6 6 7 (1 ); DeKa l b Co u n t y v. Gl a z e

,

1 8 9 Ga. Ap p. 1 (3 7 5 SE2 d 6 6 ) (1 9 8 8 )

. R o b i n s o n i n v ol ved t h e DOT’ s d eci s i o n to

el i m i n at e an accel erat i o n / d ecel erat i o n l an e o n a pu b l i c h i gh way t h at p ro vi d ed acces s

t o t h e Ro b i n s o n ’ s b u s i n es s

. A ft er p u rch as i n g pro p ert y al o n g t h e s t at e h i g h way an d

b u i l d i n g an au t o m o ti v e rep ai r s h o p t h ereo n, t h e Ro b i n s o n s had co n s tru ct ed t h e l an e

p u r s u an t t o an ag reem en t wi th t h e DOT, t o acco m m o d at e th e t ract o r-t rai l er t r u c k s

b ei n g s erv i ced at t h ei r bu s i n e s s

. Ro b i n s o n

, 2 6 0 Ga. Ap p

. at 6 6 6

. T h e Ro b i n s on s

30t h ereaft er deed ed t h e p ro pert y o n wh i ch th e accel e r a t i on / d ecel erat i o n l an e was

s i tu at ed t o th e DOT, an d d u ri n g a s u b s eq u en t ro ad wi d en i n g p ro ject

, t h e DOT

d eci d ed t o el i m i n at e th at lan e

. T h e Ro b i n s o n s su ed fo r i n v ers e co n d em n at i o n,

cl ai m i ng t h at t h e el i m i nat i o n o f t h e l an e i n t erfered wi t h t h ei r eas em en t o f acces s

. Id

.

Th e ju ry fo u n d i n fav o r o f t h e Ro b i n s o n s an d t h e DOT ap p eal ed

, arg u i n g t h at b ecau s e

t h ey o wn ed th e p ro p ert y o n wh i ch t h e l an e was s i t u at ed

, t h e R o b i n s o n s co u l d n ot

as s ert a t ak i n g b as ed o n t he l an e’ s cl o s ure. Th i s Co u rt d i s ag reed , n o t i n g t h at p u b l i c

i m p ro v em en t s t h at res u l t i n “ a s u b s t an t i al i m p ai rm en t of t h e p r o p e r t y o wn er’ s

‘ eas em en t o f acces s ’ ” m ay co n s t i t u t e a t ak i ng

. Id

. at 6 6 8 ( 1 ) (p u n ct u at i o n an d

fo o t n o t e o m i t t ed ). See al s o G l a z e

, 18 9 Ga. Ap p

. at 2 (1 ) (“ i t i s wel l s et tl ed t h at i f t h e

i n s t al l at i on o f [p ub l i c] i m pro v e m e n t s res u l t s i n a s ub s tan t ial i m p ai rm en t o f t h e

p ro p ert y o wn er’ s ‘ eas em en t o f acces s ,’ a t ak i n g h as o ccu rred fo r wh i ch co m p en s at i o n

i s req u i red reg ard l es s of t h e i m p o rt an ce o f th e p ub l ic i n t er e s t s wh i ch are t h ereb y

p ro m o t ed ”), ci t i n g Do u g h er t y Co u n t y v. Ho r ns b

y

, 2 1 3 Ga. 1 1 4

, 1 1 6 -1 1 7 (1 ) (9 7 SE2 d

3 0 0 ) (1 9 5 7 ).

In t h i s cas e, it is u n di s pu t ed t h at Fo x ’ s s o l e m ean s o f i ng res s an d eg res s fro m

t h e p u bl i c ro ad t o t h at p art o f h i s p ro p ert y eas t o f t h e rai l ro ad t rack s i s b y m ean s o f

31an eas em en t o v e r t h e Rai l ro ad ’ s ri gh t -o f-way

. 1 5 Ad d it io n al l y

, Fo x t es t i fi ed t h at

No rfo l k So u t h ern freq u en t l y p ark s trai n s o n t h e p as s i n g t rack

, an d t h ereb y b l o ck s h i s

acces s to Tract s 2 an d 3, fo r u p t o 2 4 h o u rs at a t i m e. An d acco rd in g t o Fo x

, t h e l ack

o f p red i ct ab l e acces s t o Tract s 2 an d 3 h as ren d ered t h at p ro p ert y u s el es s fo r at l eas t

o n e o f t he ag ri cu l t u ral p u rp o s es fo r wh i ch i t i s z o n ed

— grazi ng cat t l e. Gi v en t h i s

ev i d en ce, a q u es ti o n o f fact ex i s t s as t o wh et her t h e p as s i n g t r a c k s u b s t an t i al l y

i n t erferes wi t h Fo x’ s acces s t o h i s p ro p ert y t o t h e ex ten t t h at a tak i ng o f t h at p ro p ert y

h as o ccu rred

. See Gl a z e

, 1 8 9 G a. Ap p

. at 2 (1 ) ( f i n d i n g t h at wh et h er t h e co u n t y ’ s

i n s t al l at i on o f cu rb s i n it s ex i s t i ng ri g h t -o f-way “ s u b s t an t ial l y i n t erfered wi t h ” a s t o re

o wn er’ s acces s t o h i s p ro p ert y w as a “ q u es t i o n [ ] o f fact t o b e res o l ved b y t h e ju ry ”).

Th e t ri al co u rt

, h o wev er, n ev er co n s i d ered t h e m eri t s of Fo x ’ s cl ai m fo r t h e t ak i n g o f

1 5 It ap p ears t h at t he 1 8 6 8 d eed

, wh i ch o b l i g at es th e Rai l ro ad to co n s tru ct an d

m ai n t ai n al l “ n eces s ary ” rai l ro ad cro s s i n g s, creat ed an ex p res s eas em en t i n fav o r o f

t h e l an d o wn er. See Al b en b er g v. S z a l a y , 3 3 2 Ga. Ap p . 6 6 5 , 6 6 7 -6 6 8 (2 ) (7 7 4 SE2 d

7 3 0 ) (2 0 1 5 ). Al tern at i v el y

, Fo x i s en t i tl ed u n d er Geo rg i a l aw t o cl ai m an i m p l i e d

eas em en t

. Id

. at 6 6 8 -6 6 9 (4 ). See al s o Ea rd l e y v

. M c G r e e vy

, 2 7 9 Ga. 5 6 2

, 5 6 3 (1 )

(6 1 5 SE2 d 7 4 4 ) (2 0 0 5 ).

32h i s p ro p ert y eas t o f th e rai l r o ad t rack s

, fi n d in g i ns t ead t h at su ch a cl ai m was

p reem pt ed b y fed eral s t at u t o ry

l aw. 1 6 Th i s ru l in g was i n erro r.

(b ) Th e tri al co u rt fo u n d t h at Fo x ’ s cl ai m fo r th e i n v ers e co n d em n at i o n o f t h e

p ro p ert y in q u es ti o n w as p reem p t ed b y t he p ro v i s i o ns o f t he ICCTA. En act ed i n 1 9 9 6,

t h i s s tat u t e ab o l i s h ed th e In t ers t at e Co m m erce Co m

m is s io n an d creat ed t he Su rface

Tran s p ort at i o n B o ard (“ STB” o r “ t h e Bo ard ”) t o ad m i n i s t er t h e Act

. See El a m v.

Ka n s a s Ci t

y S o u th er n R. Co

. , 6 3 5 F3 d 7 9 6

, 8 0 4 (2 ) (5 t h Ci r. 20 1 1 ); 4 9 USC § §

1 0 1 0 1

, 1 0 1 0 2 (1 ). In t h e ICCTA, Co n g res s ex p res s l y co n ferred on t h e STB ex cl u s i v e

ju ri s d i ct i o n o ver t h e reg u l at i o n o f rai l ro ad t ran sp o rt at i o n

. W i t h res p ect to t h e Bo ard ’ s

reg u l at o ry

au t h o ri t y , t h e Act p ro v id es :

1 6 On ap p eal

, F o x p o i n ts t o th e fed eral co urt ’ s rem an d o rd er, i n w h i ch t h e

d i s t ri ct co u rt fo u n d t hat b e c a u s e Fo x ’ s t res p as s cl ai m w as act u al l y a cl ai m fo r t h e

t ak i n g o f t h e p ro p ert y o n w h i ch t h e s i d e t rack was bu i l t

, t h e cl ai m was n o t p reem p t ed

b y fed eral s t at u t e. Fo x co nt en d s t h at t hi s o rd er h as a p recl u s i v e effect

, an d o p erat ed

t o b ar t h e t ri al co u rt fro m co n s i d eri n g t h e i s s u e o f p reem p t i on

. W e d i s ag ree. W h ere,

as h ere, a rem an d o r d e r i s b as ed o n a fi n d i ng t h at th e d i s t ri ct co u rt l ack ed s u b ject

m at t er j u r i s d ict i o n

, t h e fed eral co u rt ’ s o rd er “ has n o p recl u s i v e effect o n t h e s t at e

co u rt ’ s res o lu t i o n o f [a d efen d an t ’ s ] p reem p t i o n d efen s e i n t h e s am e c a s e

. ” I n Re

Lo u d er mi l ch

, 1 5 8 F3 d 1 1 4 3

, 1 1 4 6 (1 1 t h Ci r. 19 9 8). Th u s, aft er b ei n g “ rei n v es t ed

wi t h t h e ju ri s d i ct i o n

, ” “ [t ] h e st a t e co u rt i s co m pet en t t o rev i si t t h e d is t ri ct co urt ’ s

d et erm i n at i o n ” as t o t h e i s s u e o f p reem p t i on

. Id

. See al s o S

o l ey v. Fi r

s t Na t

. Ba n k of

Co mmer ce

, 92 3 F2 d 4 0 6, 4 0 9 (II) (5 t h Ci r. 1 99 1 ) ( w h e r e a fed eral d i s t ri ct co urt ’ s

rem an d o rd er is bas ed on ju ri s di ct i o n al g ro u n d s, t h at o rd er “ wi l l h av e n o p recl u s i v e

effect o n t h e s t at e co urt ’ s co n s i d erat i o n o f [a] s u b s t an t i v e p reem pt i o n d efen s e”); 2 8

USCA § 1 4 4 7 (c).

33Th e ju ri s d i ct i o n o f t h e Bo ard o v er

(1 ) t ran s p o rt at io n b y rai l carri ers

, an d th e rem ed i es p ro v i d ed i n t h i s p art

wi t h res p ect t o rat es

, cl as s i fi cat io n s, ru l es (i ncl u d i n g c a r s erv i ce,

i n t erch an g e, an d o t h er o p erat i n g ru l es ), p ract i ces

, ro u t es

, s erv i ces

, an d

faci l it i es o f s uch carri ers ; an d

(2 ) t h e co n st ru ct i o n

, acq u i s it i on

, o p erat i o n, ab an d o n m e n t

, o r

d i s c o n t i nu an ce o f s p ur, i n d us t ri al

, t eam

, s wi t ch i n g

, o r s id e t rack s

, o r

faci l i t i e s

, e v en if t h e t rack s are lo cat ed

, o r i nt en d ed t o b e lo cat ed

,

en t i rel y i n o n e St at e, i s ex cl u s i v e. Ex cep t as o t h erwi s e p ro v i d ed i n t h i s

p art

, t h e r emed i es p r o vi d

ed u n d er th i s p a r t wi t h res

p ect to r eg u l a ti o n o

f

r a i l t r a n s p o r t a t i o n are ex cl u s iv e an d p reem p t t h e rem ed i es p ro v i d ed

u n d er Fed eral o r St at e l aw.

4 9 USC § 1 0 5 0 1 (b ) (em

p h as i s s u p p li ed ).

Reco g n izi n g t h at t h e STB “ i s u n i q u el y q u al i fi ed t o d et erm i n e wh et h er s t at e l aw

s h o u ld be p reem

pt ed b y t h e ICCTA

, ” c ou rt s h av e trad i t io n al l y l o o k ed t o STB

d eci s i o n s wh en an al y zi n g a cl ai m o f p reem p t i o n

. Emer

s o n v. Ka n s as Ci t

y S

. R. Co

. ,

5 0 3 F3 d 1 1 2 6

, 1 1 3 0 (III) (A) (1 0 t h Ci r. 2 0 0 7 ). See al s o A d r i a n & Bl i ss

f i el d R. Co

. v.

Vi l l ag e o f Bl i s s f iel d

, 5 50 F3 d 5 3 3

, 5 4 0 (II) (B) (6 t h Ci r. 2 0 0 8 ); New Or lea n s & Gu l f

Co a s t R. Co

. v. Ba r r i o s

, 5 3 3 F3 d 3 2 1

, 3 3 1

- 3 3 2

, (III) (B) (5 t h Ci r. 2 0 0 8 ); Gr een

Mo u nt a in R. Co r

p

. v. Ver mo n t

, 4 0 4 F3 d 63 8

, 6 4 2 (II) (2 d Ci r. 2 0 05 ). In 2 0 0 5

, t h e

Bo ard art i cu l at ed a fram ewo rk fo r a n a l y zi ng p reem p ti o n cl ai m s

, an d u n d er t h at

34fram ewo rk

, s t at e an d l o cal l aws an d / o r cl ai m s as s e r t e d u n d e r t h o se l aws m ay b e

p reem pt ed ei th er cat eg o ri cal l y o r as ap p l ied

. 1 7 CS X Tr a n s p

., In c.– P et i t i o n f

o r

Decl a r at o r

y Or d er

, 2 0 0 5 W L 1 02 4 4 9 0

, at * 2 -3 (STB May 3

, 2 0 0 5 ). See al s o Ba r r io s

,

5 3 3 F3 d at 3 2 2 (d es cri b i n g t h e STB’ s an al y t i cal fram ewo rk ); W ed emeyer v. CS

X

Tr a ns p

. , 8 5 0 F3 d 8 8 9, 89 4 -8 9 5 (II ) ( 7 t h Ci r. 2 0 17 ). A st at e o r l o cal l aw (an d an y

act i on b ro u g h t t h ereu n d er) is cat eg o ri cal l y preem p t ed i f th e l aw i ts el f o r t h e rem ed y

i t p ro vi d es “ d i rect l y co n f l i c t [s ] wi t h ex cl u s i v e fed eral reg u l at i o n o f rai l ro ad s ” an d

1 7 Fed eral co u rt s h av e reco g n i zed t h at t h e STB’ s u s e o f t h e t erm “ cat eg o ri cal

p reem pt i o n ” refers t o wh at i s m o re co m m o nl y k n o wn as ex p res s p reem p t i o n , wh i l e

i t s u s e o f t h e t erm “ as ap p li ed p reem p ti o n” refers t o w h at i s m ore co m m o nl y k n o wn

as i m p l ied p reem

p t i o n. See Fr an ks In ves t men t Co

. v. Un io n Pa ci f i c R. Co

. , 5 9 3 F3 d

4 0 4

, 4 0 9 -4 1 4 (II) (5 t h Ci r. 2 0 1 0 ) (en b an c); PCS Ph o s ph a t e Co

. v. No r

f ol k S o u t h er n

Co r p

. , 5 5 9 F3 d 2 1 2, 2 1 7 -2 18 (II) (A), 2 2 0 -2 2 1 (4 t h Ci r. 2 0 0 9 ).

35t h ereb y u n reas o n ab l y b u rd e n s i n t ers t at e co m m erce. 1 8 CS

X Tr a n sp

. , 2 00 5 W L

1 0 2 4 4 9 0 at * 3 (1 ). See al s o Un i o n Pa ci f i c R. Co . v. Ch i ca g o Tr a ns i t Au t h

. , 6 4 7 F3 d

6 7 5 , 6 7 9 (II) (7 t h Ci r. 2 0 1 1 ).

Th e s eco n d cat eg o ry o f p reem p t ed st at e l aws are t h o s e t hat are preem p t ed as

ap p li ed

. Th e as -ap p l i ed p reem p t i o n an al y s i s is u sed i n t h o s e cas es i n v o l v i n g a

1 8 Cat eg o ri cal l y

p reem pt ed l aws an d act io ns fal l i n t o o n e o f t wo cat eg o ri es

. Th e fi rs t i s an y fo rm o f s tat e o r l o cal p erm i t t i n g o r p recl earan ce, t hat b y

i t s n at u re, co u l d b e u sed t o d en y a rai lro ad t h e ab i l i t y t o co nd u ct s o m e

p art o f i t s o p era t i o n s o r t o pro ceed wi t h act i v i t ies t h at t h e Bo ard h as

au t h ori zed . Seco n d

, t h ere can b e n o s t at e o r l o cal reg u l at i o n o f m at t ers

d i rect l y r e g u l at ed b y t h e Bo ard

– s u ch as t h e co n s t ru ct i o n

, o p erat i o n

,

an d ab an d o nm en t o f rai l l i nes ; rai l ro ad m erg ers

, l in e a c q u i s i t i o n s

, an d

o t h er fo rm s of co n s o li d at i o n ; an d rai lro ad rat es an d s erv i ce. Bo t h ty p es

o f cat eg o r i c a l l y p reem

p t ed act i o n s b y a s t at e or lo cal b o dy w o u l d

d i rect l y co n fl i ct w i t h ex cl u s i v e fed eral reg u l at i on o f rai lro ad s

. . . . In

o t h er wo rd s

, s t at e an d l ocal l aws t h at fal l wi t h i n o n e o f t h e p recl u d ed

cat eg o ri es are a p er s e u n r eas on ab l e i n terferen ce wi t h i n t ers t at e

co m m erce.

CS X Tr a n s p

. , 2 00 5 W L 10 2 4 4 9 0 at * 2

- 3 (ci t at i o n s an d fo o t no t es o m i t t ed ). See al s o

Ba r ri o s

, 5 3 3 F3 d at 3 3 2 (III) (B). Acco rd i n g l y

, wh en d eci d i n g wh et h er a s t at e l aw o r

cau s e o f act i o n i s cat eg o ri cal l y p reem p t ed

, t h e “ an al y s i s i s ad d res s ed n o t t o t h e

reas on ab l en es s o f t h e p art i cu lar s t at e o r l o cal act i o n

, b u t rat her t o t h e act of reg u l at i o n

i t sel f.” CS

X Tr a n s p

. , 2 0 0 5 W L 1 0 2 4 4 90

, at * 3 (1 ). See al so Ba r r i o s

, 5 3 3 F3 d at 3 3 2

(III) (B).

36t rad i ti o n al s t at e l aw cau se o f act io n — i

. e., a cau se o f act i o n th at ar i s e s u n d e r

g en eral l y ap p l i cab l e s t a t u t o r y o r co m m o n l aw t h at i s n o t d i rect ed sp eci fi cal l y at

rai l ro ad s o r t hei r p ro p ert y. S e e T u bb s v. S u rf ace Tr a n sp

. B d.

, 8 1 2 F3 d 11 4 1

, 1 1 4 4

-

1 1 4 5 ( I I ) (A) (8 t h Ci r. 2 0 1 5 ) (u s i n g t h e as -ap p li ed an al y s i s t o det erm i n e wh et h er

p l ai n t i ff’ s n u m ero u s s t at e l aw cl a i m s

, i n cl ud i n g a cl ai m fo r i nv ers e co n dem n at i o n

were preem

p t ed u nd er t h e ICCTA); Is l a n d P a r k, LLC v. C

S X T r a ns p

. , 5 5 9 F3 d 9 6,

9 9 (2 d Ci r. 2 0 0 9 ) (co n d u c t i ng an as -ap p l ied an al y s is t o d et erm i n e wh et h er fed eral l aw

cl ai m s fo r tak i n g o f p ro p ert y wi t h o u t co m pen sat i on were p reem

p ted ); Un io n Pa ci

f i c

,

6 4 7 F3 d at 6 79 -6 8 0 (II) (A) (b ecau s e s t at e-l aw co n dem n at i o n act i o n s are n eces s ari l y

fact -d ep en den t p ro ceed i n g s

, t h e q u es t i o n i s wh e t h e r th e act i o n was p reem p t ed as

ap p li ed ); Fr a n ks

, 5 9 3 F3 d at 4 1 1 (II) (A) (as -ap p l ied an al y s i s co n t ro l s s u i t g o v ern ed

b y Lo u i s i a n a p ro p ert y l aw, as t h at l aw was n o t i n t en d ed “ to reg u l at e rai l ro ad

t ran s po rt at i o n ”); Gu i l d v. Ka n s a s Ci t y S o u t h er n R. Co

. , 5 4 1 Fed

. Ap p x

. 36 2

, 3 6 8 (IV)

(5 t h Ci r. 2 0 1 3 ) (as -ap p l i ed an al y s i s g o v ern s n eg l i g en ce s ui t b ro u g ht u n d er

M i s s is s i p p i t o r t l aw fo r d am ag e d o n e by rai l ro ad t o a pri v at el y -o wn ed s p u r t rack

ad jo i n i n g t h e rai l ro ad ’ s m ai n t rack ); No r f ol k S o ut h e r n Ra i l wa

y Co

. – Pet i t i o n f

o r

Decl a r at o r

y O r d er

, 2 0 1 3 W L 5 8 9 1 5 8 2 * 3 (STB No vem b er 4

, 2 0 1 3 ) (t h e as -ap p l i ed

an al y s i s co n t ro l s t h e q u es t i o n of wh et h er t h e ICCTA p reem p t s s t at e law cl ai m s fo r

37i n v ers e co n d em nat i o n ). In s u ch cas es

, p reem pt i o n o ccu rs n o t b ecau se t h e l aw i t s el f

s eek s t o reg u l at e rai l r o a d s

, bu t b ecau se al l o wi n g a p art i cu lar s t at e law cl ai m to

p ro ceed w o u l d “ h av e t h e effect o f u n reas o n ab l y b u rd e n i n g o r i n t erferi n g wi t h rai l

t ran s po rt at i o n .” Fr a n ks

, 5 9 3 F3 d at 41 4 (II) (A). See al s o CS X T r a n s p

. , 2 0 0 5 W L

1 0 2 4 4 9 0 at * 3. Th e q u es t i o n o f wh et h er a s t at e l aw cau s e o f act i o n i s p reem p t ed as

ap p li ed i s a fact -s p eci fi c o n e, an d d ep en d s h eav i l y o n t h e ci rcu m s t an ces o f a

p art i cu l ar cas e. Tu b b s

, 8 1 2 F3 d at 1 1 4 4 ; No r f o l k S o u t h er n

, 2 0 1 3 W L 5 8 9 1 5 8 2 at * 3

(1 ).

Here, b ecau s e Fo x i s as s ert i n g a trad i t io n al s t at e law cl a i m f o r i n v ers e

co n dem n at i o n

, we an al y ze No rfo l k So u th ern ’ s p ree m p t i on d efen s e u n d er t h e as

ap p li ed s t an dard

. Tu b b s

, 8 12 F 3 d a t 1 1 4 4 (II) (A). Sp eci fi cal l y

, “ we m u st as s es s

wh et h er

, a s ap p l i ed to t h e fact s of th i s cas e, [Geo rg i a i n v ers e co n d em n at i o n l aw]

wo u l d h av e th e effect o f u n reas o n ab ly b u rd en i n g o r i n t erferi ng wi t h rai l

t ran s po rt at i o n .” Gu i l d

, 5 4 1 Fed

. Ap p x

. at 36 7 -3 6 8 (IV). See al s o A d r i a n & Bl i s s

f i el d

R. Co

. , 5 5 0 F3 d at 5 4 0 (II) (B).

Des p i t e t h e fact t h at No rfo l k So u t h ern

, as t h e p ar ty as s ert i n g fed eral

p reem pt i o n

, b ears t h e bu rd en o f p ro v i n g t h at t h e d o ct ri n e ap p l i es i n t h i s cas e, Gu i l d

,

5 4 1 Fed

. Ap p x

. at 3 6 8

, i t s b ri ef n ei t h er o ffers an y arg u m en t n o r ci t es t o an y ev i d en ce

38s h o wi n g t h at rai l t ran s p o rt at i o n wi l l be b u rd en ed i f Fo x s h ou l d p rev ai l o n h i s i n v ers e

co n dem n at i o n cl ai m

. 1 9 In st ead

, No r fo lk So u t h ern arg u es t h at Fo x ’ s cl ai m i s

p reem pt ed b ecau se i t ari s es o u t o f t h e co n s t ru ct i o n an d u se o f a si d e t rack

. W h i l e t h at

fact i s cert ai n l y rel ev a n t f o r p u rp o s es o f an al y zi ng t h e q u es t i on o f p reem p t i o n

, i t i s

n o t d et erm i n at iv e o f t h at q u es t i o n

. In s t ead

, as ex p l ai n ed ab o ve, No rfo l k So u t h ern i s

req u i red t o s h o w t h at Fo x ’ s i n v ers e co n d em n at i o n cl ai m

, i f s u cces s fu l

, wo u l d b u rd en

o r i n terfere wi t h rai l t ran s p o rt at i o n

. Mo reo v er, t h e Rai l ro ad m u s t b e ab l e t o i d en t i fy

an art i cu l ab l e, s p eci fi c b u rd en o r i n t erferen ce th at Fo x ’ s cl ai m w o u l d i m p o s e o n rai l

t ran s po rt at i o n

. Id

. (t o s h o w t h at a s t at e l a w c l a i m i s preem p t ed b y t he ICCTA, a

rai l ro ad m

u st co m e fo rward wi t h s o m et h in g m o r e t h an “ g en eral ev i d en ce o r

as s ert i o n s ” t hat t h e cl ai m “ wo u l d s o m eh ow affect rai l t ran s p o rt at i o n ”); Fr an ks

, 5 9 3

F3 d at 41 5 (II) (A) (rev ers i n g a d i s t ri ct co u rt ’ s fi n d in g t h at a Lo u i s i an a l aw g ran t i n g

l an d o wn ers t he ri gh t t o es t ab l i sh p ri v at e, grad e-l ev el cro s si n g s o n rai l ro ad p ro p ert y

was p reem

p t ed b y t he ICCTA; t h e ap p el l at e co u rt n o ted t h at t h e rai lro ad s h o wed o n l y

t h at

, as a g en eral ru le, rai lro ad cro s s i n g s affect rai l t ran s po rt at i o n i n i n ci d en t al way s

1 9 In d eed

, al l o f t h e b ri efs s u b m i t t ed i n t h i s cas e b y b o t h No rfo l k So ut h ern an d

Fo x h av e p ro v i d ed l i t t l e gu i d an ce wi th res p ect t o t h e qu es t i o n o f p reem p t i o n.

Sp eci fi cal l y

, n ei t her part y ’ s b ri efs (i n cl u di n g t h e s u p p lem en t al b ri efs o n p reem p t i o n

req u es t ed b y t h i s Co u rt ) id en t i fy o r ap p l y t h e rel ev an t t es t fo r d e t e rm i n i n g wh et h er

t h e ICCTA p reem

p t s Fo x ’ s s t at e l aw cl ai m fo r i n v ers e co n d em

n at i o n

.

39a n d i t fai l ed t o t ie an y o f th e p ro b l em s g en eral ly as s o ci at ed w i th cro ss i n g s

, s u c h a s

i n creas ed co s t s, dr a ina g e p ro b l em s

, o r decreas ed rai l s p eed s

, t o t h e cro s s i n g s at i s s u e).

Bas ed o n t h e cu rren t reco rd

, No rfo l k So u t h ern has fa i l e d t o m ak e t h i s req u i red

s h o wi n g

.

In i t s b ri ef, No rfo l k So u t h ern at t em p t s t o eq uat e Fo x ’ s cl ai m fo r i n v ers e

co n dem n at i o n wi t h a s t at e l aw cl ai m fo r co n t i nu i n g n u i s an ce, 2 0 an d i t s eem s t o arg u e

t h at t h e rel i ef affo rd ed by su ch a cl ai m wo u l d in t erfere wi t h rai l ro ad o p erat io n s

. Th i s

arg u m en t

, h o wev er, ig n o res t h e fact t hat un d er Geo rg ia l aw, a cl ai m fo r co n t i n u i n g

n u i s an ce affo rd s v ery d i fferen t rel i ef t h a n t h at affo rd ed b y a cl ai m fo r i n v ers e

co n dem n at i o n

. A p l ai n ti ff w h o p rev ai ls o n a cl ai m fo r co n t i nu i n g n u i s an c e m ay

reco v er accru ed d am ag es (i .e., al l d am ag es t h at hav e accru ed w i t hi n t h e fo u r y ears

p reced i n g t h e s u i t ) fo r n o t o n l y an y p h y s i cal d am ag e t o pro p ert y b u t al s o “ fo r

an n oy an ce an d d i s co m fo rt cau sed b y s u ch n u i s an ce as a res u l t o f t h e m ai n t en an ce o f

t h e [s am e] .” W

el l er v. B l a ke

, 3 15 Ga. Ap p

. 2 1 4

, 2 1 6 (1 ) (7 2 6 SE2 d 6 9 8 ) (2 0 1 2 ). See

al s o Rei d v. Gwi nn et t Co u n t y

, 24 2 Ga. 8 8

, 8 9 (2 4 9 SE2 d 5 59 ) (1 9 7 8 ). Fu rt h erm o re,

2 0 T o t h e ex t en t t h at No rfo l k So u t hern i s arg u in g t h at Fo x h as as s ert ed t h at t h e

s i det rack co n s t i t u t es a p erm an en t n u is an ce (i .e., a nu i s an ce t h at can n o t b e ab at ed ), we

n o t e th at a p erm an en t n ui s an ce can g i v e ri s e t o a cl ai m fo r i n v ers e co nd em n at i o n

. See

Li b er t y Co u nt y v. El ler , 3 2 7 Ga. Ap p . 7 7 0 , 7 7 1 -7 7 2 (7 61 SE2 d 1 6 4) (2 01 4 ).

40a co n t i n u i n g n ui s an ce cl ai m s u b ject s a defen d an t t o an award o f p u n it i v e d a m ag es

,

an d i t al s o al l o ws t h e pl ai n t i ff t o o b t ai n i n ju n ct i ve rel i ef req u i ri n g th e d efen d an t to

t a k e a f fi rm at i v e act i on t o ab at e t h e nu i s an ce. R ei d

, 2 4 2 G a. at 8 9, W el l er

, 3 1 5 Ga.

Ap p

. a t 2 1 9 (3 ) (a). See al s o Ho f f ma n v. At l a n t a Ga s Li

g h t Co

. , 2 0 6 Ga. Ap p

. 7 2 7,

7 3 1 (2 ) (4 2 6 SE2 d 3 8 7) (1 99 2 ) (t h e m ai n t en an ce o f a n u i s an ce “ i s th e fai l u re t o ab at e

t h e n u i s an ce aft er n o ti ce by t h e i n ju red p art y ”). By co n t ras t

, a p l ai n t i ff wh o p rev ai l s

o n a cl ai m fo r i n v ers e co n d em n at i o n i s en ti t l ed t o a o n e-t i m e, l u m p s u m pay m en t to

co m p en s at e h i m fo r t h e l o s s es he s uffered as a res u l t o f t h e t ak in g o f h i s p ro pert y

. See

Ro b in s o n , 2 6 0 Ga. Ap p. at 6 6 7 (1 ).

H e r e

, Fo x h as nev er s ou g h t an y t y pe of eq u i t ab l e rel i ef ag ai n s t t h e Rai l r o a d

,

an d h e h as m ai n t ai n ed t h ro ug h o u t t h i s l i t i g at i o n t h at t h e o n l y rel i ef h e i s s eek i n g i s

m o net ary co m

p en s at i on fo r th e al l eg ed tak i n g of h i s p ro p ert y

. 2 1 Th u s

, u n l i k e

2 1 W e no t e t h at g iv en Fo x ’ s rep re s e n t a t i o n s t o t h e fed eral d i s t ri ct co u rt

, t h e

Su p eri o r Co u rt of Go rd o n Co un t y

, an d t h i s Co urt as t o t h e t y p e o f rel i ef h e i s s eek i n g,

h e wo u l d b e j u d ici al l y es to p p ed fro m seek i n g a d i f f e ren t t y pe o f rel ief o n rem an d.

Un d er t h e do ct ri n e o f j u d ici al es t o p p el

, a p art y can n o t t ak e a p o s i t i o n

, p ers u ad e a

co u rt t o accep t t h e sam e, an d t h en l at er as s ert an i nco n s i s t en t p o s it io n

. See Geo r g ia

Neu ro l o g y & Reh a b i li t at i o n

, P

. C. v. Hi l l er

, 3 1 0 Ga. Ap p

. 2 0 2, 2 0 6 (2 ) (a) (7 1 2 SE2 d

6 1 1 ) (2 0 1 1 ). See al so Ka ma ra v. Hen s o n

, 3 4 0 Ga. Ap p

. 1 1 1

, 11 2 (1 ) (7 9 6 SE2 d 4 9 6 )

(2 0 1 7) (“ [t ] h e es s en t i al fu n ct i o n an d ju s t i fi cat i o n o f j u d ici al es t o p p el i s t o p rev en t t h e

u s e o f i n t en ti o n al s el f-co nt rad i ct i o n as a m ean s o f o b t ai n i n g u nfai r ad v an t ag e i n a

fo ru m p ro v i d ed fo r s u i t o rs s eek i n g ju s t i ce”).

41co n ti n u i n g n ui san ce cl ai m s t h at co u rt s o ft en fi n d are p reem p t ed b y t h e ICCTA, Fo x ’ s

act i on d oes n ot s eek dam ag es t h at accru e wi t h each u s e o f t h e s id et rack an d th at res u l t

fro m t h e b y

p ro du ct s of “ co n ven t i o n al an d ro u t in e rai l o perat io ns ,” i n cl u d i n g “ n o i s es

,

v i b rat i o ns

, an d v ari o u s d is ch arg es ,” t h at are co n d u ct e d “ o n t h e rai l carri er’ s o wn

p ro p ert y .” No r

f ol k S o u t h er n

, 2 01 3 W L 5 8 9 1 5 8 2 at * 3

. See al s o Pa ce v. CS X Tr a n sp

. ,

6 1 3 F3 d 1 0 6 6

, 1 0 6 9 (III) (1 1 t h Ci r. 2 0 1 0) (fi nd i ng t h at t h e ICCTA p reem pt ed s t at e

l aw n u i s an ce cl ai m s s eek i n g m o n et ary d am ag es res u l t i n g fro m n o i s e an d s m o k e

co m i n g fro m a n ewl y -co n st ru ct ed s i d e t rack ); Gu cken b er g v W i sco n s in Cen t r a l Lt d

. ,

1 7 8 FSu p p .2 d 9 5 4

, 9 5 8 (II) (B) (E. D. W i s

. 2 00 1 ) (s tat e l aw nu i s an ce cl ai m s s eek i n g

co m p en s at o ry an d p u n i t i v e d a m ag es fo r i nt erferen ce wi t h p l ai n ti ff’ s u s e an d

en jo y m en t o f th ei r p ro p ert y res ul t i n g fro m n o i s e an d s m ok e g en erat ed b y rai l cars o n

n ewl y co n s t ru ct ed s i d e t rack was p reem p ted ). No r i s Fo x s eek i n g i nju nct i v e o r

d ecl arat ory rel i ef t h at w o ul d req u i re No rfo l k So ut hern to m o d ify o r ab an d o n i t s u s e

o f t h e s i d et rack

. See M

a yn a rd v. CS

X Tr a n s p

., 3 6 0 FSu p p

. 2 d 8 3 6

, 8 3 8

, 8 4 1 -8 4 2

(p l ai nt i ffs ’ s t at e l aw n u i s an ce cl ai m s al l eg in g t hat t h e r a i l ro ad ’ s u s e o f a s i d e t rack

b l o ck ed acces s t o t hei r ho m es fo r u p t o s i x h o urs a t a t i m e w as p reem p t ed i n p art

b ecau s e i t s o ug h t i n

j u n ct i v e rel i ef ag ai n s t t h e rai l ro ad an d t h erefo re so u g h t t o reg u l at e

o r i n terfere wi t h rai l ro ad op erat i o ns ). Ad d i t i o nal l y

, Fo x do es n o t seek t o d i s p o s s es s

42t h e Rai l ro ad fro m it s p ro p ert y

. See W ed emeyer v. CS

X Tr a n s p

. , 8 5 0 F3 d at 8 9 8 (II)

(l aws u i t th at s o u g h t t o eject rai l ro ad fro m l an d wi t h act i v e, o ng o i n g rai l op erat i o n s

,

aft er rai l ro ad res u m ed u se o f a p rev i o us l y ab an d o n ed t rack was p reem p ted ). Fi n al l y

,

Fo x ’ s i n v ers e co n dem n at io n cl ai m is u n i q u e t o Fo x — i .e., i t i s n o t a cl ai m

t h at can

b e as s ert ed b y al l “ own ers o f p ro p ert y n ear o p erat i n g r a i l l i n es an y wh ere.” No r f o l k

S o u t h er n

, 2 0 13 W L 5 8 9 1 5 8 2 at * 3. Gi v en t h e ci rcu m s t an ces o f t h is cas e, t herefo re,

we can n o t s ay t h at Fo x ’ s cl ai m fo r in v ers e co n d em nat i o n w o u l d u n reas o n ab l y

43i n t erfere wi t h o r o t h erwi s e b u rd en rai l t ran s po rt at io n

. 2 2 Acco r d i n g l y, th e tri al co u rt

erred wh en i t fo un d t h at t h i s cl ai m was p reem

p t ed b y t h e ICCTA.

Fo r t h e r e as o n s s et fo rt h ab o v e, we affi rm t h e t ri al co u rt ’ s gran t o f s u m m ary

ju d g m en t t o No rfo l k So ut hern o n F o x ’ s cl ai m fo r i n v ers e co nd em n at i on o f t h e

2 2 W e n o t e t h a t t h e “ b l o ck ed cro s s i n g ” cas es on w h i ch t he Rai l ro ad s eek s to

rel y are n o t rel ev an t t o Fo x ’ s c l a i m f o r i n v ers e co n dem n at i o n

. See El am v Ka n s a s

Ci t y S o ut h er n R. Co

. , 6 3 5 F3 d 7 9 6 (5 th Ci r. 2 0 1 1); Fr i b er g v. Ka n sa s Ci t

y S o u t h er n

R. Co

. , 2 6 7 F3 d 4 3 9 (5 t h Ci r. 2 00 1 ); B u r l i n g t o n No rt her n & S a n t a Fe R. Co

. v. Dep t

.

o f Tr a ns p

. , 2 0 6 P3 d 2 6 1 (Or. Ap p

. 2 0 0 9); Ci t y o f S ea t t l e v. Bu r l i n g t o n No r t h er n R.

Co

. , 4 1 P3 d 1 1 6 9 (W as h

. 2 00 2 ); Ca n ad i a n Na t

. R

. Co

. v. Ci t y o f Des Pl a i n es , 2 0 0 6

W L 3 4 5 0 9 5 (Il l

. Ap p

. 2 0 0 6 ). Bo t h El a m an d Fr i b er g i n v o l v ed cl ai m s o f n eg l i g en ce

p er s e b as ed o n a st at e “ an t i -b l o ck in g ” s t at u t e– i .e., a law t h at p u rp o rt ed “ t o reg u l at e

t h e am o u n t o f t i m e t h e t rai n [co u l d ] o ccu p y a cro s s i n g .” E l a m

, 6 3 5 F3 d at 8 0 1

. See

al s o Fr i b e r

g

, 2 67 F3 d at 4 41

, n

. 2

. Bu rl i ng t o n No rt her n

, Ci t y of S ea t t l e

, an d

Ca n a d i a n Na t i o n al al l i n v o l v ed a rai l ro ad ’ s ch al l en g e t o ci v il p en al t i es i m p o s ed by

a g o v ern i n g au t h o ri t y fo r t he rai l ro ad ’ s vi o l at i o n o f a s tat e reg ul at io n o r m u n i ci p al

o rd i n an ce t h at s o u g h t t o reg u lat e t he am o un t of t im e a trai n co u l d o ccu p y a cro s s i n g.

In each cas e, t h e co u rt fo u n d t h at th e an ti -b lo ck i n g s t at u t e, o rd in an ce, o r reg u l at i o n

was cat eg o ri cal l y p reem p ted b ecau s e i t was t arg et ed s p eci fi cal l y a t r ai l ro ad

co m p an i es an d s o u g ht t o reg u l at e rai l ro ad o p erat i o n s

. El a m

, 6 3 5 F3 d at 8 0 4 (III) (A)

(2 ); Fr i b er

g

, 2 6 7 F3 d at 4 4 3 ; Bu r l i n g t o n No rt her n

, 2 0 6 P.3 d at 4 74 ; Ci t y o f S ea t t l e

, 4 1 P3 d at 1 1 7 2 ; Ca na d i a n Na t. , 2 0 0 6 W L 3 45 0 9 5 at * 3. Su ch l aws an d reg u l at i on s

were p reem

p ted b ecau s e “ reg ul at i n g t h e t i m e t he t rai n can o ccu p y a rai l cro s s i n g

i m p act s

, i n s u ch areas as t rai n s p eed

, l en g t h an d s ch ed u l i ng

, t he way a rai l ro ad

o p erat es th e t rai n s

, w it h co n co m i t an t eco n o m i c ram i fi cat i o n s

. . . .” Fr i b er g

, 2 6 7 F3 d

at 4 43 (II). See al s o El a m

, 6 3 5 F3 d at 8 07 (III) (A) (3 ) (an ti b l o ck i ng s tat u t e s a r e

p reem pt ed b ecau s e th e y “ d i r e c t l y at t em p t [ ] t o m an ag e o r g o v ern a rai l ro ad ’ s

d e c i s i o ns i n t he eco no m i c real m [,] ” an d t hes e eco n o m ic effect s “ are no t m erel y

i n ci d en t al t o an o th erwi se v al i d s t at e l aw”).

44p r o p ert y o n wh i ch t h e n ew s i d e t rack was co n s t ru ct ed

. W e rev ers e t h e g r a n t o f

s u m m ary ju d g m en t t o No rfo lk So u t h ern o n Fo x’ s cl ai m fo r i n v ers e co n d em n at i o n o f

h i s p ro p ert y

l o cat ed t o t h e eas t o f t h e rai l ro ad t rack s

.

Ju d g men t af fi r med i n p a r t a nd r ever s ed i n pa r t

. Ri ckma n a n d R ees e, JJ.,

co n cu r

.

45