FI RST DI VI SI ON

BA RNES, P. J.

, GOBEI L and M A RKLE, 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.

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. ga a ppe a ls .us /r ule s

Januar y 31, 2022



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 1 A1 47 9

. GEORGIACARRY.ORG INC., et al

. v

. THE ATLANTA BOTANICAL GARDEN, INC.

G O B E I L
, J u d g e.

Geo rg i aCarry .o rg , In c. an d Ph i ll i p Ev an s (co l l ect i v el y t h e “ Pl ai nt i ffs ”) ap p eal

fro m t he t ri al co u rt ’ s g ran t o f s u m m ary j u d gm en t i n f

a v o r o f t h e At l an t a Bo t an i cal

Gard en , In c. (t h e “ Gard en ”). Th e Pl ai n t i ffs co n t en d t h at t h e t ri al co u rt erred in

g ran t i n g s u m

m ary j u d gm en t t o t h e Gard en an d fi n d i n g i t h o l d s an es t at e fo r y ears ,

an d t h erefo re, th e p ro p ert y i s p ri v at e p r o p e r t y f o r pu rp o s es o f O CGA § 16 -1 1 -1 2 7,wh i ch p ert ai n s t o “ [c] arry i n g a weap o n i n u nau t h o ri zed l o cat i o n s .” 1 Fo r t h e reas on s

t h at fo ll o w, we affi rm

.

Su m m ary ju d g m en t i s p ro p er i f t h e p l ead in g s , dep o s i t i o ns ,

an s wers t o i n t erro g at o ri es , an d ad m i s s i o n s o n fi l e, to g et h er wi t h th e affi d av i t s , i f an y , s h o w t h at t h ere i s n o g en u i n e i s s u e as to an y m at eri al

fact an d t h at t h e m o v i ng p art y i s e n t it l ed t o a j u d gm en t as a m at t er o f

l aw. OCGA § 9 -1 1

- 5 6 ( c )

. Th u s , t o p rev ai l o n a m o t i o n fo r s u m m ary ju d g m en t

, t h e m o v i n g p art y m u s t d em o n s t rat e t h at th ere i s n o gen u in e i s su e o f m at eri al fact s o t h at t h e p art y 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. A d efen d an t m ay d o t hi s by ei th er p res en t i n g ev i d en ce n eg at i n g

an es s en t i al el em en t o f th e p l ai n t i ff’ s cl ai m s o r es t ab l i s h in g fro m th e

reco rd an ab s en ce o f ev i d en ce t o s u pp o rt s uch cl ai m s

. . . . Su m m ary ju d g m en t s en

jo y n o pres u m

p ti o n o f co rrect n es s o n ap p eal

, an d an

ap p el l at e co urt m

u s t s a t i s fy i t s el f d e n o v o t h at t h e req ui rem en t s o f OCGA § 9 -1 1 -5 6 (c) h av e b een m et

.

Co wa r t v. W

i d en er , 2 8 7 Ga. 6 2 2

, 6 2 3 -6 24 (1 ) (a) (6 9 7 SE2 d 7 79 ) (2 0 1 0) (ci t at i o n s

an d p u n ct u at i o n o m i t t ed ).

1 OCGA § 1 6 -1 1-1 27 (c) p ro v i d es t h at [a ] l icen s e ho l d er o r p ers o n reco g ni zed u n d er s u b s ect i o n (e) of Co de

Sect io n 16 -1 1-1 26 s h al l be au t h o ri zed t o carry a weap o n as p ro v i d ed i n Co d e Sect i o n 1 6 -1 1 -1 3 5 an d i n ev ery l o cat i on i n t h i s st at e n o t l i s t ed i n

s u b s ect i o n (b ) o r p ro h i b i t ed b y s u b s ect i o n (e) o f t h i s Co de s ect i o n ;

p ro v i d ed

, h o wev er, th at p ri v at e p ro p ert y o wn ers o r p e r s o n s i n l eg al

co n t ro l o f p ri v at e p ro p ert y t h ro u gh a l eas e, ren t al ag reem en t

, l i cen s i n g

ag reem en t

, co n t r a c t

, o r an y o t h er ag reem en t to co n t ro l acces s t o s u ch

p ri v at e p ro p ert y s h al l h av e t he ri g h t t o ex cl u d e o r eject a p ers o n wh o i s i n p o s s es si o n o f a weap o n or l o n g g un on th ei r pri v at e p ro p ert y i n

acco rd an ce wi t h p arag rap h (3 ) o f s u bs ect i o n (b ) o f Co d e Sect i o n 1 6 -7 -2 1 , ex cep t as pro vi d ed i n Co d e Sect io n 1 6-1 1 -1 3 5

.

2Th e u n derl y i n g fact s o f t h i s cas e are l arg el y u n d i s p u t ed

. A s th i s Co u rt

reco u n ted i n an earl i er ap peal :

Th e G ard en i s a p ri v at e, no n -p ro fi t co rp o rat i o n t h at o p erat es a b ot an i cal

g ard en co m

p l ex o n pro p ert y s ecu red t h ro ug h a 5 0 -ye a r l e a s e wi t h th e Ci t y o f At l an t a. Ev an s h o l d s a Geo rg i a we a p o n s carry li cen s e an d is a

m em b er o f G eo rg iaCarry

, a g u n -ri gh t s o rg an i zat io n

. In O c t o b e r 2 0 1 4

, Ev an s t wi ce v i s i t ed t he Gard en , op en l y carry i n g a h an dg u n in a h o l s t er

o n h i s wai s t b an d. Al t h o u g h n o Gard en em p l o y ee o b ject ed t o Ev an s ’ s

weap o n o n h is fi rs t v i s i t

, h e was s t o p p ed by a Gard en em p l o y ee du ri n g h i s s eco n d v i s i t an d in fo rm ed t h at w eap o n s were p ro h i b it ed o n th e Gard en p rem is es , ex cep t b y p o l i ce o ffi cers

. A s ecu ri t y offi cer ev en t u al l y d et ai n ed Ev an s , an d h e was es co rt ed fro m th e Gard en b y an o ffi cer w i t h

t h e At l an ta Po l i ce Dep art m en t

.

Geo rg i a Ca r r

y.Or g v. At l an ta Bo t a n i ca l Ga r den

, 3 45 Ga. Ap p

. 1 6 0, 1 6 1 (8 1 2 SE2 d

5 2 7 ) (2 0 1 8 ) ( Geo r

g i a Ca r r y.Or g II ), v acat ed b y G eo r

g ia Ca r r y.Or g v

. At l a n ta

Bo t a ni ca l Ga r d

en , 3 5 3 G a. A p p

. 4 0 2 (8 37 SE2 d 7 1 7 ) (2 0 2 0). Th e Pl ai n t i ffs

s u b s eq u en t l y fi l ed a pet i t i o n , s ee k i n g d ecl arat o ry an d in ju n ct i v e rel i ef o n t h e b as i s

t h at OCGA § 1 6-1 1-1 2 7 (c) au t h o ri zes Ev an s — an d s im i l arl y s i tu at ed i n di v i d u al s

—

t o carry a weap o n at th e Gard en

. Id

. T h e t ri al co u rt d i sm i s s ed t h e p e t i t i o n a ft er

co n cl u d in g t h at t h e i s s ues were n o t ap pro p ri at e fo r t h e rel i ef s ou g ht

, a ru l in g t h at t h e

Su p rem e Co u rt rev ers ed i n p art o n ap p eal

. See Geo r gi a Ca r r y.Or g v. At l a n ta

Bo t a ni ca l Ga r den , 2 9 9 Ga. 2 6 (7 8 5 SE2 d 8 7 4 ) (2 0 1 6 ) ( Geo r g i a Ca r r y.Or g I ).

3“ On rem an d, t h e t ri al co u rt h el d t h at t h e Gard en ’ s p ro p e r t y was co n s i d ered

p ri v at e u n d er wel l -es t ab l i s h ed Geo rg i a p rece d en t

, al l o wi n g t h e Gard en t o ex cl u d e

weap o n s an d

, c o n seq uen t l y , g ran t ed su m m ary j u d gm en t t o t h e Gard en .”

Geo rg i a Ca r r

y.Or g II

, 3 4 5 Ga. Ap p

. at 1 6 1. Th is Co u rt affi rm ed t h e t ri al co u rt ’ s g ran t

o f s u m m ary ju d g m en t i n fav o r o f t h e Gard en , Geo r gi a Ca r r y.Or g

, II

, 3 4 5 Ga. Ap p.

at 16 2 -1 6 4

. On cert i o rari rev i ew, o u r Su prem e Co u rt rev ers ed an d rem an d ed t h e cas e

t o t h e t ri al co u rt

. G eo r

g ia Ca r ry.Or

g

, In c. v. At la n t a Bo t a ni ca l Ga r d en

, In c. , 3 0 6 Ga.

8 2 9

, 8 4 2 ( 4 ) (8 3 4 SE2 d 27 ) (2 0 1 9 ) ( Geo r g i a Ca r r y.Or g III)

. Th e Su p rem e Co u rt

s p eci fi cal l y h el d t h at “ i n o rd er t o d et erm i n e t h e p ro p er a p p l i cat i o n o f OCGA §

1 6 -1 1-1 27 (c) t o t h i s o r an y l eas e o f l an d b y a p ri v at e en t i t y fro m a go v ern m en t al

en t i t y, th e co u rt m

u s t d et erm i n e wh et h er t h e s p eci fi c leas e i n q u es t i o n creat es an

es t at e fo r y ears o r a u s u fru ct .” Id

. Th e s p eci fi c l eas e b et ween t h e Ci t y an d t h e Gard en

was n ot i n t he reco rd

. Id

. at 8 4 2 (4 ). W e s u b s e q u en t ly vacat ed o u r o pi n i o n in

Geo r g i a Ca r r y.Or g II an d ad o p t ed t h e o pi n i o n of th e Su p rem e Co urt as o u r o wn

.

Geo rg i a Ca r r

y.Or g

, In c. v. At l a n t a Bo t a ni ca l Ga rd en

, In c. , 3 5 3 Ga. Ap p. 4 0 2

, 4 0 2

(8 3 7 SE2 d 7 1 7 ) (2 0 2 0 ).

On rem an d

, t h e p art i es s u b m i t t e d t h e 5 0 -y ear l eas e ex ecu t ed b et ween t h e

Gard en an d t h e Ci t y in M arch 19 8 0

, an d t h e cu rren t v ers io n o f t h e l eas e ex ecu t ed in

4Au g u s t 2 0 1 7

. Th ereaft er, t h e Pl ai n t i ffs fi led a m o t i o n fo r s u m m ary ju d g m en t

, arg u i n g

t h at t h e Gard en o b t ai n ed o n l y a u s u fru ct un d er t h e l eas e. T h e G a r d e n fi led a cro s s

m o ti o n fo r s um m ary ju d g m en t

, as s ert i n g t h at t h e l eas e g av e t h e Gard en an es t at e fo r

y ears

. T h e t ri al co u rt g ran t ed s um m ary j u d gm en t i n fav o r o f t h e Gard en , fi n di n g t h at

t h e Gard en h o l d s an es t at e fo r y ears u n d er i t s l eas e wi t h t h e Ci ty , an d t h erefo re, t h e

p ro p ert y i s p ri v at e fo r p u rp o s es o f OCGA § 1 6 -1 1-2 7 (c) an d t h e Gard en m ay ex cl u d e

o r eject p ers on s i n po s ses s i on of a g un u n d er t h at s u b s ect i on

. Th i s ap p eal fo l l o wed

.

Th e Pl ai n t i ffs co n t en d t h at t h e t ri al co u rt erred i n g ran t i n g s u m m ary ju d g m en t

t o t h e Gard en an d fi n di n g i t h o l d s an es tat e fo r y ears , an d co u n t er t h at th e l eas e

b et ween th e Gard en an d t h e Ci t y co n v ey s o n l y a u s u fru ct

. W e d i s ag ree an d co n cl u d e

t h at t h e l eas e creat ed an es t at e fo r y ears as ex p l ai n ed b el o w

.

1

. A u su fru ct o ccu rs wh ere o n e accep t s t h e gran t o f “ t h e ri g ht s i m p l y t o p o s s es s

a n d e n j o y t h e u s e o f s u ch real es t at e ei t h er fo r a fi x ed t i m e o r at t he wi l l o f t h e

g ran t o r.” OCGA § 4 4 -7 -1 (a). An es t at e fo r y ears o ccu rs wh ere o n e accep t s “ t h e ri g ht

t o u se t h e p ro p ert y i n a s a b s o l u t e a m an n er as m ay be d o n e wi t h a g reat er es t at e,

p ro v id ed t h at t h e pro p ert y o r t h e p ers o n wh o i s en t i t l ed t o t h e rem ai n d er o r rev ers i o n

i n t eres t i s n o t i n

ju red b y s u ch u s e.” OCGA § 4 4 -6 -1 0 3

. “ [W ] h et h er an es t at e i n t h e

l an d p as s es t o t he t en an t

, o r h e o b t ai n s m erel y t h e us u fru ct d ep en ds u p o n t h e in t en t i o n

5o f t h e p art i es ; an d t h is i s tru e w i t h o u t reg a r d t o th e l en g t h o f th e term .” D i ver s i f i ed

Go l f, LLC v. H

a rt Co u nt y Bd

. o f Ta x As s es so r

s , 2 6 7 Ga. Ap p

. 8

, 1 0 (5 9 8 SE2 d 7 9 1 )

(2 0 0 4) (ci t at i o n an d p u n ct u at i on o m i t t ed ). Ho wev er, Ge o rg i a co u rt s h av e hel d t h at

a l eas e “ i n ex ces s o f fi v e y ears i s p res u m ed t o b e an es tat e fo r y ears

. ” Jekyl l D e v

.

As s o cs

. L.P. v. Gl

yn n Co u n t

y Bd

. o f Ta x As s es s or

s , 2 40 G a. Ap p

. 2 73

, 2 7 4 (1 ) (5 2 3

SE2 d 3 7 0 ) (1 9 9 9) (“ Al l ren t i ng o r l eas i n g o f real es t at e fo r a p eri o d o f t i m e i n ex ces s

o f fi v e y ears is p res u m ed to b e an es t at e fo r y ears .”) (ci t at i o n s o m i t t ed ); Ea s t er n Ai r

Li n es

, In c. v. Jo i n t Ci t

y-Co u n t y Bd

. of Ta x A s s es s o r

s , 25 3 Ga. 1 8

, 19 (1 ) (3 1 5 SE2 d

8 9 0 ) (1 9 8 4 ) (wi t h a t erm o f a l eas e fo r a p eri o d g reat er t h an fi v e y ears , “ a reb u t t ab l e

p res u m p t i o n ari s es th at t h e p art i e s in t en d ed t o creat e an es t at e fo r y ears rat h er t h an

a u s u fru ct ”).

Sect io n 2 .4 o f t h e Gard en ’ s l eas e s t at es t hat

Th e Leas e Term s hal l co m m en ce o n t h e d at e o f t h is Ag reem en t an d sh al l

ex p i re at m i d n ig h t

, l o cal t i m e i n th e Ci t y , on t h e d at e wh i ch i s f if t y (5 0 )

yea r s aft er t h e dat e o f th i s A g reem en t s ub ject t o s u ch b ei n g s o on er

t erm i n at ed as p ro vi d ed i n t h is Ag reem en t . (Em p h as i s ad d ed ).

Th u s, th e l eas e peri o d o f 50 y ears p res en t s a reb u t t ab le p res u m p t io n t h at th e p art i es

i n t en d ed t o creat e an es t at e fo r y ears rat h er th a n a u s ufru ct

. To o v erco m e t h i s

6p res u m

p t i o n , t he Pl ai nt i ffs w o u l d h av e t o s ho w t h ro ug h t h e term s o f th e l eas e t h at t h e

p art i es i n t en d ed t o creat e o n l y a u s u fru ct

. See Jekyl l Dev. As so cs

. L.P.

, 2 4 0 Ga. Ap p.

at 2 7 4 -2 7 5 (2 ). Ho wev er, t h e t erm s o f th e l eas e b et ween t he Ci t y an d t h e Gard en

s h o w n o s u ch in t en t

.

Th e Ci t y an d t he Gar d en s t at ed t h ei r i n t en ti o n t o creat e an es t at e fo r y ears in

Sect i o n 1 2 .4 o f t h e l eas e, wh ich p ro v id es :

It i s m u tu al l y co v en an t ed

, u n d ers t o o d an d ag reed b y an d b e t ween [t he

Ci t y ] a n d [ t h e Gard en ] t h at t h is Ag reem en t an d t h e l ea s eh o l d es t at e

cr ea ted h er eb

y s h al l b e g o v ern ed

, co n s t ru ed

, p erfo rm ed an d en fo rced i n

acco rd an ce wi t h t he l aws o f t h e St at e o f Geo rg i a. (Em ph as i s ad d ed ).

See Jekyl l D ev. As s o cs

. L.P.

, 2 4 0 Ga. Ap p

. at 2 7 5 (3 ) (t erm “ l eas eh o l d es t at e” is a

fact or t o be t ak en in t o co n s i d erat i on i n d et erm i ni n g th e n at u re o f t h e co n vey an ce as

an es t at e fo r y ears ). In ad d i t i o n t h e l eas e refers t o t h e Gard en ’ s “ l eas eh o ld i n t eres t ”

i n t h e p ro p ert y

. See Sect i o n 3 .4 (“ Les s or co v en an t s an d ag rees t hat t h ro u gh o u t t h e

Leas e Term n ei t h er t h e Dem i s ed Prem i s es , no r Les s ee’ s l eas eh ol d i n t eres t

. . . .” Th i s

p h ras e i s i m

p o rt an t b ecau se an es t at e fo r y ears g ran t s an “ i n teres t ” o r “ es t at e” t o t h e

l es s ee, w h i l e a u s u fru ct gran t s m erel y a “ l i cen s e.” See Jekyl l Dev. As s o cs

. L.P.

, 2 4 0

Ga. Ap p

. at 2 74 (1 ) (“ A u s u f r u c t h a s b een referred t o as m erel y a li cen se i n real

p ro p ert y , wh i ch is d efi n ed as au t h o ri t y t o d o a p art i cu l ar act o r s eri es o f act s o n l an d

7o f an o t h er wi t h o u t p o s s es s i n g an y es t at e o r i n t eres t t h erei n .”) (ci tat i o n , em p h as i s , an d

p u n ct u at i o n o m it t ed ).

In ad d i t io n, t he t erm s o f t h e leas e sh o w t h at p art i es i n t en d ed fo r t he G ard en to

recei v e m o re t h an s i m

pl e u s e an d p o s s es s i o n

. Sect i o n 3

. 2 of t h e l eas e s t at es t h at t h e

C i ty ho l d s “ fee s i m

p l e t it l e” i n t h e pro p ert y an d “ d el i v ered ” t h at p ro pert y t o t h e

Gard en “ free an d c l ear.” Th e l eas e co n fers t o t h e Gard en “ ex cl us i v e co n t ro l

,

p o s s es s i o n , an d en

jo y m en t ” (Sect i o n 3 .1 ) an d “ ex cl u s i ve co n t ro l an d m an ag em en t ”

o f t h e p ro p ert y (Sect i o n 5 .5 ), i n cl u d i n g t he au t h o ri t y t o “ ex cl u de an y o b ject i o n ab l e

p ers o n o r p ers o n s fro m

t h e Gard en ,” t o t h e ex t en t p erm i t t ed b y l aw (Sect i o n 5 .7 ).

Th erefo re, th e l an g u ag e o f t h e l eas e is co n s i s t e n t w i t h t h e i nt en t i o n t o creat e

an es t at e fo r y ears rat h er th an t h e i n t en t i o n t o g r a n t a us u fru ct

, b ecau se t he p art i es

u s ed t h e t erm “ l eas eh o ld es tat e” an d g ran t ed a 5 0 -y ear term wi t h “ ex cl u s i ve co n t ro l ”

o v er t h e p ro p ert y

.

2

. T h e P l a i n t i ffs m ai n t ai n t h at t he l eas e, wh i l e ad m i t t i n g l y co n t ai n i n g s o m e

i n d i ci a o f an es t at e fo r y ears , i s m o re co n s i s t en t w i th a u s ufru ct b as ed o n t h e

s i m i l ari t i es t o a leas e an al y zed i n Di ver s i f i ed Go l f

, LLC

. Ho wev er, t h e l eas e b et ween

t h e Ci t y an d t h e Gard en h as l i t t l e s i m i l ari t y wi t h t h e l eas e i n t h at cas e.

8In Di ver s i f i ed Go l f

, LLC

., t h e pro p ert y at i s s u e was a 4 4 5 acre t ract p u rch as ed

b y t h e Ci t y o f Hart wel l to u s e as a s p ray fi el d fo r treat ed was t ewat er. 2 6 7 Ga. Ap p.

at 8

. Aft er faci n g p u b l i c o p p o si t i o n t o th e o ri g i n al p l an , Hart wel l d eci d ed t o d ev el o p

a m u n i ci p al g o l f co urs e o n a p ort i o n o f t h e l an d

. Id

. a t 8

- 9

. Hart wel l en tered i n t o a

s eri es o f ag reem en t s wi t h D i v ers i fi ed Go l f, LLC, wh ereb y Di v ers i fi ed ag reed t o a 5 0

-

y ear l eas e ag reem en t t h at req u ired Di v ers i fi ed to co n st ru ct an d o perat e a g ol f co u rs e

o n 6 0 acres o f th e l an d an d o p erat e was t ewat er di s p o s al an d s t o rag e faci l i t i es o n t h e

rem ai n d er o f t h e p ro p ert y . Id . at 9

.

Th i s Co u rt n ot ed t h at

[t he p art i es ] d id n ot s p eci fi cal l y st at e in t h e l eas e wh et h er t h ey i nt en d ed

an es t at e fo r y ears o r a u s u fru ct

. At o n e p o i n t

, Di v ers i fi ed ’s r i g h t s are d es cri b ed as “ p os s es si o n, u s e o r occu pan cy ” o f t h e g o l f co urs e. T h i s

p h ras e s u g g es ts a u s u fru ct

.

Id . at 1 1

.

In co n cl u d i ng t h at t h e l eas e was a u s u fru ct

, we fo u n d t h at t h e “ m o s t i m p o rt an t

res t ri ct i o n ” was t hat t h e l eas e req u i re d D i v e r s i fi ed t o “ accep t al l t reat ed m u n i ci p al

was tewat er s en t t o i t an d s p ray it o n t h e p ro p ert y .” Id

. at 1 2. W e s t at ed t h at “ t h e l eas e

reg u l at e s h o w Di v ers ifi ed can o p erat e t h e g o l f co u rs e, an d i t m ak es cl ear t h at

was tewat er t reat m en t o v erri d es an y ot h er u s e of t h e p ro p ert y , ev en t h e g o lf co u rs e.”

9Id

. Becau s e o f th i s b u rd en so m e r e q u i rem en t, we fo u nd t h at “ Di v ers i fi ed ’ s u s e i s

s ev erel y res t ri ct ed an d al way s s u bject t o u se as a w as t ewat er s p ray fi el d .” Id . at 1 6.

Acco rd in g ly , t h i s Co u rt fo u n d t h e l eas e was a u s ufru ct . Id

. at 1 4

.

Un l i ke th e lea s e i n D i ver s i f i ed Go l f

, LLC

., Sect i o n 1 2 .4 o f th e l eas e at i s s u e

h ere s peci fi cal l y s t at es t h at i t t ran s fers a “ leas eh o l d es t at e” fro m t h e Ci t y t o t h e

Gard en

. In ad d i t i o n , t h e l eas e bet ween t h e Ci t y an d t h e Gard en g ran t s “ en jo y m en t ”

(Sect i o n 3 .1 ) an d “ ex cl u s iv e co n t ro l an d m an ag em en t ” (Sect i on 5 .5 ) o f t h e p ro p ert y

t o t he Gard en

.

M o s t s ig ni fi can t l y , t h i s l eas e d o es no t c o n t ai n an ex t rem el y b u rd en s o m e

res t ri ct i o n s u ch as t h e o verri d i ng u s e as a was tewat er s p ray fi el d o n t h e g o l f co u rs e

p ro p ert y i n Di ver

s i f i ed Go l f

, LLC

. Nev ert h el es s , t h e Pl ai n t i ffs p o i n t t o t h e fo l l o wi n g

res t ri ct i o n s t o s u p p ort t h ei r cl ai m o f a u s u fru ct : t h e Gard en is o b l i g at ed t o u s e t h e

p ro p ert y as a b o tan i cal g ard en , an d o n ly i n acc o r d a n c e wi t h t h e “ M as t er Pl an ”

ap p ro v ed b y t h e Ci t y (Sect i o n s 5.1 an d 5 .2 ) ; 2 t h e Gard en i s pro h i bi t ed fro m as s i g n i n g

i t s ri g ht s u n d er t he l eas e (Sect i o n s 1 .1 2 an d 8 .4 ) ; th e Ci t y ret ai n s t h e ri g h t to

2 W h i l e th e Gard en ’ s l eas e req u i red t h e b o t an i cal g ard en t o b e d ev el o p ed u n d er

a M as t er Pl an th at was ap p ro v ed b y t h e Ci ty

, t h e m o s t recen t v ers i o n o f t h at M as t er Pl an fro m 2 0 0 2 was “ en t i rel y d ev el o p e d an d d es i g n ed b y t h e Gard en wi t h n o i n p ut

o r rev i s i o n s fro m

t h e Ci ty o f At l an t a.”

10d i s ap p ro v e o f f u t u re d ev el o p m en t s (Sect i o n 5.2 ) ; t he Gard en m u s t m ak e i t s b o ok s

av ai l ab l e t o t h e Ci t y fo r i n s p ect i o n (Sect i o n 1 0 .2 (d )) ; th e Gard e n m u s t carry

i n s u ran ce an d n am e t h e Ci t y as an ad d it i o n al i n s ured ( S ect i on s 9 .1 an d 9 .2 ) ; t h e

Gard en m u s t m ai n t ai n th e p ro p ert y i n a cl ean co n d it i o n fo r t h e b en efi t o f t h e Ci t y an d

t h e p eo p le of At lan t a (Sect i on s 5 .4 an d 6 .1 ) ; t h e Gard en m u s t m ai n t ai n t he p l an t s, d o

l awn care an d p es t co n tro l, an d m ai n t ai n t h e ro ad s an d p ark i n g l o t s (Sect i o n s 7 .1 (a)-

(d )) ; t h e Gard en m

u st m ai nt ai n an d s hare a “ fi rs t cl a s s g r e e n p ark i n g faci l i t y ”

(Sect i o n s 8 .1 an d 8 .2 .2 ) ; t h e G ard en m u s t g e t t h e C i t y’ s ap pro v al fo r ch an g es to

p ark i n g fees (Sect i o n 8 .6 ) ; an d t h e Gard en i s req u i red t o fi l e co m p li an ce rep o rt s wi th

t h e Ci t y s h owi n g n o n -d is cri m i n at i o n p ract i ces (Sect i on 1 0

. 2 (e)). 3

. Ho wev er, n o n e

o f th es e res tri ct i o n s s o s ev erel y res t ri ct s t h e Gard en ’ s u s e a n d en j o y m en t o f t h e

p ro p ert y as a b o tan i cal g ard en t o o v erco m e t h e p res um p t i on t hat t h e l eas e i s o n e fo r

a n es t at e fo r y ears

. Im

p o rt an t ly

, “ a [l eas e] wh i ch o rd i n ari l y wo u l d b e co n s t ru ed to

creat e an es t at e fo r y ears , i s n ot red u ced to a m ere u s u fru ct b ecau se cert ai n l i m i t at i on s

3 T h e Pl ai n t i ffs al s o p o in t t o t h e 1 9 8 5 v ers io n o f t h e l eas e t h at co n t ai n e d a

p ro v is i o n req u i ri n g t h e Ci t y ’ s ap p ro val o f i n i t i al ad m i s s i o n fees an d a s u g g es t ed fee

s t ru ct u re. Ho wev er, th e reco rd s h ows t h a t t h e G ard en m ai n tai n s “ ab s o lu t e co n tro l

o v er ad m i s s i o n p ri ces .”

11are p u t up o n i t s u s e.” W a r eh o u s es

, In c. v. W

et h er b ee , 2 0 3 Ga. 4 8 3

, 4 9 0 -4 9 1 (4 6 SE2 d

8 9 4 ) (1 9 4 8 ).

Th e l eas e at i s su e h ere i s m o re l i ke t h e l eas e t h at t h i s Co u rt h el d t o b e a es t at e

fo r y ears i n Jekyl l

. In Di ver si f i ed Go l f

, LLC

., t h i s Co u rt s u m

m ari zed t h e fact o rs u s ed

i n Jekyl l t o s h o w an es t at e fo r y ears :

In Jekyl l

, t h e p art i es s t at ed i n t h e l eas e t h at th e i n t eres t o f t h e les s ee w as

an es t at e fo r y ea r s a nd t h at t h e l eas e creat ed a “ l eas eh o l d es t at e.”

Seco n d

, t he l es s ee h ad a ri g h t t o ex ten d t h e leas e u po n ex p irat i o n o f th e 5 5 -y ear t erm

. T h i rd

, t h e Di ver s i f i ed Go l f

, LLC

., l es s ee h ad th e ri g h t t o

en cu m b er i ts i nt eres t i n t h e p ro p ert y as secu ri t y fo r lo an s

. Fo urt h

, th e l eas e co nt ai n ed a co v en an t o f qu i et en jo y m en t fo r t he l es see ’s b en efi t

. Fi n al l y , th e res t ri ct i o n s p l aced o n t h e us e o f t h e l an d i n [ Di ver s i f i ed ] are

m u ch g reat er th an t h o s e i n J e k y l l

, wh ere u s e of t h e p ro p ert y w as n o t
b u rd en ed w i th was t ewat er d i s po s al

. Here, Di v ers i fi ed ’ s u s e is s ev erel y

res t ri ct ed an d al w ay s s ub ject t o u s e as a was tewat er s p ray fi el d

.

Di ver s i f ied Go l f

, LLC

, 26 7 Ga. A p p

. at 1 6 (ci t at i o ns o m it t ed ). Li k e t h e l eas e i n Jekyl l

,

Sec t i o n 1 2

. 4 o f t h e leas e b et ween t h e Ci ty an d t h e Gard en g ran t ed a “ leas eh o ld

e s t at e” t o t h e G ard en

. In ad d i t i o n , l i k e t h e l es s ee i n Jekyl l

, t he Gard en i s g r a n t e d

ex cl u s i v e “ en

jo y m en t” p u rs u an t t o Sect i o n 3 .1 o f t h e l eas e. An d

, m o s t i m p o rt an t l y ,

t h e G ard en , l i k e t h e l es s ee i n Jekyl l

, i s n o t bu rd en ed b y an y res t ri ct io n as s e v e r e a s

t h e b u rd en o f w as t ewat er d is p o s al o n a g o l f co urs e in m ai n t ai n i n g t h e b o t an i cal

g ard en

.

12F u rt h er, wh il e t h e Co u rt in Jekyl l fo u n d th at t h e l eas e al s o co n t ai n ed

res t ri ct i o n s t h at w ere m o re co n s i s t en t wi t h a u s u fru ct

, i t n o n et h el es s fo u n d t h e l eas e

g ran t ed t h e les s ee an es t a t e f o r y ears

. Jekyl l

, 2 4 0 G a. Ap p

. at 2 76 -2 77 (5 ). Th o s e

res t ri ct i o n s w ere si m i lar t o t h e r es t ri ct i o n s to t h e l eas e b et ween th e Ci ty an d t h e

Gard en (i n cl ud i n g l i m i t s o n ho w t h e p ro p ert y can o p erat e, m ai n t en an ce act i vi t i es , an d

res t ri ct i o n s o n as s i g n m en t r i g h t s ). No t ab l y , t h es e res t ri ct i o n s p ro t ect t h e Ci t y ’ s

rev ers i on ary

i n t eres t . As s t at ed i n Jekyl l :

Here, m o s t sect i o n s o f t h e l eas e ei t her g ran t ri g h t s to or i m p o s e

o b l i gat i o n s u p on t h e les see co n s is t en t wi th t he co nv ey an ce o f an es t at e fo r y ears or s et fo rt h res t ri ct i o n s d es ig n ed t o pres erv e t h e h o t el as a h i s t o ri c s t ru ct u re an d p ro t ect t h e l es s o r’ s rev ers i o n ary i n t eres t

.

Id . at 2 7 7 (7 ). Th e s am e i s t ru e wi t h t h e l eas e at i s s u e h ere.

3

. Th e Pl ai n t i ffs arg u e t h a t t h e fact t h at t h e Gard en d o es n ot p ay ad v al o rem

t ax es o n t h e p ro p ert y s h o ws t h at t h e l eas e co nv ey ed a us u fru ct

. Sect io n 3 .4 o f t h e

l eas e s t at es :

Les s o r co v en an t s an d ag rees t h at t h ro u g h o u t t h e Leas e Term n ei t h er th e Dem i s ed Prem i s es , n or Les s ee’ s l eas eh o l d i n t eres t t h erei n p u rs u an t t o

t h i s Ag reem en t , s h al l b e s u b ject t o ad v al o rem

t ax es or as s es s m en t s o r

an y o t h er Im po s i t io n i m

po s ed b y t h e Ci t y

.

Gen eral l y , t h e l ea s e h o l d i n t eres t creat ed by an es t at e fo r y ears is t ax ab le b u t t h e

l i cen se i n p ro p ert y creat ed b y a u s u fru ct i s n o t

. See Ca mp v. Del t a Ai r Li n es

, In c. , 2 3 2

13Ga. 37

, 3 9 (2 0 5 SE2 d 1 9 4 ) (1 9 7 4 ). Acco rd i n g l y , i f t h e Ci t y i nt en d ed t o creat e a n o n

t ax ab l e u s u fru ct

, t h e p ro v i si o n el i m i n a t i n g t h e t ax b u rd en w ou l d h av e b een

u n n eces sary

. “ It i s a card i n al ru l e o f co n t ract co n st ru ct i o n t h at a co u rt s ho u l d

, i f

p o s s i b l e, co n s tru e a co n t ract s o as n o t t o ren d er an y of i t s p ro v i s io ns m ean i n g l es s an d

i n a m an n er t h at g i v es effect t o al l o f t h e co n t ract u al t erm s.” Mi l l i ke n & Co

. v. Ga

.

Po wer Co

. , 3 5 4 Ga. A p p. 9 8

, 1 0 0 (8 3 9 SE2 d 3 0 6 ) (2 0 20 ) (ci t at io n an d pu n ct u at i o n

o m it t ed ).

Th e Pl ai n ti ffs arg u e th at b ecau s e o f t h e ex em p t io n fro m ad v al o rem t ax es t h e

l eas e i s ei t her a n o n -t ax ab l e u s u fru ct o r t h at t h e Gard en ’ s ex em p ti o n i s v o i d

. 4 Un d er

Geo rg i a l aw, en ti t ies i n p o s s es s i o n o f an es t at e fo r y ears can recei v e ex em p t i o n s fro m

t h e o b l i g at i o n t o p ay ad v al orem t ax es o n t h ei r leas eh o l d es t at e. See OCGA § 4 8 -5

-

4 1 ; Ci t y o f At l an t a’ s Co d e o f Ord i n an ces Sect i o n 1 4 6 -3 7

. Th u s , t h e Gard en ’ s

4 Th e Pl ai nt i ffs al s o m ai n t ai n t h e Ci t y an d t h e Gard en en t ered i n t o a n

u n co ns t it u t i o n al ag reem en t t o ex em p t t h e Gard en fro m pay i n g ad val o rem t ax es , an d

t h i s C o u r t i s o bl i g at ed t o “ ad o p t t h e in t erp ret at i o n t h at d o es n o t res u l t i n an

u n co ns t it u t i o n al p ro v i s i on .” Ho wev er, t h ere are l awfu l s tat u t o ry ex em p ti o n s fro m

p ay i n g ad v al o rem t ax es

. See OCGA § 4 8 -5 -4 1

. An d t h e Pl ai nt i ffs h av e fai l ed to

s u p p ort th ei r arg u m en t t h at t h e ex em p ti o n recei v ed b y t h e Gard en m u s t b e

u n co ns t it u t i o n al

. Th u s , th ere i s n o fact u al b as is t o fi nd t h at t h e Gard en ’ s ex em p t i o n i s u n co n s t i t u t io nal

. Reg ard l es s q u es t io n o f wh et h er th e ex em p t i o n f o r ad v al o rem

t ax es i s u n co n s ti t u t i o nal i s irrel ev an t t o t h e an al y s i s o f w h e t h er th e leas e i t s el f

co n vey s an es t at e fo r y ears

.

14ex em

p t i o n i s n o t n eces s ari l y v o i d

. Fu rt h erm o re, t h e Pl ai n t i ffs ’ as s ert i on t h at t h e Ci t y

d i d n o t fo l l o w th e p ro p er p ro ced u re 5 i n ex em p ti n g t h e Gard en fro m ad v al o rem t ax es

h as no b eari n g o n wh et h er t h e C i t y a n d t h e Gard en i n t en d ed t o creat e an es t at e fo r

y ears o r a u s u fru ct t h ro u g h t he l eas e.

Fo r th e rea s o n s s tat ed ab o v e, t h e t ri al co u rt d i d n ot err i n gran t i n g s u m m ary

ju d g m en t t o t h e Gard en an d fi n d i ng i t h o l ds an es t at e fo r y ears a n d t h e r e f o re t h e

p ro p ert y i s p ri v a t e p ro p ert y fo r p u rp o s es o f OCGA § 1 6 -1 1 -1 2 7 (c), al l o wi n g t h e

Gard en t o ex cl u d e weap o ns

.

Ju d g men t a f f i r m ed . Ba r nes , P. J., a n d

Ma r kl e, J., co n cu r

.

5 Th e Pl ai n ti ffs p res u m ab l y referen ces Art icl e VII, Sect i o n II, Parag rap h II (a) (1 ) t o as s ert t h e Ci t y was req u ired t o g et ap p ro val b y t wo -t h i rd s o f t he m em b ers o f

each h o u s e o f t h e Gen eral As s em b l y an d by a m ajo ri t y o f v o t ers s t a t e w i d e

. Art i cl e VII, Sect i o n II, Parag rap h II (a) (1 ) p erm i t s t h e G en eral As s e m b l y t o p ro v i d e fo r a b ro ad r a n g e o f ex em

pt i o n s o f p ro p ert y fro m ad val o rem t ax at i o n if th e “ ex em p t i o n i s ap p ro v ed b y t wo -t h i rd s o f t h e m em b ers el ect ed t o each b r a n c h o f t he Gen eral

As s em b l y an d by a m ajo ri t y o f t h e q u al i fi ed el ect o rs o f t h e s t at e v o t i n g i n a referen du m

t hereo n .”

15