Opinion ID: 30193
Heading Depth: 2
Heading Rank: 3

Heading: Plenary Review

Text: 19 In addition to considering whether the reasons offered by the district court support a conclusion that the controversy at hand is not ripe for adjudication, this Court must also consider, under plenary review, whether the dispute at bar is ripe. As noted above, a declaratory judgement action is ripe when a substantial controversy of sufficient immediacy and reality exists between the parties having adverse legal interests. Orix Credit Alliance, 212 F.3d at 896. 20 In the case at bar, Appellant contends that the potential controversy between the parties concerning the interior walls and alleyway provisions of the lease are sufficiently immediate to warrant judicial intervention because the present ambiguity concerning Venator's legal obligations create a situation in which Venator is being presently injured. Venator claims that the building will remain empty and unmarketable until Venator's obligations concerning the walls and alley can be ascertained. Thus, Appellant argues, if Venator must wait until the lease terminates to begin litigation, Venator's interest in the property will continue to be injured throughout the delay and subsequent adjudication. Moreover, Appellant notes that the lease term will end, at which time Venator will be compelled either to act under the lease or stand in breach. 21 Appellees respond to Venator's immediacy argument by noting that Venator has provided no evidence that the property is presently unmarketable, or that Venator's interest in the property is presently being injured. However, this is an appeal from a motion to dismiss a declaratory action. In reviewing the complaint with respect to evaluating justiciability, we must assume that allegations made by Appellant are true, as at this stage of litigation Appellant is required to allege facts consistent with its claim that it is presently incurring injury, but Appellant is not required to produce evidence sufficient to support the claim. See Rowan Companies, Inc. v. Griffin, 876 F.2d 26, 28 (5th Cir.1989). Here, Venator alleges in its complaint that, [d]evelopment of the remaining portion of the square which the plaintiff's building rests cannot go forward unless and until this matter is determined. Such an allegation is sufficient for the purpose of defeating a motion to dismiss with respect to this point.