Court Opinion

ID: 9893171
Source: CourtListenerOpinion
Date Created: 2023-10-26 07:10:07.521574+00
Date Added: 2024-06-11T09:00:47.045291
License: Public Domain

COURT OF APPEALS
                                    EIGHTH DISTRICT OF TEXAS
                                         EL PASO, TEXAS

    STEVEN L. BRUINGTON and NANCY                        §                  No. 08-23-00015-CV
    BRUINGTON,
                                                         §                     Appeal from the
                                    Appellants,
                                                         §              456th Judicial District Court
    v.
                                                         §              of Guadalupe County, Texas
    CHESMAR HOMES, LLC and YANTIS
    CORPORATION,                                         §                  (TC# 22-1755-CV-E)

                                    Appellees.

                                      MEMORANDUM OPINION

         This case arises out of Appellees’ actions in developing a subdivision adjacent to

Appellants’ home, which Appellants alleged damaged and substantially interfered with the use and

enjoyment of their property. After Appellants sued for nuisance and negligence, Appellees moved

to dismiss the lawsuit, arguing that the trial court lacked subject matter jurisdiction because

Appellants’ claims were not ripe for review. The trial court agreed and dismissed Appellants’

lawsuit in its entirety. For the reasons set forth below, we affirm. 1

1
 This case was transferred from the Fourth Court of Appeals pursuant to a docket equalization order issued by the
Supreme Court of Texas. See TEX. GOV’T CODE ANN. § 73.001. We follow the precedent of the Fourth Court of
Appeals to the extent it might conflict with our own. See TEX. R. APP. P. 41.3.
                                  FACTUAL AND PROCEDURAL BACKGROUND

           A. The Bruingtons’ lawsuit

           Appellants Steven L. Bruington and Nancy Bruington (the Bruingtons) are homeowners in

a neighborhood adjacent to the Guadalupe River on Lake McQueeney in Guadalupe County,

Texas. Their home is a neighbor to Three Oaks, a 45-to-50-acre housing subdivision being

developed by Appellee Chesmar Homes LLC, using Appellee Yantis Corporation as the general

contractor (collectively, Chesmar Homes). In an earlier proceeding, before the subdivision

construction began, the Bruingtons sued Chesmar Homes, LLC and KFW Engineering, the firm

that designed the drainage plans, alleging the development would create a nuisance, as they

believed the plans would lead to flooding in the area. The trial court dismissed that lawsuit as not

yet ripe for review because the Bruingtons could not establish they had suffered a concrete injury

at that time. 2

           After construction began, the Bruingtons filed the current lawsuit against Chesmar Homes,

raising two broad complaints. First, the Bruingtons renewed their argument that Chesmar Homes

was negligent by failing to develop adequate plans to “provide for the proper drainage and

retention of flood and rain waters” to ensure that any runoff from the development site would not

be “any greater than is currently being experienced.” According to the Bruingtons, the plans were

below the “minimum requirements” to prevent such runoff, thereby posing a future flooding threat

to their property.

           Second, the Bruingtons alleged Chesmar Homes had spread a large amount of

“limestone/caliche” material on the development site and failed to take proper precautions to

2
    It does not appear that the Bruingtons appealed from that decision.

                                                            2
prevent the related dust particles (caliche dust) from blowing onto their property. According to the

Bruingtons, the caliche dust’s “abrasive” nature caused damage to their property, including their

“vehicles and other surfaces.” They further alleged that the caliche dust contained crystalline silica,

a known carcinogenic that was threatening their health. 3

         The Bruingtons pleaded negligence, gross negligence, private and public nuisance, and

intentional infliction of emotional distress, seeking both compensatory and punitive damages.

They also requested a temporary restraining order and injunctive relief precluding Chesmar Homes

from continuing to develop the subdivision until they took steps to “properly suppress the abrasive

limestone/crystalline silica” and rewrite their retention pond plans to “guarantee that their

development will cause no more downstream flooding” than when the site was undeveloped. And

finally, they requested a declaratory judgment “finding that the Defendants are required to

remediate” the development site to address the dust and runoff issues.

         B. Chesmar Homes’ motion to dismiss for lack of subject matter jurisdiction

         Chesmar Homes filed a motion to dismiss, alleging the trial court lacked subject matter

jurisdiction to hear the Bruingtons’ lawsuit, as their claims were still not ripe for review. According

to Chesmar Homes, the Bruingtons still could not demonstrate that they had suffered any damage

to their property or that Chesmar Homes’ actions had substantially interfered with the use and

enjoyment of their property. Chesmar Homes further sought dismissal of the Bruingtons’ claim

that their health was in danger from the crystalline silica they believed was in the caliche dust due

3
  The Bruingtons also alleged Chesmar Homes’ traffic plans, which called for a “road cut” onto their street from the
development site, would create a nuisance, expressing concern about an “adverse and unsafe effect on the traffic
patterns” in the area. However, the trial court ruled against the Bruingtons on this issue at the start of the evidentiary
hearing on Chesmar Homes’ motion to dismiss, and the parties did not present any evidence on the traffic issue at the
hearing. The Bruingtons do not address the traffic issue in their appellate briefing, and we therefore do not address it.

                                                            3
to their failure to file a “medical certification.” See TEX. CIV. PRAC. & REM. CODE ANN. § 90.004

(a) (providing that a “claimant asserting a silica-related injury must serve on each defendant a

report” by a particular type of physician verifying that the claimant is suffering from a silica-related

disease).

        The Bruingtons, in turn, asserted that they had already suffered damages, including the

“diminution in value” of their home and deprivation of use and enjoyment of their property due to

the dust blowing onto their property from the development site. The Bruingtons also argued that

they had sufficiently alleged the possibility of future damages to both their property and their

health, which they believed was sufficient to warrant injunctive relief. Finally, they contended that

the injunctive relief they requested did not require them to produce a medical certification.

        C. The evidentiary hearing

        The trial court held an evidentiary hearing on the Bruingtons’ request for a temporary

injunction and Chesmar Homes’ motion to dismiss for lack of jurisdiction. Each party presented

only one witness, whose testimony is described below.

             (1) Chesmar Homes’ evidence

        Chesmar Homes’ witness, Burt Wellman, is a licensed civil engineer employed by KFW

Engineers, which had been retained by Chesmar Homes to prepare the subdivision drainage plans.

Wellman explained that in 2021 and 2022, his company submitted two storm water management

plans to the City of Seguin (the City) relating to two phases of the development, both of which

plans the City had approved. The plans were admitted into evidence without objection. Wellman

testified that the plans addressed various “drainage-related items” and used the City standards to

calculate the size and number of retention ponds needed for the development site to ensure there

would not be any increased “flow” of runoff water from the development site to other properties

                                                   4
in the area beyond the “existing conditions.” Wellman further testified that the approved plans

were designed to redirect any runoff water away from the Bruingtons’ property, which he believed

would actually decrease the risk of any potential flooding on their property.

          Wellman acknowledged that Yantis Corporation was responsible for the retention pond

construction described in the approved plans, subject to the approval of a City inspector. Wellman

testified that he believed the retention pond construction had begun, and on cross-examination, he

acknowledged that although he was confident in the plans, there was a possibility the retention

ponds were not being constructed in accordance therewith and/or did not meet the City’s

expectations. The Bruingtons’ attorney showed Wellman a video of a “rain event” Steve Bruington

filmed on August 31, 2022, approximately two weeks before the hearing, which Wellman

acknowledged showed drainage coming off the development site into a nearby drainage ditch. He

testified, however, that he was not at the site at the time and could not ascertain from the video if

there were any issues with the retention ponds or the drainage system.

          The Bruingtons’ attorney further questioned Wellman about dust issues, showing him a

series of undated videos taken by Steven Bruington, which Wellman described as showing

excavators moving dirt at the site and causing dust to blow in the air. Wellman testified that

although he was not a contractor and had no expertise in the area, he did not believe the amount

of dust shown in the videos was “unusual.” Wellman further testified that he had no knowledge of

what was in the dust in the videos or how long any of the dust events lasted, but he never observed

any dust settling on the Bruingtons’ property while he was at the development site. Wellman was

also shown two undated videos depicting mounds of fill dirt at the development site, but Wellman

testified that he did not know the composition of the dirt, and in particular, whether it contained

silica.

                                                 5
       Again disavowing expertise in the area, Wellman testified that he believed it would be a

“good practice” to apply water to any excavation area and to “compact the materials . . . to suppress

as much of the dust as possible,” but he was unaware of whether Chesmar Homes was doing so.

And he further acknowledged he did not see any compaction equipment or water being applied

during the footage of the videos he was shown.

            (2) The Bruingtons’ evidence

       Appellant Steven Bruington (Bruington) testified that he and his wife, Appellant Nancy

Bruington, live approximately 16 to 20 feet “downstream” from Chesmar Homes’ development

site, an approximately 50-acre parcel previously used for farming during the 17 years they had

lived there. He testified that Chesmar Homes began developing the site approximately two to three

months before the hearing, and during that time, he witnessed “some large earthmovers” at the

site, some “clearing of the land,” and “some excavation.” The Bruingtons’ attorney then played

the same series of undated videos that had been shown to Wellman, which Bruington narrated as

depicting “earth-moving machines” moving dirt and causing “quite a bit of dust” to blow around

on the development site. In addition, Bruingtons’ attorney played another video Bruington had

filmed on an undisclosed date, which Bruington described as depicting a “whirlwind that came

through and picked up the dust” from the development site, blowing dust in the opposite direction

from their home, across a nearby highway. Bruington further testified he had seen “whirlwinds”

blowing dust in the area “several times” but did not specify how many times he had seen them,

when they occurred, or how many times, if any, the dust from the whirlwinds impacted their

property.

       The Bruingtons’ attorney next played two videos Bruington claimed demonstrated dust

from the development site had settled on their property. Bruington testified that the first video,

                                                 6
which he filmed on August 10, 2022, was shot after a “dust storm that blew off of the Chesmar

property across the street, through [their] property, [their] neighbor's property, and . . . down to the

river.” He described the video as depicting “a lot of dust” blowing onto their property from the

direction of the development site. While the video was playing, Bruington described seeing “white

dust” deposited on a wood deck on the side of their house as well as on their driveway and their

vehicles. Bruington testified that the second video depicted dust that had collected on their

driveway. However, this video is undated, and it is not clear from the record if it was taken after

the same dust event depicted in the first video or if it was filmed on a different date.

         When asked if he and his wife had suffered any property damage from the blowing dust to

date, Bruington testified they had to have their vehicles washed after the dust settled. He

acknowledged that he had “not inspected” them for damage but feared they could be scratched in

the future due to the abrasive nature of the dust from the development site. 4

         When asked whether he had ever seen Chesmar Homes put water on the dirt to prevent the

dust from blowing off the site, Bruington acknowledged he had seen “a small water truck there”

and had also seen “water being taken from [a] fire hydrant over to a YANTIS tank” on the

development site. In addition, he recalled Chesmar Homes later bringing a larger water truck to

the site “with a spreader bar,” but he averred he had never seen them use “any rollers” to “compact”

the materials at the site. According to Bruington, he had not seen Chesmar Homes place any water

on the ground to suppress the dust in the last two or three weeks before the hearing but

acknowledged recent rain that “settled the dust temporarily.” He further acknowledged he had not

seen the earthmovers that had been stirring up the dust on the development site for at least ten to

4
  Our review of the videos does not reveal any physical damage to the property; instead, at most, they appear to depict
an indeterminate amount of dust on the property.

                                                          7
14 days before the hearing, and he was unaware of the construction schedule or when the

earthmovers might return to the site.

         Bruington testified that although the dust had not affected his property “for a while,” he

and his wife decided to collect samples “taken off the ground” at an unspecified location and date

to send to a lab to determine the dust’s composition. According to Bruington, the report they

received demonstrated that the dust sample contained “silica” and that it was in “excess of 20

percent quartz.” 5 Bruington testified that he believed “silica is dangerous,” and he claimed he was

unable to go outside and safely enjoy his property because of his fear of silica exposure. Bruington,

however, acknowledged he had no expertise to determine what level of exposure to silica would

be safe, and he and his wife had not seen a physician to determine if they had been affected by any

such exposure.

         And finally, in addressing the potential for flooding on the property, the Bruingtons’

attorney played the same video of the rainfall event he had shown to Wellman, which Bruington

testified he took after a rainfall of “plus or minus one and a quarter inch rain.” Bruington testified

that the video depicted “chalky white” colored water running off the development site into a county

ditch road, which he believed was the same color as the dirt located on the development site. He

acknowledged, however, that the runoff did not come onto his property during that incident. And

although Bruington opined that the retention ponds at the development site were not functioning

correctly and posed a flooding danger, he acknowledged there had been no flooding on their

property to date.

5
  The Bruingtons did not introduce the report into evidence as an exhibit at the hearing, and the report is not part of
the appellate record.

                                                          8
       D. The trial court’s ruling

       Stating it had not heard any evidence of damage that would warrant issuing injunctive

relief, the trial court indicated its intent to deny the request for a temporary restraining order.

However, the trial court gave the Bruingtons the opportunity to “supplement” with additional

evidence of their damages, if they had any. And although the trial court voiced its inclination to

allow the nuisance claim to “survive” Chesmar Homes’ challenge, it cautioned the parties it was

not making any “firm rulings” that day because it needed additional time to review the pleadings

and evidence. The parties were directed to present a “summary” of their arguments to help the

court make a decision.

       After receiving the parties’ argument summaries, the trial court issued a series of orders. It

granted Chesmar Homes’ motion to dismiss for lack of jurisdiction without prejudice and denied

the Bruingtons’ request for a TRO and injunctive relief. The trial court also issued a separate order

dismissing the Bruingtons’ “silica related injury” claims, pursuant to Section 90.007 of the Texas

Civil Practices and Remedies Code. The Bruingtons appealed the trial court’s order granting

Chesmar Homes’ motion to dismiss and denying their request for injunctive relief. They did not

challenge the dismissal of their silica-related health claims, nor do they address it in their appellate

briefing.

       In one global issue on appeal, the Bruingtons contend the trial court erred in dismissing

their “claims against [Chesmar Homes] for Injunctive Relief, Declaratory Judgment and Damages

Based Upon [Their] Causes of Action for Nuisance and Negligence.” We disagree.

                                                   9
                      APPLICABLE LAW AND STANDARD OF REVIEW

        A. Pleas to the jurisdiction

        Although Chesmar Homes labeled their jurisdictional challenge in the trial court a “motion

to dismiss for lack of jurisdiction,” it was the functional equivalent of a plea to the jurisdiction.

Both the parties and the trial court treated it as such, and we do as well. See In re Elamex, S.A. de

C.V., 367 S.W.3d 891, 897 (Tex. App.—El Paso 2012, no pet.) (recognizing that a “motion to

dismiss based on a lack of subject matter jurisdiction is the functional equivalent of a plea to the

jurisdiction”); Texas Nat. Res. Conservation Comm’n v. White, 46 S.W.3d 864, 866-67 (Tex. 2001)

(treating “Motion to Dismiss for Lack of Jurisdiction Based on Sovereign Immunity” as a plea to

the jurisdiction).

        Texas courts have long recognized two types of pleas to the jurisdiction. The first is a plea

that challenges only the pleadings. In that instance, a court must “determine if the pleader has

alleged facts that affirmatively demonstrate the court’s jurisdiction to hear the cause.” Tex. Dep’t

of Parks & Wildlife v. Miranda, 133 S.W.3d 217, 226 (Tex. 2004) (citing Tex. Ass’n of Bus. v. Tex.

Air Control Bd., 852 S.W.2d 440, 446 (Tex. 1993)). However, when a plea to the jurisdiction

challenges the existence of jurisdictional facts, the trial court is required to consider any “relevant

evidence submitted by the parties when necessary to resolve the jurisdictional issues raised.” Id.

at 227 (citing Bland Indep. Sch. Dist. v. Blue, 34 S.W.3d 547, 555 (Tex. 2000)).

        When a defendant challenges the trial court’s subject matter jurisdiction—whether by a

challenge to the sufficiency of the pleadings or to the sufficiency of jurisdictional evidence—it is

the plaintiff’s burden to raise a genuine issue of material fact to overcome the challenge and avoid

dismissal. Id. at 221. “When the consideration of a trial court's subject matter jurisdiction requires

                                                  10
the examination of evidence, the trial court exercises its discretion in deciding whether the

jurisdictional determination should be made at a preliminary hearing or await a fuller development

of the case, mindful that this determination must be made as soon as practicable.” Miranda, 133

S.W.3d at 227 (citing Bland, 34 S.W.3d at 554). When a hearing is held, the trial court must then

review “the relevant evidence to determine if a fact issue exists.” Id. at 227. If the evidence creates

a fact issue regarding jurisdiction, the trial court does not rule on the plea, but instead submits the

issue to the factfinder to resolve. Id. at 227–28. But if the “relevant evidence is undisputed or fails

to raise a fact question on the jurisdictional issue, the trial court rules on the plea to the jurisdiction

as a matter of law.” Id. at 228.

        We review a trial court’s ruling on a plea to the jurisdiction de novo. Id. at 226. When the

ruling is made on the basis of jurisdictional evidence, we must “take as true all evidence favorable

to the nonmovant” and “indulge every reasonable inference and resolve any doubts in the

nonmovant’s favor.” City of Waco v. Kirwan, 298 S.W.3d 618, 622 (Tex. 2009). In making our

determination, we do not adjudicate the substance of the plaintiff’s claims; our only role is to

determine whether the trial court has subject matter jurisdiction to hear the claims, regardless of

their merit. Bland, 34 S.W.3d at 554.

        B. Ripeness

        “Ripeness is an element of subject matter jurisdiction.” Mayhew v. Town of Sunnyvale, 964

S.W.2d 922, 928 (Tex. 1998); see also Robinson v. Parker, 353 S.W.3d 753, 755 (Tex. 2011)

(recognizing same). Ripeness “is a threshold issue that . . . emphasizes the need for a concrete

injury for a justiciable claim to be presented.” Robinson, 353 S.W.3d at 755 (citing Patterson v.

Planned Parenthood of Hous. & Se. Tex., 971 S.W.2d 439, 442 (Tex. 1998)). Whether a claim is

ripe for review is a legal question subject to de novo review. Mayhew, 964 S.W.2d at 928.

                                                    11
       In evaluating ripeness, a court must consider “whether, at the time a lawsuit is filed, the

facts are sufficiently developed ‘so that an injury has occurred or is likely to occur, rather than

being contingent or remote.’” Mayhew, 964 S.W.2d at 928 (citing Waco Indep. Sch. Dist. v.

Gibson, 22 S.W.3d 849, 851–52 (Tex. 2000) (emphasis in original)). If a party cannot demonstrate

that its claim is ripe for review, or that there is a “a reasonable likelihood that the claim will soon

ripen, the case must be dismissed.” Robinson, 353 S.W.3d at 755 (citing Perry v. Del Rio, 66

S.W.3d 239, 251 (Tex. 2001)). “A case is not ripe when its resolution depends upon contingent or

hypothetical facts or upon events that have not yet come to pass.” Patterson, 971 S.W.2d at 443.

Thus, where the evidence consists of “mere allegations and speculation,” the plaintiff’s claim is

not ripe. Robinson, 353 S.W.3d at 756 (citing Perry, 66 S.W.3d at 249 (a case based on “uncertain

or contingent future events” is not ripe for judicial determination); Patterson, 971 S.W.2d at 444

(a potential injury cannot be ripe unless it is established with certain and definite documentation)).

       Ripeness, like other justiciability doctrines, is based in part on “the constitutional

prohibition against advisory opinions, which in turn stems from separation-of-powers principles.”

Tex. Bd. of Chiropractic Examiners v. Tex. Med. Ass’n, 270 S.W.3d 777, 781 (Tex. App.—Austin

2008, no pet.) (citing Patterson., 971 S.W.2d at 442). But as the Texas Supreme Court has

explained, the concept of ripeness also raises pragmatic concerns, and therefore, a court should be

concerned “not only whether [it] can act—whether it has jurisdiction—but prudentially, whether

it should.” Perry, 66 S.W.3d at 249–50. Thus, in assessing ripeness, we must “evaluate both the

fitness of the issues for judicial decision and the hardship to the parties of withholding court

consideration.” Id. at 250 (quoting Abbott Labs. v. Gardner, 387 U.S. 136, 149 (1967)).

                                                  12
   CHESMAR HOMES’ PLEA CHALLENGED THE EXISTENCE OF JURISDICTIONAL
                  FACTS TO DEMONSTRATE RIPENESS

          As a preliminary matter, we note that in both the trial court and in their appellate briefing,

the Bruingtons contend the trial court was required to decide Chesmar Homes’ plea to the

jurisdiction based solely on the factual allegations in their pleadings. The Bruingtons’ argument in

this regard appears to be two-fold. First, they argue that as a general matter, a plea to the

jurisdiction may only challenge the plaintiff’s pleadings, thus their only burden was to allege

sufficient facts, which if true, would support a finding that their claims were ripe. But, as set forth

above, it is well-established that a plea to the jurisdiction may challenge the adequacy of the

pleadings as well as the evidence to support the alleged jurisdictional facts. Miranda, 133 S.W.3d

at 226.

          Second, the Bruingtons argue that even so, Chesmar Homes’ plea did not actually challenge

the existence of any of the jurisdictional facts and did not put any of their “jurisdictional facts . . .

at issue.” The Bruingtons contend they were therefore not required to come forward with any

evidence to support the allegations in their pleadings. We disagree. In their plea, Chesmar Homes

argued that the Bruingtons had not suffered any “concrete injury” as is necessary to support a

finding of ripeness, which in effect challenged the Bruingtons to come forward with evidence to

establish the existence of such. Moreover, the Bruingtons were on notice that Chesmar Homes’

plea was based on an evidentiary challenge, as they came to the trial court hearing with evidence,

in the form of video footage, which they believed demonstrated the ripeness of their claims. The

trial court further indicated it was treating the Chesmar Homes’ plea as a challenge to the existence

                                                   13
of jurisdictional facts, cautioning the Bruingtons it intended to dismiss the lawsuit in the absence

of evidence they had suffered a concrete injury. 6

         Accordingly, we construe Chesmar Homes’ plea as a challenge to the existence of

jurisdictional facts to support a finding that the Bruingtons’ claims were ripe, and we review the

record to determine if the Bruingtons met their burden of producing any such evidence. 7

          NO JURISDICTIONAL FACTS TO SUPPORT THE NEGLIGENCE CLAIMS

         We first consider whether the Bruingtons proffered sufficient jurisdictional evidence to

support a finding that their negligence claims were ripe for review. We conclude they did not.

         A. Applicable law

         The elements of a common-law negligence claim are: “(1) a legal duty; (2) a breach of that

duty; and (3) damages proximately resulting from the breach.” Elephant Ins. Co., LLC v. Kenyon,

644 S.W.3d 137, 144 (Tex. 2022). In determining the ripeness of the Bruingtons’ negligence

claims, we do not consider the question of whether Chesmar Homes owed a duty to the Bruingtons

or whether they breached that duty. Instead, our sole focus is whether the Bruingtons came forward

with sufficient jurisdictional evidence to support a finding that they suffered actual damages from

6
  As set forth above, the trial court even gave the Bruingtons the opportunity to present additional evidence following
the hearing. The record does not reflect that they took advantage of that opportunity.
7
  We note that although the Bruingtons timely requested the preparation of the reporter’s record of the trial court’s
evidentiary hearing, there was some confusion regarding whether the Bruingtons had timely paid the court reporter
for either a transcript of the hearing and/or the exhibits presented at the hearing. The Bruingtons filed their appellants’
brief before the reporter’s record was filed with the Court in part because they believed the trial court’s decision should
have been based solely on their pleadings rather than on the evidence presented at the hearing, which would have
rendered the reporter’s record unnecessary to our review. However, after filing their brief, the Bruingtons filed an
emergency application asking this Court to issue a capias or writ of attachment requiring the court reporter to show
cause why she had not filed the record. Chesmar Homes moved to strike the Bruington’s application as untimely filed
and further moved to strike any references the Bruingtons made in their brief to the evidence presented at the hearing.
In the meantime, the court reporter filed the transcript of the hearing as well as the exhibits admitted at the hearing.
Because our review of the reporter’s record and exhibits have led us to conclude that the trial court properly dismissed
the Bruingtons’ claims, we deny as moot Chesmar Homes’ emergency application and its motion to strike.

                                                           14
Chesmar Homes’ allegedly negligent conduct to support a finding that their negligence claims

were ripe for review.

       B. Analysis

       As set forth above, the Bruingtons asserted in their pleadings that they had been damaged

by Chesmar Homes’ alleged negligence in failing to take adequate steps to (1) prevent

development site runoff from encroaching on their property and (2) compress and water down the

dirt on the development site to prevent dust from blowing onto their property. The Bruingtons

alleged that as a result, they suffered damages by having to “continually expend money to remove

the continually deposited silica particles from their real and personal properties,” and their property

“suffered a diminution in value in excess of the jurisdictional limits” due to the blowing dust in

the area and potential for flooding. They contend they raised a factual “dispute” as to those alleged

damages that must be resolved by a jury. We disagree.

       First, we note that although the Bruingtons alleged they had to “continually expend money”

to remove the dust particles from their property, the Bruingtons did not come forward with any

jurisdictional evidence of such. At the hearing, the Bruingtons presented evidence of only one

incident occurring on August 10, 2022—and arguably one other incident occurring on an

undisclosed date—during which dust had settled on their property. But Bruington acknowledged

that at most, he and his wife had to wash their vehicles to remove the dust. However, he did not

testify to the cost of their car-washing expenses or indicate how many other times (if any) they had

incurred such expenses. We therefore do not find his testimony sufficient to raise a material

                                                  15
question of fact regarding whether the Bruingtons had suffered damages so as to make their

negligence claim ripe for review. 8

         Similarly, we conclude that the Bruingtons failed to proffer sufficient jurisdictional

evidence to support their claim that their property suffered a “diminution in value” due to Chesmar

Homes’ activities. At the hearing, they presented no evidence that their property had in fact

suffered any such diminution value—whether due to Chesmar Homes’ activities or otherwise.

Rather than presenting any such evidence, the Bruingtons relied on an argument, which they renew

on appeal, that their property necessarily suffered a diminution in value due to their belief that if

they decided to sell their property, they would be required to disclose the possibility of flooding

and/or damage from the blowing dust to potential buyers pursuant to § 5.008 of the Texas Property

Code. The Bruingtons presented no evidence that they were selling their home or that disclosing

their fears to a potential buyer would result in a lower purchase price. 9

         Accordingly, the Bruingtons’ contention that their property suffered a diminution in value

is based solely on speculation and events that may or may not ever occur. We therefore conclude

the Bruingtons did not to come forward with sufficient jurisdictional evidence to support a finding

that their negligence claims were ripe for review. See Gibson, 22 S.W.3d 849, 852 (Tex. 2000)

(recognizing that a “ripeness analysis focuses on whether the case involves ‘uncertain or

contingent future events that may not occur as anticipated or may not occur at all’”).

8
  To invoke the jurisdiction of a district court, the amount in controversy must be more than $500, exclusive of interest.
TEX. GOV’T CODE ANN. § 24.007(b). The Bruingtons presented no evidence to suggest that their car wash expenses
were in excess of $500 so as to satisfy the minimum jurisdictional requirements of the court in which they filed their
claims.
9
  Section 5.008 provides that a seller must disclose certain conditions and defects on his property to a potential buyer.
TEX. PROP. CODE ANN. § 5.008. Given the premature nature of their argument, however, we do not address whether
the Code would require them to disclose their fears to a potential buyer if they were to sell their property in the future.

                                                           16
            NO JURISDICTIONAL FACTS TO SUPPORT THE NUISANCE CLAIMS

         We next consider whether the Bruingtons came forward with sufficient jurisdictional

evidence to support a finding that their nuisance claims were ripe. We conclude they did not.

         A. Applicable law

         The Texas Supreme Court discussed the requirements for establishing a private nuisance

claim in Crosstex N. Tex. Pipeline, L.P. v. Gardiner, 505 S.W.3d 580, 594–604 (Tex. 2016). 10 In

Crosstex, the court explained that the “law of nuisance recognizes that certain injuries to a person’s

right to the ‘use and enjoyment of property’ can . . . constitute a form of legal injury for which a

legal remedy will be granted.” Id. at 594 (citing City of Tyler v. Likes, 962 S.W.2d 489, 504

(Tex. 1997)). It further recognized that a nuisance could “involve interference with numerous

different interests through both physical substances and intangible conditions, such as ‘water,

stones, rubbish, filth, smoke, dust, odors, gases, noises, vibrations, and the like.’” Id. at 592 (citing

Gulf, Colo. & Santa Fe Ry. Co. v. Oakes, 58 S.W. 999, 1001 (1900)). But the court also emphasized

that “an interference qualifies as a nuisance—and thus as a legal injury—only if the interference

is substantial and causes discomfort or annoyance that is unreasonable.” Id. at 595. (internal

quotations omitted). By requiring substantial interference with the plaintiffs’ use and enjoyment

of their property, the court set a “minimum threshold that confirms that the law ‘does not concern

itself with trifles, or seek to remedy all of the petty annoyances and disturbances of every day life

in a civilized community even from conduct committed with knowledge that annoyance and

10
   We note that there are two types of nuisance claims, public and private, which are based on “two distinct conditions
with different requirements and limitations.” Crosstex N. Tex. Pipeline, L.P. v. Gardiner, 505 S.W.3d 580, 591, n. 3
(Tex. 2016). Although the Bruingtons alleged a claim for both types of nuisance in their pleadings, they only address
the requirements for establishing a claim of private nuisance in their appellate briefing. We therefore only address that
claim.

                                                          17
inconvenience will result.’” Id. (citing Prosser and Keeton § 88, at 626). “Whether an interference

is substantial or merely a ‘trifle’ or ‘petty annoyance’ necessarily depends on the particular facts

at issue, including, for example, the nature and extent of the interference and how long the

interference lasts or how often it recurs.” Id. at 595-96. Whether a “private nuisance” can be

established will vary depending on the circumstances; the condition caused by the defendant “may

interfere with a wide variety of the plaintiffs’ interests in the use and enjoyment of their property,

[including] physical damage to the plaintiffs’ property, economic harm to the property’s market

value, harm to the plaintiffs’ health, or psychological harm to the plaintiffs’ ‘peace of mind’ in the

use and enjoyment of their property.” Id. at 596.

       The court cautioned, however, that even a substantial interference does not constitute a

nuisance unless it is “unreasonable.” Id. at 596. The court emphasized three points a court should

consider in making that determination. Id. First is the “unreasonableness of the interference’s effect

on the plaintiff’s comfort or contentment, not on the unreasonableness of the defendant’s conduct

or land use.” Id. Second is whether the interference was unreasonable “based on an objective

standard of persons of ordinary sensibilities, not on the subjective response of any particular

plaintiff.” Id. In other words, the interference must be such that it “would disturb and annoy

persons of ordinary sensibilities, and of ordinary tastes and habits.” Id. at 599 (internal quotation

marks omitted); see also Schneider Nat’l Carriers, Inc. v. Bates, 147 S.W.3d 264, 269 (Tex. 2004)

(a “nuisance” is “a condition that substantially interferes with the use and enjoyment of land by

causing unreasonable discomfort or annoyance to persons of ordinary sensibilities.”). Thus, “[i]t

is not enough that plaintiff himself is offended or annoyed if he is peculiarly sensitive.” Crosstex,

505 S.W.3d at 600. Third, “as is typical with legal inquiries into reasonableness, the determination

requires balancing a wide variety of factors, depending on the specific facts.” Id. at 596.

                                                 18
       B. No evidence of a substantial or unreasonable interference

       Bruington testified he was being deprived of the use and enjoyment of his property in that

he could not be safely outside because of his fear of silica in the dust in the air from the

development site. However, as explained above, the Bruingtons provided no evidence that

exposure to the dust posed any health risks such that it was unsafe to be outside on their property.

Although Bruington testified he and his wife had received a report that there was silica in a dust

sample they submitted to a lab for testing, they presented no evidence that the level of silica in the

dust was unsafe or that it was causing them any health problems or was likely to do so in the future.

In fact, Bruington acknowledged that he had no expertise to determine what level of exposure to

silica would be safe, and he and his wife had not seen a physician to determine if they had been

affected by any such exposure.

       At best, the Bruingtons’ claim that they were being deprived of the use and enjoyment of

their property is based solely on their subjective and speculative opinion that they could not use

their property safely. But such evidence falls short of raising a material question of fact on the

issue of whether—based on an objective standard—the Bruingtons were being unreasonably

deprived of the use and enjoyment of their property. See Kane v. Cameron Intern. Corp., 331

S.W.3d 145, 148 (Tex. App.—Houston [14th Dist.] 2011, no pet.) (finding that the trial court

properly granted summary judgment dismissing plaintiff’s private nuisance claim where it was

based on speculation that plaintiff had been exposed to dangerous chemicals on his land and/or in

the groundwater on his property) (citing Coastal Transport Co. v. Crown Cent. Petroleum Corp.,

136 S.W.3d 227, 232 (Tex. 2004) (“[o]pinion testimony that is conclusory or speculative is not

relevant evidence because it does not tend to make the existence of a material fact ‘more probable

or less probable”’)).

                                                 19
       Moreover, as explained below, we conclude the Bruingtons also failed to come forward

with sufficient jurisdictional evidence to establish that they suffered any damages from the alleged

nuisance or that injunctive relief was warranted to abate the alleged nuisance, as would be

necessary to support a finding that their nuisance claims were ripe for review. See generally

Crosstex, 505 S.W.3d at 610 (recognizing that in addition to self-abatement, a “claimant who

prevails on a private-nuisance claim” potentially has two remedies available to him, including

damages and injunctive relief to abate the nuisance) (citing Storey v. Cent. Hide & Rendering Co.,

226 S.W.2d 615, 617 (1950)).

            (1) The Bruingtons’ claim for nuisance damages is not ripe for review

       In general, the type of damages available in a private nuisance case depends on whether

the nuisance is permanent or temporary. If permanent, a private-nuisance claimant may seek

damages for a diminution of value of his property, i.e., the “lost market value” of his property

resulting from the nuisance. See Crosstex, 505 S.W.3d at 610 (recognizing that if a nuisance is

permanent, the owner “may recover lost market value—a figure that reflects all losses from the

injury, including lost rents expected in the future”) (quoting Schneider, 147 S.W.3d at 276); see

also Gilbert Wheeler, Inc. v. Enbridge Pipelines (E.Tex.), L.P., 449 S.W.3d 474, 480 (Tex. 2014).

The Bruingtons’ claim for nuisance damages again centers on their allegation that Chesmar

Homes’ activities caused a diminution in value of their property, which would require a finding

that any nuisance caused by those activities was permanent in nature. In addition to not presenting

any evidence that their property diminished in value, the Bruingtons did not present any evidence

that Chesmar Homes’ activities could be considered a “permanent” nuisance so as to be entitled to

damages of this nature. A permanent nuisance is “one that involves ‘an activity of such a character

and existing under such circumstances that it will be presumed to continue indefinitely.’”

                                                20
Schneider, 147 S.W.3d at 272 (citing Bayouth v. Lion Oil Co., 671 S.W.2d 867, 868 (Tex. 1984);

Atlas Chem. Indus., Inc. v. Anderson, 524 S.W.2d 681, 684 (Tex. 1975)). And a nuisance will only

be considered permanent if it is “constant and continuous” and if “injury constantly and regularly

recurs.” Id. In contrast, a nuisance is considered “temporary if it is of limited duration [or] if it is

uncertain if any future injury will occur, or if future injury ‘is liable to occur only at long

intervals.”’ Id. at 272.

        At most, the Bruingtons established a temporary nuisance based on the video of a single

incident in which dust settled on their property, their acknowledgement that they had not seen any

blowing dust in the area in the weeks leading up to the hearing, and their admission that they were

unaware of Chesmar Homes’ upcoming construction schedule and therefore could not say when,

or if, the dust issues might reoccur. If a nuisance is temporary, “the landowner may recover only

lost use and enjoyment . . . that has already accrued” up to the trial of the action, which may be

calculated in terms of “loss of rental value,” “use value,” or “possibly the cost of restoring the

land.” Crosstex, 505 S.W. ed at 610; see also Schneider, 147 S.W.3d at 277, n. 51 (chronicling

1889 to 1951 cases recognizing this rule). But, as explained above, the Bruingtons presented no

evidence of damages from the blowing dust or the runoff from the development site; they only

presented Bruington’s testimony about the fear that they might suffer such a loss in the future.

        Accordingly, we conclude the Bruingtons’ claim for nuisance damages is not ripe for

review. See 1717 Bissonnet, LLC v. Lougheed, 500 S.W.3d 488, 496–97(Tex. App.—Houston

[14th Dist.] 2016, no pet.) (recognizing that a plaintiff may only collect damages that resulted from

an existing nuisance and may not collect damages “caused by a prospective nuisance”).

                                                  21
            (2) The Bruingtons’ claim for injunctive relief is not ripe for review

       For similar reasons, we conclude the Bruingtons’ claim for injunctive relief is also not ripe

for review. A court only has the power to enjoin the continuance of an “existing nuisance,” as

opposed to a threatened or prospective nuisance except under certain cirmcumstances. See

Freedman v. Briarcroft Prop. Owners, Inc., 776 S.W.2d 212, 216 (Tex. App. —Houston [14th

Dist.] 1989, writ denied); see also Holubec v. Brandenberger, 214 S.W.3d 650, 657 (Tex. App.—

Austin 2006, no pet.) (recognizing that “an injunction will be granted only to restrain actually

existing nuisances, and not to restrain an intended act on the ground that it may become a

nuisance”); Goose Creek Ice Co. v. Wood, 223 S.W. 324, 327–28 (Tex. App.—Galveston 1920,

no writ) (recognizing same). And again, the Bruingtons only presented evidence of one incident

in which dust settled on their property in the past, and they have not presented any authority to

suggest this could be considered a current or existing nuisance for which injunctive relief would

be warranted.

       When there is no current or existing nuisance, a court of equity is still “empowered to

interfere by injunction to prevent a threatened injury where an act or structure will be a nuisance

per se, or will be a nuisance for which there is no adequate remedy at law, or where a nuisance is

imminent.” Freedman, 776 S.W.2d at 216 (citing 66 C.J.S. Nuisances § 113 p. 8818 p. 742 (1950);

O’Daniel v. Libal, 196 S.W.2d 211, 213 (Tex. Civ. App.—Waco 1946, no writ)). The Bruingtons,

however, did not come forward with sufficient jurisdictional evidence to support the injunctive

relief request in any of these regards.

       First, the record contains no evidence from which we could conclude that Chesmar Homes’

activities in constructing a new subdivision could be considered a nuisance per se. A nuisance per

se is “an act, occupation, or structure that is a nuisance at all times, under any circumstances, and

                                                 22
in any location.” City of Dallas v. Jennings, 142 S.W.3d 310, 316, n. 3 (Tex. 2004) (citing

Maranatha Temple, Inc. v. Enter. Prods. Co., 893 S.W.2d 92, 100 (Tex. App.–Houston [1st Dist.]

1994, writ denied)); see also Aguilar v. Morales, 162 S.W.3d 825, 836 (Tex. App.—El Paso 2005,

pet. denied) (citing Freedman, 776 S.W.2d at 216). The Bruingtons do not suggest that the

development site is a nuisance per se, nor do we believe that it could be characterized as such, as

we fail to see how the construction of a new subdivision, which is a lawful endeavor, could be

considered a “nuisance at all times.” See generally Storey, 226 S.W.2d at 617 (finding that the

operation of a rendering plant was a “lawful business” and did not constitute a nuisance per se).

       Second, the Bruingtons did not come forward with any jurisdictional evidence to suggest

that the development site poses a threat of irreparable injury for which there is no adequate remedy

at law. In general, a party may suffer irreparable injury and will have no adequate legal remedy if

a nuisance is “recurring” and if the evidence demonstrates “that the author of the nuisance will not

cease the nuisance without a court order.” See Hall v. Seal, No. 04-09-00675-CV, 2011 WL 61631,

at *3 (Tex. App.—San Antonio Jan. 5, 2011, pet. denied) (mem. op.) (citing Holubec, 214 S.W.3d

at 656). However, as set forth above, the Bruingtons only provided evidence of, at most, two times

dust settled on their property—with no resulting damage—and no evidence of any flooding on

their property. We therefore conclude that the evidence failed to raise a fact issue as to the existence

of a recurring nuisance. Moreover, the Bruingtons themselves appear to recognize that they have

an adequate remedy at law—in terms of being compensated for any property damages they might

suffer from Chesmar Homes’ activities in the future—given that they requested as much in the

pleadings.

       Third and finally, the Bruingtons did not to come forward with any jurisdictional evidence

to support a finding that a “nuisance is imminent.” It is well-established that “probable, imminent,

                                                  23
and irreparable injury requires proof of an actual threatened injury, as opposed to a speculative or

purely conjectural one.” Tex. Dep’t of Pub. Safety v. Salazar, 304 S.W.3d 896, 908 (Tex. App.—

Austin 2009, no pet.). Therefore, injunctive relief to restrain or abate a prospective nuisance is not

properly granted when “the party seeking the injunction has mere fear or apprehension of the

possibility of injury.” Pauli v. Hayes, No. 04-17-00026-CV, 2018 WL 3440767, at *11

(Tex. App.—San Antonio July 18, 2018, no pet.) (mem. op.) (citing Vaughn v. Drennon, 202

S.W.3d 308, 313 (Tex. App.—Tyler 2006, no pet.); Holubec, 214 S.W.3d at 657); see also Frey

v. DeCordova Bend Estates Owners Ass’n, 647 S.W.2d 246, 248 (Tex. 1983) (recognizing that

“fear or apprehension of the possibility of injury alone is not a basis for injunctive relief”); Fuentes

v. Union de Pasteurizadores de Juarez Sociedad Anonima de Capital Variable, 527 S.W.3d 492,

501 (Tex. App.—El Paso 2017, no pet.) (a temporary injunction is not proper when the claimed

injury is “merely speculative [and] based on [f]ear and apprehension of injury”).

        Here, Bruington, who served as the Bruingtons’ only witness and who acknowledged at

the hearing that he had no expertise in the area, was only able to testify to his subjective belief that

Chesmar Homes was not taking proper precautions to avoid the possibility that the Bruingtons’

property could be damaged by potential flooding or the recurrence of blowing dust in the area.

And they presented no objective evidence of this possibility. In other words, the Bruingtons’

evidence only established their fear or apprehension of future and speculative damage due to

Chesmar Homes’ activities, which is insufficient to support their claim for injunctive relief.

Accordingly, we agree with the trial court that the Bruingtons failed to establish their claim for

injunctive relief was ripe for review.

                                                  24
                                        CONCLUSION
       Having found none of the Bruingtons’ claims ripe for review, we overrule the Bruingtons’

sole issue on appeal. We affirm the trial court’s judgment dismissing the Bruingtons’ lawsuit

without prejudice for lack of subject matter jurisdiction and deny all pending motions as moot.

                                             LISA J. SOTO, Justice

October 20, 2023

Before Rodriguez, C.J., Palafox, and Soto, JJ.

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