Justia Georgia Supreme Court Opinion Summaries

Appellee-taxpayers Westrec Properties, Inc. (Sunrise Cove & Snug Harbor Marinas), PS Recreational Properties, I. (Holiday Marina), Chattahoochee Parks, Inc. (Aqualand Marina), March First, Inc. (Gainesville Marina), and AMP III – Lazy Days, LLC (Lazy Days Marina) operated marinas on Lake Lanier in Hall County. The marinas were located on shoreline property leased from the U. S. Army Corps of Engineers. For the 2015 tax year, the Board revised its real property tax assessments to include the assessed value of docks and other improvements as part of the leasehold interest instead of personalty, as in previous years. This increased the assessed value substantially: according to the taxpayers, between 345 and 3200 percent. The taxpayers appealed to the Board of Equalization. After hearings to determine the fair market value of the taxpayers’ property, the Board of Equalization upheld the assessments. The trial court granted summary judgment in favor of appellee taxpayers based upon the Board’s failure to schedule a timely settlement conference as required by the 2015 amendment to OCGA 48-5-311 (g) (2), 2015 Ga. Laws p. 1219 et seq. (“the Act”), and the Board appealed. Because the plain language of the statute, as amended by the Act, required the Board to schedule and notice a settlement conference with the taxpayer within 45 days of receipt of a taxpayer’s notice of appeal, and provided that the appeal would terminate in the event the Board elected not to do so, the Georgia Supreme Court affirmed. View "Hall County Board of Tax Assessors v. Westrec Properties, Inc." on Justia Law

The issue this case presented for the Georgia Supreme Court’s review centered on the proper statutory interpretation of the Recreational Property Act, OCGA 51-3-20 et seq. (RPA), which shields from potential liability landowners who “either directly or indirectly invite[] or permit[] without charge any person to use the[ir] property for recreational purposes.” Willie and Kristy Harris, along with their six-year-old daughter, Riley, attended a youth football game in 2012 at the Garden City Stadium, a facility owned and maintained by the City of Garden City. Willie and Kristy each paid the required $2 admission fee for spectators over the age of six. However, because Riley was only six years old, the Harrises were not required to pay an entrance fee for her, and Riley was admitted to the event free of charge. At one point during the game, while Riley was walking across the bleachers to return to her seat after visiting the concession stand, she slipped and fell between the bench seats and suffered serious injuries after falling to the ground nearly thirty feet below. The Harrises sued the City to recover for Riley’s injuries, and the City moved for summary judgment, relying on the immunity provided by the RPA. The Supreme Court granted certiorari in this case to determine whether the Court of Appeals erred in concluding that a landowner would not be shielded from potential liability by the RPA where that landowner charged a fee to some people who used the landowner’s property for recreational purposes, but did not charge any fee to the injured party who used the property for such purposes. The Court determined that because the plain language of the RPA shielded a landowner from potential liability under the circumstances presented here, the Court of Appeals erred in concluding otherwise. View "Mayor & Alderman of Garden City v. Harris" on Justia Law

High school student Antoine Williams tragically died after engaging in horseplay with another student while his teacher was out of their classroom. Antoine’s parents, appellants Jena Barnett and Marc Williams filed a complaint against Appellee Phyllis Caldwell, the teacher. They alleged that Caldwell was liable in her individual capacity for Antoine’s wrongful death because she had been negligent in supervising his classroom. The trial court granted Caldwell’s motion for summary judgment, concluding that she was entitled to official immunity because her acts were the product of discretionary decisions concerning the supervision of students. The Court of Appeals affirmed. After review, the Georgia Supreme Court concluded that student supervision was not unalterably discretionary in all respects, but here, because the school’s policy was not so definite as to render Caldwell’s actions ministerial, therefore, she was entitled to official immunity. View "Barnett v. Caldwell" on Justia Law

Appellant Diversified Holdings, LLP (“Diversified”) and the City of Suwanee (“the City”) were involved in a zoning dispute regarding the status of 30 acres of undeveloped land located in the City (“Property”). On the merits of the issues presented, the Georgia Supreme Court affirmed the trial court’s decision that there was no error in denying Diversified’s application to rezone the Property. But the Court clarified that the “substantially advances” standard that derives from constitutional due process guarantees had no place in an eminent domain or inverse condemnation proceeding. “Consequently, where a landowner claims harm from a particular zoning classification, inverse condemnation is not an available remedy unless the landowner can meet the separate and distinct requirements for such a claim.” The Court did not reach the City’s contention on cross appeal that the trial court erred in concluding that Diversified showed a substantial detriment based on the value of the Property as currently zoned versus its value if rezoned. View "Diversified Holdings, LLP v. City of Suwanee" on Justia Law

E. Kendrick Smith, an Atlanta lawyer, brought this action to compel a corporation, Northside Hospital, Inc. and its parent company, Northside Health Services, Inc., (collectively, “Northside”), to provide him with access to certain documents in response to his request under the Georgia Open Records Act (“the Act”). A government agency owns and operates a large and complex hospital as part of its mission to provide healthcare throughout Fulton County. The agency leased its assets (including the hospital) to the Northside for a 40-year term at a relatively minimal rent. All governmental powers were delegated to Northside with respect to running the hospital and other assets. Northside’s organizing documents reflected that its purpose aligned with the agency’s: to provide healthcare for the benefit of the public. Thirty years into the arrangement, the corporation became “massive,” and owned other assets in surrounding counties. In resisting Smith’s request for records, Northside argued it no didn’t really do anything on behalf of the agency (in part because the now nearly-nonexistent agency has no idea what the corporation is doing), and thus the corporation’s records of a series of healthcare-related acquisitions weren’t subject to public inspection. The Georgia Supreme Court surmised that if the corporation’s aggressive position were wholly correct, it would cast serious doubt on the legality of the whole arrangement between Northside and the agency. Smith argued everything Northside did was for the agency’s benefit and thus all of its records were public. The Supreme Court concluded both were wrong: Northside’s operation of the hospital and other leased facilities was a service it performed on behalf of the agency, so records related to that operation were public records. But whether the acquisition-related records sought here were also public records depended on how closely related the acquisition was to the operation of the leased facilities, a factual question for the trial court to determine on remand. View "Smith v. Northside Hospital, Inc." on Justia Law

This case concerns a small grocery store on Allgood Road in Marietta and, specifically the parcel of land on which that store sat. Ray Summerour owned the land for nearly three decades; the City of Marietta wanted to acquire the land to build a public park. When the City was unable to negotiate a voluntary sale of the parcel, it resolved to take the land by eminent domain, and it filed a petition to condemn the property. Following an evidentiary hearing before a special master, the superior court adopted the return and entered an order of condemnation. Summerour appealed, and the Court of Appeals set aside the condemnation order, reasoning that when the City attempted to negotiate a voluntary sale of the land, it failed to fulfill its obligations under OCGA 22-1-9. The Court of Appeals directed that the case be remanded for the superior court to consider whether the failure to comply with Section 22-1-9 amounted to bad faith. The Georgia Supreme Court issued a writ of certiorari to review the decision of the Court of Appeals, and held that compliance with Section 22-1-9 was an essential prerequisite to the filing of a petition to condemn, that the City failed in this case to fulfill that prerequisite, and that its petition to condemn, therefore, must be dismissed, irrespective of bad faith. View "City of Marietta v. Summerour" on Justia Law

This case presented challenges to a municipal zoning ordinance. Because the property owners abandoned their claim that the ordinance was unconstitutionally enacted and did not show that it was unconstitutionally vague as applied to them or that it unconstitutionally interfered with their property rights, the Georgia Supreme Court affirmed the superior court’s grant of summary judgment to the city. View "Edwards v. City of Warner Robins" on Justia Law

In May 2007, the Medical Center Hospital Authority (“Hospital Authority”) filed an action against the Columbus Board of Tax Assessors and related parties (together, “the Tax Board”) in which it sought a declaration that its leasehold interest in a building located on real property owned by a private entity constituted public property exempt from ad valorem taxation under OCGA 48-5-41 (a) (1). The superior court granted summary judgment to the Hospital Authority, finding that the Hospital Authority’s leasehold interest qualified as “public property,” and was thus exempt from ad valorem property taxation. The Tax Board appealed this decision to the Court of Appeals, which affirmed the trial court’s grant of summary judgment. The Georgia Supreme Court granted certiorari to decide whether the Court of Appeals erred in determining that two prior bond validation orders conclusively determined, for purposes of OCGA 48-5-41 (a) (1) (A), that the property at issue was “public property” exempt from ad valorem taxation. The Court held that these orders did not conclusively establish that the Hospital Authority’s leasehold interest was “public property” exempt from ad valorem taxes and therefore reversed the Court of Appeals and remanded this case for further proceedings. View "Columbus Board of Tax Assessors v. Medical Center Hospital Authority" on Justia Law

The issue before the Georgia Supreme Court in this case was whether an employer has to show the availability of suitable employment to justify suspension of workers’ compensation benefits after already establishing that an employee’s work-related aggravation to a preexisting condition has ceased to be the cause of the employee’s disability. The Court of Appeals held the answer was yes; the Supreme Court disagreed, finding the Court of Appeals erred in remanding this case for the ALJ court to determine if the employer demonstrated suitable employment for the injured employee. View "Ocmulgee EMC v. McDuffie" on Justia Law

Women’s Surgical Center, LLC d/b/a Georgia Advanced Surgery Center for Women (the “Center”) planned to add a second operating room to its premises in order to create opportunities to form contracts with additional surgeons who could then use the Center in connection with their medical practices. However, any such change to the Center could only be legally accomplished if the Center sought and was granted a certificate of need (“CON”) by the Georgia Department of Community Health (the “Department”). Because the Center believed that it should not be subject to the CON requirements, it filed an action for declaratory and injunctive relief against the Department in an effort to have Georgia’s applicable CON law and the regulations authorizing it declared unconstitutional. The Department moved to dismiss the complaint, arguing, among other things, that the trial court lacked jurisdiction over the case because the Center failed to exhaust its administrative remedies before filing its lawsuit. The trial court denied the motion to dismiss, then both the Center and the Department filed motions for summary judgment with regard to the Center’s constitutional claims. The trial court rejected all of the Center’s constitutional challenges and granted summary judgment to the Department. In Case No. S17A1317, the Center appealed that ruling, and in Case No. S17X1318, the Department appealed the denial of its motion to dismiss. Finding no reversible error, the Georgia Supreme Court affirmed in both cases. View "Womens Surgical Center, LLC v. Berry" on Justia Law