ÿWPCµ ²c.¼Žµ””…—u%@ðJŽ5$šŒ‡$” 矔‹…šÓ=ö¼ªµà°§‘¢vuzCÝ{S&.#úÍü)G!‹¡dX$®<ü}M•‰Sí" ²Ú6'<Ÿ_ùéÛð•§´´ ¤%´7Ñ%­‚xíbŸÔ>"ç¼!ÝE˜Ö'_e¿. hÎi¥ÀþÑ}þ_­ÙS˜·F?W%Ñ È†E¦M%’#@g…2Ç}s"r–@Ðtù ‹2ƒñfÓü{êRAÄÓQ’æFû½/’‹Ù‹ºpÝ’ôrè R1íQÀÌkø¢˜vÒ)†˜jt<™u‡ÚVô ÂOÆÃǪ#45+í¢Š Ä5ÃgóûZ=àJ‰RŠÕ®WÄ㦰'Ñ{ëôÊô¼óÞxB4ã´áïyTQ+¯þF´i¯JOBï­i@YįӻêÆ”Ã¬ÌÄj¥åy})aOúL‹¨TC‚ÏÍ8G^„Ê$$À 㟓~pˆâãjqwÏïWBÔ:wôÏxÕ¼m¨³½QŒOöƒ°qÕ»§ ÇÀªAc–Ãs–BIÛgK%á ¤„‰”t4 MÔ_Jé¾"N$ ”ÔÞŽ ÐWyatt€Bunker,€as€Members€of€the€Shelby€County€Board€of€Education€and€their€Successors€in€Office.Ð ' w ÐÌÔ_ÔDeWittÔ_Ô€M.€Shy,€Jr.,€Memphis,€Tennessee€and€Richard€D.€Ô_ÔCrotteauÔ_Ô€and€James€R.€Ô_ÔBucknerÔ_Ô,Ð ù!I! ÐChattanooga,€Tennessee€for€the€appellants,€Elizabeth€Ô_ÔStrattonÔ_Ô€Parr,€William€Hampton€Parr€andÐ â"2" ÐWilliam€D.€Parr,€Jr.Ð Ë## ÐÌWilliam€M.€Walsh,€Memphis,€Tennessee,€for€the€appellant,€Elizabeth€B.€Parr.Ð %í % ÐÌJames€S.€Ô_ÔStricklandÔ_Ô,€Jr.,€Memphis,€Tennessee,€for€the€appellant,€Louise€Electra€Hampton€ParrÐ o'¿"' ÐDaniel.€Ð X(¨#( ÐÌÓFÓò òOPINIONó óÔ#†¼‰Ñ»XXÐ÷u#ÔÔ‡XÐ÷X»¼‰ÑÔÐ **z%* ÐÔ#†¼‰Ñ»XXÐ÷.#ÔÓ  ÓÔ€XÐ÷X»¼‰ÑÔÔ‡Xg¢XXXÐ÷ÔòòÌóóÓ  Óà  àOn€October€5,€2000,€Appellee,€David€Ô_ÔPicklerÔ_Ô,€acting€on€behalf€of€the€Shelby€CountyÐ ý+M', ÐBoard€of€Education€(Board)€petitioned€the€trial€court€to€condemn€a€twenty„acre€tract€ofÐ æ,6(- Ðunimproved€real€property€for€the€construction€of€an€elementary€school.€€With€its€petition,€theÐ Ï-).ýú ÐÔ_ÔBoard€also€filed€an€appraisal€completed€by€a€board€of€appraisers€and€posted€a€bond€representingÐ ° Ðdouble€the€amount€of€the€appraised€value.€€The€requested€tract€is€part€of€a€one€hundred€andÐ ™é Ðtwenty„acre€parcel€that€is€located€in€Collierville,€Tennessee€and€owned€by€the€appellants.€€TheÐ ‚Ò Ðowners€denied€the€Boardððs€right€to€take€the€property€and€moved€to€dismiss€the€petition€forÐ k» Ðcondemnation.€Ð T¤ ÐÌà  àOn€August€19,€2002,€the€trial€court€conducted€an€evidentiary€hearing€on€the€BoardððsÐ & v Ðrequest€for€a€writ€of€possession€and€the€ownersðð€motion€to€dismiss.€€The€Boardððs€AssistantÐ  _ ÐSuperintendent,€Richard€Holden€(Mr.€Holden)€testified€at€the€hearing€that€construction€had€notÐ ø H Ðcommenced€on€the€school.€€In€addition,€he€stated€that€there€were€no€construction€contracts€norÐ á 1  Ðany€foundational€plans€prepared€for€the€school.€€Mr.€Holden€also€explained€that€another€streetÐ Ê   Ðwould€have€to€be€built€before€the€proposed€site€could€handle€the€traffic€circulation€that€the€schoolÐ ³  Ðwould€require.€Ð œì  ÐÌà  àOn€September€4,€2002,€the€trial€court€entered€an€order€denying€the€ownersðð€motion€toÐ n¾  Ðdismiss€and€granting€the€Boardððs€taking€of€the€requested€land€effective€August€19,€2002.€€TheÐ W§  Ðtrial€court€found€that€the€taking€was€for€a€public€purpose,€namely€the€construction€of€a€school.Ð @ ÐThe€necessity€of€the€school€was€not€for€the€courtððs€resolution€absent€the€Boardððs€clear€andÐ )y Ðpalpable€abuse€of€power€or€fraudulent,€arbitrary€or€capricious€action.€€The€court€found€no€suchÐ b Ðaction€in€this€case.€€The€court€also€directed€the€Board€to€complete€a€second€appraisal€and€postÐ ûK Ðany€additional€bond€pursuant€to€the€requirements€of€the€applicable€eminent€domain€statute,€Tenn.Ð ä4 ÐCode€Ann.€ðð€49„6„2001€(2002).€€On€February€4,€2003,€the€Board€posted€the€appropriate€bondÐ Í Ðand€notice€of€filing€of€reappraisal€pursuant€to€Tenn.€Code€Ann.€ðð€49„6„2001(d)(1).€Ð ¶ ÐSubsequently,€this€Court€and€the€trial€court€granted€the€ownersðð€motion€to€appeal€by€permissionÐ Ÿï Ðpursuant€to€Rule€9€of€the€Tennessee€Rules€of€Appellate€Procedure.€Ð ˆØ ÐÌÓ  Óò òòòIssues€PresentedÐ Zª ÐÓ  ÓóóÌà0  àó óThe€owners€raise€the€following€issues,€as€we€restate€them,€for€review€by€this€Court:Ð.~(#(# ÐÌà8  à1.à0` Ð Ð àWhether€the€trial€court€erred€in€ruling€that€Tenn.€Code€Ann.€ðð€49„6„2001Ð  P Ðallows€the€Board€to€take€the€ownersðð€property€effective€August€19,€2002.òòò òÐé 9` Ð ` Ð  ÐÌà8  àóóó ó2.à0` Ð Ð àWhether€the€trial€court€erred€in€granting€a€taking€by€the€Board€of€theÐ ¼" ! Ðownersðð€property€effective€August€19,€2002,€when€the€Board€had€notÐ ¥#õ" Ðcomplied€as€of€that€date€with€the€appraisal€and€bond€requirements€of€Tenn.Ð Ž$Þ# ÐCode€Ann.€ðð49„6„2001.€€ò òòòÐw%Ç $` Ð ` Ð  ÐÌÓ  Óà @ àStandard€of€Reviewó óóóÐ J'š"& ÐÓRÓÌà  àWe€perceive€the€issues€to€be€whether€the€trial€court€erred€in€finding€that€the€Board€did€notÐ )m$( Ðact€in€an€arbitrary€and€capricious€manner.€€This€is€a€question€of€law.€€òòMetro.€Govððt€of€NashvilleÐ *V%) Ðand€Davidson€County€v.€Huntington€Park€Assoc.óó,€No.€88„144„II,€1988€WL€112912,€at€*1€(Tenn.Ð ï*?&* ÐCt.€App.€Oct.€26,€1998),€òòperm.€app.€deniedóó€(Tenn.€Feb.€27,€1989)€(citing€òòTenn.€Cent.€€R.€Co.€v.Ð Ø+('+ ÐCampbellóó,€73€S.W.€112€(Tenn.€1903)).€€Our€review€of€a€trial€courtððs€conclusions€on€issues€of€lawÐ ° Ðis€òòde€novoóó,€with€no€presumption€of€correctness.€€òòKendrick€v.€Shoemakeóó,€90€S.W.3d€566,€569Ð ™é Ð(Tenn.€2002).€€ò òòòÐ ‚Ò ÐÌÓ  ÓUse€and€Necessity€of€TakingÐ U¥ ÐÓ  ÓÌà  àóóó óIn€deciding€whether€the€trial€court€erred€in€granting€the€taking€of€the€ownersðð€land,€theÐ ) y ÐCourt€will€journey€through€the€well„traveled€analysis€of€the€governmentððs€right€to€take.€€It€firstÐ  b Ðmust€determine€whether€the€Board€has€the€right€to€take.€€òòCity€of€Knoxville€v.€Hethóó,€210€S.W.2dÐ û K Ð326,€328€(Tenn.€1948).òò€óó€In€this€case,€that€right€is€found€in€Tenn.€Code€Ann.€ðð€49„6„2001€(2002)Ð ä 4  Ðwhich€governs€eminent€domain€for€city€and€county€boards€of€education€regarding€land€to€be€usedÐ Í   Ðfor€public€school€purposes.€€It€provides€in€pertinent€part:Ð ¶  ÐÌà8  à(a)€€County€and€city€boards€of€education€are€empowered€to€exercise€the€right€ofÐ ˆØ  Ðeminent€domain€and€to€take€and€use€the€property€of€individuals€or€privateÐ qÁ  Ðcorporations€for€public€school€purposes€as€provided€in€this€section.׃×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×ÐZª Ð Ð  ÐÌTenn.€Code€Ann.€ðð€49„6„2001(a)(2002).€Ð ,| ÐÌà  àHaving€found€the€Boardððs€right,€the€next€question€for€the€court€to€decide€is€whether€theÐ þN Ðuse€of€the€taking€is€public€or€private.€€òòHethóó,€210€S.W.2d€at€328.€€The€taking€of€the€land€for€theÐ ç7 Ðconstruction€of€a€public€school€is€a€public€use.òò€€Ragland€v.€Davidson€County€Bd.€of€Educ.óó,€312Ð Ð  ÐS.W.2d€855,€856€(Tenn.€1958).€Ð ¹  ÐÌà  àHaving€determined€that€the€proposed€taking€of€the€ownersðð€land€for€a€school€is€a€publicÐ ‹Û Ðuse,€the€next€issue€is€whether€the€taking€is€a€necessity.€€òòHethóó,€210€S.W.2d€at€331.€€It€is€the€wellÐ tÄ Ðsettled€rule€that€ð ððð[t]he€determination€by€a€condemning€authority€of€the€necessity€for€the€taking€isÐ ]­ Ðnot€a€question€for€resolution€by€the€judiciary€and,€absent€a€clear€and€palpable€abuse€of€power,€orÐ F– Ðfraudulent,€arbitrary€or€capricious€action,€it€is€conclusive€upon€the€courts.ðððð€€òòCity€of€Maryvilleóó€òòv.Ð / ÐEdmondsonóó,€931€S.W.2d€932,€935€(Tenn.€Ct.€App.€1996)€(quoting€òòDuck€River€Elec.€MembershipÐ h ÐCorp.€v.€City€of€Manchesteróó,€529€S.W.2d€202,€204€(Tenn.€1975));€òòsee€also€Hethóó,€210€S.W.2d€atÐ  Q Ð331.€Ð ê : ÐÌà  àThe€owners€argue€that€the€trial€court€erred€in€ruling€that€the€Board€had€not€engaged€inÐ ¼" ! Ðany€fraudulent,€arbitrary,€or€capricious€action€in€its€proposed€taking€of€the€ownersðð€land.€€TheirÐ ¥#õ" Ðargument€is€premised€on€the€contention€that€the€Board€committed€arbitrary€and€capricious€actionÐ Ž$Þ# Ðby€attempting€to€condemn€the€land€with€no€present€plan€to€begin€construction€of€the€proposedÐ w%Ç $ Ðschool.€€They€refer€this€Court€to€the€testimony€of€Mr.€Holden€as€an€admission€of€the€BoardððsÐ `&°!% Ðintent€to€sit€on€the€land€for€the€purpose€of€land€speculation.€€They€specifically€cite€to€theÐ I'™"& Ðtestimony€in€which€he€states€that€no€construction€had€begun€on€the€school,€no€contracts€had€beenÐ 2(‚#' Ðformed,€no€architectural€drawings€prepared,€and€that€a€new€road€would€have€to€be€built€toÐ ° Ðaccommodate€the€school€traffic.€€As€stated€before,€we€will€review€the€trial€courtððs€ruling€as€aÐ ™é Ðquestion€of€law,€which€is€reviewed€òòde€novo€óówith€no€presumption€of€correctness.€€Ð ‚Ò ÐÌà  àWhile€determining€whether€private€property€is€being€taken€for€a€public€use€is€a€judicialÐ T¤ Ðquestion,€ð ðall€other€incidents€of€the€taking€are€political€questions,€for€the€determination€of€theÐ =  Ðsovereign,€and€not€judicial€questions.ðð€€òòS.€Ry.€Co.€v.€City€of€Memphisóó,€148€S.W.€662,€665€(Tenn.Ð & v Ð1912).€€For€instance,€determining€the€propertyððs€suitableness€for€its€proposed€use€is€a€politicalÐ  _ Ðquestion.€òò€Id.€€óóThe€court€will€only€intervene€when€the€condemning€authorityððs€conduct€rises€toÐ ø H Ðthe€level€of€fraudulent,€arbitrary,€or€capricious€action,€or€has€committed€a€palpable€abuse€ofÐ á 1  Ðpower.€€The€record€in€this€case€does€not€give€rise€to€the€alleged€land€speculation€nor€any€otherÐ Ê   Ðaction€warranting€judicial€intervention.€€The€Board€was€authorized€to€exercise€its€eminentÐ ³  Ðdomain€right€as€provided€in€Tenn.€Code€Ann.€ðð€49„6„2001(a).€€In€exercising€that€right,€Mr.Ð œì  ÐHolden€testified€that€the€Board€contacted€an€architectural€firm€about€using€a€previously€unusedÐ …Õ  Ðdesign€for€the€requested€site€in€an€attempt€to€save€money.€€However,€Mr.€Holden€testified€thatÐ n¾  Ðcounsel€advised€the€Board€to€cease€the€school€construction€until€the€present€litigation€concerningÐ W§  Ðthe€Boardððs€right€to€take€was€resolved.€€The€inaction€from€which€the€owners€complain€is€theÐ @ Ðresult€of€the€Boardððs€conscious€effort€to€prevent€potential€government€waste.€€Accordingly,€weÐ )y Ðhave€determined€that€the€owners€have€failed€to€sustain€their€burden€of€proving€that€the€BoardÐ b Ðengaged€in€a€clear€and€palpable€abuse€of€power€nor€acted€arbitrarily€or€capriciously.€€We€affirmÐ ûK Ðthe€trial€courtððs€denial€of€the€ownersðð€motion€to€dismiss€the€Boardððs€condemnation€petition.€€Ð ä4 ÐÌò òòòÓ  ÓDate€of€Takingóóó ó€Ð ¶ ÐÓ  ÓÌà  àThe€owners€next€argue€that€it€was€error€for€the€trial€court€to€grant€the€taking€effectiveÐ ‹Û ÐAugust€19,€2002,€when€the€Board€had€not€complied€as€of€that€date€with€the€bond€and€appraisalÐ tÄ Ðrequirements€of€Tenn.€Code€Ann.€ðð€49„6„2001.€€The€owners€base€their€argument€on€the€languageÐ ]­ Ðof€the€statute€which€provides€in€pertinent€part:€Ð F– ÐÌà8  àà ` à(b)€€The€county€executive€or€mayor€of€the€city€shall€appoint€.€.€.€a€board€ofÐ h Ðappraisers,€and€whose€duty€it€shall€be€to€determine€the€cash€value€of€the€land€.€.€.€.Ð QÐ Ð  Ðà  àà ` à.€.€.€.€Ð ê : Ðà8  àà ` à(d)(1)€€In€case€the€owner€or€the€board€of€education€fails€to€concur€in€theÐ Ó!#  Ðfindings€of€the€board€of€appraisers,€and€appeal€as€they€may€to€the€circuit€courtÐ ¼" ! Ðwhere€the€cause€will€be€tried€de€novo,€the€board€of€education,€òòupon€deposit€withÐ ¥#õ" Ðthe€county€trustee,€of€good€and€solvent€bond€to€indemnify€the€owner,€in€double€theÐ Ž$Þ# Ðamount€of€the€value€fixed€for€the€land€in€question€by€the€board€of€appraisersóó,€mayÐ u%Å $ Ðproceed€with€the€construction€of€the€schoolhouse€or€other€necessary€building.€Ð^&®!%Ð Ð  ÐÌTenn.€Code€Ann.€ðð€49„6„2001(b)ð!ð(d)(1)(2002)(emphasis€added).€€Ð 0(€#' ÐÌà  àThese€provisions€of€the€statute€require€that€a€board€of€appraisers€be€appointed€andÐ *R%) Ðdetermine€the€cash€value€of€requested€land€when€a€city€or€county€board€of€education€exercisesÐ ë*;&* Ðthe€right€of€eminent€domain.€€òòIdóó.€ðð€49„6„2001(b).€€These€provisions€also€require€that€a€bond€beÐ Ô+$'+ Ðposted€by€the€board€of€education€òòonlyóó€when€the€owner€or€board€of€education€fails€to€concur€inÐ ° Ðthe€appraisal.€òò€Idóó.€ðð€49„6„2001(d)(1).€€Ð ™é ÐÌà  à€€In€this€case,€a€valuation€prepared€by€the€board€of€appraisers€chosen€by€the€Board€wasÐ k» Ðfiled€along€with€the€Boardððs€petition€for€condemnation€on€October€5,€2000.€€Also,€the€Board€filedÐ T¤ Ðwith€the€petition€its€tender€of€a€bond€in€double€the€amount€of€the€prepared€valuation,€and,€at€thatÐ =  Ðtime,€there€had€been€no€objection€to€the€appraised€value.€€On€August€19,€2002,€the€trial€courtÐ & v Ðconducted€an€evidentiary€hearing€for€the€ownersðð€motion€to€dismiss€the€Boardððs€petition€and€theÐ  _ ÐBoardððs€writ€of€possession.€€€On€September€4,€2002,€the€trial€court€entered€its€order€denying€theÐ ø H Ðownersðð€motion€to€dismiss€the€Boardððs€petition€and€granting€the€taking€effective€August€19,Ð á 1  Ð2002.€€In€its€order,€the€trial€court€also€required€the€Board€to€revalue€the€property€and€post€anÐ Ê   Ðadditional€bond€double€the€amount€of€the€second€valuation.€€On€October€21,€2002,€the€board€ofÐ ³  Ðappraisers€performed€a€second€valuation.€€On€November€15,€2002,€the€Board€amended€the€bondÐ œì  Ðwith€a€rider,€effective€August€19,€2002,€representing€double€the€amount€of€the€second€appraisal.€€Ð …Õ  ÐÌà  àAt€the€time€of€the€taking,€August€19,€2002,€the€Board€had€complied€with€all€of€the€bondÐ W§  Ðand€appraisal€requirements€of€ðð€49„6„2001.€€It€was€only€after€the€order€was€entered€by€the€trialÐ @ Ðcourt,€that€the€Board€was€required€to€revalue€the€property€and,€if€needed,€post€an€additional€bond.€Ð )y ÐAccordingly,€it€was€not€error€for€the€trial€court€to€grant€the€taking€effective€August€19,€2002.€Ð b ÐFurther,€section€49„6„2001(d)(1)€does€not€require€that€the€date€of€taking€occur€only€after€bond€isÐ ûK Ðposted€and€appraisal€performed€as€Ms.€Parr€asserts.€òò€See€óóTenn.€Code€Ann.€ðð€49„6„2001(d)(1).€€Ð ä4 ÐÌÓ  Óòòò òConclusionÐ ¶ Ðóóó óÓ  ÓÌà  àIn€light€of€the€foregoing,€we€affirm€the€trial€courtððs€denial€of€the€ownersðð€motion€toÐ ‰Ù Ðdismiss€the€Boardððs€petition€for€condemnation€and€grant€of€taking€the€subject€property,€effectiveÐ r ÐAugust€19,€2002.€€Costs€of€this€appeal€are€taxed€to€the€Appellants,€the€owners,€and€their€surety,Ð [« Ðfor€which€execution€may€issue€if€necessary.€€Ô#†XÐ÷XXXg¢°#ÔÐ D” ÐÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð è 8 Ðà  àà ` àà ¸ àà  àà h àà À àà  àDAVID€R.€FARMER,€JUDGE