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SC11-2231 Initial Brief IN THE SUPREME COURT OF FLORIDA Case No. SC11-2231 Lower Tribunal Case Nos.: 1D10-2050, 2004-CA-2290, 2005-CA-2231, 2006-CA-2338, 2007-CA-2908, 2008-CA-3919 1108 ARIOLA, LLC., et al., Petitioners, v. CHRIS JONES, etc., et al., Respondents. PETITIONERS’ INITIAL BRIEF ON THE MERITS ON REVIEW FROM THE FIRST DISTRICT COURT OF APPEAL OF FLORIDA DANNY L. KEPNER TALBOT D’ALEMBERTE Florida Bar No: 174278 Florida Bar No.: 0017529 SHELL, FLEMING, DAVIS & MENGE PATSY PALMER Post Office Box 1831 Florida Bar No.: 0041811 Pensacola, Florida 32591-1831 D’ALEMBERTE & PALMER, PLLC Telephone: (850) 434-2411 Post Office Box 10029 Facsimile: (850) 435-1074 Tallahassee, Florida 32302-2029 Email: [email protected] Telephone: (850) 325-6292 Email: [email protected] [email protected] Counsel for Petitioners TABLE OF CONTENTS TABLE OF CITATIONS .......................................................................................... iv-vii PRELIMINARY STATEMENT .............................................................................. 1 STATEMENT OF THE CASE AND OF THE FACTS ......................................... 1 SUMMARY OF ARGUMENT ................................................................................. 11 ARGUMENT .............................................................................................................. 13 I. PETITIONERS ARE NOT OWNERS OF THE LEASEHOLD IMPROVEMENTS .......................................................................................... 13 A. The Ordinary Leases Here Convey To The Lessees No Equitable Interest In The Property ....................................................................... 14 1. An Ordinary Lease Is Not a Conveyance of Lessor’s Ownership Interests....................................................................... 14 2. The Leases Here Are Ordinary ..................................................... 17 a. A lessee ordinarily has the right to rent or transfer the leasehold. ...................................................................... 17 b. A lessee ordinarily may mortgage the leasehold. ............... 19 c. The burdens of the leaseholds are ordinary. ....................... 20 B. The Legal Construct Of Equitable Ownership Does Not Apply To Petitioners’ Leases .......................................................................... 21 1. The Leases Grant Petitioners No Opportunity to Own Legal Title to the Improvements ............................................................. 21 2. The Leases Are Not Part of Financing Arrangements Whereby Petitioners May Obtain Legal Title to the Improvements ............ 26 C. The Leases Here Are Not Perpetual .................................................... 34 ii 1. Courts Have Allowed Local Taxation of Perpetual Leaseholds ... 34 2. No Lease in This Case is Perpetual .............................................. 34 D. There Is No Other Theory Of Equitable Ownership That Could Be Applicable To Petitioners ................................................................ 35 1. An Executed Contract for Sale Creates Equitable Ownership ..... 36 2. A Trust Can Create Equitable Ownership .................................... 36 3. Hidden Control of Property Can be Deemed Equitable Ownership ..................................................................................... 37 II. THE DECISION BELOW CONFLICTS EXPRESSLY AND DIRECTLY WITH DECISIONS OF THIS COURT AND THE THIRD DISTRICT .......................................................................................... 39 A. The Opinion Conflicts With Leon County ........................................... 39 B. The Opinion Conflicts With Robbins................................................... 40 III. THE DECISION BELOW DIRECTLY AFFECTS CLASSES OF CONSTITUTIONAL OFFICERS ................................................................ 42 IV. AFTER AFFIRMING THE IMPOSITION OF AD VALOREM TAXES ON PETITIONERS, THE COURT IMPROPERLY DECLINED TO ADDRESS THE ENFORCEMENT ISSUE .................................................. 44 CONCLUSION………. ................................................................................... 49 CERTIFICATES OF COMPLIANCE AND SERVICE ............................. 50 APPENDIX iii Cases Page 1108 Ariola, LLC v. Jones, 71 So. 3d 892 (Fla. 1st DCA 2011) ..................... passim Accardo v. Brown, 63 So. 3d 798 (Fla. 1st DCA 2011) ......................................1, 48 Barnett v. Department of Managment Services, 931 So. 2d 121 (Fla. 1st DCA 2006), rev. dism., 953 So. 2d 461 (Fla. 2007) .......... 29, 30, 32, 42 Bell v. Bryan, 505 So. 2d 690 (Fla. 1st DCA), rev. den., 513 So. 2d 1060 (Fla. 1987) ......................................................................... passim Bell v. Bryan, 519 So. 2d 1024 (Fla. 1st DCA 1988) ...................................... passim Bowman v. Saltsman, 736 So. 2d 144 (Fla. 5th DCA 1999) ............................ 22, 42 Brevard County v. Ramsey, 658 So. 2d 1190 (Fla. 5th DCA 1995) ........................36 B.W.B. Corp. v. Muscare, 349 So. 2d 183 (Fla. 3d DCA 1977) ................. 22, 36, 42 Canaveral Port Authority v. Dept. of Revenue, 690 So. 2d 1226 (Fla. 1996) .................................................................................31 Cason v. Florida Dept. of Management Services, 944 So. 2d 306 (Fla. 2006) ...................................................................................46 The Crossings at Fleming Island Community Development District v. Echeverri, 991 So. 2d 793 (Fla. 2008) ................................................. 4, 13, 44 Dobson v. Lawson, 370 So. 2d 1238 (Fla. 1st DCA 1979)......................................25 Estate of Sweet v. First National Bank, 254 So. 2d 562 (Fla. 2d DCA 1971), rev. den., 259 So. 2d 717 (Fla. 1972) .......................................................... passim Fernandez v. Vazquez, 397 So. 2d 1171 (Fla. 3d DCA 1981) .................................18 First Union National Bank v. Ford, 636 So. 2d 523 (Fla. 5th DCA 1993) ......................................................................... 29, 30, 32, 41 iv Frissell v. Nichols, 94 Fla. 403, 114 So. 431 (1927) ...............................................18 Gautier v. Lapof, 91 So. 2d 324 (Fla. 1956) .................................................... passim Godwin v. State, 593 So. 2d 211 (Fla. 1992) ...........................................................47 Gould, Inc. v. Hydro-Ski Intern Corp., 287 So. 2d 115 (Fla. 4th DCA 1973) ............................................................................................19 Hialeah, Inc. v. Dade County, 490 So. 2d 998 (Fla. 3d DCA), rev. den., 500 So. 2d 544 (Fla. 1986) ........................................................... passim Hull v. Maryland Casualty Co., 79 So. 2d 517 (Fla. 1954) ........................ 22, 32, 42 Johnson v. Metzinger, 116 Fla. 262, 156 So. 681 (1934) ........................................19 Leon County Educational Facilities Authority v. Hartsfield, 698 So. 2d 526 (Fla. 1997) ........................................................................... passim Martinez v. Scanlan, 582 So. 2d 1167 (Fla. 1991) ........................................... 45, 46 May v. Holley, 59 So. 2d 636 (Fla. 1952) ................................................................45 Metropolitan Dade County v. Brothers of the Good Shepherd, Inc., 714 So. 2d 573 (Fla. 3d DCA 1998) ................................................. 12, 31, 32, 41 Mikos v. King’s Gate Club, Inc., 426 So. 2d 74 (Fla. 2d DCA 1983) .............. 37, 38 Old Port Cove Holdings, Inc. v. Old Port Cove Condominium Association One, Inc., 986 So. 2d 1279 (Fla. 2008) ................................... passim Oliver v. Mercaldi, 103 So. 2d 665 (Fla. 2d DCA 1958) ........................................19 Pro-Art Dental Lab, Inc., v. V-Strategic Group, LLC, 986 So. 2d 1244 (Fla. 2008) .................................................................................24 Provence v. Palm Beach Taverns, Inc., 676 So. 2d 1022 (Fla. 4th DCA 1996) ...................................................................................... 36-37 v Robbins v. Mt. Sinai Medical Center, Inc., 748 So. 2d 349 (Fla. 3d DCA 1999), rev. den., 767 So. 2d 459 (Fla. 2000) ........................ passim Santa Rosa County v. Administration Commission, 661 So. 2d 1190 (Fla. 1995) .................................................................................47 Service Metro Corp. v. Bell, 786 So. 2d 1216 (Fla. 1st DCA 2001) ................ 38, 39 Spradley v. State, 293 So. 2d 697 (Fla. 1974) .........................................................42 State Dept. of Revenue v. Gibbs, 342 So. 2d 562 (Fla. 1st DCA 1977) ..................44 State v. Escambia County, 52 So. 2d 125 (Fla. 1951) ............................................... 2 State v. Florida Consumer Action Network, 830 So. 2d 148 (Fla. 1st DCA 2002), rev. den., 852 So. 2d 861 (Fla. 2003) ...............................47 State Road Dept. v. White, 148 So. 2d 32 (Fla. 2d DCA 1962), cert. disch., 161 So. 2d 828 (Fla. 1964) ...............................................................14 Tyson v. Lanier, 156 So. 2d 833 (Fla. 1963) ...........................................................42 Volusia County v. Aberdeen at Ormond Beach, L.P., 760 So. 2d 126 (Fla. 2000) ...................................................................................13 Wadlington v. Edwards, 92 So. 2d 629 (Fla. 1957) .................................................37
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