In September 1997, appellants Margaret and Marvin Carmical, mother and son, filed a complaint against appellee, David McAfee, in circuit court, alleging that he had committed against them acts of malicious prosecution, abuse of process, and several other intentional torts by filing, in April 1993, a lawsuit against them and the City of Beebe, Arkansas, asking the court to preclude appellants from obtaining a permit to build a storage building on their vacant lot zoned residential. The court granted appellee’s motion for summary judgment, and, on appeal, we affirm.
The case at bar, plus the 1993 lawsuit and an earlier suit filed in 1988, all involve an application made by appellant Marvin Carmical to the Beebe Planning Commission in October 1985 seeking permission to build a storage building on a vacant lot, the approval of the permit by the zoning ordinance enforcement officer, and the Beebe Board of Adjustment’s rescission of that building permit. Marvin Carmical’s application to the Planning Commission requested permission to construct a forty-foot by fifty-foot storage building, as an accessory building, on an unimproved lot owned jointly by appellants, and located across the street from their home. There was no request on the application for permission to construct a main residence or any indication that appellants would build a house or other main building on the lot in the future. The Beebe zoning ordinance enforcement officer approved the building-permit application.
In November 1985, appellee, an owner of lots located near appellants’ property, filed with the Beebe Board of Adjustment a complaint alleging that the zoning ordinance enforcement officer had improperly issued the building permit to Marvin Carmical because Beebe’s zoning ordinance did not permit a storage building to be built as an accessory building on a vacant lot that had been zoned single-family residential. In December 1985, the Board of Adjustment agreed with appellee and rescinded the building permit. The Board concluded that a storage building could be built as an accessory building on a single-family residential lot only if it were “a subordinate building to a main building.”
In 1988, appellants sued the city alleging that the Board illegally rescinded the building permit. Appellants litigated this matter in both state and federal court. Part of the history of this litigation is set forth in Carmical v. City of Beebe,
In April 1993, appellee filed a complaint against appellants and the city arguing that appellants did not intend to construct any structure on their vacant lot other than an accessory building. Appellee alleged that appellants’ permit was granted in violation of the Beebe zoning code because an accessory building is a subordinate building, which could only be built when the use is incidental to and located on the same lot as the main building. Appellee noted that under the zoning ordinance and Ark. Code Ann. § 14-56-416(b)(2)(B)(i)(b) (1987), the Board could not permit, as a variance, any use of property that is not permitted under the zoning ordinance. He asked that Beebe be ordered to rescind the reinstated budding permit and appellants be prohibited from constructing the accessory structure upon their vacant lot.
In April 1993, appellants filed an answer asserting that the Board had properly reinstated Marvin Carmical’s building permit and that they intended to construct a residence on their vacant lot “within a reasonable time.” In May 1993, appellee filed an amended complaint alleging that the Board’s reinstatement of the building permit was illegal because appellants had not filed a new budding-permit application. In addition, appedee adeged that the Board had abused its discretion by reinstating the 1985 building permit because the time to administratively appeal the rescission of the budding permit had expired. Appedants responded and asserted that, in February 1993, Marvin Carmical did apply to the Beebe Planning Commission for a new permit to build a storage building on their vacant lot. In January 1995, appellee moved for summary judgment, and the court denied appellee’s motion. Thereafter, the court granted appellee’s request to nonsuit the case.
In September 1997, appellants filed a complaint in circuit court against appellee that is the subject of this appeal. In this complaint, appellants alleged that appellee, by filing a complaint against them in April 1993, had committed against them acts of malicious prosecution, abuse of process, and several other intentional torts. Appellants requested that the circuit judge recuse from the proceedings, but the circuit judge denied the motion. Appellee moved for summary judgment in June 1998, and. the circuit judge, after hearing oral argument from counsel, handed down a letter opinion stating that he intended to grant appellee’s summary-judgment motion. Appellants requested reconsideration of that decision and renewed their recusal request. In January 1999, the court entered an order denying appellants’ renewed recusal request and granting appellee’s summary-judgment motion.
The standard of review of a trial court’s granting a motion for summary judgment was recently explained as follows:
The law is well settled that summary judgment is to be granted by a trial court only when it is clear that there are no genuine issues of material fact to be litigated, and the party is entitled to judgment as a matter of law. Pugh v. Griggs,327 Ark. 577 ,940 S.W.2d 445 (1997). Once the moving party has established a priina facie entitlement to summary judgment, the opposing party must meet proof with proof and demonstrate the existence of a material issue of fact. Id. On review, this court determines if summary judgment was appropriate based on whether the evidentiary items presented by the moving party in support of the motion leave a material fact unanswered. Id. This court views the evidence in a light most favorable to the party against whom the motion was filed, resolving all doubts and inferences against the moving party. Id.; Adams v. Arthur,333 Ark. 53 ,969 S.W.2d 598 (1998). Our review focuses not only on the pleadings, but also on the affidavits and other documents filed by the parties. Angle v. Alexander,328 Ark. 714 ,945 S.W.2d 933 (1997); Wallace v. Broyles,331 Ark. 58 ,961 S.W.2d 712 (1998). After reviewing undisputed facts, summary judgment should be denied if under the evidence reasonable men might reach different conclusions from the undisputed facts. See, Leigh Winham, Inc. v. Reynolds Ins. Agency,279 Ark. 317 ,651 S.W.2d 74 (1983).
George v. Jefferson Hosp. Ass’n, Inc.,
Appellants assert that the circuit court erred in granting appel-lee’s motion for summary judgment because there were genuine issues of material fact remaining to be litigated in appellants’ claim that appellee committed five intentional torts against them: 1) malicious prosecution; 2) abuse of process; 3) outrage; 4) intentional interference with use and enjoyment of property; and 5) violation of the appellants’ rights guaranteed to them by the Arkansas Civil Rights Act of 1993, Ark. Code Ann. §§ 16-123-101-08 (Supp. 1999). Appellants also maintain that the circuit court erred in granting appellee’s summary-judgment motion because there were genuine issues of material fact remaining to be litigated regarding whether appellee should be liable for punitive damages. Appellants also maintain that the circuit judge erred in denying their requests that he recuse from the proceedings. We disagree and affirm.
The circuit court did not err in granting summary judgment on appellants’ claim that appellee committed the act of malicious prosecution by filing the 1993 complaint against them and the city. Appellants could not prove the lack of probable cause, an essential element of malicious prosecution. To prove malicious prosecution, the plaintiff must establish each of the following elements: 1) an earlier proceeding instituted or continued by the defendant against the plaintiff; 2) termination of the proceeding in favor of the plaintiff; 3) absence of probable cause for the proceeding; 4) malice on the part of the defendant; and 5) damages. Harold McLaughlin Reliable Truck Brokers, Inc. v. Cox,
Our analysis of whether appellee had probable cause to file suit against appellants requires us to review the pertinent provisions of Beebe’s zoning ordinance to determine whether it was reasonable for appellee to believe that a court would prohibit appellants from constructing the storage building. In addition, appellee must have also had a probable-cause basis for believing that appellants did not intend to construct a main building on their vacant lot.
The appellants’ vacant lot is located in an area of Beebe zoned for single-family residences. Beebe’s zoning ordinance states that property zoned for single-family residences may be used for “[ajccessory buildings which are not a part of the main buildings.” The zoning ordinance defines “accessory buildings and uses” as follows:
An accessory building is a subordinate building or a portion of the main building, the use of which is clearly incidental to, or customarily found in connection with, and (except as otherwise provided in this Ordinance) located on the same lot as, the use of the main building or principal use of the land. An accessory use is one which is clearly incidental to, or customarily found in connection with, and on the same lot as, the main use of the premises ....
The ordinance also defines “main or principal building” as, “A building in which is conducted or intended to be conducted, the main or principal use of the lot on which said building is located.” Moreover, the ordinance defines “principal use” as, “The specific primary purpose for which land, building, or structure is used or intended to be used.”
Because zoning ordinances are in derogation of the common law, we must stricdy construe them in favor of the property owner. See Blundell v. City of West Helena,
The gist of appellee’s complaint was that the storage building that appellants intended to construct on their vacant lot would not be an accessory building because it would not be located on the same lot as a “main building.” Appellants maintain that there was not probable cause for appellee to believe that a court would interpret the pertinent provisions of Beebe’s zoning ordinance to prohibit their construction of a storage building, as an accessory building, on their vacant lot. Appellants’ contention in this regard is erroneous. While there are no relevant cases in Arkansas, cases from other jurisdictions hold that an accessory building cannot be constructed on a lot that has no main building.
The “same lot” restriction is a common part of the definition of “accessory building” in municipal zoning ordinances. See, e.g., Bryan v. Board of Adjustment,
Furthermore, the circuit court properly determined that appellee had probable cause to believe that appellants would not erect a main building on their vacant lot. Neither appellant Marvin Carmical’s October 1985 application for a permit to build a storage building on the vacant lot nor his February 1995 application stated that appellants intended to build a main building there. The spaces on both applications regarding building information for a main building were left blank. Moreover, after appellee filed his April 1993 complaint, appellants never submitted an amended building-permit application to the Beebe Planning Commission stating that they would erect a main building on their vacant lot. Further, in a January 1998 deposition, appellant Margaret Carmical admitted that appellants had never consulted with a contractor about building a house on the vacant lot. She admitted in that deposition that since the circuit court had entered an order granting appellee’s request for entry of a judgment of nonsuit in appellee’s lawsuit, neither she nor her son have submitted an application to the Beebe Planning Commission requesting a permit to build a house on their vacant lot. In a January 1998 deposition, appellant Marvin Carmical admitted that nothing had “been done in terms of buildings on the property.”
Appellants argue that there are genuine issues of material fact remaining to be litigated regarding whether appellee knew that they intended to build a house on their vacant lot. According to appellants, appellee was aware that they intended to build a house on their vacant lot after they built the storage building. This argument, however, misses the point. The issue before the circuit court was not whether appellants actually intended to construct a house or main building on their vacant lot but, instead, whether appellee had probable cause to believe that appellants would not do so. We conclude that the circuit court did not err in concluding that appellee had probable cause to believe that appellants would not construct a main building on their vacant lot.
Appellants also assert that appellee’s filing of his complaint amounted to an act of malicious prosecution because he did not appeal the Board of Adjustment’s reinstatement of the building permit. According to appellants, appellee was able to raise before the circuit court several issues that he could not have raised had he styled his pleading as an appeal. This argument is meridess. Arkansas Code Annotated section 14-56-425 (Repl. 1998) states that appeals from final action taken by municipal zoning boards of adjustment “may be taken to the circuit court of the appropriate county where they shall be tried de novo according to the same procedure which applies to appeals in civil actions' from decisions of inferior courts....” Pursuant to that statute, “appeals” to circuit court are not limited proceedings where the circuit court merely conducts a substantial-evidence review but, instead, are trials de novo. See Arkansas Power & Light Co. v. City of Little Rock,
Appellants also argue that the circuit court erred in granting summary judgment because it remained open whether appellee had disclosed all the material facts known by him to his attorney when he filed the complaint. We do not address this issue because appellee had probable cause for his complaint. Whether the defendant in a malicious-prosecution case made a full, fair, and truthful disclosure to an attorney of the material facts known to him and then acted in good faith upon his attorney’s advice in prosecuting his suit need be addressed only if the defendant lacked probable cause to prosecute his lawsuit. See McLaughlin v. Cox, supra; Machen Ford-Lincoln-Mercury, Inc. v. Michaelis,
Appellants argue that appellee filed his complaint against them with malice. In support of the assertion, they introduced affidavits and testimony by deposition to the effect that appellee disliked them and had sued them with the malicious intention of harassing them and depriving them of the use of their vacant lot. The elements of lack of probable cause and malice are not equivalent and neither necessarily flows as a legal presumption from the establishment of the other. Cordes v. Outdoor Living Ctr., Inc.,
Appellants’ inability to prove that appellee lacked probable cause also establishes that the circuit court did not err in granting summary judgment regarding their allegation of outrage. To succeed on an outrage claim, the plaintiff must prove four elements, one of which is that the defendant’s conduct was extreme and outrageous and utterly intolerable in a civilized community. See Brown v. Fountain Hill Sch. Dist.,
For the same reason, we conclude that the circuit court did not err in granting summary judgment on appellants’ claim that appellee committed the tort of intentional interference with use and enjoyment of property. Appellants fail to cite any decision by this court or the Arkansas Supreme Court which recognizes the tort of intentional interference with the use and enjoyment of property. Appellants maintain that this tort exists by way of analogy to the intentional tort of tortious interference with a contractual relationship or business expectancy. See Brown v. Tucker,
We also conclude that the circuit court did not err in granting summary judgment regarding appellants’ claim that appellee had violated a right guaranteed to them by the Arkansas Civil Rights Act of 1993, Ark. Code Ann. §§ 16-123-101 — 108 (Supp. 1999). Appellants have no civil right to be free from a lawsuit filed against them if the lawsuit is based on probable cause. Appellants also assert that there are genuine issues of material fact remaining to be litigated concerning whether their civil rights were violated when they were treated differently than other people were treated by the members of the Board of Adjustment. According to appellants, the members of the Board of Adjustment violated their civil rights by interrupting appellant Margaret Carmical and by arguing with her when she appeared before the Board. According to appellants, they have been treated differendy in this respect when they appeared before the Board by members who were relatives or friends of appellee. At most, appellants have merely raised a suspicion that appellee was somehow involved in orchestrating the different treatment to which they allege they have been subjected when they have appeared before the Board of Adjustment. A mere suspicion in the mind of the party against whom summary judgment is sought will not create a genuine issue of material fact. See Biedenham v. Hogue,
Appellants also assert that the circuit court erred in granting summary judgment on their claim of abuse of process when he sued them in April 1993. A litigant commits this tort when he or she uses a judicial process to extort or coerce. Routh Wrecker Serv., Inc. v. Washington,
Appellants argue that there were genuine issues of material fact remaining to be litigated regarding whether appellee had committed abuse of process when he sued them in April 1993 because, in the course of that litigation, appellee allegedly engaged in wrongful conduct. However, none of appellants’ allegations amounts to a showing that appellee, in the course of the lawsuit, caused, in an abusive manner, the circuit court to issue some order, warrant or mandate; appellants merely allege that appellee prosecuted his 1993 lawsuit in bad faith.
We conclude that the circuit court properly granted summary judgment even though appellants requested in their complaint that they be awarded punitive damages. Appellants could not prove an essential element of each of the intentional torts that they alleged appellee committed. Thus, as a matter of law, they would not be entided to punitive damages.
Appellants also contend that the circuit judge erred in denying their request that he recuse. They assert that the circuit judge should have recused because his former law partner had been the attorney for the City of Beebe in 1993 when appellee sued the city and appellants. Appellants also note that the circuit judge’s former law partner also represented the city when they sued it and a number of city officials in 1988, after the Board of Adjustment had rescinded the building permit that had been issued to Marvin Carmical in October 1985. Appellants also maintain that the circuit judge should have recused because, in 1988, he posed for a photograph that appeared in the local newspaper showing him at a groundbreaking ceremony with appellee and appellee’s cousin. Finally, appellants assert that the circuit judge should have recused because, in the letter opinion that the judge handed down on July 29, 1998, he stated, “First, let me say I am bothered about the inflammatory language, the conclusionary assertions, the illogic, and the lack of definitiveness in [appellants’] filings. The documents submitted by [appellants] reek with venom. [Appellants] claim to have been abused and mistreated by people, but the evidence before me does not bear this out.” Appellants’ recusal arguments are meritless.
A trial judge is required to recuse from cases in which his or her impartiality might reasonably be questioned under Arkansas Code of Judicial Conduct, Canon 3E(1). Sturgis v. Skokos,
A trial judge is not required to recuse if his or her former law partner is counsel in the proceeding at hand. Dolphin v. Wilson,
For the reasons set forth above, we affirm the circuit court’s grant of appellee’s summary-judgment motion.
Affirmed.
