ÿWPC, ëŽYiãâø9±éº&¶às/-ào× “W§ZFæ¿ÌÊ­»æ ãnN.ïëÃú¶aÄN.…³z»¨ˆ²ù]wO€#/µúÎÐ …8¸»˜ÎÀ´ {NBïøÉ¢WDZ‚ q³=+›3þÉ3ìz;¶ÉéÒÉÛêÈçº;¦¥z¦Eð=Qç¦ÈTþàûpðMþxƒ> XS¬ ÔEM/çýq`ow< ”ú¢B±N0¬N7}¹4nŽ&ÝJÆr+¥4{<íÓÃàÓËU“½~t­£Ãžr†#é¹±êg$à«KÀº¬Vñé« VlŠü¥WrΛjÍËaÝc稃cQ‡qPÿšTLÔ´£ˆ ¯M.^® æø݉žÚØ\oÜZIšmu†#©Ž5nÎgÒRÔ qC/¡çù<ÑÓF5àr#JÛd“EûºNIvŽgUõ" ÎÊŠVˆÔIÀ:RJ¾„V–ýóûµÖ.{˜©Ìí=¡ ‘Ú.qpU³šèŠoÓœ÷[Ue™÷”VWuLž„ –î#*5ï—ðFgžŠß¼õ¢kÌü;°:þ´¥†åfø]B¼†^CÝXj7¼ %ppƒ`n;‹%#  %U> 0ŒUU-Náw@/4oƒ’+š\Å>! ö_ EU9Wªa: 0› 0Dµùùùùùùùùùùùùùùù B˜IBM Network Printer 12 PCLIBMPCL,È,,,,,È0 X(èÀ( 9Z &Courier Regular(dr$¡¡Ô€XEXXXÔÔ€XEXX XEÔÓ  ÓÙ ñÔ€?Ù(ÖÃ9 Z ‹6Times New Roman Regular ‡ eˆ‰{Š‹Œ{ŽELX%3|x !Ý ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú3Ú  ÚóóÝ  Ý€€Southwind›€is€the€only€public€port€operated€by€the€Commission€which€has€a€rail€storage€yard€withinÐ ° Ðthe€port€for€complimentary€use€by€its€tenants.€€Tenants€at€the€other€public€ports€must€rely€on€the€railroadÏserving€those€ports€to€coordinate€traffic€and€to€stage€and€store€rail€cars. RÝ ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú5Ú  ÚóóÝ  Ý€€Consolidated€has€its€own€locomotive€which€it€uses€to€shuttle€the€cars€back€and€forth€to€unload. 4Ý ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú1Ú  ÚóóÝ  Ý€€Because€we€find€that€the€trial€court€erred€in€granting€the€preliminary€injunction,€we€need€not€addressÐ ° Ðthe€Commission's€additional€argument€that€the€trial€court's€conditional€dissolution€of€the€preliminary€injunctionÏwas€the€"functional€equivalent€of€a€new€injunction."€€The€Commission's€Brief,€p.€45. ìÝ ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú6Ú  ÚóóÝ  Ý€€Charles€Threlkeld,€Consolidated's€General€Manager€of€Rail€Transportation€and€Bulk€Sales,€definedÐ ° Ðdemurrage€as€a€"charge€from€the€railroad€for€the€use€or€the€lay€time€of€their€cars€beyond€whatever€period€it€isÏ.€.€.€."€€(R.€1276). /Ý ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú2Ú  ÚóóÝ  Ý€€We€held€oral€argument€in€Indianapolis€on€September€22,€1998.  Ý ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú4Ú  ÚóóÝ  Ý€€Consolidated€contends€that€ConAgra€"lacks€standing€to€file€a€brief€in€this€appeal€.€.€.€."€Ð ° ÐConsolidated's€Brief,€p.€35.€€However,€Consolidated€has€waived€appellate€review€of€this€issue€because€it€failedÏto€challenge€ConAgra's€standing€at€trial.€€òòSeeóó€òòStepp€v.€Duffyóó,€686€N.E.2d€148€(Ind.€Ct.€App.€1997),€òòreh'góóÐ \¬ Ðòòdeniedóó,€òòtransóó.€òòdeniedóó,€(party€may€not€raise€issue€for€the€first€time€on€appeal).€€Waiver€notwithstanding,€thisÐ 2‚ Ðargument€is€without€merit.€€To€establish€standing,€a€party€must€demonstrate€a€personal€stake€in€the€outcomeÏof€the€lawsuit€and€must€show€that€it€was€in€immediate€danger€of€sustaining€some€direct€injury€as€a€result€of€theÏconduct€at€issue.€€òòHauer€v.€BRDD€of€Indiana,€Inc.óó,€654€N.E.2d€316,€318€(Ind.€Ct.€App.€1995),€òòtransóó.€òòdeniedóó.€Ð ´  ÐHere,€ConAgra€has€both€demonstrated€its€personal€stake€and€shown€its€immediate€danger€of€sustaining€directÏinjury.€€Specifically,€because€of€the€preliminary€injunction,€ConAgra€has€been€unable€to€enter€into€a€leaseÏagreement€with€the€Commission€and€begin€construction€of€its€proposed€soybean€processing€facility. WÝ ƒ,i$ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú7Ú  ÚóóÝ  Ý€€Consolidated€conceded€at€oral€argument€that€the€lease€makes€no€reference€to€railroad€storage€tracks.(Ê(3,i$¤¤Ý ƒr!ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÝ  ÝÔ€XmXXXmÔÔ€&úÜ&XXmÔÓ  Óà  àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó Ñ ° Ñ dÝ ƒr!ÝÔ€XmXXXÔÔ€XmXXXmÔÓ  ÓÙ ñÔ€?ÙÝ  ÝÑаÑÑ°ÑÓ-°,X°Úp’X°œX-Óò òÔ‡RmRXXmԛрOYÑœFOR›€PUBLICATIONÔ#†XmXRRmË#ÔÐ  ÐÌÌó óòòATTORNEYS€FOR€APPELLANTSóó:à  àòòATTORNEYS€FOR€APPELLEEóó:Ð ´ $ ÐÌòòAttorneys€for€Indiana€Portóó€€à  àòòAttorneys€for€Consolidated€Grainóó€Ð Œ ü ÐòòCommissionóó:à  àòòand€Barge€Co.óó:Ð x è ÐÌò òMICHAEL€A.€œWUKMER›à  àPETER€M.€œRACHER›,€ESQ.Ð PÀ ÐJOHN€J.€MORSEà  àCHRISTOPHER€J.€BRAUN,€ESQ.ó óÐ <¬  ÐIce€Miller€Donadio€&€Ryanà  àò òTHOMAS€A.€JOHN,€ESQ.ó óÐ (˜  ÐIndianapolis,€Indianaà  àœPlews›€œShadley›€œRacher›€&€BraunÐ ˆ  Ðà  àIndianapolis,€IndianaÌòòAttorneys€for€œConagra›,€Inc.óó:Ð ð`  ÐÌò òSTEVEN€G.€œCRACRAFT›Ð È8 ÐSTACY€L.€œDIMITRI›ó óÐ ´$ ÐœMcHale›,€Cook€&€Welch,€P.C.ÌIndianapolis,€IndianaÌÌò òJAMES€P.€FITZGERALDó ó€Ð dÔ ÐœMcGrath›,€North,€œMullin›,€&€œKratz›,€P.C.ÌOmaha,€Nebraskaà  àÐ @° ÐÌßA€$) °°xdE°xAßÐ ˆ ÐÌà@'ìàÔ€RmRXXmÔò òIN€THEˆÐ ƒ Ðà@ì ì ìàCOURT€OF€APPEALS€OF€INDIANAó óÔ€XmXRRmԈР_Ï ÐÌÔ€X ÜXXXmÔßA€$) °°xdE°–!xAßÐ —! ÐÌÔ€XmXXX ÜÔINDIANA€PORT€COMMISSION,à  à)Ð –" ÐÓ<°,XƒXÚp’X°,X°Úp’X<Óà  àà ` àà  à)Ìà  àAppellant/Defendant,à  à)Ð n$Þ! Ðà  àà ` àà  à)Ìà  àà ` àvs.à  à)à Ú àNo.€49A02„9712„CV„832Ð F&¶# Ðà  àà ` àà  à)ÌCONSOLIDATED€GRAIN€AND€BARGE€CO.,€à  à)Ð (Ž!% Ðà  àà ` àà  à)Ìà  àAppellee/Plaintiff,à  à)Ð ö)f#' Ðà  àà ` àà  à)Ìandà  àà ` àà  à)à Ú àÐ Î+>%) Ðà  àà ` àà  à)ÌœCONAGRA›,€INC.,à  à)Ð ¦-'+ Ðà  àà ` àà  à)Ìà  àIntervenor/Appellant.à  à)Ð ~/î(- ÐÑOYÑÑ°ÑÑ  ÑÌÔ‡X ÜXXXmÔßA€$) °°xdÿÿE°›xAßÔ#†XmXXX Ü? #ÔÐ œì ÐÌà@R R ìàAPPEAL€FROM€THE€MARION€SUPERIOR€COURTˆÌà@Ç Ç ìàThe€Honorable€Cynthia€J.€œAyers›,€JudgeˆÌà@ççìàCause€No.€œ49D04›„9706„CP„843ˆÌÌÔ‡X ÜXXXmÔßA€$) °°xdÿÿE°F xAßÔ#†XmXXX Ü~ #ÔÐ G — ÐÌò òà@¢¢!ìàœñ‰ññˆñnñˆññ‰ññŒññ‰ñNñ‰ññ‹ñovemberñ‹ññŒññ‹ññ‹ññŒñNovemberñŒññ‹ñ€ñ‹ñññ17,€1998ñññ‹ññŠñOVEMBERñŠññ‹ññˆñ›(ñˆññŠñHanddowñŠññ‹ñnñ‹ñññ›€Date)›ññññ€ññ›ˆÐ B ’  ÐÌà@77ìàOPINION€„€FOR€PUBLICATIONˆÌÌDARDEN,€Judgeó óÓÓÔ€Š%¶ŠXXmÔÓ- °§X°,XƒXÚp’X-ÓÐ òB  ÐÑ7€mŠXdìdÈ7Ñà@©© ìàòòSTATEMENT€OF€THE€CASEóóˆÐ Ê  Ðà  àThe€Indiana€Port€Commission€and€œConAgra›,€Inc.€appeal€the€trial€court's€grant€ofÏConsolidated€Grain€and€Barge,€Inc.'s€motion€for€€a€preliminary€injunction.Ìà  àWe€reverse.Ìà@  'ìàòòISSUEóó׃ ×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ׈Ð Ê ÐÓÓà8  àWhether€the€trial€court€erred€in€granting€Consolidated's€motion€for€aÏpreliminary€injunction.Ð Ð Ð  ÐÌÓ‹Óà8  àà@||'ìÐ Ð àòòFACTSóó׃×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ׈Ð Ê Ðà  àThe€Indiana€Port€Commission€("the€Commission"),€a€"body€both€corporate€andÏpolitic,"€œInd.€Code›€8„10„1„3,€was€created€by€the€legislature€to€"promote€the€agricultural,Ïindustrial€and€commercial€development€of€the€state"€through€the€development€and€operationÏof€public€ports.€€œInd.€Code›€8„10„1„1.€€The€Commission€is€"authorized€and€empowered€.€.€.Ï[œt]o›€lease€to€others€for€development€or€operation€such€portions€of€any€port€or€port€project,Ð Ê'#& Ðon€such€terms€and€conditions€as€the€commission€shall€deem€advisable."€€œInd.€Code›€8„10„1„¼7(11).€€The€Commission€is€also€"authorized€to€lease,€or€grant€options€to€lease,€to€others€forÏdevelopment€any€portion€of€the€land€owned€by€the€commission,€on€such€terms€as€theÏcommission€shall€determine€to€be€advantageous."€€œInd.€Code›€8„10„1„10.€€"[œT]he›€exercise€byÏthe€commission€of€the€powers€conferred€by€œ[Ind.€Code›€8„10„1€òòetóó€òòseqóó.]€in€the€construction,Ð °  Ðoperation€and€maintenance€of€a€port€project€shall€be€deemed€and€held€to€be€essentialÏgovernmental€functions€of€the€state€.€.€.€."€€œInd.€Code›€8„10„1„3.Ìà  àThe€Commission€owns€and€operates€three€public€ports€in€the€State,€includingÏœSouthwind›€Maritime€œCentre›€("œSouthwind›"),€a€742€acre€industrial€complex€on€the€Ohio€RiverÏin€Posey€County.€€œSouthwind›'s€€infrastructure€includes€piers€and€moorings,€roads,€cranes,€andÏapproximately€6.5€miles€of€railroad€tracks,€including€three€north„south€segments€of€trackÏlocated€in€the€northwest€quadrant€of€œSouthwind›€which€are€used€for€the€storage€of€railroadÏcars.œ×ƒ ×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×›€€("Storage€Tracks").€€The€Storage€Tracks€provide€storage€capacity€for€approximatelyÐ ° Ð90€rail€cars.€€The€railroad€service€to€and€inside€œSouthwind›€is€provided€by€œCSX›€Transport,Ïwhose€track€passes€immediately€north€of€œSouthwind›.€Ìà  àSeveral€businesses,€including€Consolidated€Grain€and€Barge,€Inc.,€("Consolidated"),ÏœMAPCO›€Coal€Sales,€Inc.,€("œMAPCO›"),€and€œIMC›€œAgriBusiness›,€Inc.,€("œIMC›"),€lease€spaceÏat€œSouthwind›€and€pay€annual€tariffs€and€wharfage€fees€to€the€Commission€for€the€use€andÏmaintenance€of€œSouthwind›'s€equipment€and€infrastructure.€€œSouthwind›'s€tenants€are€permittedÐ °($$ Ðto€use€its€developed€Ohio€River€frontage€for€the€purposes€of€loading€grain,€fertilizer,Ïsoybeans,€coal€and€other€cargo€to€and€from€trucks,€railroad€cars€and€barges.Ìà  àConsolidated,€which€entered€into€its€first€lease€with€the€Commission€in€1979,€andÏbecame€one€of€Southwind's€first€tenants,€is€a€wholly€owned€subsidiary€of€Itochu€and€Zen„¼Noh,€two€foreign€agricultural€trading€companies€with€approximately€$300€billion€in€annualÏsales,€$80€billion€in€assets€and€$17€billion€in€equity€between€them.€€Consolidated€operatesÏa€grain€elevator€and€related€facilities€at€Southwind.€€In€the€spring€and€summer€of€1995,ÏConsolidated€ñ‡ñœñ‡ñconsideredñ‡ñ›ñ‡ñ€entering€the€soybean€processing€business,€which€ñ‡ñœñ‡ñincludedñ‡ñ›ñ‡ñ€ñ‡ñœñ‡ñtheñ‡ñ›ñ‡ñÏñ‡ñœñ‡ñproduction€of€ñ‡ñ›ñ‡ñ€unrefined€crude€soybean€oil,€soybean€meal€and€soybean€ñ‡ñœñ‡ñhulls€from€crushedÏsoybeans.€€These€commoditiesñ‡ñ›ñ‡ñ€can€be€sold€for€further€processing.€€Consolidated€selectedÏSouthwind€as€the€site€for€its€soybean€processing€facility,€which€was€expected€to€cost€$30Ïmillion€to€construct€and€have€the€capacity€to€crush€22€million€bushels€of€soybeans€annually.Ìà  àDuring€the€same€time€period,€ConAgra,€Inc.€("ConAgra")€also€ñ‡ñœñ‡ññ„ñbegan›€ñ„ñconsiderñ…ñingñ…ññ†ñedñ†ññ‡ñ›ñ‡ñ€entering€theÏsoybean€processing€business.€€ConAgra€is€a€diversified€company€based€in€Omaha,€Nebraska.€ÏIt€is€the€second€largest€food€processing€company€in€the€United€States€with€annual€sales€inÏexcess€of€$23€billion€and€is€listed€among€the€nation's€Fortune€100€corporations.€€ConAgraÏalso€selected€Southwind€as€a€possible€site€for€its€soybean€processing€facility,€which€isÏprojected€to€cost€$170„200€million€to€construct€and€which€will€have€the€capacity€to€crush€66Ïmillion€bushels€of€soybeans€annually.€€The€proposed€ConAgra€facility€is€different€from€theÏproposed€Consolidated€facility€in€many€respects.€€In€addition€to€being€substantially€larger,Ïthe€proposed€ConAgra€facility€will€refine€the€soybean€oil€for€consumer€use€and€package€itÐ °,(( Ðfor€sale.Ìà  àAt€the€time,€neither€Consolidated€nor€ConAgra€had€a€soybean€processing€facility€inÏthe€United€States,€and€each€company€saw€the€benefits€of€the€Southwind€location.€ÏSpecifically,€Southwind,€which€is€accessible€by€train,€truck€and€barge,€is€located€in€an€areaÏwith€a€plentiful€supply€of€soybeans€and€access€to€purchasers€of€soybean€products.Ìà  àOn€November€27,€1995,€at€a€public€meeting,€the€Commission€granted€bothÏConsolidated€and€ConAgra€options€to€lease€land€at€Southwind€to€construct€and€operateÏsoybean€processing€facilities.€€Consolidated€received€an€option€on€approximately€seven€acresÏof€land€adjacent€to€its€existing€leased€property.€€ConAgra€received€an€option€onÏapproximately€88€acres€in€the€northwest€quadrant€of€Southwind,€including€the€property€whichÏcontained€the€existing€Storage€Tracks.€€Despite€prior€discussions€between€Consolidated€andÏConAgra€regarding€the€competition€at€Southwind,€neither€company€objected€to€theÏCommission's€grant€of€the€options€to€the€other.€€However,€Consolidated€apparently€believedÏthat€if€it€announced€its€plans€to€open€a€facility€at€Southwind,€it€would€be€able€to€"discourageÏany€potential€competitors€with€similar€ideas,"€(R.€952„53),€including€ConAgra.€€Ìà  àOn€June€1,€1996,€the€Commission€and€Consolidated€entered€into€a€lease€agreementÏwhich€allowed€Consolidated€to€continue€to€operate€its€existing€facilities€and€to€construct€andÏoperate€a€soybean€processing€facility.€€In€July€1996,€ConAgra€publicly€announced€that€it€hadÏselected€Southwind€as€the€site€for€its€soybean€processing€facility.€€That€same€month,ÏConsolidated€learned€that€ConAgra's€proposed€leasehold€included€the€Storage€Tracks.€ÏCharles€Threlkeld,€the€General€Manager€of€Rail€Transportation€and€Bulk€Sales€forÐ °,(( ÐConsolidated,€immediately€contacted€Donald€Snyder,€Port€Director€at€Southwind,€and€toldÏhim€that€on„going€use€of€the€storage€tracks€was€essential€to€Consolidated's€operations.€ÏSnyder€told€Threlkeld€that€Southwind€would€provide€Consolidated€with€comparable€storageÏtracks€at€another€location€in€Southwind.Ìà  àIn€the€fall€of€1996,€Snyder€met€with€other€Port€tenants€to€discuss€the€location€of€newÏstorage€tracks.€€The€Commission€also€hired€a€rail€expert,€James€Wilson,€to€provide€railÏconsulting€services€to€the€Commission€regarding€the€location€of€new€storage€tracks.€€WilsonÏexamined€the€rail€services€provided€by€CSX€in€light€of€Southwind's€expected€growth.€€HeÏalso€visited€Southwind€several€times€and€reviewed€drawings€and€photographs€of€Southwind.€ÏWilson€selected€and€analyzed€14€different€sites€at€Southwind€for€the€location€of€new€storageÏtracks,€and€then€recommended€one.€€Ìà  àAfter€the€Commission€announced€the€proposed€new€location€site,€Consolidated€filedÏa€"Complaint€for€Declaratory€Judgment,€Preliminary€and€Permanent€Injunctive€Relief€andÏfor€Damages"€wherein€it€alleged€that€the€"decision€to€eliminate€access€to€the€[storage]€tracksÏviolates€express€and€implied€agreements€with€Consolidated€.€.€.,€as€well€as€theÏ[Commission's]€duly€promulgated€rules€.€.€.€and€should€be€enjoined."€€(R.€4,€5).€€The€trialÏcourt€held€hearings€on€Consolidated's€motion€for€a€preliminary€injunction€and€subsequentlyÏentered€an€order€granting€the€injunction.€€Specifically,€the€trial€court€preliminarily€enjoined€Ïthe€Commission€"from€taking€any€action€to€eliminate,€curtail,€or€otherwise€restrictÏConsolidated€.€.€.€from€access€to€the€existing€railroad€Storage€Tracks€at€the€Port,"€and€"fromÏentering€into€a€lease€with€ConAgra€or€other€prospective€tenants€until€after€the€issuesÐ °,(( Ðconcerning€a€workable€rail€plan€including€comparable€rail€storage€space€are€remanded€to€theÏ[Commission]€for€further€consideration€and€resolution€.€.€.€."€€(R.€808).Ìà@ôô&ìàòòDECISIONóóˆÐ ° Ðà  àThe€Commission€and€ConAgra€argue€that€the€trial€court€erred€in€grantingÏConsolidated's€motion€for€the€preliminary€injunction.œ×ƒ×Ý ƒ#ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×›€€We€agree.Ð °  Ðà  àThe€grant€or€denial€of€a€preliminary€injunction€rests€within€the€equitable€discretionÏof€the€trial€court€and€will€be€reversed€only€upon€a€showing€of€abuse€of€discretion.€€òòNorthernÐ °  ÐIndiana€Public€Service€Company€v.€Dozieróó,€674€N.E.2d€977,€989€(Ind.€Ct.€App.€1996).€Ð ° ÐNevertheless,€the€power€to€issue€an€injunction€should€be€used€sparingly,€and€such€reliefÏshould€not€be€granted€except€in€rare€instances€in€which€the€law€and€facts€are€clearly€in€theÏmoving€party's€favor.€€òòIdóó.Ð ° Ðà  àIn€determining€whether€the€trial€court€abused€its€discretion,€we€look€to€the€trial€court'sÏfindings€of€fact€required€by€œInd.€Trial›€Rules€65€and€52.€€òòIdóó.€€In€determining€whether€an€abuseÐ ° Ðof€discretion€exists,€we€determine€whether€the€findings€validly€support€the€court's€decision.€ÏòòIdóó.€€The€findings€will€not€be€set€aside€unless€clearly€erroneous.€€òòIdóó.€€The€findings€are€clearlyÐ °  Ðerroneous€when€the€record€lacks€any€facts€or€reasonable€inferences€to€support€them.€€òòJayÐ °" ÐCounty€Rural€Electric€Membership€Corporation€v.€Wabash€Valley€Power€Association,€Inc.óó,Ð ° Ð692€N.E.2d€905,€908„09€(Ind.€Ct.€App.€1998),€òòtransóó.€òòdeniedóó.€€Ð ° Ðà  àThe€trial€court's€discretion€to€grant€or€deny€a€preliminary€injunction€is€measured€byÏseveral€factors:€1)€whether€the€movant's€remedies€at€law€are€inadequate,€causing€irreparableÏharm€pending€resolution€of€the€substantive€action;€2)€whether€the€movant€has€demonstratedÏat€least€a€reasonable€likelihood€of€success€at€trial€by€establishing€a€prima€facie€case;€3)Ïwhether€the€threatened€injury€to€the€movant€outweighs€the€potential€harm€the€grant€of€theÏinjunction€would€occasion€upon€the€nonmovant;€and€4)€whether€the€public€interest€will€beÏdisserved.€€òòIdóó.€€If€the€movant€fails€to€prove€any€one€or€more€of€these€requirements,€the€trialÐ ° Ðcourt's€grant€of€an€injunction€is€an€abuse€of€discretion.€€òòIdóó.€€We€examine€the€trial€court'sÐ ° Ðfindings€and€conclusions€as€they€pertain€to€the€pertinent€factors.Ìà@é é ìàI.€€òòAdequacy€of€the€Remedy€at€LawóóˆÐ ° Ðà  àThe€trial€court€concluded€that€Consolidated€had€no€adequate€remedy€at€law€"on€theÏrail€issues€[because]€[t]he€threatened€harm€to€Consolidated€from€the€[Commission's]€decisionÏto€eliminate€access€to€the€railroad€storage€tracks€will€be€on„going€and€incapable€of€a€specificÏdamages€calculation."€€(R.€805).€€The€Commission€contends€that€this€conclusion€is€erroneousÏbecause€an€"adequate€remedy€at€law€exists€in€the€form€of€monetary€damages."€€TheÏCommission's€Brief,€p.€43.€€We€agree€with€the€Commission.Ìà  àThe€law€is€well„settled€that€a€party€which€suffers€"mere€economic€injury"€is€notÏentitled€to€injunctive€relief€because€an€award€of€post„trial€damages€is€sufficient€to€make€theÏparty€whole.€€òòIdóó;€òòXantech€Corp.€v.€Ramco€Industries,€Inc.óó,€643€N.E.2d€918,€921€(Ind.€Ct.Ð °,(( ÐApp.€1994).€€Here,€the€evidence€presented€at€the€preliminary€injunction€hearings€reveals€that€ÌCSX€currently€leaves€the€rail€cars€on€the€Storage€Tracks€for€Consolidated€to€load€and€unloadÏat€a€subsequent€time.׃ ×Ý ƒ#ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€€Without€the€tracks,€Consolidated€would€have€to€load€and€unload€theÐ ° Ðcars€at€the€time€that€CSX€delivered€them.€€If€the€cars€were€not€loaded€and€unloaded€withinÏa€certain€time€period,€Consolidated€might€incur€demurrage׃ f×Ý ƒ#ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×€charges.€€à x àÐ °  Ðà  àFurther,€Consolidated€currently€stores€rail€cars€on€the€Storage€Tracks.€€Without€theÏtracks,€CSX€would€have€to€hold€the€cars€in€its€storage€yard€in€Evansville€or€on€side€tracksÏbetween€Evansville€and€Southwind,€and€Consolidated€might€incur€storage€costs.€€In€eitherÏcase,€Consolidated's€injury€would€be€merely€economic,€and€an€award€of€monetary€damagesÏwould€be€sufficient€to€make€it€whole.€€Therefore,€the€trial€court's€conclusion€regarding€theÏinadequacy€of€a€remedy€at€law€is€erroneous.Ìà@/ / ìàII.€€òòReasonable€Likelihood€of€Success€at€TrialóóˆÐ ° Ðà  àThe€trial€court€also€concluded€that€Consolidated€had€a€reasonable€likelihood€ofÏsuccess€at€trial€on€two€claims.€€First,€the€trial€court€concluded€that€the€Commission€"may€beÏbreaching€its€lease€with€Consolidated€by€denying€Consolidated€access€to€the€railroad€storageÏtracks€without€suitable€alternatives."€€(R.€807).€€The€Commission€contends€that€thisÏconclusion€is€erroneous€because€the€"[l]ease€unequivocally€does€not€give€[Consolidated]€aÏright€to€.€.€.€rail€storage."€€The€Commission's€Brief,€p.€29.€€We€agree.Ð °&"" Ðà  àA€lease€is€interpreted€in€the€same€way€as€is€any€other€contract.€€òòChesterfieldÐ ° ÐœManagement,›€Inc.€v.€Cookóó,€655€N.E.2d€98,€102€(Ind.€Ct.€App.€1995),€òòreh'góó€òòdeniedóó,€òòtransóó.Ð ° Ðòòdeniedóó.€€The€primary€goal€of€contract€interpretation€is€to€give€effect€to€the€parties'€intent.€Ð ° ÐòòBeiger€Heritage€Corp.€v.€Montandonóó,€691€N.E.2d€1334,€1336€(Ind.€Ct.€App.€1998).€Ð °  ÐAccordingly,€when€the€terms€of€a€contract€are€clear€and€unambiguous,€they€are€conclusiveÏand€the€court€will€not€construe€the€contract€or€look€to€extrinsic€evidence.€€òòIdóó.€€Rather,€we€willÐ °  Ðmerely€apply€the€contractual€provisions.€€òòIdóó.€€Ð °  Ðà  àConsolidated€directs€us€to€three€lease€provisions€which€it€claims€supports€its€right€toÏrailroad€storage.€€The€first€two€provisions€provide€in€pertinent€part€as€follows:ÌÓÓà8  àòòSection€1.01ó󀄀òòThe€Demiseóó.€€The€Commission€.€.€.€does€hereby€demise€andÐ ° Ðlease€to€Lessee€.€.€.€the€Old€Property€and€the€New€Property€.€.€.€together€withÐ Ð Ð  ÐÌà8  àœà0` Ð Ð à(i)€€the›€non„exclusive€right€of€ingress€and€egress€to€and€from€the€nearestÏpublic€road€and€to€and€from€the€Demised€Premises€over€existing€roadsÏand€railroad€tracks€within€the€Port,€as€such€access€may€be€changed€fromÏtime€to€time€by€the€Commission;€andÐ ` Ð ` Ð  Ðà8  àœà0` Ð Ð à(ii)€€the›€non„exclusive€right€of€ingress€and€egress€to€and€from€all€publicÏwharves€serving€the€Port€and€the€Demised€Premises,€over€existing€roadsÏand€railroad€tracks€within€the€Port,€as€such€access€may€be€changed€fromÏtime€to€time€by€the€Commission.Ð ` Ð ` Ð  ÐÌÓÓÓÓà8  àòòSection€14.03ó󀄀òòMaintenance€of€Public€Facilitiesóó.€€The€Commission€shall€useÐ °" Ðreasonable€efforts€to€provide€rail€and€road€access€to€the€Demised€Premises,Ïutilizing€existing€infrastructure.€€The€Commission€reserves€the€right€to€relocateÏsaid€facilities€and/or€modify€them.€€Notwithstanding€the€foregoing,€LesseeÏagrees€to€indemnify€and€hold€the€Commission€harmless€from€any€and€allÏdamage€or€injury€resulting€from€Lessee's€loading,€unloading€and€any€other€useÏof€the€docks,€wharves,€berths,€channels,€waterways,€roads€and€rail€tracks.€€TheÏCommission€does€not€guaranty€rail€service€to€the€Port€and/or€the€DemisedÏPremises.Ð Ð Ð  ÐÌÓLÓ(R.€896).€€Ð °,(( Ðà  àAccording€to€Consolidated,€when€taken€together,€these€provisions€"require€theÏ[Commission]€to€provide€Consolidated€with€ingress€and€egress€to€and€from€the€DemisedÏPremises€over€the€existing€roads€and€tracks."€€Consolidated's€Brief,€p.€44.€€We€agree€withÏConsolidated's€interpretation€€of€these€provisions.€€However,€the€Commission's€obligation€toÏprovide€Consolidated€with€ingress€and€egress€has€nothing€to€do€with€a€purported€obligationÏto€provide€storage€tracks.€Ìà  àConsolidated€also€directs€us€to€the€following€provision€in€its€lease:Ìœòòà8  àSection›€3.02ó󀄀òòAdditional€Rental€and€Minimum€Wharfageóó.€€Ð°Ð Ð  ÐÓÓà8  àœ(a)€€Lessee›€shall€pay€or€cause€to€be€paid€to€the€Commission,€either€directly€orÏthrough€an€authorized€terminal€operator€.€.€.€the€tariff€charges€specified€in€theÏPort€Tariff€.€.€.€Including€the€charges€for€"Lessee's€Use"€(as€hereinafterÏdefined)€of€the€harbor,€docks,€wharves,€appendant€facilities,€roads,€railroadÏtracks€and€similar€transportation€facilities€.€.€.€.€€"Lessee's€Use"€shall€includeÏthe€use€of€the€harbor,€docks,€wharves,€appendant€facilities,€roads,€railroadÏtracks€and€similar€transportation€facilities€of€the€Commission€by€the€Lessee,ÏLessee's€customers€and/or€suppliers€and/or€by€vehicles€and€vessels€owned€orÏchartered€in€connection€with€the€delivery€or€transportation€of€materials,€goodsÏor€products€to€and€from€the€Demised€œPremises.Ð Ð Ð  ЛÌÓ QÓ(R.€896).Ìà  àAccording€to€Consolidated,€this€"provision€demonstrates€that€the€right€to€ingress€andÏegress€does€not€merely€contemplate€a€brief€entry€and€exit€but€rather€all€acts€necessary€[to]Ïkeep€the€requisite€raw€materials€flowing€to€Consolidated€and€its€products€flowing€to€market."€ÏConsolidated's€Brief,€p.€45.€€We€disagree€with€Consolidated's€interpretation€of€the€lease.€ÏAccording€to€the€clear€and€unambiguous€terms€of€this€provision,€Consolidated€pays€a€fee€forÏâ âthe€use€of€certain€of€Southwind's€facilities.€€However,€storage€tracks€are€not€one€of€theÐ °+'' Ðenumerated€facilities,׃×Ý ƒ#ÃÝòòÚ  Ú7Ú  ÚóóÝ  Ý×  ×€and€we€will€not€insert€such€a€provision€into€the€lease.€€òòSeeóó€œòòGeneral›Ð ° Ðâ âMotors€Corp.€v.€Northrup€Corp.óó,€685€N.E.2d€127,€135€(Ind.€Ct.€App.€1997),€òòreh'góó€òòdeniedóó,Ð ° Ðòòtransóó.€òòdeniedóó€("Courts€do€not€have€the€power€to€create€for€the€parties€a€contract€which€theyÐ ° Ðdid€not€make€or€to€insert€language€into€the€contract€which€was€not€inserted€by€the€parties.")ÏConsolidated's€argument€œthat€the›€language€of€the€lease€supports€a€breach€of€contract€claimÏmust€fail.€à ` àÐ °  Ðà  àConsolidated€further€posits€that€"Indiana€law€clearly€recognizes€that€Consolidated'sÏbreach€of€lease€claim€is€supported€by€additional€theories€besides€the€plain€language€of€theÏlease."€€Consolidated's€Brief,€p.€47.€€First,€Consolidated€directs€us€to€òòBlack€v.€Ervinóó,€176Ð ° ÐN.E.2d€142€(Ind.€Ct.€App.€1961),€for€the€proposition€that€"everything€which€belongs€to€theÏdemised€premises€or€is€used€with,€and€appurtenant€to€them€and€which€is€reasonably€essentialÏto€their€beneficial€use€and€enjoyment€passes€as€an€incident€to€them€.€.€.€."€€òòIdóó.€at€144.Ð ° Ðà  àHowever,€here,€we€cannot€say€that€the€Storage€Tracks€belonged€to€or€are€reasonablyÏessential€to€the€use€and€enjoyment€of€the€demised€premises.€€Specifically,€ConsolidatedÏleased€land€from€the€Commission€to€build€a€soybean€processing€facility.€€The€Storage€TracksÏare€not€essential€to€the€beneficial€use€of€this€land.€€For€example,€Consolidated€can€bring€inÏtrucks,€trains€and€barges€to€load€and€unload€both€processed€and€unprocessed€soybeans.€ÏConsolidated€can€also€store€its€products€in€rail€cars€in€the€CSX€storage€yard€in€Evansville,Ïon€tracks€between€Evansville€and€Southwind,€or€on€the€new€storage€tracks€that€theÏCommission€proposed€to€build€for€it.€€Consolidated's€argument€lacks€merit.€€Ð °*&& Ðà  àConsolidated€further€argues€that€"where€a€party€has€expended€large€sums€of€moneyÏin€reliance€upon€the€existence€of€a€license€granted€by€a€subservient€tenement,€the€subservientÏtenement€cannot€later€revoke€the€license."€€Consolidated's€Brief,€p.€50.€€In€support€of€itsÏœargument,›€Consolidated€directs€us€to€òòMessick€v.€Midland€Railway€Companyóó,€27€N.E.2D€419Ð °  Ð(Ind.€œ1891);›€òòEvansville€&€Terre€Haute€Railroad€Co.€v.€Nyeóó,€113€Ind.€223€œ(1887);›€and€òòLaneÐ °  Ðv.€Milleróó,€27€Ind.€534€(1867).€€Consolidated€has€waived€appellate€review€of€this€argumentÐ °  Ðbecause€it€failed€to€raise€it€at€trial.€€òòSeeóó€òòSteppóó.Ð °  Ðà  àWaiver€notwithstanding,€Consolidated's€argument€lacks€merit.€€In€òòMessickóó,€òòLaneóó,€andÐ ° ÐòòMilleróó,€the€licensee€was€given€access€to€land€owned€by€another€and€constructed€a€structureÐ ° Ðupon€the€land.€€Our€supreme€court€found€that€the€licensee€could€not€subsequently€be€deniedÏaccess€to€the€structures.€€Specifically,€in€òòMessickóó,€the€court€held€as€follows:Ð ° ÐÓÓà8  àAn€executed€parol€license€to€use€another's€land,€granted€upon€a€consideration,Ïor€upon€the€faith€of€which€money€has€been€expended,€cannot€be€revoked.€€IfÏthe€licensee,€relying€upon€the€grant,€enters€upon€the€premises,€and€expendsÏconsiderable€sums€of€money€thereon,€with€the€knowledge€of€the€owner€of€theÏpremises,€such€license€cannot€be€revoked.€€Ð Ð Ð  ÐÌÓ¬cÓòòMessickóó,€27€N.E.2D€at€420.€€Ð °  Ðà  àHowever,€the€facts€before€us€are€distinguishable€from€those€in€òòMessickóó,€òòLaneóó,€andÐ °" ÐòòMilleróó.€€Specifically,€here,€Consolidated€did€not€construct€or€expend€any€funds€on€the€StorageÐ °$  ÐTracks.€œ€Therefore›€Consolidated€is€not€being€denied€access€to€a€structure€upon€which€itÏexpended€considerable€sums€of€money.€€œThis›€argument,€like€the€others€regarding€the€breachÏof€the€lease,€must€fail.€€Therefore,€the€trial€court's€conclusion€that€Consolidated€has€aÏreasonable€likelihood€of€success€at€trial€because€the€Commission€may€be€breaching€its€leaseÐ °,(( Ðwith€Consolidated€is€erroneous.€Ìà  àThe€trial€court€also€concluded€that€Consolidated€had€a€reasonable€likelihood€ofÏsuccess€at€trial€because€the€Commission's€"actions€violate€130€IAC€1„3„26(e)€in€that€failureÏto€provide€adequate€rail€storage€to€Consolidated€and€other€tenants€will€likely€have€an€adverseÏimpact€on€the€economic€viability€of€port€operations."€€(R.€807).Ìà  àIndiana€Administrative€Code€1„3„26€provides€in€pertinent€part€as€follows:ÌÓÓà8  àœ(a)€€Land›€is€available€for€lease€at€port€sites€under€the€control€of€the€IndianaÏPort€Commission.€€Prospective€tenants€must€meet€the€qualifications€listedÏherein.Ð Ð Ð  ÐññœññÓ  Óœ*€*€*€*€*›ÌÓµjÓññœññà8  àœ(e)€€The›€prospective€port€tenant€must€provide€evidence€that€the€prospectiveÏtenant€has€adequate€financial€resources€to€undertake€the€proposed€project.€€TheÏprospective€tenant€must€also€show€that€the€prospective€tenant's€proposed€useÏof€the€port€will€not€have€a€significant€adverse€impact€on€the€economic€viabilityÏof€operations€at€the€port.Ð Ð Ð  ÐÌÓÓà  àThe€Commission€contends€that€the€"Trial€Court€erroneously€interpreted€130€IAC€1„3„¼26(e)€to€require€the€[Commission]€to€provide€rail€storage€to€tenants."€€The€Commission'sÏBrief,€p.€25.€€According€to€the€Commission,€"[b]y€its€very€terms,€130€IAC€1„3„26(e)€has€òònoóóÐ ° Ðapplication€at€all€œto€the›€[Commission's]€determination€to€continue€to€provide€rail€œstorage."›€ÏThe€Commission's€Brief,€p.€26.€€We€agree.€Ìà  àRules€of€statutory€construction€are€applicable€to€interpretation€of€administrativeÏregulations.€€òòState€v.€Carmel€Healthcare€Management,€Inc.óó,€660€N.E.2d€1379,€1386€(Ind.€Ct.Ð °&"" ÐApp.€1996),€òòtransóó.€òòdeniedóó.€€The€regulation€is€examined€as€a€whole,€and€the€language€itself€isÐ °($$ Ðscrutinized€including€the€grammatical€structure€of€the€clause.€€òòElliot€v.€Stateóó,€690€N.E.2d€774,Ð °*&& Ð777€(Ind.€Ct.€App.€1998).€€In€our€analysis,€we€give€words€their€common€and€ordinaryÐ °,(( Ðmeaning€without€unduly€emphasizing€a€strict€literal€or€selective€reading€of€the€individualÏwords.€€òòIdóó.€€By€reading€the€plain€language€of€the€œregulation,›€we€carry€out€our€primary€dutyÐ ° Ðof€giving€effect€to€the€intention€of€the€administrative€body€that€promulgated€the€rule.€€òòIdóó.Ð ° Ðà  àHere,€the€plain€language€of€the€regulation€reveals€that€its€purpose€is€to€listÏrequirements€for€prospective€port€tenants.€€One€of€the€enumerated€requirements€is€that€theÏprospective€tenant€provide€proof€of€adequate€financial€resources€to€undertake€the€project,€andÏthat€its€use€of€the€port€will€not€have€a€significant€adverse€impact€on€port€operations.€€We€failÏto€see€how€this€regulation€could€require€the€Commission€to€provide€rail€storage€to€its€tenants,Ïand€we€find€that€the€trial€court's€conclusion€that€Consolidated€had€a€reasonable€likelihood€ofÏsuccess€at€trial€because€the€Commission's€actions€"violate€130€IAC€1„3„26(e)€in€that€failureÏto€provide€adequate€rail€storage€to€Consolidated€and€other€tenants€will€likely€have€an€adverseÏimpact€on€the€economic€viability€of€port€operations"€is€erroneous.€€(R.€807).Ìà  àWe€recognize€that€the€trial€court€made€a€Herculean€effort€in€this€case.€€However,ÏConsolidated€failed€to€show€both€an€inadequate€remedy€at€law€and€a€reasonable€likelihoodÏof€success€at€trial.€€A€preliminary€injunction€was€therefore€inappropriate,€òòseeóó€òòJay€Countyóó,€andÐ °  Ðthe€trial€court€abused€its€discretion€in€granting€it.€Ìà  àœReversed.Ì›œñŽñBAKERñŽññññŽñ€ñŽñññññ,€J.,€and€BAILEY,€J.,€concur.ññ›