OPINION
McDONALD, Chief Justice.
This is an appeal by defendant City from $109,939. judgment in favor of plaintiffs Teague, et al.
Plaintiffs sued defendant seeking mandamus requiring defendant to issue plaintiffs a waterway development permit to reroute two small streams over an 8½ acre tract owned by plaintiffs, and for damages resulting from denial of such permit by the Austin City Council.
Trial was to a jury which found:
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