Armstrong v. Westroads Development Co.
Armstrong v. Westroads Development Co.
Opinion of the Court
This case was very recently reassigned to the writer. The action was originally brought against the respondents, hereinafter referred to as “Stix” and “Richmond Heights,” and three other corporations who are subsidiaries of the defendant Stix. These are Westroads Realty Company, Westroads Development Company, and Clayton Road Development Company, hereinafter referred to as “Clayton Road.” The trial court sustained motions to dismiss as to both of the Westroads corporations. The jury returned a verdict in favor of the defendant Clayton Road and against the defendants Stix and Richmond Heights in the amount of $2,000.00. Upon timely motion the trial court set aside the verdict as to Stix and Richmond Heights and entered judgment in their favor. From that judgment the plaintiffs appeal. They do not challenge the jury’s verdict in favor of Clayton Road, and neither do they appeal from the trial court’s action dismissing this cause as to Westroads Realty and Westroads Development Companies.
The plaintiffs’ petition alleged their ownership of Lot #18 in Berkshire, a residential subdivision in St. Louis County, and that “ * * * said creek is a source of drainage of said property * * It further alleged that in connection with the development of Westroads Shopping Center the defendants “ * * * enclosed said ‘Black Creek’ in a long, concrete tube along the western end of said shopping center and within the city limits of the Defendant City of Richmond Heights, Missouri, and by said act Defendants have deprived Plaintiffs of the natural source of drainage of surface waters from their said property.” The petition further alleged “[tjhat as a proximate result of said wrongful act on the part of Defendants in enclosing said
In order to assist in understanding the relative positions of the lands involved, we have caused one of the exhibits to be reproduced in this opinion. In addition we have placed two arrows on this reproduction,
The point of this dispute as to the direction of the flow of surface water from plaintiffs’ property prior to the acts of the defendants is that if the water flowed as defendants contend, then obviously the plaintiffs failed to make a case. This for the reason that since the surface water entered Black Creek after the new culvert ended, it was not the defendants’ actions in enclosing Black Creek that prevented the drainage of surface water from plaintiffs’ lot, but was the grading up of defendant Stix’s property to the property line that prevented the flow of surface water. There would therefore be no causal connection between the defendants’ acts as submitted in the instruction and plaintiffs’ damage. See the cases collected in “Surface Water in Missouri,” an excellent article appearing in 24 Mo.Law Rev. 138. While the record on this issue leaves much to be desired, we believe that reading the whole transcript in the light required of us requires that we construe the plaintiffs’ evidence to be that the surface water ran off of their lot in the direction of the arrow marked “B” on the reproduction included in this opinion and entered the old channel
When the defendant Stix began developing Westroads Shopping Center, it recognized that the grading up of the property now used as a parking lot would create a surface water problem at the rear of plaintiffs’ lot. In connection with the regrading and the paving of this parking lot a portion of Black Creek was to be enclosed in a large concrete culvert as shown on the exhibit reproduced in this opinion. To provide for this culvert Clayton Road, Dr. Magee, the owner of Lot #48, and the park area trustees granted to the city of Richmond Heights an easement strip SO feet wide. It was along this easement that the large culvert- was laid, and it appears in the exhibit reproduced in this opinion as the “new channel.” After this culvert was laid, the grade was raised by the addition of dirt and regrading so that the top of this culvert was below ground. To alleviate the surface water problem, the existence of which had been anticipated, an 18 inch drain line was laid from the rear of plaintiffs’ lot across Eastfield Drive to the rear of Lot #48 and culminating in an underground opening in the side of the culvert carrying the new channel for Black Creek. A stop gate was erected where the 18 inch culvert entered the new channel culvert so that when the new channel was full, water would not flow back into the 18 inch pipe and thus back on Lots #18 and #48.
Richmond Heights did not adopt any ordinance providing for the relocation for the channel of Black Creek nor for any ordinance providing for the construction of the culvert containing the new channel. It did install the 18 inch drains running from the rear of Lot #18 and Lot #48 to the new culvert.
The evidence was that after this work was done, the rear of plaintiffs’ .lot became very marshy and unusable and that winds easily uprooted trees located in that area.
■ As previously' indicated herein, the jury did find for the plaintiffs and assessed their damages at $2,000.00. This verdict was returned against the defendants Stix and Richmond Heights. The jury returned a ■verdict in favor of the defendant Clayton Road.. The City of Richmond Heights filed a separate motion to set aside this verdict and to enter judgment in accordance with its motion for its judgment or in the alternative for a new trial. The defendant Stix filed its timely motion to set aside the judgment and to enter judgment in its favor. It is to be noted that the defendant Stix did not couple that motion with a motion for a new trial. The trial court sustained the motions of both defendants to set aside the verdicts in accordance with their motions for a directed verdict and entered its judgment in their favor. The trial court’s order is as follows: “* * * Motion of Defendant City of Richmond Heights to set aside verdict.and enter judgment in accordance with its motion for directed verdict sustained for the reasons stated in Sections 1 and 2 and paragraphs thereof; Motion of Defendant. Stix, Baer & Fuller Company to set aside Judgment in favor of Plaintiff and enter Verdict and Judgment, in favor of Defendant Stix, Baer & Fuller Company sustained for the reasons stated in paragraphs 1 and 2.” Since the motion for directed verdict offered at the close of all the evidence by the defendant Stix and by the defendant Richmond Heights does not contain any paragraphs but is merely based on the contention that the plaintiffs failed to make a sub-missible case, the paragraphs referred to in the trial court’s order must be paragraphs 1 and 2 of their after-trial motions. There are two paragraphs to defendant Stix’s after-trial motion, and these amount to a contention that the plaintiffs have failed to make a submissible case. The defendant Richmond Heights’ after-trial motion to set aside the verdict and to enter judgment in its favor does hot contain two paragraphs - but does'contain paragraph 1 with subpara-graphs A through H. Essentially, these,
In the determination of that issue we must have reference to the submission made by the plaintiffs. The plaintiffs’ verdict-directing instruction begins with the following statement: “The court instructs the jury that it is the law that one may not obstruct a natural water course without liability for resulting damages to others who may be adversely affected thereby.” This abstract statement of law is then followed by hypothesizations which require the jury to find that Black Creek was a natural watercourse and “the source of drainage of surface waters from the property of the plaintiffs”; that the defendants “enclosed said Black Creek in a long underground concrete tube” ; that the enclosure of Black Creek in this tube “* * * deprived, blocked or impeded plaintiffs of the natural source of drainage waters from their said property”; and that as a result thereof the plaintiffs’ property had became marshy, boggy and wet and that plaintiffs had been damaged by reason thereof.” Upon these findings the jury was instructed to find for the plaintiffs.
The transcript is clear that the acts of which plaintiffs complain were in fact the acts of the defendant Clayton Road. That corporation owned the property on which the parking lot was constructed, it contracted for the construction of the culvert, and it ordered the regrading. None of these actions were the actions of the defendant Stix. The record is equally clear that the defendant Stix was the parent company of the defendant Clayton Road. As stated earlier herein, the jury found in favor of Clayton Road. The defendant Stix contends that if the acts of Clayton Road had been found to have rendered it liable to the plaintiffs, then Stix might also be liable either on a theory of participation with Clayton Road as a principal or on the theory that Clayton Road was Stix’s agent when it committed the acts. But, Stix argues, since the jury found Clayton Road, the party committing the acts which allegedly caused plaintiffs’ damage, not liable to the plaintiffs, then Stix cannot be liable either as a party participating in the acts and aiding and abetting their commission, or as a party which caused the acts to be committed by an agent. See 89 C.J.S. Trial § 500. However, we will not rule that point for the reason that it was not raised by the defendant Stix in its motion to set aside the verdict. It should also be noted that such a contention if sustained would cause us to remand the case for new trial thus granting Stix, who did not file a motion for new trial, relief which it has not requested.
It is important that what is not involved here be clearly stated. There is no contention that Black Creek is not a natural watercourse. Neither is there any contention that the culvert caused Black Creek to back up and overflow plaintiffs’ lands, nor that the culvert was inadequate to handle the flow of Black Creek, nor that there was any obstruction created in the flow of Black Creek. It is clear that the obstruction was to the flow of surface water seeking to enter Black Creek. There is no issue of negligence raised as to the manner in which the new channel was constructed. As is obvious from the petition and from their verdict-directing instruction, the plaintiffs do not contend the defendants were negligent in the construction of the 18 inch drain running from the rear of plaintiffs’ property and entering into the culvert enclosing Black Creek in its new channel. It should also be noted that the plaintiffs do not base their claim upon an easement nor upon the establishment of any prescriptive right. The plaintiffs did not file a petition
It is the defendants’ position that; as stated in their brief, “* * * While plaintiff asserts that his damages arise by reason of interference by defendants with a natural watercourse that is actually and clearly not the fact. The enclosing of Black Creek in the large culvert was but incident to the regrading of the adjoining properties. It was the grading up of these adjoining properties between plaintiff’s land and the Creek which deprived plaintiff of its source of drainage. * * *” We cannot agree. Accepting as we must the plaintiffs’ evidence that surface water drained from their lot in the direction of arrow “B” as shown on the reproduction included in this opinion, it is clear that this water would have reached Black Creek regardless of bow high the defendant Stix raised the grade of the parking lot had it not been for the “concrete tube.” This for the reason that the defendant Stix could not grade up beyond its property line, and to grade to that point would not prevent the surface water from entering the old Black Creek Channel as shown by arrow “B.” However, this does not mean that we should rule this case for the plaintiffs. Their position is based entirely upon their contention that they have an absolute right to have Black Creek continue in its old course and without enclosure within a “concrete tube” so that the surface water from their lot may drain therein in the manner and at the point stated in their evidence.
The cases cited by the plaintiffs do not support such a contention. In Gibson v. Sharp, Mo.App., 277 S.W.2d 672, there was a bayou which ran through the defendants’ lands and came within some 75 yards of the plaintiff’s land. This 75 yards belonged to the defendants. The plaintiff submitted her case on the theory that she had acquired a right to drain her land through a ditch dug across this 75-yard strip of defendants’ land into the bayou, and the defendant could not block the ditch. Plaintiff proceeded upon two theories: equitable estoppel and the acquisition of a prescriptive right. Even
We have not been cited to any case where this point has been ruled nor was any found. However, the geographic positions of the lands here involved are determinative of the issues. The plaintiffs are nonriparian landowners. It is well settled that a riparian owner is entitled to have a stream or watercourse continue to flow through or on his lands in its natural course without any obstruction of the channel or digression of the waters by other owners which is injurious to him. Happy v. Kenton, supra; South Side Realty Co. v. St. Louis & S.F.R. Co., 154 Mo.App. 364, 134 S.W. 1034; 93 C.J.S. Waters §§ 9, 15; Mueller v. Klinhart, Mo.App., 167 S.W.2d 670; Greisinger v. Klinhardt, 321 Mo. 186, 9 S.W.2d 978. To the same effect see 56 Am.Jur., Waters, Sec. 274. The plaintiffs cite Happy v. Kenton, supra; Jacobs v. Frangos, supra; and Gibson v. Sharp, supra, as well as other cases which contain the statement that one may not obstruct a natural watercourse without liability for ensuing damages to others. What plaintiffs do not take into account is that the term “others” as used in such statements does not refer to the public generally, but in fact refers only to other riparian owners. A riparian owner is an owner of land bounded by a watercourse or through which a stream flows, and generally only such an owner may claim or exercise riparian rights which are those rights pertinent only to lands which actually touch on the watercourse or through which the watercourse flows. 93 C.J.S. supra § 8; Restatement, Torts, Vol. IV, Sec. 843. It is equally well settled that riparian rights are not available to those who do not own or control riparian land, and riparian land must be in actual contact with the waters, proximity without contact being insufficient. 56 Am.Jur., supra, Sec. 283. In the instant case the plaintiffs’ land is not riparian. It did not touch the old channel of Black Creek at any point, and it does not touch the new channel.
In a note appearing in 28 A.L.R. at 1262 entitled, “Right to drain surface water into natural watercourse,” it is stated that, as a general rule, “ * * * the owner
The application of such rules to the instant case is made even more apparent by the fact that land belonging to the trustees of the subdivision, the park area land, is interposed between plaintiffs’ land and Black Creek. Missouri follows a modified version of the “common- enemy doctrine.” There is no doubt that the trustees of the “park area” could erect a wall or take whatever other reasonable measures they wished to ward off surface waters flowing onto
their land from the plaintiffs’ land. Haferkamp v. City of Rock Hill, supra, and cases cited at p. 625. In addition are Goll v. Chicago & A. R. Co., 271 Mo. 655, 1. c. 665, 197 S.W. 244; Mehornay v. Foster, 132 Mo.App. 229, 111 S.W. 882, at 1. c. 231 of the appeal report; Johnson v. Leazenby, 202 Mo.App. 232, 216 S.W. 49, 1. c. 50. See also the discussion of-this question and the authorities cited in Casanover v. Villanova Realty Co., Mo.App., 209 S.W.2d 556 at 1. c. 558. As has been stated, in the instant case there is a total absence of any contention that plaintiffs had any easement, prescriptive right or other permission to drain their land by rivulets running across the “park area.” Yet a decision that plaintiffs-had the right for which they contend would burden the park area with a drainway, even though the owners of that land are not parties nor in any manner involved in this action.
The. plaintiffs failed to state a cause of action upon which relief could he granted, and the trial court should have sustained defendants’ motions for directed verdicts. The trial court did not commit error when it set aside the verdict and judgment for plaintiffs and entered judgment for the defendants. That judgment should be affirmed. The Commissioner so recommends.
PER CURIAM:
The foregoing opinion of BRADY, C., is adopted as the opinion of this court. The judgment is affirmed.
Reference
- Full Case Name
- Francis R. ARMSTRONG and Mildred Armstrong, His Wife v. WESTROADS DEVELOPMENT COMPANY, a Corporation, Stix, Baer & Fuller Company, a Corporation, and City of Richmond Heights, Missouri, a Municipal Corporation, Defendants-Respondents
- Cited By
- 3 cases
- Status
- Published