Virginia Hot Springs Co. v. Lowman
Virginia Hot Springs Co. v. Lowman
Opinion of the Court
delivered the opinion of the court.
The road was originally constructed between 1856 and 1859 as a turnpike, and the right to take tolls thereon was accorded in 1859. Tolls were taken thereon by the predecessor in title of the appellant, and the latter, since it acquired title, has been, and still is, taking tolls thereon. Under the general turnpike act of 1887 (Rev. Code 1819 ch. 234), a turnpike company could not condemn the fee in land for its purposes, but only the right of way. The former owner still held title to the land subject to the easement.
The appellant was unable to show title to its right of way either by grant or condemnation, but "was compelled to rely upon long user, founded upon dedication and acceptance. The appellant insisted that the road was originally constructed by the Jackson River Turnpike Company under its charter which required it to take and clear a right of way sixty feet wide at the least. The appellee, on the contrary, contended that the road was constructed under a charter to the Hot Springs and Miller’s Mill Turnpike .Company which allowed the construction of a road “not less than 16 feet, exclusive of side ditches;” each party claiming a presumption of dedication of the width allowed by the charter of the company' constructing the road. This point of difference was hotly contested by the parties, and they took evidence. to support their respective contentions. The trial court took the view that the construction was not under Jackson River Comnany’s charter, but was probably under the charter of the Hot Springs and Mil
That there was a dedication and acceptance of a right of way for the turnpike is not disputed, and the turnpike has been in active operation, as such, for over half a century. The only question in controversy is the extent of that dedication and acceptance.
Drawings filed with the testimony of witnesses and also their testimony, show that the turnpike is enclosed by fences on both sides through the lands of appellee and others, and apparently for its whole length. What the appellant proposed to' do, and was engaged in doing, at the time the injunction was awarded, was to construct a way four feet wide for. the use of persons riding horseback and for pedestrians. This way was being constructed wholly within the fence enclosures of the pike, by cutting benches in the cuts and fills of the existing roadbed, where necessary, and at other places making necessary cuts and fills within said enclosures. These cuts and' fills varied in depth and height from a “feather’s edge” to four feet. In some places the adjacent landowner had erected his fence on the fill of the original roadbed several feet from the bottom of the fill, and when perpendicular cuts were made in such fills, it left exposed and liable to fall down the posts of the fence erected thereon.
In Supervisors v. Norfolk & W. R. Co., 119 Va. 763, 91 S. E. 124, Judge Sims has very' fully and clearly set forth the views of this court on the subject of the width of a public road acquired by prescription, in the absence of any evidence as to the nature and extent of the dedication under which the prescriptive right was acquired. After a very full examination and consideration of the authorities, he says: “Our conclusion, therefore, is that the width of the public road in question at the time the railway company made changes in its location was confined to, and was the width of, such road as was in use by the public at that timé, including the side ditches and slopes, in addition to the roadbed or traveled portion of the roadway.” It will be observed that the width of the road-' includes “the side ditches and slopes” as well as “the roadbed, or traveled portion of the roadway.”
“And when it is complete, it is irrevocable. No obstruction of the subject of the dedication, or encroachment upon it by the original owner of the soil, or by any one else will affect the dedication, or impair the right of the public to its benefits, unless the land so dedicated has been aban
In Village of Lee v. Harris, 206 Ill. 428, 69 N. E. 230, 99 Am. St. Rep. 176, it was held that acceptance by a city or village of some of the streets and alleys appearing on a plat is an acceptance of the entire system of streets and alleys so appearing, unless an intention to limit the acceptance is shown. It was further said: “The immediate opening and use, by the public, of all the streets in ground laid out and platted into lots, for their entire length, or an immediate formal acceptance by some competent public authority, is not necessary to give effect to the dedication of land to the public use, of a street, by the making of a town plat and the selling of lots with reference to the plat. The public authorities must be allowed a reasonable time for opening and improving public streets, as their resources and the public necessity may allow and require.”
What we have said on this subject is intended to be limited to dedication and acceptance as between the adjacent owner and his alienees, on the one side, and the public on the other.
It appears from the testimony that' this road • is three miles in length; that it has in recent years been widened and treated with asphalt; that travel on it has greatly increased; that the road-bed is very hard and smooth and at times very slick, and as a result thereof horses when ridden thereon frequently fall, and hence it is desirable to construct a dirt road, which will at once'furnish a safe road for persons riding and will also provide a suitable and safe way for foot passengers. As the driveway of the pike is narrow, and automobiles are frequently passing each other thereon, it was deemed best to put the bridle path a little removed from the driveway and thus furnish greater safety to those using it.
We are of opinion that the decree of the circuit court should be reversed, the injunction awarded by it dissolved, and the bill of the appellee dismissed, but without prejudice to his right to maintain an action at law to recover such damages, if any, as he has sustained or may sustain by reason of the change of grade of the turnpike, or any part thereof, or by reason of the removal by the appellant of the lateral support of the land of the appellee, or of the structures thereon, if any.
Reversed.
Reference
- Full Case Name
- Virginia Hot Springs Company v. Lowman
- Cited By
- 31 cases
- Status
- Published
- Syllabus
- 1. Turnpikes and Tollroads—Dedication—New TJse.—The purpose of the dedication of land for a right of way to a turnpike company was to provide a right of way for a turnpike to facilitate travel. The methods of travel in vogue at the time of the dedication were on foot, horseback, or in animal-drawn vehicles, and the pike was used for these purposes. But the fact that new methods of travel have been discovered and are in common use, for example, by automobile, does not create a new or different use from that for which the dedication was made. 2. Dedication — Prescription — Highways—Width of Road.—The width of a public road acquired by prescription, in the absence of any evidence as to the nature and extent of the dedication under which the prescriptive right was acquired, is confined to and is the width of such road as is in use by the public, including the side ditches and- slopes, in addition to the roadbed or traveled portion of the roadway. 3. Streets and Highways—Prescription—Width of Way and Ex-.. tent of Use.—If a right of way depends solely upon the user, then the width of the way and the extent of the user is measured by the character of the user, for the easement cannot be broader than the user, and a right of way acquired for one purpose cannot be used for another. But if the new use is in all respects of the same nature and character as the old, and the difference is in degree only, and no additional burden is put upon the servient estate, then the new use is within the prescriptive use. 4. Streets and Highways—Dedication—Width.—In determining the width of a public highway, not shown by any written memorial, the extent of the dedication, when it can be shown, is of the utmost importance. 5. Dedication—Acceptance—Express or Implied.—Both dedication and acceptance may be express or implied. 6. Streets and Highways—Adverse Possession Against the Public—Turnpike Company or Public Road—Limitation of Actions Against the State.—Where a road was constructed as a turnpike under authority of statute, and the right to take tolls was granted to a private' or semi-private corporation, the turnpike, when established, is a public road, and when the dedication of the right of way for it was accepted, it became complete, and the rights of the public therein became fixed, and no encroachments thereon by former owners, or their successors in title, or by any one else, could impair the rights of the public therein, unless the way so dedicated was abandoned by proper authority. Nor can title to any part of such highway be acquired by adverse possession, as the statute of limitations does not run against the State, unless expressly mentioned: 7. Turnpikes and Tollroads—Dedication—Extent of Dedication— Where a pike was enclosed by fences on both sides thereof, the use of the land within the enclosures by the turnpike company, digging and removing soil for repairs, the widening of the driveway without objection, and especially the location of the fences on each side of the pike, raised a very strong presumption, in the absence of evidence to the contrary, that the adjacent landowners intended to dedicate so much of the land between those enclosures as was reasonably necessary for the convenient and safe operation of the pike. It was apparently set apart for that purpose, and to be used from time to time as the exigencies of the public travel might require. S. Turnpikes and Tollroads—Dedication—Extent of Dedication.— It is not necessary that the whole dedication of a way for a turnpike should be used by the public when the pike is first constructed. The acceptance of the whole dedication is sufficiently evidenced by the construction of the pike on a part thereof, and the subsequent use of other parts as needed. 9. Streets and Highways—Dedication — Renees. — Permanent fences, long maintained on either side, earmark a public highway, and indicate that the adjacent owners intent to- dedicate the land within the enclosures to the public use. The acts of the adjacent owners in continuing the enclosures, and their failure to exercise any acts of ownership over the land within the fences, constitute a continuing dedication of the land so enclosed. 10. Dedication—Acceptance—Implied Dedication—Continued Use. —Long-continued use of a right of way by the public may constitute acceptance of an implied dedication, and the effect of this acceptance is to create an irrevocable dedication as between the owner and his alienees and the public. 11. Dedication — Acceptance—Time of Acceptance. — Acceptance need not follow the offer of dedication at once. It is sufficient if made within a reasonable time and before the withdrawal of the offer. 12. Turnpikes, and Tollroads—Use of Right of Way—Construction of Bridle Path.—A turnpike company having the right to. construct a bridle path on its right of’ way has the right to determine the location of the bridle path, provided it keeps within the limits of the right of way dedicated and imposes no additional burden on the property of an adjacent landowner. 13. Turnpikes and Tollroads—Bridle Path—New and Different Use.—A bridle path paralleling the road-bed of a turnpike is not a new and different use of the land dedicated for the pike, but is in aid of the original use, making the driveway safer for all classes of travelers, and its construction does not necessarily create any new or greater burden on the lands of the adjacent proprietors, where it is wholly within the limits of the land apparently dedicated to the turnpike. 14. Turnpikes and Tollroads—Change of Grade—Damage to Adjacent Owners—Section 58, Constitution of 1902.—Where a turnpike company constructed a bridle path parallel to its roadbed upon land dedicated to it for a right of way, an adjacent owner is entitled to compensation for damage to the residue of his property by reason of a change in the grade under section 58 of the Constitution of 1902. .15. Eminent Domain—Constitutional Law—Section 58, Constitution of 1902—Self-Executing.—Section 58 of the Constitution of 1902, providing for compensation where private property is taken or damaged, is self-executing. 16. Eminent Domain—Section 58, Constitution of 1902—Land Damaged, But Not Taken—Injunction.—Where no part of a landowner’s property was taken by a turnpike company, but damage to the land was alleged, just compensation can be readily tmade in damages, and the landowner would not ordinarily be entitled to relief by injunction, but only to proceed in an action at law, or in such other manner as may be prescribed by statute, to recover the damages sustained. 17. Turnpikes and Tollroads—Change • of Grade—Constitution of 1902, Section 58.—Section 58 of the Constitution of 1902 did not take away from a turnpike company the right to change the grades of-the pike, but only provides that just compensation shall be made for the damages resulting therefrom. Neither the Constitution nor any statute points out the remedy, but the common law affords an appropriate remedy. 18. Turnpikes and Tollroads—Damage to Adjoining Landowners —Injunction.—Where a turnpike company in constructing a bridle path on its right of way, while keeping within the right of way, cut its land down in some places in such manner as to remove the support for the adjacent land of an adjoining landowner, and of fences lawfully erected on his land, the damage is insignificant and can be readily compensated in damages, and the landowner cannot enjoin the company. 19. Eminent Domain—Taking Private Property for Public Use— Injunction.—Usually injunction is the proper remedy to prevent the “taking” of private property for a public use by one who is invested with the -power of eminent domain. 20. Turnpikes and Tollroads—Change of Grade—Damage to Adjoining Landowner—Injunction.—In the instant case there was no “taking,” but it was claimed that the construction by the turnpike company of a bridle path on the land dedicated to. the public use would damage a landowner in the use and enjoyment of the residue of his property adjacent thereto, because the bridle path was constructed on a different grade from the roadbed. Held: That if the proposed change of grade was not within the dedication, it stood on no higher footing than a trespass, for which an action at law might be maintained, and injunction would not lie against the company.