Document: 348 U.S. 26 75 S.Ct. 98 99 L.Ed. 27 Samuel BERMAN and Solomon H. Feldman, Executors of the State Max R. Morris, Deceased, Appellants,v.Andrew PARKER, John A. Remon, James E. Colliflower, et al. No. 22. Argued Oct. 19, 1954. Decided Nov. 22, [Syllabus from pages 26-27 intentionally omitted] Messrs.James C. Toomey Joseph Schneider, Washington, D.C., for appellants. Mr. Simon Sobeloff, Sol. Gen., appellees. Justice DOUGLAS delivered opinion Court. 1 This is an appeal, 28 U.S.C. § 1253, U.S.C.A. judgment a three-judge District Court which dismissed complaint seeking to enjoin condemnation appellants' property under Columbia Redevelopment Act 1945, 60 Stat. 790, D.C.Code 1951, §§ 5—701 5—719. The challenge was constitutionality Act, particularly as applied taking property. sustained Act. 117 F.Supp. 705. 2 By Congress made 'legislative determination' that 'owing technological sociological changes, obsolete lay-out, other factors, conditions existing in with respect substandard housing blighted areas, including use buildings alleys dwellings human habitation, are injurious public health, safety, morals, welfare, it hereby declared be policy United States protect promote welfare inhabitants seat Government by eliminating all such employing means necessary appropriate purpose'.1 3 Section goes on declare acquisition eliminate these conditions. 4 further finds ends cannot attained 'by ordinary operations private enterprise alone without participation'; 'the sound replanning redevelopment obsolescent or obsolescing portion' 'cannot accomplished unless done light comprehensive coordinated planning whole territory its environs'; assembly real leasing sale thereof pursuant project area plan * use.' 5 creates Land Agency (hereinafter called Agency), composed five members, granted power 5(a) acquire assemble, eminent domain otherwise, prevention, reduction, elimination blighting factors causes blight'. 6 6(a) directs National Capital Planning Commission Commission) make develop 'a general plan' District, land-use designates land 'housing, business, industry, recreation, education, buildings, reservations, categories uses land.' 6(b) authorizes adopt plans specific areas. These subject approval Commissioners after hearing; they prescribe various respective 'standards population density building intensity', amount character class any low-rent housing'. 6(b). 7 Once adopts approved Commissioners, certifies Agency. 6(d). At point, authorized assemble area. Id. 8 After estate has been assembled, transfer agencies devoted purposes streets, utilities, recreational facilities, schools, 7(a), lease sell remainder entirety parts company, individual, partnership. 7(b), (f). leases sales must provide lessees purchasers will carry out 'no shall included nor structure erected thereon' does not conform plan. 7(d), 11. Preference given over executing 7(g). 9 first undertaken relates Project Area B Southwest D.C. In 1950 prepared published District. Surveys revealed B, 64.3% were beyond repair, 18.4% needed major repairs, only 17.3% satisfactory; 57.8% had outside toilets, 60.3% no baths, 29.3% lacked electricity, 82.2% wash basins laundry tubs, 83.8% central heating. District's Director Health redevelop interests health. amounted 5,012 persons, whom 97.5% Negroes. 10 specifies boundaries allocates purposes. It makes detailed provisions types dwelling units provides at least one-third them maximum rental $17 per room month. 11 hearing, certified execution. undertook preliminary steps when this suit brought. 12 Appellants own 712 Fourth Street, S.W. used place habitation. A department store located it. object appropriation project. They claim their may taken constitutionally commercial, residential property; slum housing; put into management private, public, agency redeveloped use. That argument; contention being contrary two mandates Fifth Amendment—(1) 'No person deprived property, due process law'; (2) 'nor use, just compensation.' To take purpose ridding slums one thing; quite another, argument goes, man's merely better balanced, more attractive community. Court, while agreeing argument, saved construing mean could condemn reasonable necessities clearance concept 'slum' existence 'injurious morals welfare.' 705, 724—725. 13 includes legislative powers state exercise affairs. See v. Thompson Co., 346 100, 108, 73 1007, 1011, 97 1480. We deal, words, what traditionally known police power. An attempt define reach trace outer limits fruitless, each case turn facts. definition essentially product determinations addressed government, neither abstractly historically capable complete definition. Subject constitutional limitations, legislature spoken, interest terms well-nigh conclusive. cases legislature, judiciary, main guardian needs served social legislation, whether legislating concerning Columbia, see Block Hirsh, 256 135, 41 458, 65 865, local Olsen Nebraska, 313 236, 61 862, 85 1305; Lincoln Federal Labor Union 19129, A.F. L. Northwestern 335 525, 69 251, 93 212; California Ass'n Inter-Ins. Bureau Maloney, 341 105, 71 601, 95 788. principle admits exception because involved. role judiciary determining exercised extremely narrow one. Old Dominion Co. States, 269 55, 66, 46 39, 40, 70 162; ex rel. Tennessee Valley Authority Welch, 327 546, 552, 66 715, 718, 90 843. 14 Public morality, peace quiet, law order—these some conspicuous examples traditional application municipal Yet illustrate scope do delimit Noble Bank Haskell, 219 104, 111, 31 186, 188, 55 112. Miserable disreputable than spread disease crime immorality. also suffocate spirit reducing people who live there status cattle. indeed living almost insufferable burden. ugly sore, blight community robs charm, men turn. misery despoil open sewer ruin river. 15 sit determine particular desirable. broad inclusive. Day-Brite Lighting, Inc. Missouri, 342 421, 424, 72 405, 407, 96 469. values represents spiritual well physical, aesthetic monetary. within should beautiful healthy, spacious clean, well-balanced carefully patrolled. present case, have account wide variety values. us reappraise them. If those govern decide Nation's sanitary, nothing Amendment stands way. 16 authority Congress, right realize through clear. For end. Luxton North River Bridge 153 529—530, 891, 892, 38 808; Gettysburg Electric 160 668, 679, 427, 429, 40 576. determine. Here chosen argue businessman benefit another businessman. But determine, once established. supra; cf. Highland Russell Car 279 253, 49 314, 688. end government—or so might conclude. say ownership sole method promoting projects. What we said disposes fact certain owners permitted repurchase properties harmony overall That, too, legitimate adopt, if choose. 17 attack problem rather structure-by-structure basis. opposed maintain since imperil health safety contribute making area, swept mere dictum Commissioners. determined regard experts concluded revert again though possessed congenital disease, planned whole. enough, believed, remove insanitary unsightly. important redesign cause slums—the overcrowding dwellings, lack parks, adequate streets alleys, absence air, presence outmoded street patterns. believed piecemeal approach, removal individual structures offensive, would palliative. entire redesigning integrated developed region, new homes but churches, shopping centers. way hoped cycle decay controlled birth future prevented. Cf. Gohld Realty City Hartford, 141 Conn. 141—144, 104 A.2d 365, 368—370; Hunter Norfolk Authority, 195 Va. 326, 338—339, 78 S.E.2d 893, 900—901. Such diversification plainly relevant maintenance desired standards therefore congressional 18 below suggested that, intended statute, contained sufficiently definite sustain delegation authority. 721. agree. think prescribed narrowly defined areas tend produce slums. Property course which, standing itself, innocuous unoffending. enough indicate need evaluating. owner resist programs ground his against interest, suffer greatly. pressed is, indeed, plea substitute landowner's standard Congress. already stated, not, force Constitution, basis—lot lot, building. 19 courts oversee choice boundary line review size question decided, tract rests discretion branch. Shoemaker 147 282, 298, 361, 390, 37 170; supra, page 554, 718; Carmack, 329 230, 247, 67 252, 260, 91 209. 20 indicated grave doubts Agency's full title distinguished objectionable 715—719. share doubts. considers carrying involved, so. successful consummation unsafe, unsightly, included, function sort choose among parcels selected condemnation. 21 rights satisfied receive compensation exacts price taking. 22 modified opinion, affirmed. 23 Affirmed. either 'slums' 'blighted areas.' 3(r), however, states: "Substandard conditions' obtaining connection dwelling, accommodations beings, sanitary ventilation, light, dilapidation, overcrowding, faulty interior arrangement, combination detrimental Columbia.'

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