Document: 365 U.S. 624 81 S.Ct. 784 5 L.Ed.2d 838 UNITED STATES, Petitioner,v.VIRGINIA ELECTRIC AND POWER COMPANY. No. 49. Argued Nov. 10, 1960. Decided April 3, 1961. Mr. Perry W. Morton, Washington, D.C., for petitioner. Ralph H. Ferrell, Jr., Richmond, Va., respondent. Justice STEWART delivered the opinion of Court. 1 In 1944 Congress authorized construction a dam and reservoir on Roanoke River in Virginia North Carolina. For purposes that project Government acquired by condemnation flowage easement over 1840 acres fast lands adjacent to Dan River, navigable tributary Roanoke. This 1840-acre tract was part 7400-acre estate. The respondent owned perpetual exclusive 1540 within taken Government. only question presented this case concerns compensation awarded destruction its easement. 2 respondent's had been purchased from owner estate conveyed predecessors title various deeds period many years, beginning 1907. Along with fee also expressly granted deed release all claims damage residue resulting exercise rights under 3 1951, after extended negotiations, agreed convey return payment one dollar.1 agreement made subject 'such water, flowage, riparian other rights, if any,' as tract. provided could elect acquire proceeding, which event consideration dollar would be 'the full amount award just inclusive interest.' Exercising election, instituted proceedings District Court question, depositing estimated property taken. acknowledged settlement contract previously compensation. respondent, whose destroyed, intervened contest issue compensation.' 4 substantial taking judgment affirmed Appeals Fourth Circuit, authority court's decision United States v. Twin City Power Co., 215 F.2d 592. 2979.72 Acres Land, More or Less, etc., 218 524. After reversed Court, 350 222, 76 259, 100 L.Ed. 240, we vacated litigation remanded further light our decision. 956, 345, 346, 832. turn instructions that, computing easement, there should eliminated 'any element value arising availability land water power due being situate stream.' Cir., 235 327, 330, rehearing denied 237 165. On remand proceeded accordance these directions. Commissioners were appointed given detailed follow These included an explicit direction exclude computation any attributable location stream.2 found criteria imposed court, $65,520. district judge accepted findings, them sum. appeal 270 707. 6 We certiorari consider Government's claim no compensable when appropriated States. Electric 362 947, 80 862, 866. reasons reject argument extreme form it has presented, but have concluded must nonetheless set aside redetermination award. 7 It is indisputable, acknowledges, 'property' meaning Fifth Amendment. See Welch, 217 333, 30 527, 54 787; Panhandle Eastern Pipe Line Co. State Highway Commission, 294 613, 618, 55 563, 565, 79 1090; Western Union Tel. Pennsylvania R. 195 540, 570, 25 133, 141, 49 312. Similarly, can ordinarily constitute Pumpelly Green Bay 13 Wall. 166, 181, 20 557; Cress, 243 316, 327—329, 37 380, 384—385, 61 746; Kansas Life Ins. 339 799, 809—811, 70 885, 890—892, 94 1277. Nevertheless, argued cannot required pay present because overriding navigational servitude 8 servitude—sometimes referred 'dominant servitude,' Federal Commission Niagara Mohawk Corp., 347 239, 249, 74 487, 493, 98 686, 'superior navigation easement,' Grand Dam Authority, 363 229, 231, 1134, 1136, 1186—is privilege appropriate without attaches 'power government control regulate waters interest commerce.' Commodore Park, 324 386, 390, 65 803, 805, 89 1017. 'is dominant asserted exclusion competing conflicting one.' 224—225, 260 261, 240; Willow 499, 510, 761, 767, 1101. A classic description scope attending Court's Chicago, M., St. P. & P.R. Co.: 9 'The federal Government, repeatedly held, extends entire bed stream, includes below ordinary high mark. limits not invasion private right such make (Citing cases.) sustained results owner's stream bed, lawful always subject.' 312 592, 596—597, 772, 775, 85 1064. 10 Since encompasses respect itself beneath high-water mark, compensate power. rationale 1277, where held raised mark maintained continuously at level navigation, liable 'for effects change (in level) upon beyond pages 800—801, page 886. 509, 11 But though does extend affect measure damages include site hydroelectric operations. pointed out value, derived land, end flow stream—over dominion. 225—227, 261—262. Thus, permits reduce denying access his loss, 390—391, 1017; Scranton Wheeler, 179 162—165, 21 48, 56—58, 45 126; Gibson States, 166 269, 276, 17 578, 580, 41 996, disregard same fact compensating are appropriated. 12 makes unnecessary case. based theory save conjunction development. acknowledges courts correct excluding purposes. argues, however, uses dependent stream. If did then easement's rule supra, since lands. basic thus whether might than connection think finding warranted. evidence highest best use servient (unconnected uses) agriculture, timber grazing destroy those they created. attribute transferable, commercial intrinsic value. valuable consideration. marketability roughly commensurate subservient fee. Only adventurous purchaser underlying 1540-acre purpose whatever, purchasing 14 easements flood worthless matter law took unencumbered nothing. That law. landowner stem nonriparian property. 15 follows likewise aspect power, depreciative impact valuation basis destructive universally method determining worth. e.g., Olson 292 246, 253, 704, 707, 78 1236; Karlson 82 337; Jahr, Eminent Domain, 252 n. (collecting cases); Nichols, § 12.41(2), 27 cases) (1951 ed.); Orgel, Valuation 106, 454 (2d Saxon, Appraising Flowage Easements, 24 Appraisal Journal 490, 494. 16 contends market interested developing ignored. claimed despite general principle indemnification Amendment, see 255, 708, 1236, allowed represents 'destructive function' Cf. Roberts New York, 295 264, 283, 689, 694, 1429. equitable principles prohibit equity works way. At very least, mean, like one, he already cf. Sponenbarger, 308 256, 265—266, 60 225, 228—229, 84 230, valueless against word 'just' Amendment evokes ideas 'fairness' 'equity' * *.' Commodities Trading 121, 124, 547, 549, 707; Monongahela Navigation 148 312, 324—326, 622, 625—626, 463. result contended hardly comport standards. holding adjoining owner. remaining correct. court clearly land. 240. There quarrel either procedure directing appraise first apportion between fee.3 Dunnington, 146 338, 343 350—354, 79, 80—81, 82—84, 36 996. And adopted acceptable appraisal, indeed conventional method, valuing what difference before imposed. 1236.4 followed entirely totality 18 apportioning share erred.5 apparently view accordingly acreage. compensated thought owner, fee, recognized. F.2d, 712. record support apportionment. 19 guiding reimbursement 'He entitled put good position pecuniarily He whole more.' 1236. cases readily served ascertainment fair value—'what willing buyer cash seller.' Miller, 317 369, 374, 63 280, 87 336. 123, Cors, 337 325, 69 1086, 1090, 93 1392. absolute standard nor valuation. 549; 332, 374—375, 280; Toronto, Hamilton Buffalo Nav. 338 396, 217, 195. case, expected, contains type here involved. absence evidence, valued equivalent agricultural, forestry, use. ascribed maximum supported record. approach problem kind formulated Circuit Augusta 278 1. issues virtually indistinguishable here.6 content adopt language Judge Rives' character: 'Between two extremes illustrated, respective values fluctuate time depending probability improbability actual Company assigns. parties lands, including their is, maximum, necessarily circumstances. 22 '* seems us payable conceivable circumstances so much agricultural forestry uses, depreciate. more simply expressed criterion i.e., easement.' Subject What lost? not, taker gained?' Orgel Under p. 352.' 1, 4—5. (Footnotes omitted.) 23 word, discounted exercise. emphasized assessing improbability, weight prospect governmental appropriation. neither enhanced diminished special need it. 332—334, 1090—1091, 1392; 336; 711, Chandler-Dunbar Water 229 53, 76, 33 667, 677, 57 1063. depreciation caused prospective once 'was committed' project. 376—377, 281; 1090. Accordingly, likelihood considered. As writer out, '(i)t manifestly unjust permit public depreciate threat (of project) take advantage depression price property' eventually condemned. 105, 447 Congressional School Aeronautics, Inc. Roads Md. 236, 249—250, A.2d 558, 565. vacated, consistent opinion. ordered. 26 Judgment DOUGLAS, concurring. 28 1,840 lay low keeping contour my pursuant servitude. Most deal that. domain arose. 29 site, noncompensable ruling Dam-site water-power natural state through structure provides 'a head water' (United 502, 764, 1101) often great ownership 'no flow' Appalachian 311 377, 427, 291, 309, 243. Yet builds raises above foot, hundred feet, five asserts dominion havigational said 'High-water bounds river. Lands paid.' 31 latter controversy lies. condemned 1,840-acre lies 'usual line' I understand mean 32 Whatever may reason why particular uplands acquired, stands shoes predecessor title. entitled, holds, words, nothing gains strategic development parts bundle represent Hence, join 34 WHITTAKER, whom THE CHIEF JUSTICE BLACK join, dissenting. 35 hope license construct across river, company conveyances ownners, permanently 1,540 own was, course, prior issuance authorizing damming Act, Stat. 1065, U.S.C. 797, U.S.C.A. back purpose. No river near point ever issued. Instead, determined necessary consequence inundate reservoir. To end, brought action company, therein filed declaration taking, took, latter's is: any, it? law, whatever time. because: (1) sole river's them; (2) contingent (16 797(e), 797(e)), one,' (3) appurtenant facilities benefit, 'displace(d) interests appropriate(d) declared purpose,' 261. (4) Therefore, possibility and, inasmuch purpose, wholly 38 However, adverting company's stream,' says: 'We warranted.' finds exist 'right destory (agricultral, grazing) created.' 39 'destroy' although proper paid him, 1277; 253—254, 707—708, thing value—even recognizable 'hold up' value—to ChandlerDunbar 79—80, 678, 1063, except flooding use, possibly who riddance restoration original York City, 282—283, 693—694, events, clincher consisted solely them, benefit even nebulous 'right' gone. possible value—not nuisance 40 settled 'just compensation' person fixed date reference loss sustains, considering condition situation taken, Kerr South Park Commissioners, 117 379, 387 (6 801, 924, 927); Shoemaker 147 282, 304, 305 (13 361, 170).' 677. 'merely requires him. lost, gained.' Boston Chamber Commerce Boston, 189, 195, 459, 460, 725. 228, 262. build itself, precluding Surely justly (then) inhere (the easement).' 42 Nor contemplate separate estates contemplates condemnee shall city street Commerce, large portion wharf 'an way, air.' themselves claim, sought, both 'in lump sum.' done, estate, considered single person, worth times assessed according city's contention several separately trial speaking Holmes, saying: 43 'But Constitution require mode ownership,—of parcel whole. merely 460. 44 here, there, 'be theoretical creation, suffered fact,' id., 194, justice (requiring pay) fact.' Here rests depends do said: 46 'If demand compensation, gets grant withhold chooses. empty exploit peculiar user enjoys.' 263. 47 purpose.' Id., circumstances, '(t)o create domain.' 48 cases, seem conclusion, facts failure obtain river—not flow—that hurt remained hence 50 observation States,' say: Exactly so. owners sold conveyed, satisfactory longer Indeed, none. them. Not having anything owners, owe anything. demonstrates error remanding 'apportionment' 'damages' owners. belonged company. exercise—and value—of benefit. left 51 course true, stated, deprivation similar surface supra. From premise flow, 'stands title' takes erroneous. obvious never Hence suffer, recover, uses. Quite distinguishable store Once 52 believe Amendment's command 'private (shall not) liberally construed favor condemnee, something 53 reasons, directions enter indicates accept nominal her balance wild game preserve, presumably contiguous artificial lake. otherwise traditional appropriated, dollar, would, receive larger apportioned interest. Albrecht 329 599, 67 606, 91 532. assumed proportions limited acres, rather actually permissible. making objective determine quite logical, therefore, conincided interest, thereafter err, residue, measurable monetary cover same. depend exercised. accompanying text, infra. decision, unambiguously rejected: 'Very clearly, 'has discretion compensation." 4. (the) successful assembling securing approval exercised destroyed. If, status, Company. embrace Company's) 'At extreme, factors difficulty assemblage increasing economic steam plants plants, additional area, certain assigns,

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