Document: 409 U.S. 488 93 S.Ct. 801 35 L.Ed.2d 16 UNITED STATES, Petitioner,v.Chester FULLER et ux. No. 71-559. Argued Oct. 18, 1972. Decided Jan. 16, 1973. Syllabus In a condemnation proceeding brought by the United States, respondents made claim, which District Court and of Appeals upheld, to compensation for enhanced value on open market because use condemned fee lands in conjunction with adjoining federal held permits under Taylor Grazing Act. Held: The Fifth Amendment requires no any added permits, are revocable and, Act's terms, create property rights. Pp. 490-494. 442 F.2d 504, reversed. Harry R. Sachse, New Orleans, La., petitioner. Frank Haze Burch, Phoenix, Ariz., respondents. Mr. Justice REHNQUIST delivered opinion Court. 1 Respondents operated large-scale 'cow-calf' ranch near confluence Big Sandy Bill Williams Rivers western Arizona. Their activities were conducted consisting 1,280 acres that they owned simple (fee lands), 12,027 leased from State Arizona, 31,461 domain Act issued accordance § 3 Act, 48 Stat. 1270, as amended, 43 U.S.C. 315b. authorizes Secretary Interior issue livestock owners grazing their stock Federal Government lands. These provides, moreover, its provisions 'shall not right, title, interest, or estate lands.' Ibid. 2 petitioner here, 920 respondents' At trial purpose fixing just taken, parties disagreed whether jury might consider accruing result actual potential combination 'permit' contended such element incremental could neither be taken into consideration appraisers who testified nor considered jury. conceded permit themselves assigned view quoted They contended, however, if was lands, substantially adopted position, first pretrial order then charge over appropriate objection Government. On Government's appeal, Ninth Circuit affirmed judgment approved 504. That court followed earlier case States v. Jaramillo, 190 300 (CA10 1951), distinguished our holding Rands, 389 121, 88 265, 19 329 (1967). dissenting judge thought controlled supra. We granted certiorari. 404 1037, 92 710, 30 728 (1972). 4 Our prior decisions have variously defined 'just compensation' when exercises power eminent domain. owner is entitled fair value, Miller, 317 369, 374, 63 276, 87 L.Ed. 336 (1943), but term 'not an absolute standard exclusive method valuation.' Virginia Electric & Power Co., 365 624, 633, 81 784, 790, 5 838 (1961). constitutional requirement derives much content basic equitable principles fairness, Commodities Trading Corp., 339 124, 70 547, 549, 94 707 (1950), it does technical concepts law. record shows several appraiser witnesses included ascribed availability used Under Court's jury, this appraisers. This has generally highest best parcel may found other parcels, increment resulting valuing taken. Olson 292 246, 256, 54 704, 709, 78 1236 (1934). question presented there exception general rule where parcels aggregated land condemnor condemnee only condemnor. 6 To say would buyer market, therefore component 'fair value,' end inquiry. supra, represented knowledge plan construct project within definition compensation.' said: 7 'But [respondents] insist goes make up . discarded eliminated. think proposition too broadly stated. .' U.S., at 280. 8 Cors, 337 325, 69 1086, 1392 (1949), required paid tug requisitioned October 1942, during Second World War, include appreciation tugs created own increased wartime need vessels. 'That government itself hence fairness should pay.' Id., 334, 1091. A long line cases decided dealing navigational servitude respect navigable waters evidences continuing refusal include, compensating fast benefits conferred access portsite hydroelectric site. supra; Twin City 350 222, 76 259, 100 240 (1956); Commondore Park, Inc., 324 386, 65 803, 89 1017 (1945). 9 go far toward establishing principle compensate elements created, destroyed exercise governmental authority than If, pay acquired arising commerce power, seem fortiori remove revocation outright. 10 do suggest can pushed ultimate logical conclusion. did completed neighboring originally outside limits, later them. Nor 'be excused paying measured time taking' located might, through lease diminished without compensation. ex rel. TVA Powelson, 319 266, 284, 1047, 1057, 1390 (1943). 11 'Courts had adopt working rules substantial justice proceedings.' 375, S.Ct., 281. Seeking we extrapolate these 'working rule,' believe significant difference between public works project, must pay, authorizing owns. demand arbitrarily precluded considering proximity post office building, simply one built office. But here rely mere building dedicated to, large. theory valuation aggregates form privately unit excluded. person interests subject servitude, he surely outright statement Rands respecting precisely applicable contention aggregate purposes: 12 '[I]f port site part his compensation, 'he gets right dominant grant withhold chooses. require private claims domain." 125, 268, quoting 228, 263. 13 hold based 14 conclusion although sort permitted court's history indicated Congress intended paid. may, course, provide connection proceedings particular rights even though absence provision Constitution payment. Gerlach Live Stock 725, 955, 1231 (1950). factors relied upon fall short direction contained Reclamation 1902, 32 388, payment recognized state law, determinative outcome Gerlach. supra clear congressional intent compensable issuance permit. Given intent, unusual, think, turned around authorized find authorization enactments. 15 Reversed. POWELL, whom DOUGLAS, BRENNAN, MARSHALL join, dissenting. 17 I dissent decision which, my view, dilutes meaning As full understanding facts necessary, will begin restating 18 acquire title land, respondents, area flooded dam reservoir taking base cattle operation known ranch. dependable source water allowed intense cultivation feed cattle. adjacent 315 seq.1 favorable seasons, roads running across connected three land. accorded By terms 'create 315B. Nonetheless, considerable ranchers serve corresponding interest assuring 'most beneficial use' range Hatahley 351 173, 177, 745, 749-750, 1065 (1956). Respondents' been revoked taking, nor, so reveals, yet revoked. also small fraction project. Thus, assert gave remains intact available purposes. 20 introduce testimony took relevant part, instructed follows: 21 'During course trial, reference defendants You licenses such. However, you determine those take arriving your keeping mind possibility withdrawn canceled obligation therefor. 22 'Evidence introduced defendants' deeded being surrounding belonging leased. awarded, award determining awarding owners, accessibility give as, judgment, according evidence, given account any. therefor effect feel possibility, land.' App. 26-27. 23 reproduced extensive excerpt underline careful manner instructed. Contrary implication framing case,2 'the permits.'. instruction expressly stated 'such such.' emphasis location 'availability accessibility' 24 recognizes ordinarily 280, It commonplace, value—whether transactions—to derive today enunciates relation Government-owned property. relies two lines indeed, said establishing. 25 domain.' Ante, 492. 26 Applying new present case, now holds since 'created' owning making 'destroy' barring others ignore fact formulation, quite immaterial intact, action—and none shown contemplated record—to convert some use. test put removed entirely; rather, this. 27 Neither seems apposite. includes increase occasioned very condemned, condemning tugboats offer attributable extraordinary craft. support modest generalization afforded stemming undertaking led condemnation. 28 relies, (1967), (1956), deal waters. Columbia River 'in John Day Lock Dam Project, comprehensive development River.' 122, 265. Relying 'unique position' waters,' ibid., special virtue possible port. City, Savannah powersite. major flood control, navigation, bare majority vote, 'special water-rights value' powersite, distinguishing comment: 29 'We different situation displaces all competing appropriates entire flow river ..' 225, 261. varying interpretations, important remember interpreting them cut sharply against grain fundamental notion takes including well confined involving 'navigable waters.'3 most, establish broader utilized same focal point 31 understand why cases, distinguish role owner. While change party, loss suffered When condemns advantage drop condemn another. When, encompasses enhances more difficult presented. each river, servitude. Arguably, measure riparian unaffected river. impinged raising cost 33 Accordingly, excluded evidence exercising lawful river.' 34 'The proper [over waters] invasion stream underlying it, damage sustained always subject.' 123, 267. event, different. needed additional rather wanted left available.4 36 ambiguous one—it happens adjoin If what limits announced? Will relieved whenever favorably property?5 Does apply, example, gasoline station interchange highway, farm hands continue irrigated reservoir? proposes rule' 37 'there permitauthorizing owns.' 38 hardly drawing distinction 'completed works' parks natural state. articulated can, therefore, mean regarded element. acceptance argument land.6 answer this, addressed either Court, central fact. Even tracts land—largely surrounded land—were strategically beneficiaries location—whether issued7 enter rational estimate value. rationale instruction, carefully such' ignores. 39 Finally, deviation justified invocation long-established 'basic fairness.' 490. serves understood law disregard obtained favor artificially denuded surroundings.8 40 affirm Appeals. addition, grazed State, controversy before us. Government, is: 'Whether specifies 'right, lands." Brief 2. More accurate, light question: 'Whether, due withdrawn.' 1-2. then, nothing more. Suitable sites plants facilities resources, highly valuable limited number, peculiar historical sway. while equal property, appropriately treated differently measuring bases below 507 (CA9 1971), alternative ground affirming below. together panel Tenth similar analysis case. (1951), other, Cox, 293 (1951). stated: 'By appellee's total 20,061 acres, war But, unlike Cox Beasley contemplate acquisition forest covered permit.' (Emphasis added.) F.2d, 301. so, contrast transactions stark: enhancement highways, parks, buildings, recreational commonly purposes taxation, mortgaging, sales. See n. 2, if, suggests possible, prelude condemnation, contemplates discloses landowners qualify valued figures nearly million dollars, expert witness $136,500. manifestly compromise, awarded $350,000.

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