28 Mass. App. Ct. 443 | Mass. App. Ct. | 1990
The plaintiffs are the owners, as trustees, of the land and buildings known as the Porter Square Shopping Center in Cambridge. In connection with the extension of its red line from Harvard Square to Alewife station, the Massachusetts Bay Transportation Authority (MBTA) made eleven fee and easement takings by eminent domain, see
At trial, the plaintiffs’ expert on damages testified that the MBTA’s access easement gave it unlimited rights of passage from the city streets and prevented building anywhere in the parking lot. The judge denied the MBTA’s request that he instruct the jury that a required undefined right of access from the city streets (1) must be interpreted reasonably, and (2) means that as long as the access is reasonable, the owner can determine the right of access. Rather, the judge instructed that the jury must construe the access easement “in the broadest possible sense as to the use of the MBTA of that area in exercising that right reserved to them . . . .” The MBTA properly made objection. There was no error.
The extent of an easement depends on the circumstances of its creation. Easements arising by prescription, for example, are fixed in scope by the use through which they are created. Carson v. Brady, 329 Mass. 36, 42 (1952). Restatement of Property § 477 (1944). When created by conveyance, the grant or reservation “must be construed with reference to all its terms and the then existing conditions so far as they are illuminating.” J.S. Lang Engr. v. Wilkins Potter Press, 246 Mass. 529, 532 (1923). Hewitt v. Perry, 309 Mass. 100, 105 (1941). The extent of a conveyed undefined right of way turns on the circumstances evidencing the intent of the parties to the transaction. See Dunham v. Dodge, 235 Mass. 367, 372 (1920); Restatement of Property § 483 (1944). Also, the “practical location and use of [the way] by the grantee acquiesced in by the grantor may operate as an assignment of the right and be deemed to be that which was intended to be conveyed.” Rajewski v. MacBean, 273 Mass.
As a general rule, unless the parties agree or circumstances disclose otherwise (see J.S. Lang Engr. v. Wilkins Potter Press, 246 Mass. at 532), a right of way not definitely fixed by deed will be construed as the “right to such way as is reasonably necessary and convenient for the purposes for which it is granted.” Pratt v. Sanger, 4 Gray 84, 88 (1855). McKenney v. McKenney, 216 Mass. 248, 251 (1913). Western Massachusetts Elec. Co. v. Sambo’s of Mass., Inc., 8 Mass. App. Ct. 815, 824 (1979). The reason for the rule is that “[t]he law, carrying into effect the intention of the parties, does not intend to restrict the right of ownership . . . further than is necessary to give full effect to the easement.” Atkins v. Bordman, 2 Met. 457, 471 (1841).
The principles of interpretation designed to give effect to the express or implied intent of parties contracting for or acquiring an interest in land, however, are, in general, inapplicable to eminent domain proceedings. The MBTA’s reliance in this appeal on cases involving transfers or prescriptive rights involving private parties is, therefore, misplaced. The taking of private property for a public purpose may be accomplished without the consent of the owner. Turner v. Gardner, 216 Mass. 65, 70 (1913). The owner’s intent is irrelevant in determining the extent of an easement taken by eminent domain, and the intent of the governmental body is largely beyond the scope of judicial scrutiny. See Despatch-es’ Cafe, Inc. v. Somerville Housing Authy., 332 Mass. 259, 263-264 (1955).
The MBTA determined that it needed an “undefined easement” from the surrounding streets across the plaintiffs’ property to build and maintain its vent shaft. The public purpose of the taking is unquestioned. The sole issue before the Superior Court was the adequacy of compensation. Any attempt by the judge to limit the scope of the easement would have usurped the MBTA’s delegated prerogative to determine the scope of the taking necessary for the project.
Subsequent circumscription of the scope of the access easement, absent agreement by the plaintiffs, by court action or by the MBTA would in any event not avail the MBTA, as the plaintiffs’ right to compensation vested at the time of taking. See Old Colony R.R. v. Miller, 125 Mass. 1, 3, 5 (1878) ; Drury v. Midland R.R., 127 Mass. 571, 584-585 (1879) ; Hay v. Commonwealth, 183 Mass. 294, 295 (1903); G. L. c. 79, § 12. See also North Carolina State Hy. & Pub. Works Commn. v. Black, 239 N.C. 198, 204 (1954); City of
Judgment affirmed.
The court may in certain circumstances examine the motive for the exercise of the eminent domain power and invalidate a taking upon a finding of bad faith. See Pheasant Ridge Associates Ltd. Partnership v. Burlington, 399 Mass. 771, 775-776 (1987).