198 A. 632 | Pa. | 1938
In this eminent domain proceeding the questions on appeal relate solely to rulings on evidence. Part of plaintiff's land, a vacant lot, was appropriated for a municipal street improvement, including the construction *74 of a ramp, and it was claimed that the rest of the property was depreciated in value.
Mr. Chubb, one of plaintiff's real estate experts, testified to a difference in market value before and after the execution of the work of $147,223. In cross-examination, being asked how he estimated that amount of damage, he allocated part of it to the value of the land actually taken, part to the value of other land that would have to be used to afford a new access to the property, and the balance to an alleged diminution in value of the remaining land of sixty-five cents per square foot. He was asked on re-direct examination: "How do you arrive at this sixty-five cents a square foot depreciation on the remaining property . . .?" The question was objected to "as repetition." The objection was sustained, and this ruling constitutes the first of plaintiff's present grievances.
In direct examination Mr. Chubb had testified to the factors which, in his opinion, gave the property special value before the making of the street improvement, such as its large area, its unique adaptability for certain commercial purposes, and its abutment on the street as it originally existed; he also had testified to the conditions which he thought diminished the value as the result of the work performed by the city, such as the deprivation of convenient approach to the property for vehicular traffic, the necessity of providing a new street to restore such access, the cutting off of light and air and the impairment of the view by the construction of the ramp, the separation of the property from its previous contact with a railroad, and an undesirable change effected in its shape. Defendant was therefore justified in claiming, and the court in ruling, that the elements considered by the witness in arriving at his estimate of damage had been fully covered by him in direct examination. Plaintiff's counsel now states that what he desired to elicit from Mr. Chubb was the mathematical calculation by which he had arrived at the figure of *75
sixty-five cents per square foot as the diminution in value; he claims, for example, that the witness had estimated the loss of prospective rental value resulting from the interference of the ramp with the light and air of a building that might be erected on the lot, and had capitalized this loss, and this, with other figured items, would have explained the amount of depreciation to which the witness testified. To support his contention as to the admissibility of such evidence plaintiff relies upon the Act of April 21, 1915, P. L. 159, which provides that in eminent domain proceedings witnesses may "state in detail, and costs, all the elements of benefit or damage which they have taken into consideration in arriving at their opinion." As far as "costs" are concerned, there is no doubt — and it always has been held — that actual outlays and estimates of necessary construction work may be given in evidence, not as independent and distinct items of damage, but as elements bearing on the difference between values before and after the exercise of the right of eminent domain: Dawson v. Pittsburgh,
Mr. Abernethy, another of plaintiff's witnesses, was asked in re-direct examination: "Well, can you give us in dollars and cents the damage resulting from some of these reasons why, as you testified before, your property was damaged by the construction of this Horace Street ramp?" For the reasons already discussed the court properly sustained an objection to this question.
A real estate expert for defendant, Mr. Trohaugh, during the preliminary cross-examination as to his competency, was asked by counsel for plaintiff as to the price paid in the sale of a neighboring property. An objection was made and sustained. As the learned trial judge stated, if this question was permissible at all it would have been so only on ultimate cross-examination and not on the initial examination into the competency of the witness: Leaf v. Pennsylvania Co.,
Defendant's witness, Mr. Trohaugh, having testified that in forming his opinion he had taken into consideration the sale, among many others, of a property by Wilson-Snyder Manufacturing Company to Fort Pitt Investment Company, plaintiff subsequently was not permitted by the court to present evidence that this sale was not for consideration but a conveyance for their own convenience between two corporations having the same stockholders. Ordinarily such rebuttal testimony would be admissible: Henkel v. Wabash Pittsburgh Terminal R. R. Co.,
Judgment affirmed.