261 Pa. 88 | Pa. | 1918
Opinion by
The Commonwealth, through the Valley Forge Park Commission, appropriated plaintiff’s property for park purposes and, being unable to agree with her as to the compensation to be paid, viewers were appointed from' whose award an appeal was taken and the case tried before the court below without a jury. From the decree of the court the Commonwealth appealed. The principal questions raised are the proper measure of damages, and the time from which they are to be computed.
The paper book filed on behalf of the Commonwealth contained flagrant violations of our rules. The statement of questions involved violates the rule as to length. This error is attempted to be corrected by filing a typewritten statement, a practice not to be commended.
We have examined the case on its merits, however, and find no error in the conclusion reached by the learned judge of the court below. The Act of May 30,1893, P. L. 183, relating to the acquisition of Valley Forge as a public park “for the purpose of perpetuating and preserving the site on which the Continental Army under which General George Washington was encamped in winter quarters at Valley Forge” provides in section one that title to the grounds, “including Forts Washington and Huntingdon, and the entrenchments adjacent thereto, and . the adjoining grounds, in all not exceeding two hundred and fifty acres, but not including therein the property known as Washington’s headquarters,...... the location and boundaries thereof to be fixed by the commissioners hereafter mentioned,” should be “vested in the State of Pennsylvania” and laid out and maintained forever as a public park. Section three of the act provides for payment for the property taken and the fix
The statutory provisions quoted clearly indicate that the legislature contemplated further steps to be taken by the commissioners to fix the location and boundaries of the two hundred and fifty acre tract they were given power to appropriate. The maximum area merely was given, leaving to the commissioners to fix the exact boundaries, the only positive direction to them being to include the forts and adjacent trenches. Until after the commissioners had fixed the exact location and boundaries, owners of land not covered by these designated objects, were without means of determining whether or not their property would be within the area required by the State. Upon the location and boundaries being fixed, Section 3 of the Act of 1893, contemplates giving notice to the owners, and petition for appraisement by a jury of view within sixty days thereafter. Manifestly, until these preliminary steps are taken by the commissioners, no right to ask for the appointment of a jury accrues to neighboring property owners, as their property may never be taken. This conclusion is strengthened by the subsequent legislation permitting the commissioners ,to increase the park tract. Surely property owners in the vicinity were not bound to foresee á gradual growth of the park and its extent, and improve their property at the risk of losing the cost of such improvements in the event the commissioners should at a future day decide to exercise their, powers and include it within the then existing or subsequently enlarged maximum park area.
The Commonwealth concedes the general rule that damages for taking or injury to land are to be determined as of the date of the actual taking or the doing of some unequivocal act by which the municipality or the State indicates the possession of the owner is about to be disturbed: Volkmar Street, Philadelphia, 124 Pa. 320;
In the present case we are met at the start with the fact that the .boundaries of the two hundred and fifty
The remaining question is whether the court properly considered, in connection with the question of damages, the value of the premises for the purpose of serving refreshments and otherwise entertaining visitors to the park. The court based its findings on the market value of the premises “for any purpose that would induce persons to purchase it at the time it was taken.” This is in accord with the general rule permitting'consideration of any use to which the property may fairly be applied and adopted: Marine Coal Co. v. Pittsburgh, etc., R. R. Co., 246 Pa. 478; North Shore R. R. Co. v. Penna. Co., 251 Pa. 445. The amount fixed by the court below, in view of the testimony of the witnesses on both sides, is conservative, and, in fact, no fault is found with the sum awarded except the single contention that the court improperly considered plaintiff’s use of the property for business purposes as an item in estimating its market value.
The judgment is affirmed.