173 A. 122 | R.I. | 1934
This is a bill in equity brought to compel the respondents to open for general use as a foot-passageway a five-foot strip of land indicated on a replat of land in Bristol known as "Beach Terrace." After hearing on bill, answer and proof, a decree was entered dismissing the bill and the cause is before this court on appeal from said decree.
The respondent Gillan, the owner of two lots on the above plat, acquired from the corporation which originally owned and platted the land the strip now in question which he thereafter conveyed to the respondent Lark. The complainants, who are also owners of lots on this plat, contend that said strip of land was dedicated to the use of the lot owners on said plat and during the trial, over objection by respondents, they presented oral testimony to show the intent on the part of said corporation to so dedicate the land. On the plat this strip of land is marked "5 ft. Strip Reserved" and extends westerly from Beach Drive between lots No. 83 and No. 84.
The first question before us is the construction of the word "Reserved" as used on said plat. In Webster's New International Dictionary the word is defined as "something kept back or withheld, as for future use." This meaning has been recognized by courts which have construed the word "reserved" to mean that the owner does not intend a dedication. Cleveland v. Bergen Bldg.Co., 55 Atl. (N.J.) 117; Harris v. St. Helens, 72 Ore. 377;Grant v. Davenport,
In the course of the trial objection was made to the admission of testimony as to statements by Mr. Potter, president of the corporation which owned and developed said plat, regarding his intention to dedicate the strip in question to the general use of the lot owners. The objection to said testimony was on the ground that it tended to vary the terms of a writing.
It is well established that recorded plats are writings and that parol evidence shall not be admitted to vary the same.Kuzoian v. Jaffa,
The case of Baker v. Barry,
The words "5 ft. Strip Reserved" form a clear and unambiguous statement of an intention to retain title to such strip of land by the grantor. Oral evidence was therefore inadmissible to vary the meaning of these words.
The complainants' appeal is denied and dismissed; the decree appealed from is affirmed and the cause is remanded to the Superior Court for further proceedings.