17 N.Y.2d 352 (1966)
A highway easement acquired by public use does not include the right to lay gas mains beneath the street, and a town cannot grant a utility company a right it does not possess.
Summary
Heyert sued to compel Orange & Rockland Utilities to remove a gas main installed beneath a highway on her property, arguing it was an unauthorized taking. The utility company argued that a local gas main was within the scope of the town’s easement for public highway purposes. The New York Court of Appeals affirmed the lower court’s decision, holding that a highway easement acquired through public use does not grant the right to install gas mains and that the town could not grant such a right to the utility company. The court relied on established precedent, emphasizing the importance of stare decisis in property law.
Facts
Leona Heyert owned property extending to the center of East Willow Tree Road in the Town of Ramapo. The town acquired the highway through public use, establishing an easement. The Town of Ramapo granted Orange & Rockland Utilities a franchise in 1928 to lay and maintain gas pipes within the town’s public streets. In 1962, the utility company laid gas mains beneath East Willow Tree Road. Heyert sued, claiming the installation of gas mains was an unauthorized taking of her property.
Procedural History
The trial court held that Heyert was entitled to damages for the unauthorized use of her property. The Appellate Division affirmed, holding that the highway easement did not include the right to lay gas mains. Orange & Rockland Utilities appealed to the New York Court of Appeals.
Issue(s)
Whether a highway easement acquired by a town through public use includes the right to lay gas mains beneath the street or to grant a private utility the right to do so.
Holding
No, because a highway easement acquired through public use only includes the right of passage over the surface of the land and does not extend to subsurface uses like gas mains for private utility purposes.
Court’s Reasoning
The court relied on the principle that highways by user are acquired through a presumed grant for highway purposes. Citing Holden v. City of New York, the court stated that the reservation of a mere “right of way” only includes the right of passage over the land’s surface. It rejected the argument that a highway easement in rural areas is limited to surface passage, while in populous areas, it includes underground utility construction. The court stated that this distinction was discarded in Osborne v. Auburn Tel. Co., which held that a fee owner must be compensated for a telephone easement, regardless of location. The court quoted Eels v. American Tel. & Tel. Co., noting that the principle governing the decision was “as old almost as the common law itself.” The court recognized the importance of stare decisis, particularly in property law, as changing the established rule would alter the substance of prior land grants. The court found that the installation of subsurface gas lines constituted a partial taking, which could cause significant damage to the adjacent land. The court cited the Bloomfield & Rochester Natural Gas-light Co. v. Calkins case to emphasize that laying a gas main goes beyond the use of the highway surface and interferes with the owner’s rights to the soil. Judge Keating concurred, expressing his agreement with the outcome due to binding precedent, but also noting that the rule should be changed by the legislature. Chief Judge Desmond dissented, stating that the highway easement should include reasonably necessary uses such as gas pipes, and that the plaintiff’s right could only have nominal value. He emphasized the common sense of including subsurface uses in highway easements, especially in light of modern needs. The court concluded that the existing rule had ripened into a rule of property and that it could not be changed retroactively without altering prior land grants. It affirmed the order and certified the question in the affirmative.