Luchetti v. Bandler

777 P.2d 1326, 108 N.M. 682
CourtNew Mexico Court of Appeals
DecidedJune 6, 1989
Docket10285
StatusPublished
Cited by15 cases

This text of 777 P.2d 1326 (Luchetti v. Bandler) is published on Counsel Stack Legal Research, covering New Mexico Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Luchetti v. Bandler, 777 P.2d 1326, 108 N.M. 682 (N.M. Ct. App. 1989).

Opinion

OPINION

BIVINS, Chief Judge.

Plaintiff Phyllis Luchetti brought this action to enjoin defendant Joanne W. Bandler from trespassing on plaintiff’s property. From a judgment enjoining her from trespassing on plaintiff’s property, defendant appeals. She raises the following issues: (1) that the road in dispute is a public highway; (2) that defendant has an easement either by estoppel or by prescription; (3) that there was no abandonment of easement by defendant’s predecessor. We affirm.

FACTS

Defendant is the owner of a home and approximately thirty acres of land northeast of the village of Tesuque, New Mexico. Leading up from the village in an easterly direction is a dirt road that winds around houses and ultimately enters United States Forest Service land. This road continues and enters property owned by plaintiff, which she and her former husband acquired from the Forest Service in 1970. At a point on plaintiff’s property, a trail road running from south to north branches off and leads to defendant’s house. It is this trail road that plaintiff sought to prevent defendant from using. The trial court found defendant had legal access to her property through two other easements; however, defendant contests the practicality of using these alternative routes on a regular basis.

1. Public Highway

Defendant relies on 43 U.S.C. Section 932 (1970), repealed by Pub.L. 94-579, 90 Stat. 2793 (1976), for the creation of a public road over plaintiff’s land. This statute provided, “The right of way for the construction of highways over public lands, not reserved for public uses, is granted.” New Mexico courts have interpreted this statute as an offer to dedicate any unreserved public lands for the construction of highways, which offer may be accepted by public use, without action by the public authorities. Lovelace v. Hightower, 50 N.M. 50, 168 P.2d 864 (1946); Wilson v. Williams, 43 N.M. 173, 87 P.2d 683 (1939). Public acceptance of this offer should be judged by the time, amount, and character of the public use “or any other evidence tending to prove or disprove acceptance.” Lovelace v. Hightower, 50 N.M. at 54, 168 P.2d at 867.

The trial court found:

6. There has been no dedication of any roadway from the U.S. Forest Service road easement to Defendant’s southerly property line as a public road, nor a public highway created by public user [sic] pursuant to 43 U.S.C. 932, and no acceptance as a public road of any road north from the Forest Service road to the northerly boundary of Plaintiff’s aforesaid real estate; therefore the road detailed in evidence as the “trail road” (the road in controversy) has never been and is not now a public road.

While conceding that she had the burden of proving a public highway under Section 932, defendant argues that the above finding is not supported by substantial evidence, since the proof put on by defendant of public use was not contradicted by any substantial evidence from plaintiff.

We first discuss the nature of a public highway established by public use under Section 932. We then consider whether defendant met her burden. We conclude that the trial court did not err in finding no public highway had been created by public use. We read the trial court’s finding to mean that defendant failed to sustain her burden of establishing a public highway.

The federal statute has been interpreted and applied on several occasions by the Colorado Supreme Court. See, e.g., Martino v. Board of County Comm’rs, 146 Colo. 143, 360 P.2d 804 (1961) (En Banc). It does not appear that the federal statute requires the same showing as is necessary to prove an easement by prescription. See Lovelace v. Hightower. However, the cases have not resulted in a very clear test. The public use must be confined to a reasonably definite and certain line. Sprague v. Stead, 56 Colo. 538, 139 P. 544 (1914). Acceptance by the public results from use by those for whom it was necessary or convenient. See Leach v. Manhart, 102 Colo. 129, 77 P.2d 652 (1938). A road may be a highway, although it reaches only one property owner. Id.; see also Brown v. Jolley, 153 Colo. 530, 387 P.2d 278 (1963). Acceptance by public use is preserved from the moment that continuous use begins. Uhl v. McEndaffer, 123 Colo. 69, 225 P.2d 839 (1950).

It appears the intent of the federal statute, which was passed in 1866, was to record the federal government’s acquiescence in the construction of public-sponsored highways as well as the building of roads by private industry, and to sanction the custom of taking public lands for common wagon roads. Oregon Short Line R.R. v. Murray City, 2 Utah 2d 427, 277 P.2d 798 (1954). The statute was enacted at a time when the national government encouraged expansion, exploitation, and development of public lands. Wilkenson v. Department of Interior of United States, 634 F.Supp. 1265 (D.Colo.1986). This suggests that the concept of acceptance by public usage is to be applied liberally.

Nevertheless, the public use necessary to constitute acceptance of the offer to dedicate under Section 932 cannot be a use that is “merely occasional” and not “substantial.” Ball v. Stephens, 68 Cal.App.2d 843, 849, 158 P.2d 207, 211 (1945); see Kirk v. Schultz, 63 Idaho 278, 284, 119 P.2d 266, 268 (1941) (“casually and desultorily and not regularly used”). See generally Hamerly v. Denton, 359 P.2d 121 (Alaska 1961) (dedication not established by infrequent and sporadic use by sightseers, hunters, and trappers of dead-end road running into wild, unenclosed, or uncultivated land).

Section 932 applies to the land in question only between 1935 and 1970, since this is the only time the land was owned by the United States government and could have been public land. We have reviewed the evidence upon which defendant relies to establish public use during this time. George Pacheco testified that he and others would ride over the trail road on horseback and used the road to get down to the village. Ford Ruthling testified that the trail road was used by vehicles and the spring at the property attracted the general public, who used it as a watering hole. During the 1960’s, Ruthling testified, he saw tire tracks on the road and people traveled the road to have picnics and to pillage the burned-out house. Ruthling also testified that the road was occasionally impassable. Anita Ruthling Klaussen testified that people would use the trail road, park near the Ruthling fence, and then hike around.

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Bluebook (online)
777 P.2d 1326, 108 N.M. 682, Counsel Stack Legal Research, https://law.counselstack.com/opinion/luchetti-v-bandler-nmctapp-1989.