Town & Country Motor Hotel, Inc. v. United States

180 Ct. Cl. 563, 1967 U.S. Ct. Cl. LEXIS 95, 1967 WL 8877
United States Court of Claims·Decided June 9, 1967·No. No. 121-65·Published·Cited by 5 cases

Opinion

Per Curiam:

This case was referred to Trial Commissioner Mastín Gr. White with directions to make findings of fact and recommendation for conclusions of law. The commissioner has done so in a report and opinion filed on November 22,1966. Exceptions to certain of the commissioner’s findings and his recommended conclusion of law were filed by plaintiff and the case has been submitted to the court on plaintiff’s brief and oral argument of counsel, defendant having submitted pursuant to Pule 62(b) without exceptions or brief. Since the court agrees with the opinion, findings and recommendation of the commissioner, with slight modifications, it hereby adopts the same, as modified, as the basis for its judgment in this case, as hereinafter set forth. Plaintiff is, therefore, not entitled to recover and the petition is dismissed.

[565] OPINION OF COMMISSIONER*

White, Commissioner:

This action was filed on April 16, 1965 to recover compensation for the alleged taking by the defendant of an avigation easement, or easement of flight, for its aircraft in the airspace above the plaintiff’s property, which is located in Bossier Parish, Louisiana. The taking allegedly resulted from flights made over the plaintiff’s property regularly, frequently, and at low altitudes by military aircraft of the defendant while operating to and from Barksdale Air Force Base, Louisiana.

The defendant concedes that it has taken an avigation easement in the airspace above the plaintiff’s property, but the defendant contends that the taking occurred more than 6 years prior to the filing of the plaintiff’s petition on April 16, 1965. Accordingly, the defendant asserts an affirmative defense against the present action on the basis of 28 U.S.C. § 2501, which provides in part that:

Every claim of which the Court of Claims has jurisdiction shall be barred unless the petition thereon is filed within six years after such claim first accrues.

The primary question to be decided by the court in the present case, therefore, is whether the plaintiff’s claim first accrued within, or prior to the beginning of, the 6-year period that immediately preceded the filing of the plaintiff’s petition on April 16,1965.

The claim for the taking of an avigation easement by the Government accrues, and the 6-year limitation period begins to run, when regular and frequent intrusions by Government aircraft into the airspace above land at low altitudes begin to interfere seriously with the use and enjoyment of the land. Brin v. United States, 159 Ct. Cl. 332, 339 (1962).

The petition in the present case indicates that the taking of the avigation easement 'by the defendant in the airspace above the plaintiff’s property occurred sometime in 1960, it being alleged that “In 1960 the Defendant substantially increased its flights and the number of its planes,” and that “During 1960 [and] continuously since that date, the defend[566] ant has operated its jet aircraft directly over the property of petitioner in increasing numbers.” At a pretrial conference, the time of the taking was fixed by plaintiff’s counsel as having been “in about April 1961.” The plaintiff’s position on this matter was later changed at the trial, when the plaintiff’s evidence was presented on the theory that the avigation easement in the airspace above the plaintiff’s property was taken by the defendant in April 1960.

The plaintiff owns 6.2556 acres of land situated about 4y2 miles east of Shreveport, Louisiana, on the north side of U.S. Highway 80. Some of the lots comprising the plaintiff’s present acreage were acquired by the plaintiff in March 1957, and the remainder were acquired by the plaintiff in July 1957.

After 'acquiring the land mentioned in the preceding paragraph, the plaintiff improved it with the construction thereon of an attractive, commodious, well-built, and well-equipped motor hotel, known as the Town and Country Motor Hotel. The motor hotel was completed and opened for business on June 23,1958.

The plaintiff’s property is located north of, and rather close to, Barksdale Air Force Base, an important military installation and airfield, which has been under the control of the Strategic Air Command, United States Air Force, since about February 1951. The plaintiff’s property lies wholly within the approach zone to the northwest end of the northwest-southeast runway at Barksdale. At the nearest point, the property is approximately 6,240 feet from the northwest end of the runway. The plaintiff’s property is situated east of the center line of the northwest-southeast runway, as projected in the northwest approach zone. The southwest corner of the property, which is the portion nearest to the center line of the northwest-southeast runway, as projected in the northwest approach zone, is approximately 254 feet east of the center line of the runway, as projected.

The northwest-southeast runway is the main runway at Barksdale Air Force Base. This runway was originally completed in August 1943 to a length of 10,156 feet. In November 1955, the northwest-southeast runway was extended by adding 1,600 feet to its southeast end. Since that time, the runway has had a total length of 11,756 feet.

[567] Flying activities began at Barksdale Air Force Base in 1932. However, all the aircraft assigned to Barksdale up until November 1948 were propeller-driven aircraft. There is no contention made by either party in the present case that flights by propeller-driven military aircraft through the airspace above the plaintiff’s property interfered with the use and enjoyment of the property to such a substantial extent as to constitute the taking of an avigation easement in the airspace. Cf. Adaman Mutual Water Co. v. United States, 143 a. Cl. 921, 923, 181 F. Supp. 658, 659 (1958); Mid-States Fats and Oils Corp. v. United States, 159 Ct. Cl. 301, 304 (1962); A. J. Hodges Industries, Inc. v. United States, 174 Ct. Cl. 259, 264, 355 F. 2d 592, 595-596 (1966).

Therefore, we are concerned in the present case only with flights by jet aircraft to and from Barksdale Air Force Base. In this connection, it should be mentioned that all jet aircraft operating to or from Barksdale have used the northwest-southeast runway. As previously mentioned, the plaintiff’s property lies wholly within the northwest approach zone to that runway, and fairly close to the center line of the runway, as projected in the northwest approach zone.

The first jet aircraft assigned to Barksdale Air Force Base were B-45 4-engine jet bombers of the 47th Bombardment Wing. That wing, with its B-45 jet bombers, arrived at Barksdale in November 1948. B-45’s or BB-45’s (the BB-45 was a B-45 modified somewhat for reconnaissance purposes) were assigned to Barksdale until the early 1950’s.

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Town & Country Motor Hotel, Inc. v. United States, 180 Ct. Cl. 563, 1967 U.S. Ct. Cl. LEXIS 95, 1967 WL 8877 (cc 1967).

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