Thompson v. Town of Portland

• Decision Date: 03 February 1970
• Citation: 159 Conn. 107,266 A.2d 893
• Court: Connecticut Supreme Court
• Parties: Richard C. THOMPSON et al. v. TOWN OF PORTLAND.

Page 893

266 A.2d 893

159 Conn. 107

Richard C. THOMPSON et al. v. TOWN OF PORTLAND.

Supreme Court of Connecticut.

Feb. 3, 1970.

Joel M. Ellis, Closter, with whom, on the brief, was Robert I. Ellis, Hartford, for appellants (plaintiffs).

John W. Lemega, Hartford, with whom was Joseph G. Lynch, Hartford, for appellee (defendant).

Before KING, C.J., and ALCORN, HOUSE, THIM and RYAN, JJ.

RYAN, Associate Justice.

In their complaint seeking relief pursuant to the General Statutes (Rev. to 1966) § 13a-103, the plaintiffs alleged that Hyde Road, Dunham Road and Farrell Road are public highways in the town of Portland; that the defendant town has neglected to keep these highways in good and sufficient repair; and that in consequence thereof such highways have become dangerous and impassable. The basic question for determination by the trial court was whether the three roads mentioned in the complaint were public highways. The trial court found the issues for the defendant and rendered judgment accordingly, and the plaintiffs have appealed to this court.

The plaintiffs assign error in the finding of the trial court. The claim that certain facts were found without evidence is not well taken. The plaintiffs also urge that certain facts should be added to the finding. As to these assignments of error it need only be said that it is not necessary to change the finding when the corrections sought would neither assist the plaintiffs nor change the result in any way. Krattenstein v. G. Fox & Co.,155 Conn. 609, 611, 236 A.2d 466; Taylor v. Taylor, 154 Conn. 340, 341, 225 A.2d 196.

The trial court found the following facts: All of the plaintiffs are citizens of this state. On November 23, 1955, Robert F. Bailey was the owner of a tract of land containing about 22.24 acres located in the town of Portland. This land was bounded southerly on Lake Road, a public highway in the town, and easterly generally on Great Hill Lake. In October, 1955, the planning and zoning commission of the town adopted subdivision regulations pursuant to § 858 of the 1949 Revision (now General Statutes (Rev. to 1966) § 8-25). These regulations required, among other things, that all streets shown on a subdivision map must conform to certain specifications as to width, grade and improvement. On November 23, 1955, the town clerk of Portland received for record and recorded a map entitled 'Great Hill Acres,' a land subdivision of Robert F. Bailey, Penfield Hill Road and Lake Road, Portland, Connecticut. This map shows three purported highways, each fifty feet wide and called Hyde Road, Dunham Road and Farrell Road, respectively. The map was approved by the planning and zoning commission on November 26, 1955. Bailey conveyed parcels of this land by deed, and, except for one deed on Lake Road, all the deeds described the land conveyed by reference to lot number on the map, and several of these deeds expressly conveyed rights of way 'over the rights of way shown on said map.' Adjoining the three roads in question there are building lots owned by the plaintiffs. Dwellings for summer and winter habitation have been built on them and occupied by the plaintiffs. Building permits were issued by the town for the erection of these dwellings. The three roads are the only means of access to the houses in the subdivision, and each of these roads connects with Lake Road, which is a town-accepted public highway. The roads are all but impassable in winter and spring and are in need of repair. There are no houses of Hyde Road except one on the corner facing the lake. There are six houses on Dunham Road which were built prior to 1957, and there are twelve to fourteen houses on Farrell Road which were built shortly after 1956. Since 1956, milkmen, butchers, grocerymen, gasmen, oilmen and refusemen who service the houses located on this tract of land have used these roads. They have also been used by the people dwelling in the houses on these roads and by visitors going to and from the houses. There is no mail delivery to the houses located on any of these roads. The residents are required to pick up their mail on Lake Road. There are poles for electrical and telephone service on Farrell and Dunham Roads to provide service to the houses built on those roads. People occupy houses in this tract either on a year-round basis or for the summer months only. In the winter of 1965 and 1966, the town of Portland plowed the snow on Farrell Road. This was done at the request of some of the abutting property owners. At the request of the abutting property owners, the town has furnished a few loads of gravel, which was spread out on these roads by the property owners themselves. The town has never assumed the responsibility for constructing or maintaining these roads. In 1963, Bailey complained to the Portland chief of police, alleging that Joseph T. Vercelli, one of the plaintiffs, committed a trespass by excavating earth from one of the roads. The court also found that the filing of the map by Bailey showed a manifest intent on his part to dedicate the roads thereon for public use as highways.

On these facts the court concluded that Farrell, Dunham and Hyde Roads are not public highways which the town of Portland is obligated to maintain and repair; that the requirements of General Statutes (Rev. to 1966) §§ 8-25 and 13a-71 have never been met; that the failure to comply with these statutes makes the attempted dedication of these roads as public highways ineffective; that the town clerk, by receiving and recording the map, and the planning and zoning commission, by approving it, could not thereby waive the requirements of the statutes and the planning and zoning regulations. The court also concluded that the obvious intent of the statutes herein referred to is to prevent a landowner from filing a map and designating highways thereon and, without improving those highways in a manner acceptable to the proper town authority, to impose upon the town the obligation of constructing and maintaining them.

The plaintiffs claim that the roads in question are public highways by common-law dedication; that public highways may be established by a common-law dedication without prior official approval or compliance with any statute or ordinance; and that the defendant town is under a legal duty to repair the roads. In their claims of law and in their brief, the plaintiffs make no claim of compliance with the requirements of the pertinent statutes and of the subdivision regulations of the planning and zoning commission. In view of the plaintiffs' claims of error, we must first examine the basic conclusion of the trial court that the failure to comply with the requirements of what are now General Statutes (Rev. to 1966) §§ 13a-71 and 8-25 and the regulations of the planning and zoning commission made any attempted common-law dedication ineffective.

The layout of a street or highway by a private person, company or corporation and the regulation of its width unless determined otherwise by authority have been a part of our statute law since 1899. Public Acts 1899, c. 205 § 2; Town of Windsor v. Whitney, 95 Conn. 357, 365, 111 A. 354, 12 A.L.R. 669. Since that time our statutes have provided that no street or highway laid out by any private person, company or corporation shall be opened to the public (1) until the grade, width and improvements of such street or highway shall have the written approval of the selectmen of the town or, in case the location is within the limits of a city or borough, the approval of the common council of the city or the warden and burgesses of the borough or (2) until such approval has been filed in the office of the clerk of the town, city or borough, as the case may be. Public Acts 1899, c. 205 § 2. The statute was amended by chapter 254 of the Public Acts of 1905 by the addition of provisions that the clerk of a town, city or borough was prohibited from filing a map of such streets or highways until the receipt of a certificate bearing the appropriate municipal approval and that a street or highway laid out in violation of the provisions of the statute was to be...