Wheeler v. Monroe

• Court: New Mexico Supreme Court
• Writing for the Court: PER CURIAM; McMANUS
• Citation: Wheeler v. Monroe, 86 N.M. 296, 523 P.2d 540, 1974 NMSC 53 (N.M. 1974)
• Decision Date: 28 June 1974
• Docket Number: No. 9800,9800
• Parties: Lewis B. WHEELER et al., Plaintiffs-Appellees and Cross-Appellants, v. Carl P. MONROE et al., Defendants-Appellants and Cross-Appellees.

Page 540

523 P.2d 540

86 N.M. 296

Lewis B. WHEELER et al., Plaintiffs-Appellees and Cross-Appellants, v. Carl P. MONROE et al., Defendants-Appellants and Cross-Appellees.

No. 9800.

Supreme Court of New Mexico.

June 28, 1974.

Nordhaus, Moses & Dunn, Leonard G. Espinosa, Stuart C. Hines, Albuquerque, for appellants.

Turpen, Hunt & Booth, Tandy L. Hunt, Albuquerque, for appellees.

PER CURIAM:

Upon consideration of motion for rehearing the opinion heretofore filed herein is withdrawn and the following substituted in lieu thereof:

OPINION

McMANUS, Chief Justice.

Plaintiffs brought a suit in ejectment against defendants Reid, Clayton, Constant, Parrish, Monroe, Bernardoni, Bauer and Shaffer. The purpose of the suit was to eject these defendants from certain real property which had previously been dedicated by plaintiffs in the original Altiplano Addition plat to the City of Albuquerque as a park. This property, after non-use as a park, was sold by the City of Albuquerque to a local contractor, H. B. Stasey, on September 8, 1964. Stasey subdivided this land into seven lots which, with houses thereon, were sold to seven of the defendants. The defendants have resided in these houses from the date of their purchase, with the exception of defendants Constant and wife who sold their home on a real estate contract to defendants Parrish and wife.

The case was tried to the court without a jury, resulting in a judgment in favor of the plaintiffs for the value of the property and for the mesne profits. Defendants appeal from this judgment. Plaintiffs cross-appealed concerning the offset allowed defendants for their improvements.

Defendants urge a number of points on appeal to support their request for a reversal of the trial court's decision. We deem that the following points are dispositive of the case.

Defendants Reid, Clayton, Constant and Parrish, and their respective wives, in their brief contend:

'Plaintiffs divested themselves of all rights, title and interest of all the streets and the park in the Altiplano Subdivision upon platting and approval by the City of Albuquerque and the City became owner in fee simple absolute of the dedicated streets and park.'

Defendants Monroe, Shaffer, Bernardoni and Bauer, and their respective wives, raised the following point in a separate brief:

'Plaintiffs have no right to possession because the dedication of Altiplano Subdivision operated as an absolute gift of the disputed property to the City of Albuquerque, reserving no future interest in the plaintiffs.'

The plat of the subdivision including the land which is the subject of this suit was filed with the City in June 1952, and reads as follows:

'The above and foregoing subdivision * * * (metes and bounds description), comprising BLOCKS 1 to 6, inclusive, a Public Park, with several public thoroughfares and a drainage easement shown thereon, of ALTIPLANO, a Subdivision, Albuquerque, New Mexico, is with the free consent and in accordance with the desires of the undersigned owners and proprietors thereof, and said owners and proprietors do hereby dedicate easements shown on the Plat, including easements for overhang of service wires for pole type utilities, and including the right of ingress, egress, and the right to trim interfering trees.'

The dedication of this plat containing the above language was accepted by the city clerk on behalf of the City of Albuquerque on June 19, 1952. The dedication statutes in effect at the time of the dedication was §§ 14--204, 14--205, N.M.S.A., (1941 Comp.) provided, respectively:

'The acknowledgment and recording of such plat shall operate as a dedication to the public use of such portion of the premises platted as is on such plat set apart for street or other public use.'

'All avenues, streets, alleys, parks and other places designated or described as for public use on the map or plat of any city or town, or of any addition made to such city or town, shall be deemed to be public property, and the fee thereof be vested in such city or town.'

By reading these statutes together, we find that § 14--204, supra, gives the public the use of certain property upon the acknowledgment and the recording of a plat, and § 14--205, supra, defines what type of interest the city gets upon such a recording. Furthermore, no dedicatory language is needed since both statutes provide for automatic dedication upon the acknowledgment and the recording of the plat.

We hold the proper interpretation of these statutes to be that, after dedication and acceptance, the land becomes the property of the municipality in fee simple, unless the dedication contains conditional language or a reservation in the grantor of a present or future interest. In other words, there is an absolute gift from the donors to the City unless there is conditional language in the dedication.

Plaintiffs contend that by their dedication to the City, they conveyed merely a determinable fee and not a fee simple absolute. They insist that inasmuch as the land was dedicated to the City for use as a park, the title reverted to plaintiffs when this purposed use was abandoned by the City. As...