当你拥有与水接触的土地时，河岸的权利:环境的混合, 海军部和州法- 2013年6月

By 詹姆斯·T. 朗.

为什么人们要为“水上”的房产支付额外的费用??  除了环境和风景, 拥有与河流相连的土地的, 湾, 小溪或海洋包括宝贵的河岸产权.  2012年，弗吉尼亚州最高法院写道:

沿海或沿岸性质的财产往往是实质性的, 如果不是最伟大的, 元素的值. 无论船舶所有人是否利用其海上通道进行航行，都是如此, 钓鱼, 洗澡, 或者视图.

林恩黑文沙丘公寓协会诉. 弗吉尼亚海滩市, 284 Va. 661, 673, 733 S.E.2d 911, 917 (2012).

这些河岸权利被认为是一种财产权, 没有公正的补偿就不能被剥夺的财产权, and the right is exercised within the “riparian area” which begins at the mean low water mark at the property and extends into the water body to the “line of navigability”.  泰勒v. 弗吉尼亚联邦, 102 Va. 759， __， 47 s.E. 875, 880 (1904).  河岸区边界的划定方法如下:

measure the length 的 shore and ascertain the portion thereof to which each riparian proprietor is entitled; next measure the length 的 line of navigability, and give to each proprietor the same proportion of it that he is entitled to 的 shore line; and then draw straight lines from the points of division so marked for each proprietor on the line of navigability to the extremities of his lines on the shore. Each proprietor will be entitled to the portion 的 line of navigability thus apportioned to him, 还有公寓的部分, 或者在水下着陆, within the lines so drawn from the extremities of his portion 的 said line to the extremities of his part 的 shore.

格v. 福斯特, 94 Va. 650, 652-53, 27 S.E. 493, 494 (1897), 经批准引用于, 卡尔v. 基德, 261 Va. 81, 86, 540 S.E.2d 884, 887 (2001).  的se riparian rights are a specific set of five benefits that accrue to the owner of land adjacent to a navigable river, 湾, 小溪或海洋:

的 right to be and remain a riparian proprietor and to enjoy the natural advantages thereby conferred upon the land by its adjacency to the water.

的 right of access to the water, including a right of way to and from the navigable part.

的 right to build a pier or wharf out to navigable water, subject to any regulations 的 State.

冲积权:冲积物或冲积物的权利.

[And,] [t]he right to make a reasonable use 的 water as it flows past or laves the land.

泰勒v. 弗吉尼亚联邦, 102 Va. 759, 773, 47 S.E. 875, 880-81 (1904),经批准引用于, 斯科特v. 伯韦尔湾改善协会, 281 Va. 704, 710, 708 S.E.2d 858, 862 (2011).   

因此, 例如, 相邻的土地所有人可以对其邻居建造码头的行为提出异议, 如果码头侵占了土地所有者的河岸区域, 就像在 卡尔v. 基德, 261 Va. 81, 540 S.E.2d 884 (2001). 

重要的是，土地所有者并不拥有河岸地区水下的土地. 除非联邦授予它[1]， 所有“海湾之床”的所有权, 河流, creeks and the shores 的 sea within the jurisdiction 的 Commonwealth [is] the property 的 Commonwealth”. 弗吉尼亚法典第28条.2-1200; see also, 43 U.S. Code section 1311 (Submerged Lands Act confirms “title to and ownership 的 lands beneath navigable waters within the boundaries 的 respective States, 以及这些土地和水域内的自然现金网官网 . . . 归属于和分配给各国”); 马丁五世. Waddell, 41 U.S. 367年(1842年)(美国独立战争发生的时间), 每个州的人民都获得了以前属于王室的水下土地的所有权。).

因此，例如，当大会批准租赁10英亩的土地. 约克河上的泰勒河岸区, 哪个租约赋予承租人牡蛎和安装自流井的权利, 泰勒驱逐承租人的法律行动没有成功. 泰勒v. 弗吉尼亚联邦, 102 Va. 759, 773, 47 S.E. 875, 880-81 (1904).

这并不意味着, 然而, that the 弗吉尼亚联邦 has unfettered discretion to manage the submerged lands in a manner contrary to the public interest. This is so because the submerged lands are held by the Commonwealth in trust for the public interest, 这一原则是由美国建立的.S. 1892年，伊利诺斯州向最高法院递交了,000 acres of submerged land comprising the harbor for the City of Chicago to the Illinois Central Railroad Company. 法院驳回并撤销了转让，认为:

的 控制 的 状态 对于目的的信任是永远不能失去的, 用于促进公众利益的地块除外, or can be disposed of without any substantial impairment 的 public interest in the lands and waters remaining.

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的 状态 can no more abdicate its trust over property in which the whole people are interested, 比如通航的水域和下面的土壤, 使它们完全处于私人团体的使用和控制之下, except in the instance of parcels mentioned for the improvement 的 navigation and use 的 waters, or when parcels can be disposed of without impairment 的 public interest in what remains, than it can abdicate its police powers in the administration of government and the preservation 的 peace. In the administration of government the use of such powers may for a limited period be delegated to a municipality or other body, but there always remains with the 状态 the right to revoke those powers and exercise them in a more direct manner, 一个更符合它的愿望的人. 与公共财产相关的信托, 或特殊字符的属性, like lands under navigable waters; they cannot be placed entirely beyond the direction and 控制 的 状态.

伊利诺伊州中央铁路公司诉. 伊利诺伊州, 146 U.S. 387, 453-454 (1892).

In addition to meeting its public interest responsibilities when managing its submerged lands, the 弗吉尼亚联邦 must also manage the submerged lands in a manner consistent with the public navigational servitude, 认为通航水域被视为国家的公共财产. 的 rule here is that “all riparian interests [are] subject to a dominant public interest in navigation.” U.S. v. 柳河电力公司, 324 U.S. 499, 507, (1945).

在维吉尼亚州, persons wishing to place a vessel or a structure on the submerged lands owned by the Commonwealth, 或者侵占那些被淹没的土地, must apply to the Virginia Marine 现金网官网 Commission for a permit covering the proposed activity, with the failure to do so exposing the wrongdoer to criminal prosecution (Class 1 misdemeanor per Va. 法典第28条.2-1203)或民事罚款(每天最高25,000美元). 法典第28条.2-1213)为未经授权的侵入或侵占. VMRC has the jurisdiction and the responsibility to balance the merits 的 proposed activity, 对相邻土地所有者河岸权利的影响, 对导航的影响, 对海洋和渔业现金网官网的影响, 对潮汐湿地的影响, 对水质和公众利益的影响, 所有这些都在第28章中有概述.2, Chapter 12 的 Code of Virginia, the regulations 的 VMRC, and the Court precedents.  

Finally, riparian property rights are held by those who own property in contact with the water. 美国.S. 最高法院和许多其他法院遵循的规则是，财产位于水附近, 但没有和它接触, 不符合:

这些权利与河岸所有权无关. 他们以这样的所有权存在, and pass with the transfer 的 land; and the land must not only be contiguous to the water, 而是与它接触. 只有接近而没有接触是不够的. 滨水权附属于可通航水域边界上的陆地, 没有前拥有人的任何声明, 他在转让中指定的财产将是多余的.

伊利诺伊州中央铁路公司诉. 伊利诺伊州, 146 U.S. 387, 445 (1892).