Steve H. Crooks and Era Lea Crooks v. Placid Refining Company

STATE OF LOUISIANA

COURT OF APPEAL, THIRD CIRCUIT

05-119

STEVE H. CROOKS AND ERA LEE CROOKS

VERSUS

PLACID REFINING COMPANY

**************
APPEAL FROM THE
TWENTY-EIGHTH JUDICIAL DISTRICT COURT
PARISH OF LASALLE, DOCKET NO. 30,655
HONORABLE ALFRED A. MANSOUR, JUDGE AD HOC

**************
SYLVIA R. COOKS
JUDGE
**************

Court composed of Ulysses Gene Thibodeaux, Chief Judge, Sylvia R. Cooks, and J.
David Painter, Judges.

AFFIRMED.

Robert G. Nida
2001 MacArthur Drive
P.O. Box 6118
Alexandria, Louisiana 71307-6118
(318) 445-6471
COUNSEL FOR PLAINTIFFS/APPELLANT:
Steve H. Crooks and Era Lea Crooks

Donald R. Wilson
Gaharan & Wilson
P.O. Box 1346
Jena, Louisiana 71342
(318) 992-2104
COUNSEL FOR DEFENDANT/APPELLEE:
Placid Refining Company

COOKS, Judge.

STATEMENT OF THE CASE

Plaintiffs, Steve and Era Lea Crooks, appeal the decision of the trial court

granting a partial summary judgment in favor of Placid Refining Company (Placid),

dismissing claims relating to damages for trespass, loss of use, rental value, timber

trespass, and attorney’s fees. The basis of the claim is Placid’s use of a four-inch

pipeline traversing the Crooks property which has been in continuous operation

collecting and transporting oil since 1951. The trial court held the claim was

governed by the St. Julien Doctrine, codified in La.R.S. 19:14, and held plaintiffs

were limited to an action for compensation based upon the value of the right of way

taken as of the date of taking. For the reasons assigned below, we affirm the decision

of the trial court.

STATEMENT OF THE FACTS

In 1939, W.H. Mills owned the 120 acre tract of land, located in Section 13,

Township 10 North, Range 2 East, LaSalle Parish, which is the subject of this dispute.

On June 26, 1939, Mr. Mills granted an oil, gas, and mineral lease on the property in

favor of Thomas J. Moore. On July 20, 1939, Mr. Mills granted another oil, gas, and

mineral lease on the property in favor of R.E. Anderson. Both leases were ultimately

assigned to Arkansas Fuel Oil Company and contained the standard clause allowing

the lessee, and its heirs or successors, the privilege of “laying pipelines, building

tanks, power stations, telephone lines and other structures” on the leased property in

furtherance of drilling operations.

In September 1939, Mr. Mills died, and Mildred Mills McCutchan, a resident

of California, acquired the property. On July 30, 1940, Arkansas Fuel Oil Company

obtained a permit from the Department of Conservation to begin drilling operations

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on the tract of land. Later that same year, the Arkansas Fuel Oil Company Mills #1

Well began production. This well produced oil revenues from 1940 until 1954.

On October 18, 1951, Placid Oil Company (predecessor to Placid Refining

Company), gave notice it was purchasing oil, gas, and other minerals from Mills #1

Well, owned by Arkansas Fuel Oil Company. This document was recorded in the

public records. Pursuant to their agreement with Arkansas Fuel Oil Company, Placid

laid a four-inch pipeline on the property for the purpose of collecting and transporting

oil from the Mills #1 Well to a central collection point.1 From 1951 to 1954, Placid

used the pipeline to transport oil from the well located on the leased property. On

June 3, 1954, Arkansas Fuel Oil Company obtained a permit to plug and abandon

Mills #1. After the well was abandoned, Placid continued to use the pipeline to

collect and transport crude oil from other nearby wells to the same collection point,

even though those wells were not located on the McCutchen property. This practice

continued for forty-seven years until 1998 when Placid removed the pipeline.2 From

1951 to 1998, Placid expanded its business and began operating an extensive crude

oil gathering system in LaSalle Parish. Prior to its removal by Placid in 1998, the

pipeline was part of a system linking over four hundred miles of pipelines used to

collect, transport and deliver crude oil, produced from over three hundred wells and

operated by fifty different operators, to a central facility in Searcy, Louisiana. From

there the oil is transported by a large pipeline to Boyce, Louisiana and is ultimately

destined for various refineries throughout the southern United States. Placid

estimates it delivers up to 12,000 barrels of crude oil per day from the Searcy facility

1
Plaintiffs contend there is no evidence Placid was the company that physically laid the
four-inch pipe. However, there is no dispute that Placid began using the pipeline in 1951 to
transport oil.
2
The record also indicates, during this period, on September 26, 1972, Mildred Mills
McCutchan granted an oil, gas and mineral lease in favor of Placid Oil Company to explore for
minerals on the property.

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to the facility in Boyce, Louisiana. It is undisputed from 1951 until 1998, Placid paid

nothing for the use of the pipeline traversing the Mills property.

In February 1998, Steve Crooks, Clerk of Court for LaSalle Parish, became

interested in purchasing the property. Upon inspection, prior to purchase, Mr. Crooks

discovered the existence of the pipeline, the unauthorized use, and the fact that the

line had ruptured, spilling oil onto the surface. On March 1, 1998, Mr. Crooks and

his wife, Era Lea, purchased the acreage, along with any cause of action relating to

the property. In the Act of Sale, the Crooks specifically acquired “any and all claims,

rights, and causes of action of any kind or nature whether personal or real in and to

the surface of the property being conveyed which may have accrued up to the date of

filing of this deed.” Within one year of purchasing the property, the Crooks instituted

suit against Placid seeking compensation for the use of the pipeline, the value of

timber remove through bush hogging of the right of way, trespass damages, surface

damages, and attorney’s fees. The Crooks amended their petition seeking additional

damages, including fair rental value for the pipeline based upon $1.3909 per barrel

for each barrel of oil transported through the pipeline from 1951 until 1998. Shortly

after suit was filed, Placid removed the four-inch pipeline from the Crooks property.

On February 8, 2000, the Crooks sold the property specifically reserving their cause

of action against Placid.

LAW AND DISCUSSION

St. Julien Doctrine and La.R.S. 19:14

Placid does not dispute liability. The issue presented in this appeal is the

measure of damages due the landowner. The trial court limited the Crooks to the

value of the right of way taken as of the date of the taking. The trial court relied on

the St. Julien Doctrine, which is now codified in La.R.S. 19:14. This jurisprudential

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rule had its inception in the case of St. Julien v.Morgan Louisiana & Texas Railroad

Company, 35 La.Ann. 924 (1883). In St. Julien, the plaintiff’s father, by act under

private signature, dated 1852, granted a right of way over his property to the New

Orleans, Opelousas & Great Western Railroad Company for the construction of a

railroad. In 1858 or 1859, the railroad company constructed a road bed, but no rails

or ties were laid. Work on the railway was interrupted by the Civil War and the New

Orleans, Opelousas & Great Western Railroad Company became insolvent. In 1870,

Charles Morgan bought the company at sheriff’s sale. The deed was recorded in

Lafayette Parish where the property is located. Mr. Morgan sold to another railway

company which began preliminary work on the property. In 1879, Mr. Morgan

reacquired the railroad company, laid rails and cross ties on the property and began

operations. The landowner objected and sued to take back possession of his property

and for recovery of rent from the railroad company. The supreme court found the

landowner consented and/or acquiesced in the construction, quoting from the

landowner’s testimony at trial, as follows:

When they were laying the rails and cross ties upon the road bed
I made no objection. I did not then know the inconvenience of having
a railroad through my place. I was at that time a railroad man, in favor
of railroads. I did not at that time intend to charge for the right of way,
until I found out that they did not put up the cattle guards properly and
allowed my stock to get out. I am not positive, I believe I talked to a
lawyer about an injunction to be protected in my property.

Id. at 924.

Once a landowner consented or acquiesced in the construction, the supreme

court found “[c]onsiderations of public policy” prevented him from thereafter

reclaiming his property free of the servitude. The court stated:

Certain it is he did not at that time invoke the arm of the law at the
time when it could have been of service to him, but on the contrary
acquiesced in the defendant’s taking possession and using his property,
encouraged it to prosecute its work by abstaining from any attempt to

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prevent it, and made no complaint in a court of law of the injuries
inflicted upon him until the defendant had expended large sums of
money in completing its line. Having thus permitted the use and
occupancy of his land and the construction of a quasi public work
thereon without resistance or even complaint, he cannot afterwards
require its demolition, nor prevent its use, nor treat the Company
erecting it as his tenant. He is not debarred from an action for damages
by reason of the taking of the land and for its value, but having
acquiesced in the entry and encouraged if he did not invite it, he cannot
afterwards affect to treat it as tortious. Considerations of public policy,
not less than the suggestions of natural justice, require that in such case
the owner shall not be permitted to reclaim his property free from the
servitude he has permitted to be imposed upon it, but shall be restricted
to his right of compensation.

Id.

Consent or acquiesce by the landowner was an indispensable element in

permitting the establishment of a servitude on private property by a company. Absent

consent or acquiescence, proof of public benefit would not be enough to defeat an

action for trespass. Quoting from Mills on Eminent Domain, §140, the court stated:

The owner may by his consent waive his right to prepayment of
damages. The courts should not be ingenious in drawing inferences of
a waiver, where corporations are to be benefitted, which would be
scouted where natural persons are concerned. The fact that the
public would be discommoded by the owner’s persistence, adds nothing
to the presumption of the waiver. The public have no interest in a
completed public improvement, which should cause the rights of the
landowner to be disregarded. Slight acts of acquiescence on the part of
the owner will estop him from interfering with the running of a railroad.
He will not be deprived of his claim for damages, or his right to enforce
it in all proper modes, but if he has, in any sense, for the shortest period,
clearly given the corporation, either by his express consent or by his
silence, to understand that he did not intend to object to their proceeding
with the construction and operation, he cannot, on non-payment of
compensation, maintain ejectment. If there was a waiver in fact, either
express or implied, by acquiescing in the proceedings of the Company,
to the extent of not insisting upon prepayment as a condition precedent,
but consenting to let the damages lie and remain a mere debt, with or
without a lien upon the road bed, then it is impossible to regard the
corporation, in any sense, in the light of trespassers, or liable in
ejectment.

Id. (emphasis added.)

St. Julien established “by jurisprudential rule, a new theory. . . allowing the

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creation of servitudes by estoppel.” Concha Chem. Pipeline v. Schwing, 01-2093

(La.App. 1 Cir. 9/27/02), 835 So.2d 543, 547. The practical application of the St.

Julien Doctrine was articulated in Concha Chemical Pipeline, wherein the appellate

court stated:

From 1879 until 1976, a public or quasi public corporation with
powers of expropriation could acquire a servitude over the land of
another without expropriation if the landowner consented or acquiesced
in the construction. The landowner could not later reject the occupant,
but was relegated to an action for compensation and damages. The
theoretical justification of St. Julien was the combined presumed
consent of the owner of the land and the public interest. To avoid the
needless waste and public inconvenience involved in removing
expensive works, the court established the fiction that the owner had
granted voluntarily what an expropriation suit otherwise would have
compelled him to yield.

Id. At 547.

In Veillon v. Columbia Gulf Transmission Co., 192 So.2d 646 (La.App. 3 Cir.

1966), writ denied, 195 So.2d 143 (La. 1967), this court, Judge Tate writing, applied

the St. Julien Doctrine and held trespass damages were not recoverable for

unauthorized construction of a pipeline and the landowner was only entitled to an

award for the value of the servitude created plus severance damages. In Veillon,

Columbia Gulf Transmission Company constructed a gas pipeline across Veillon’s

property without his consent. Veillon refused the company’s initial offer of

compensation, but when the company proceeded with construction, Veillon was

present on the site and did not object to the installation of the pipeline. Veillon

argued he was under the mistaken belief that Columbia had the right to lay the

pipeline based on a 1953 deed. This court held:

Nevertheless, the St. Julien doctrine applies even though the
landowner’s lack of opposition is due to an error of law, see original St.
Julien decision, 35 La.Ann. 924 (where the landowner stood by in 1879
uncertain as to whether an 1852 right of way deed conferred any rights
upon the railroad company), or to an error of fact, see Maxfield v. Gulf
States Utilities Co., La.App. 1 Cir., 65 So.2d 615 (the landowner did not

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protest construction of a utility line, for which they had refused to grant
a servitude, until some years later when afer a formal survey they
learned of the utility’s encroachment.

Id. at 649.

In finding the landowner acquiesced in the taking, Judge Tate articulated the

St. Julien Doctrine:

[A] landowner waives his right to attack as legally unauthorized
the use of his land appropriated for a public purpose by a party with
power of eminent domain, when the landowner with full knowledge of
the unauthorized taking expressly consents to it or silently acquiesces
therein.
By reason of this “St. Julien doctrine” (so called after the parent
case), the landowner cannot reclaim his property but is instead relegated
to a claim for compensation for the value of the property taken and for
the severance damages sustained by the remainder of his tract, both
determined as of the date of the taking.

Id. at 648 (citations omitted).

Interestingly, the appellate court did not explore the issue of whether Columbia

Gulf Transmission Company had the power of expropriation or whether the taking

was for a public purpose.

St. Julien remained the law until 1976 when it was overruled in Lake, Inc. v.

Louisiana Power & Light Company, 330 So.2d 914 (La. 1976). The Lake case placed

“at issue the validity of the ‘St. Julien’ doctrine, a judicially created method of

acquisition of servitudes or rights-of-way by corporations possessing the power of

expropriation.” Id. at 914.

Lake, Inc. acquired Lots 15 and 16 in Westwego Heights Subdivision. Lake

then sued Louisiana Power & Light Company alleging the company possessed a

power line right of way across the property without proper title. Lake contended the

power company should either remove the line or purchase a servitude for a fixed

price. The supreme court classified an electrical transmission line as a discontinuous

apparent servitude because it requires an act of man to be exercised and held under

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La.Civ. Code art. 766, such a servitude could only be acquired by title. Although the

plaintiff strongly urged overruling St. Julien on constitutional grounds, the supreme

court declined, instead resting its decision on codal provisions. The court stated:

Consequently, St. Julien v. Morgan Louisiana & Texas Railroad
Co., 35 La.Ann. 924 (1883); Gumbel v. New Orleans Terminal Co., 190
La. 904, 183 So. 212 (1938); Gumbel v. New Orleans Terminal Co., 197
La. 439, 1 So.2d 686 (1941) and those cases depending on the ‘St.
Julien” doctrine are overruled, insofar as they conflict with the views
herein expressed. The return to the Civil Code provisions governing the
establishment of servitudes, and the abandonment of the deviant and
conflicting jurisprudence, is important to the clarity and predictability
of the law. Only clearly established public necessity should influence
the court to perpetuate the St. Julien doctrine. Its existence at one time
might have been excused by the fear that important public services
might have been interrupted if a landowner were sustained in his
contention that a discontinuous servitude could only be established by
title. Not so today. However, the St. Julien doctrine has become a rule
of property, probably relied on by utilities since its establishment.
Because the doctrine has been so entrenched and repeatedly affirmed by
this court, the ruling in this case, as to property no involved in this suit,
will be prospective only, affecting conduct occurring after the finality
of this judgment.

Id. at 918.

Justice Tate concurred “insofar as we overrule the St. Julien doctrine as not

authorized by our civil code.” Id. However, he disagreed with the result reached by

the majority opinion, arguing a power line is a continuous apparent servitude which

can be acquired by a ten year prescriptive period.

Within months after the Lake decision, the legislature enacted La.R.S. 19:14,

which provides in relevant part:

In the case where any corporation referred to in Section 2 of this
Title has actually, in good faith believing it had the authority to do so,
taken possession of privately owned immovable property of another and
constructed facilities upon, under or over such property with the consent
or acquiescence of the owner of the property, it will be presumed that
the owner of the property has waived his right to receive just
compensation prior to the taking, and he shall be entitled only to bring
an action for judicial determination of whether the taking was for a
public and necessary purpose and for just compensation to be
determined in accordance with Section 9 hereof, as of the time of the

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taking of the property, or right or interest therein, and such action shall
proceed as nearly as may be as if the corporation had filed a petition for
expropriation as provided for in Section 2.1 of this Title.

A corporation is defined in La.R.S. 19:2 as:

(6) Any domestic or foreign corporation created for the piping and
marketing or natural gas for the purpose of supplying the public with
natural gas or any partnership, which is or will be a natural gas company
or an intrastate natural gas transporter as defined by federal or state law,
composed entirely of such corporations or composed of the wholly
owned subsidiaries of such corporations.
...

(8) All persons included in the definition of common carrier
pipelines as set forth in R.S. 45:251.

Louisiana Revised Statutes 45:251defines common carrier as

[A]ll persons engaged in the transportation of petroleum as public
utilities and common carriers for hire; or which on proper showing may
be legally held a common carrier from the nature of the business
conducted, or from the manner in which such business is carried on.

Louisiana Revised Statutes 45:254 provides in relevant part:

All persons included in the definition of common carrier pipe
lines as set forth in R.S. 45:251 have the right of expropriation with
authority to expropriate private property under the state expropriation
laws for use in its common carrier pipe line business, and have the right
to lay, maintain and operate pipe lines, together with telegraph and
telephone lines necessary and incident to the operation of these pipe
lines, over private property thus expropriated, and have the further right
to lay, maintain and operate pipe lines along, across, over and under any
navigable stream or public highway, street, bridge or other public place,
and also have the authority, under the right of expropriation herein
conferred, to cross railroads, street railways, and other common carrier
pipe lines by expropriating property necessary for the crossing under the
expropriation laws of this state.

Moreover, the right of expropriation by a public or quasi public corporation for

a necessary public purpose is provided for in Article 1, § 4 of the Constitution of

1974, which provides in relevant part:

Property shall not be taken or damaged by any private entity
authorized by law to expropriate, except for a public and necessary
purpose and with just compensation paid to the owner; in such
proceedings, whether the purpose is public and necessary shall be a

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judicial question.

Under these provisions “a landowner who consents or acquiesces to

construction on his property by an entity with expropriation powers, thereby waives

the right to prior compensation. The owner may thereafter bring an action for just

compensation with the amount of recovery fixed as of the time of the taking.

Additionally, if the occupation is by a private entity with expropriation powers, the

landowner may subsequently challenge the necessity and public purpose of the

taking.” Cancienne v. Lafourche Parish Police Jury, 423 So.2d 662, 648 (La.App.

1 Cir. 1982). In order for the corporation to prevail there must be: (1) A public or

quasi public body with powers of expropriation; (2) the landowner’s consent or

acquiescence; and (3) construction of a facility in the public interest or for a public

and necessary purpose. Id.

Currently, most cases arise when a corporation (public or quasi public) files an

expropriation proceeding and the landowner challenges the nature of the company

and the public purpose for the project. See Concha Chemical Pipeline v. E.B.

Schwing, III., 2001-2093 (La.App. 1 Cir. 9/27/02), 835 So.2d 543; Coleman v.

Chevron Pipeline Co., 94-1773 (La.App. 4 Cir. 4/24/96), 673 So.2d 291, writ denied,

96-1784 (La. 11/1/96), 681 So.2d 1259; Town of Vidalia v. The Unopened Succession

of Ruffin, 95-580 (La.App. 3 Cir. 10/4/95), 663 So.2d 315. However, in a few cases,

as in the current dispute, the company has already taken possession of the privately

owned property and the landowner sues to have the company evicted and to receive

damages. See Cancienne v. Lafourche Parish Police Jury, 423 So.2d 662 (La.App.

1 Cir. 1982); Louisiana Power and Light Company v. Holmes, 422 So.2d 684

(La.App. 3 Cir. 1982); Acadian Gas Pipeline System v. Bourgeois, 04-578 (La.App.

5 Cir. 11/30/04), 890 So.2d 634, writ denied, 04-3204 (La. 3/11/05), 896 So.2d 69.

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In both types of cases, in order to prevail, the entity seeking a servitude must

establish itself as a public or quasi public body with powers of expropriation and it

must establish the construction of a facility in the public interest or for a public and

necessary purpose. If the corporation has already taken possession of the property,

under St. Julien and La.R.S. 19:14, an additional element of landowner consent or

acquiescence must be present. In Cancienne, the court found the landowners’

predecessor had consented to grant access to and from a pumping station to the town

and parish. The court found the existence of a servitude. However, in Louisiana

Power and Light Company, the court found consent by the landowner was not given

and no servitude was established.

Acadian Gas Pipeline System, is an example of a quasi public corporation

circumventing the consent requirements of La.R.S 19:14 by using the expropriation

statute after the fact of possession. In a prior suit, Bourgeois, the landowner, sued

Louisiana State Gas Corporation (predecessor to Acadian Gas Pipeline System) for

trespass for the construction of a four-inch pipeline across Bourgeois’ property. At

the time of the installation, Bourgeois objected and filed a trespass action. The gas

company relied on the St. Julien Doctrine and La.R.S. 19:14. The trial court held the

gas company failed to prove Bourgeois consented to the construction of the four-inch

pipeline, therefore, St. Julien and La.R.S. 19:14 were inapplicable and the company

was liable for trespass. The damage issue was not addressed at that time. While the

trespass action was on appeal, the gas company filed an expropriation suit against

Bourgeois seeking to acquire a permanent servitude. The expropriation suit went to

trial one week after the trespass decision was affirmed on appeal. The second trial

court granted the servitude in favor of the gas company finding it possessed

expropriating authority, there was a public necessity for the expropriation and the gas

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company made a good faith offer to purchase the servitude prior to construction.

Further, the court found Bourgeois failed to prove the pipeline route selection at the

time of the initial construction was in bad faith. The appellate court affirmed the

decision establishing the servitude.

We turn now to an examination of the facts in the case at bar to determine the

applicability of the St. Julien Doctrine and La.R.S. 19:14.

Public or Quasi Public Body With Powers of Appropriation

Placid contends it and its predecessor, Placid Oil Company, fall within the

definition of common carrier pipelines as defined in La.R.S. 45:251 and are therefore

specifically granted expropriating authority by La.R.S. 19:2. In support of its

position, Placid submits the affidavits of Dennis Cernosek, a current Placid employee,

and Bobby Joe Ganey, a retired Placid employee who was formerly manager of the

Searcy facility. Mr. Cernosek testified Placid and its corporate predecessors are the

owner and operators of an extensive system of crude oil gathering lines in LaSalle

Parish. This system linked over 400 miles of gathering lines and pipelines, servicing

over 300 wells from over fifty separate operators. In addition, Placid owned and

operated the Searcy-Boyce pipeline which was used to transport up to 12,000 barrels

of crude oil per day from the Search gathering facility in LaSalle Parish to the Exxon

common carrier pipeline on the Red River in Rapides Parish. Placid purchased crude

oil from operators throughout LaSalle Parish at the well head and transported it to its

facility in Searcy. Generally, the cost of collecting and transporting crude oil was

calculated into the price paid for the crude oil. From 1951 to 1998, Placid estimated

it collected and transported over 320,000 barrels of oil, produced by six different

producers, through the pipeline located on the property.

Mr. Ganey testified he was employed by Placid from 1959 until his retirement

13

in 1998. The last eleven years with Placid were spent as pipeline superintendent

overseeing crude oil collection and transportation in Louisiana. Mr. Ganey testified

crude oil was gathered from the individual wells by gathering lines and then

transported to a centralized production facility. From these production facilities, the

crude oil was transported by pipeline or truck to Placid’s central facility at Searcy in

LaSalle Parish. From Searcy, the crude oil was transported by a large pipeline to

Boyce and from there to refineries all over the South. The pipeline in dispute was

originally constructed to collect and transport crude oil from Arkansas Fuel Oil Mills

#1 Well located on the Crooks property and was in service when Mr. Ganey joined

the company. When the well was plugged, the pipeline continued to service other

wells not located on the property. In 1998, the pipeline was physically removed from

the property and the surface of the property was restored to its former condition.

The Crooks contend the pipeline was a gathering line specifically for Placid’s

individual use and was not a common carrier pipeline registered with the Louisiana

Public Service Commission. This argument was addressed in Dixie Pipeline Co. v.

Barry, 227 So.2d 1 (La.App. 3 Cir. 1969), writ refused 335 La.145, 229 So.2d 731

(La. 1970). Dixie Pipeline Company sued to obtain a servitude for the construction

of a gas pipeline across the landowners property in St. Martin Parish. The facts

indicate Dixie Pipeline operated a system of pipelines extending from Texas to North

Carolina. The pipelines are used exclusively to carry propane gas. Dixie does not

purchase or own the propane gas which it carries in its pipelines. It accepts all

propane gas tendered to it for transportation. The main pipeline operated by Dixie

runs through St. Martin Parish, and a loading facility is maintained on that line near

Breaux Bridge. Dixie sought to obtain a servitude to construct an eight-inch pipeline

from that loading facility to a plant in Anse La Butte. The Anse La Butte facility is

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owned by Wanda Petroleum, Placid Oil Company, and Getty Oil Company. The

landowners asserted Dixie does not possess the power of expropriation because it is

not a public utility since it is not subject to the general jurisdiction of the Louisiana

Public Service Commission. The landowners also claimed Dixie is not a common

carrier because it does not carry propane gas for all people indifferently. The trial

court held Dixie is a common carrier and the appellate court affirmed, stating:

It is true that Dixie is not subject to the general jurisdiction of the
Louisiana Public Service Commission, but the reason for that is that it
is engaged in Interstate commerce, and thus it is subject to the general
jurisdiction of the Interstate Commerce Commission, rather than the
Louisiana Public Service Commission. This circumstance, however,
does not deprive it of its right to expropriate. Calcasieu & S. Ry. Co. v
Bell, 224 La. 269, 69 So.2d 40 (1953); Texas Gas Transmission
Corporation v. Hebert, 207 So.2d 368 (La.App. 3d Cir. 1968); Texas
Eastern Transmission Corporation v. Terzia, 138 So.2d 874 (La.App. 2d
Cir. 1962).
In Texas Eastern Transmission Corporation v. Terzia, supra, our
brothers of the Second Circuit Court of Appeal appropriately stated “*
* * the right of expropriation is dependent not upon the public character
and nature of the corporation but upon the public purposes and public
interest which are served by such corporation.” In our opinion Dixie
must be classified as a common carrier, as that term is defined in LSA-
R.S. 45:251(1) and as it is used in LSA R.S. 45:254, even though it is
subject to the general jurisdiction of the Interstate Commerce
Commission rather than the Louisiana Public Service Commission.

Id. at 6.

We, therefore, reject the Crooks’ restricted view of the nature of the Placid’s

pipeline business and the intent of the statute. Louisiana Revised Statutes

45:251defines common carrier as “all persons engaged in the transportation of

petroleum as public utilities and common carriers for hire; or which on proper

showing may be legally held a common carrier from the nature of the business

conducted, or from the manner in which such business is carried on.” The line was

used by Placid in 1951 to transport oil from Mills Well #1 and, prior to its removal,

was linked to a parish-wide system of pipelines transporting oil to a facility in Searcy.

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The fact that only Placid used this particular pipeline does not thereby place it outside

the definition of common carrier for hire. The nature of Placid’s business is the

transportation and sale of crude oil to refining facilities. We find Placid falls within

the definition of common carrier for hire with powers of expropriation. This finding

is consistent with the jurisprudence involving other pipeline companies. See

Coleman v. Chevron Pipeline Company, 94-1773 (La.App. 4 Cir. 4/24/96), 673 So.2d

291.

Landowners’ consent or acquiescence

The Crooks contend the McCutchens were not aware of the existence of the

pipeline and therefore did not consent to its construction or use. We disagree. In

1939, the Crooks ancestors in title, granted an oil, gas and mineral lease which was

eventually assigned to Arkansas Fuel Oil Company. This lease necessarily involved

the laying of pipe to transport oil from the well to an off-site facility for refining. In

1940, Mills #1 Well began production. From 1940 to 1954, this well produced

revenues and Mills heirs were compensated for the discovery of oil on the property.

In 1951, Placid contracted with Arkansas Fuel Oil Company to transport the oil to a

refinery for production and use by the public. When the well was plugged, Placid

linked the pipeline to other wells located throughout the parish. In 1972, Ms.

McCutchen re-leased the property to Placid in the hopes of discovering an additional

reservoir of oil on the property. There is no question, Mr. Mills, and later, Ms.

Cutchen initially consented and/or acquiesced in the construction of a pipeline and

other structures necessary to obtain, produce and transport oil from their property.

It was in their own best interest to do so.

Construction in the Public Interest or Use for a Public Purpose

The Crooks contend the pipeline was constructed solely for Placid’s use and

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not for a necessary public purpose. The Crooks contend the elaborate system of

gathering lines, which Placid maintained in LaSalle Parish, was for its own

competitive advantage, by reducing transportation costs, and was not constructed or

used for a necessary public purpose or in the public interest. A similar argument was

asserted in Dixie Pipeline Co. v. Barry, 227 So.2d 1 (La.App. 3 Cir. 1969), writ

refused 335 La.145, 229 So.2d 731 (La. 1970), wherein the plaintiffs argued the

pipeline served only private interests and a privately owned plant. The appellate

court rejected that argument, stating:

While it is true that the proposed pipeline will connect a privately
owned plant with plaintiff’s pipeline, the effect of the new line will be
to transport large quantities of propane gas from the plant to a large
market in several states. Also, as we have already noted, the promix
plant receives “raw stream” from many producers in that area. The raw
stream received from these producers is separated at the plant and the
propane is then transported by means of pipelines to meet the demands
of thousands of consumers. A large number of producers as well as
many consumers will be benefitted by the new facility.

Id. at 7. See also United Gas Pipe Line Company v. Nezat, 136 So.2d 76 (La. App.
3 Cir. 1962) where this court found the pipeline company proved public necessity and
purpose for its expropriation of a servitude for the transmission of natural gas.

In Town of Vidalia v. The Unopened Succession of Ruffin, 95-580 (La.App. 3

Cir. 10/4/95), 663 So.2d 315, this court provided a definition of “public purpose.”

The landowners alleged the expropriation of their property by the Town of Vidalia

was not for a public purpose. This court disagreed and stated:

Defendants in the case sub judice contend that in order to show
a public purpose, there must be a “general public right to a definite use
of the property, as distinguished from a use by a private individual or
corporation which may prove beneficial or profitable to some portion of
the public.” River & Rail Terminals, Inc. v. Louisiana Ry. & Nav. Co.,
171 La. 223, 130 So. 337 (1930). Despite this restrictive language, the
Louisiana jurisprudence has not defined “public purpose” so narrowly.
See Texas Pipe Line Co. v. Stein, 190 So.2d 244 (La.App. 4 Cir. 1966),
reversed on other grounds, 250 La. 1104, 202 So.2d 266 (1967)
(“‘actual public use’ is not the criteria by which public purpose is
determined”). Rather, any allocation to a use resulting in advantages to
the public at large will suffice to constitute a public purpose. Moreover,

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a use of the property by a private individual or corporation, when such
use is merely incidental to the public use of the property by the state of
its political subdivision, does not destroy an otherwise valid public
purpose.

Id. at 319.

In City of New Orleans v. New Orleans Land Co., 173 La. 71, 136 So. 91, the

supreme court defined public use, as follows:

‘No general definition of what degree of public good will meet the
constitutional requirements for a ‘public use’ can be framed, as it is in
every case a question of public policy. The meaning of the term is
flexible and is not confined to what may constitute a public use at any
given time, but in general it may be said to cover a use affecting the
public generally, or any number thereof, as distinguished from particular
individuals. Some courts have gone so far in the direction of a liberal
construction as to hold that ‘public use’ is synonymous with ‘public
benefit,’ ‘public utitlity’ or ‘public advantage,’ and to authorize the
exercise of the power of eminent domain to promote such public benefit,
etc., especially where the interests involved are of considerable
magnitude, and it is sought to use the power in order that the natural
resources and advantages of a locality may receive the fullest
development in view of the general welfare.’

Id. at 74 quoting Corpus Juris, vol. 20, p. 551 et seq.

In Calcasieu & S. Ry. Co. v. Bel, 224 La. 269, 69 So.2d 40, the supreme court

recognized that the construction of the railroad “will serve the public, and that the

public may use and enjoy its facilities; that the construction of the road will be a

public advantage and will tend to enlarge the resources, increase the industrial

energies, and promote the productive powers of a considerable number of inhabitants

or businesses of a section of this state, and manifestly will contribute to the general

welfare and prosperity of the community in which it is located.” Id. at 278.

We find despite any competitive advantage to Placid, use of the pipeline to

efficiently and economically transport oil to various refineries in the State benefits

the public by increasing the availability of the oil and reducing costs to the consumer.

In Texas Pipe Line Co. v. Stein, 190 So.2d 244 (La.App. 4 Cir. 1966), reversed

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on other grounds, 250 La. 1104, 202 So.2d 266 (1967), the appellate court recognized

the “tremendous public benefits derived from the petroleum industry in the State of

Louisiana.” The court stated:

Perhaps no other resource is more important to the State’s economy, and
the public carrier pipelines which serve that industry are public utilities
without which this all-important industry could not have been developed
to its present significance. The public advantage resulting from an
enlargement of the resources of the State, increasing available industrial
energy and promoting the productive powers of a considerable number
of citizens, was recognized by our Supreme Court as a contribution to
the welfare and prosperity of the community, and was held to be
sufficient proof of public purpose to justify the taking of private
property by expropriation. Calcasieu & So. Ry. v. Bel, 224 La. 269, 69
So.2d 40 (1953).

Id. at 251.
DECREE

Based on the foregoing review of the evidence, we find Placid Oil Company

met the requirements for the application of the St. Julien Doctrine, codified in La.R.S.

19:14. Therefore, we affirm the decision of the trial court granting a partial summary

judgment in favor of Placid Refining Company, dismissing claims relating to

damages for trespass, loss of use, rental value, timber trespass and attorney’s fees.

The Crooks are limited to an action for compensation based upon the value of the

right of way taken as of the date of taking. All costs of this appeal are assessed to

Steve and Era Lea Crooks.

AFFIRMED.

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