munn state illinois argued decided october munn state illinois error state illinois constitution illinois adopted contains following reference inspection grain storage thereof public warehouses elevators storehouses grain property stored compensation whether property stored kept separate declared public warehouses owner lessee manager every public warehouse situated town city less one hundred thousand inhabitants shall make weekly statements oath officer designated law keep posted conspicuous place office warehouse shall also file copy public examination place shall designated law statement shall correctly set forth amount grade every kind grain warehouse together property may stored therein warehouse receipts issued time making statement outstanding therefor shall copy posted warehouse note daily changes may made quantity grade grain warehouse different grades grain shipped separate lots shall mixed inferior superior grades without consent owner consignor thereof owners property stored warehouse holder receipt shall always liberty examine property stored books records warehouse regard property railroad companies common carriers railroads shall weigh measure grain points shipped receipt full amount shall responsible delivery amount owner consignee thereof place destination railroad companies receiving transporting grain bulk otherwise shall deliver consignee thereof elevator public warehouse may consigned provided consignee elevator public warehouse reached track owned leased used used railroad company railroad companies shall permit connections made tracks consignee public warehouse may reached cars said railroad shall duty general assembly pass necessary laws prevent issue false fraudulent warehouse receipts give full effect article constitution shall liberally construed protect producers shippers enumeration remedies herein named shall construed deny general assembly power prescribe law remedies may found expedient deprive person existing remedies general assembly shall pass laws inspection grain protection producers shippers receivers grain produce provisions act general assembly illinois entitled act regulate public warehouses warehousing inspection grain give effect art constitution state approved april far direct bearing upon questions involved case follows enacted people state illinois represented general assembly public warehouses defined art constitution state shall divided three classes designated classes respectively public warehouses class shall embrace warehouses elevators granaries grain stored bulk grain different owners mixed together grain stored manner identity different lots parcels accurately preserved warehouses elevators granaries located cities less one hundred thousand inhabitants public warehouses class shall embrace warehouses elevators granaries grain stored bulk grain different owners mixed together public warehouses class shall embrace warehouses places property kind stored consideration proprietor lessee manager public warehouse class shall required transacting business warehouse procure circuit county license permitting proprietor lessee manager transact business public warehouseman laws state license shall issued clerk said upon written application shall set forth location name warehouse individual name person interested owner principal management warehouse owned managed corporation names president secretary treasurer corporation shall stated license shall give authority carry conduct business public warehouse class accordance laws state shall revocable said upon summary proceeding upon complaint person writing setting forth particular violation law upon satisfactory proof taken manner may directed person receiving license herein provided shall file clerk granting bond people state illinois good sufficient surety approved said penal sum conditioned faithful performance duty public warehouseman class full unreserved compliance laws state relation thereto person shall transact business public warehouse class without first procuring license herein provided shall continue transact business license revoked save may permitted deliver property previously stored warehouse shall conviction fined sum less every day business carried may refuse renew license grant new one persons whose license revoked within one year time revoked every warehouseman public warehouses class shall required first week january year publish one newspapers daily published city warehouse situated table schedule rates storage grain warehouse ensuing year rates shall increased except provided sect act year published rates published reduction shall apply grain received warehouse person source discrimination shall made directly indirectly charges made warehouseman storage grain maximum charge storage handling grain including cost receiving delivering shall first thirty days part thereof two cents per bushel fifteen days part thereof first thirty days one cent per bushel provided however grain damp liable early damage indicated inspection received may subject two cents per bushel storage first ten days additional five days part thereof exceeding one per cent per bushel day june information filed criminal cook county munn scott alleging day june city chicago said county managers lessees public warehouse known elevator stored grain bulk mixed grain different owners together said warehouse warehouse located city chicago contained one hundred thousand inhabitants unlawfully transacted business public warehousemen aforesaid without procuring license circuit said county permitting transact business public warehousemen laws state information plea guilty interposed agreed statement facts made record appears munn scott leased owner ground occupied elevator erected thereon grain warehouse elevator year capital means ever since carried said elevator business storing handling grain hire charged received compensation rates storage year year agreed upon established different elevators warehouses city chicago published one newspapers printed said city month january year established rates year next ensuing publication day june munn scott managers proprietors grain warehouse known elevator chicago wherein grain different owners stored bulk mixed together carried business receiving storing delivering grain hire without taken license circuit cook county permitting managers transact business public warehousemen without filed clerk circuit bond people state illinois required sects act april city chicago two years one hundred thousand inhabitants munn scott stored mixed grain different owners together express consent permission owners consignee grain agreed compensation published rates storage munn scott complied respects said act except two particulars first taken license given bond required sects second charged storage handling grain rates established published january higher fixed sect defendants found guilty fined judgment criminal cook county affirmed state munn scott sued writ assign error sects statute unconstitutional void said sections repugnant third clause sect art sixth clause sect art constitution fifth fourteenth amendments goudy john jewett plaintiffs error plaintiffs error safely take license give bond required sects act thereby waive right question validity act cooley const lim baker braman hill ferguson landrum bush home ins security ins third fourth fifth fifteenth sections act plaintiffs error convicted fined repugnant third clause art constitution confers upon congress power regulate commerce foreign nations among several ward maryland wall case state freight tax id gibbons ogden wheat brown maryland id osborne mobile wall woodruff parham id wilson blackbird creek marsh pet gilman philadelphia wall license cases bartemeyer iowa wall city new york miln pet sections also repugnant sixth clause sect art constitution ordains preference shall given regulation commerce revenue ports one state another also repugnant part first section art amendments constitution ordains state shall deprive person life liberty property without due process law deny person within jurisdiction equal protection laws webster works coke inst murray lessee hoboken land imp hoke henderson dev taylor porter hill wynehamer people cooley const lim et seq pumpelly green bay wall sinnickson johnson harr gardner newburgh johns ch also cases cited note wall green biddle wheat bronson kinzie cooley const lim walker whitehead wall rowley hooker ind ogden saunders wheat willard longstreet doug gantly lessee ewing within limits police power state black com bentham edin ed part ix cooley const lim thorpe railroad com alger cush kent com people railroad lake view rosehill cem chicago legal news benson mayor barb vanderbilt adams cow broom legal maxims regulate use property future deprive plaintiffs error property existence used years prior passage law wynehamer people com alger cush mass bartemeyer iowa wall following authorities directly point exercise power cooley const lim doe ex dem gaines buford dana webb baird ind examples legislation regard usury ferries mills hackmen precedents justifying bac abr ed angell highways birset hart willes mills county st clair mills county st clair vin abr hix gardner bulst sections question repugnant provision fourteenth amendment state shall deny person within jurisdiction equal protection laws cooley const lim walley heirs keenedy yerg provisions constitution illinois regard warehouses affect questions railroad company mcclure wall home friendless rouse id washington university rouse id james edsall illinois contra statute regulation commerce within purview constitution woodruff parham wall hinson lott id osborne mobile id nathan louisiana people saratoga rens railroad wend gibbons ogden wheat cases wall gilman philadelphia id city new york miln pet crandall state nevada wall brown maryland wheat license cases statute sense regulation commerce belongs class powers may exercised state absence conflicting congressional legislation cooley board wardens port philadelphia gilman philadelphia supra wilson blackbird creek marsh pet crandall state nevada supra license cases supra statute repugnant clause constitution prohibits giving ports one state another clause imposes limitation upon powers congress statute deprive persons property without due process law cooley const lim cases supra sharpless mayor philadelphia grant courter barb commonwealth tewksbury met commonwealth alger cush mass met board police barrett bartemeyer iowa wall warehousemen storage grain manner business conducted chicago engaged public employment distinguished ordinary business pursuits regard occupy position similar common carriers held sort public office public duties perform steam nav merchants bank sanford railroad company penn coggs bernard ld raym railroad people like common carriers required law receive grain persons store upon equal terms conditions rev stat ross johnson burr low martin steinman wilkins watts although ownership property private use may public strict legal sense hence adjudicated cases terms wharves roads houses warehouses frequent occurrence although property may subject private ownership dutton strong black ives hartley olcott supervisors wall whenever person pursues public calling sustains relations public people must necessity deal moral duress submit terms unrestrained law order prevent extortion abuse position price may charge services may regulated law commonwealth duane mass state perry jones state nixon id bac abr tit murray lessee et al hoboken land imp kirkham shawcrass peake ogden saunders wheat mills county commissioners trustees schools tatman id grain warehousemen chicago public employment sort public office sustain relations public grain consigned greatest grain market world must necessarily pass hands state illinois virtue unquestionable power regulate internal commerce may enact laws prescribing maximum rates storage storage grain offered sale markets state clearly pertains internal domestic commerce chief justice waite delivered opinion question determined case whether general assembly illinois limitations upon legislative power imposed constitution fix law maximum charges storage grain warehouses chicago places state less one hundred thousand inhabitants grain stored bulk grain different owners mixed together grain stored manner identity different lots parcels accurately preserved claimed law repugnant part sect art constitution confers upon congress power regulate commerce foreign nations among several part sect article provides preference shall given regulation commerce revenue ports one state another part amendment ordains state shall person life liberty property without due process law deny person within jurisdiction equal protection laws consider last objections first every statute presumed constitutional courts declare one unconstitutional unless clearly doubt expressed legislature sustained constitution contains definition word used fourteenth amendment determine signification therefore necessary ascertain effect usage given employed like connection provision amendment new constitution limitation upon powers old principle civilized government found magna charta substance form nearly quite constitutions time time adopted several union fifth amendment introduced constitution limitation upon powers national government fourteenth guaranty encroachment upon acknowledged right citizenship legislatures people colonies separated great britain changed form substance government retained purposes government powers british parliament state constitutions forms social compact undertook give practical effect deemed necessary common good security life property powers retained committed respective unless express terms implication reserved subsequently found necessary establish national government national purposes part powers people granted people grant operated limitation upon powers governments possess powers parliament england except delegated reserved people reservations people shown prohibitions constitutions one becomes member society necessarily parts rights privileges individual affected relations others might retain body politic aptly defined preamble constitution massachusetts social compact whole people covenants citizen citizen whole people shall governed certain laws common good confer power upon whole people control rights purely exclusively private thorpe railroad authorize establishment laws requiring citizen conduct use property unnecessarily injure another essence government found expression maxim sic utere tuo ut alienum non laedas source come police powers said chief justice taney license cases nothing less powers government inherent every sovereignty say power govern men things powers government regulates conduct citizens one towards another manner shall use property regulation becomes necessary public good exercise customary england time immemorial country first colonization regulate ferries common carriers hackmen bakers millers wharfingers innkeepers fix maximum charge made services rendered accommodations furnished articles sold day statutes found many subjects think never yet successfully contended legislation came within constitutional prohibitions interference private property fifth amendment force congress conferred power upon city washington regulate rates wharfage private wharves sweeping chimneys fix rates fees therefor weight quality bread stat sect make necessary regulations respecting hackney carriages rates fare rates hauling cartmen wagoners carmen draymen rates commission auctioneers id sect apparent time adoption fourteenth amendment supposed statutes regulating use even price use private property necessarily deprived owner property without due process law circumstances may amendment change law particular simply prevents operate deprivation brings us inquire principles upon power regulation rests order may determine within without operative effect looking common law whence came right constitution protects find private property public interest ceases juris privati said lord chief justice hale two hundred years ago treatise de portibus maris harg law tracts accepted without objection essential element law property ever since property become clothed public interest used manner make public consequence affect community large therefore one devotes property use public interest effect grants public interest use must submit controlled public common good extent interest thus created may withdraw grant discontinuing use long maintains use must submit control thus ferries lord hale says treatise de jure maris harg law tracts king right franchise privilege man may set common ferry passengers without prescription time mind charter king may make ferry use use family common use king subjects passing way doth consequence tend common charge become thing public interest use every man passage pays toll common charge every ferry public regulation give attendance due times keep boat due order take reasonable toll fail finable one owns soil banks stream use purposes public ferry except upon terms conditions body politic may time time impose common good requires public ways shall control public authorities privilege prerogative king connection represents gives another name body politic primarily profit protection people promotion general welfare wharves wharfingers lord hale treatise de portibus maris already cited says man private advantage may port town set wharf crane may take rates customers agree cranage wharfage housellage pesage doth lawful man makes king subject public wharf unto persons come port must come unlade lade goods purpose wharfs licensed queen wharf port may fall port newly erected case taken arbitrary excessive duties cranage wharfage pesage neither enhanced immoderate rate duties must reasonable moderate though settled king license charter wharf crane conveniences affected public interest cease juris privati man set street new building land longer bare private interest affected public interest statement law lord hale cited approbation acted upon lord kenyon beginning present century bolt stennett held warehouses warehousemen aldnutt inglis east decided appeared london dock company built warehouses wines taken store rates charge company owners might agree upon afterwards company obtained authority general warehousing act receive wines importers duties upon importation paid question whether charge arbitrary rates storage must content reasonable compensation upon point lord ellenborough said doubt general principle favored law justice every man may fix price pleases upon property use particular purpose public right resort premises make use monopoly purpose take benefit monopoly must equivalent perform duty attached reasonable terms question whether circumstanced company combination warehousing act act originally constituted actually existing state things port london whereby alone warehousing wines according doctrine lord hale obliged limit reasonable compensation warehousing according whenever accident time casts upon party benefit legal monopoly landing goods public port owner wharf authorized receive goods happens built port newly erected confined take reasonable compensation use wharf enough exists place commodity question virtual monopoly warehousing purpose principle law attaches laid lord hale passage referred de portibus maris already quoted includes good sense well law subject case le blanc said admitting warehouses private property company might discontinue application might made terms pleased first instance yet monopoly question whether warehouses private property clothed public right principle law attaches upon privilege bonding wines present confined act parliament company warehouses privilege public shall good public attach monopoly shall bound pay arbitrary reasonable rent upon record company resist demand warehouse rent confined within limit though follow rent fact fixed unreasonable choose insist reasonable purpose raising question purpose therefore question may taken whether may claim unreasonable rent though private property yet principle laid lord hale attaches upon private property affected public interest ceases juris privati case dedication purpose owners take arbitrary excessive duties duties must reasonable quoted thus largely words eminent expounders common law think find principle supports legislation examining lord hale said learned american judge england even rights prerogative scan words much care found magna charta meaning ascertained trouble search cow note later times principle came consideration alabama called upon decide whether power granted city mobile regulate weight price bread unconstitutional contended interfere right citizen pursue lawful trade calling mode judgment might dictate said notive interference part legislature lawful actions individuals mode private property shall enjoyed unless calling affects public interest private property employed manner directly affects body people upon principle state keepers licensed county required least year settle rates innkeepers upon principle founded control legislature always exercised establishment regulation mills ferries bridges turnpike roads kindred subjects mobile yuille source comes power regulate charges common carriers done england long ago third year reign william mary continued within comparatively recent period first statute find following suggestive preamble wit whereas divers wagoners carriers combination amongst raised prices carriage goods many places excessive rates great injury trade therefore enacted stat large great britain common carriers exercise sort public office duties perform public interested new jersey nav merchants bank business therefore public interest within meaning doctrine lord hale forcibly stated need go enough already said show private property devoted public use subject public regulation remains ascertain whether warehouses plaintiffs error business carried come within operation principle purpose accept true statements fact contained elaborate brief one counsel plaintiffs error appears great producing region west sends grain water rail chicago greater part shipped vessel transportation seaboard great lakes forwarded railway eastern ports vessels extent loaded chicago harbor sailed lawrence directly europe quantity grain received chicago made greatest grain market world business created demand means immense quantity grain handled stored found grain warehouses commonly called elevators grain elevated boat car machinery operated steam bins prepared reception elevated bins like process vessel car carry way largest traffic citizens country north west chicago citizens country lying atlantic coast north washington grain passes elevators chicago way trade grain carried inhabitants seven eight great west four five lying shore forms largest part commerce grain warehouses elevators chicago immense structures holding bushels one time according size divided bins large capacity great strength located river harbor one side railway tracks grain run car vessel boat car may demanded course business found impossible preserve owner grain separate given rise system inspection grading grain different owners mixed receipts issued number bushels negotiable redeemable like kind upon demand mode conducting business inaugurated twenty years ago grown immense proportions railways found impracticable elevators public policy forbids transaction business carrier ownership therefore private individuals embarked capital devoted industry business private pursuit connection must also borne mind although chicago fourteen warehouses adapted particular business owned thirty persons nine business firms controlled prices charged received storage year year agreed upon established different elevators warehouses city chicago rates annually published one newspapers printed said city month january year established rates year next ensuing publication thus apparent elevating facilities vast productions seven eight great west must pass way four five seashore may monopoly circumstances difficult see common carrier miller ferryman innkeeper wharfinger baker cartman pursues public employment exercises sort public office plaintiffs error stand use language counsel commerce take toll pass business certainly common charge become thing public interest use every bushel grain passage toll common charge therefore according lord hale every warehouseman public regulation take reasonable toll certainly business clothed public interest cease juris privati may made operation constitution illinois statute facts also permitted overlook fact reason people illinois revised constitution saw fit make duty general assembly pass laws protection producers shippers receivers grain produce art sect sect article require railroad companies receiving transporting grain bulk otherwise deliver elevator might consigned reached track used company railroad companies permit connections made tracks public warehouse might reached cars railroads indicates clearly twenty years peculiar business assuming present proportions something occurred led whole body people suppose remedies usually employed prevent abuses virtual monopolies might inappropriate purposes must assume state facts exist justify legislation actually exist statute consideration passed us question one power expediency state circumstances exist justify statute may declare one void excess legislative power state must presume propriety legislative interference within scope legislative power legislature exclusive judge neither matter moment precedent found statute precisely like conceded business one recent origin growth rapid already great importance must also conceded business whole public direct positive interest presents therefore case application principle social science statute simply extends law meet new development commercial progress attempt compel owners grant public interest property declare obligations use particular manner matters case plaintiffs error built warehouses established business regulations complained adopted beginning subject power body politic require conform regulations might established proper authorities common good entered upon business provided means carry subject condition wish submit interference clothed public interest concerns principle applies proprietor never supposed exempt regulating statutes ordinances purchased horses carriage established business statute ordinance adopted insisted however owner property entitled reasonable compensation use even though clothed public interest reasonable judicial legislative question already shown practice otherwise countries common law prevails customary time immemorial legislature declare shall reasonable compensation circumstances perhaps properly speaking fix maximum beyond charge made unreasonable undoubtedly mere private contracts relating matters public interest reasonable must ascertained judicially legislature control contract matters affect public interest legislative control may exercised statutory regulations upon subject courts must determine reasonable controlling fact power regulate exists right establish maximum charge one means regulation implied fact rule requires charge reasonable regulation price without owner make rates compel public yield terms forego use mere regulation trade business may changed statute person property vested interest rule common law one forms municipal law sacred rights property created common law taken away without due process law rule conduct may changed even whim legislature unless prevented constitutional limitations indeed great office statutes remedy defects common law developed adapt changes time circumstances limit rate charge services rendered public employment use property public interest changing regulation existed establishes new principle law gives new effect old one know power may abused argument existence protection abuses legislatures people must resort polls courts already said unnecessary refer length effect provision fourteenth amendment relied upon state shall person within jurisdiction equal protection laws certainly claimed prevents state regulating fares hackmen charges draymen chicago unless thing every place within jurisdiction seen power regulate business warehouses depends upon principle power regulate hackmen draymen done one case particular done come consider effect upon statute power congress regulate commerce properly said case state tax railway gross receipts wall every thing affects commerce amounts regulation within meaning constitution warehouses plaintiffs error situated business carried exclusively within limits state illinois used instruments engaged state well engaged commerce necessarily part commerce dray cart grain transferred one railroad station another incidentally may become connected commerce necessarily regulation thing domestic concern certainly congress acts reference relations state may exercise powers government even though may indirectly operate upon commerce outside immediate jurisdiction say case may arise found state form regulating affairs encroached upon exclusive domain congress respect commerce say upon facts represented us record done remaining objection wit statute present form repugnant sect art constitution gives preference ports one state another may disposed single remark provision operates limitation powers congress respect affects regulation domestic affairs conclude therefore statute question repugnant constitution error judgment passing upon case unmindful vast importance questions involved cases kindred character argued us year ago eminent counsel manner worthy reputations kept cases long advisement order decision might result mature deliverations judgment affirmed justice field justice strong dissented justice field compelled dissent decision case reasons upon decision founded principle upon opinion majority proceeds judgment subversive rights private property heretofore believed protected constitutional guaranties legislative interference conflict authorities cited support defendants constructed warehouse elevator means upon ground leased purpose time filing information transacted business receiving storing grain hire rates stroage charged annually established arrangement owners different elevators chicago published month january state illinois adopted new constitution elevators storehouses grain property stored compensation whether property stored kept separate declared public warehouses april legislature state passed act regulate warehouses thus declared public warehousing inspection grain give effect article constitution act public warehouses defined constitution divided three classes first embraced warehouses elevators granaries located cities less one hundred thousand inhabitants grain stored bulk grain different owners mixed together stored manner identity different lots parcels accurately preserved class elevator defendants belonged act prescribed maximum clarges proprietor lessee manager warehouse allowed make storage handling grain including cost receiving delivering first thirty days part thereof succeeding fifteen days part thereof required procure circuit county license transact business public warehouseman give bond people state penal sum faithful performance duty warehouseman first class full unreserved compliance laws state relation thereto license made revocable circuit upon summary proceeding violation laws penalty imposed upon every person transacting business public warehouseman first class without first procuring license continuing business license revoked less day business thus carried also authorized refuse one year renew license grant new one person whose license revoked maximum charges prescribed act receipt storage grain different defendants previously charged ahd agreed owners grain extended periods storage required formerly gave charges formerly charged first twenty days storage act allowed charge first thirty days storage formerly charged succeeding ten days first twenty act allowed charge succeeding fifteen days first thirty defendants deeming right use property manner desired inconsistent equal right others like use denying power legislature fix prices use property services connection refused comply act taking license giving bond required continued carry business charge receiving storing grain prices accustomed charge agreed upon owners grain thus transacting business without procuring license required act prosecuted fined judgment affirmed state question presented therefore one greatest importance whether within competency state fix compensation individual may receive use property private business services connection declaration constitution private buildings used private purposes shall deemed public institutions make receipt storage grain building erected private means purpose constitute building public warehouse magic language though used constitutional convention change private business public one alter character building business transacted tailor shoemaker shop still retain private character even though assembled wisdom state declare organic act legislative ordinance place public workshop workmen public tailors public shoemakers one might well attempt change nature colors giving new designation defendants public warehousemen justly observed counsel merchant sells merchandise public public merchant blacksmith shoes horses public public blacksmith strange notion calling brought legislative control true three two held legislation legitimate exercise state authority private business two members dissenting decided nothing constitution recent amendments impugns validity therefore diffidence presume question soundness decision validity legislation among grounds assailed state conflict provision state constitution declares person shall deprived life liberty property without due process law provision fourteenth amendment federal constitution imposes similar restriction upon action state state held substance constitutional provision violated long owner deprived title possession property deny legislature power make needful rules regulations respecting use enjoyment property referring support position instances action prescribing interest money establishing regulating public ferries public mills fixing compensation shape tolls delegating power municipal bodies regulate charges hackmen draymen weight price bread legislation also assailed ground jurisdiction arising upon clause fourteenth amendment ordaining state shall deprive person life liberty property without due process law seem opinion holds property loses something private character employed way generally useful doctrine declared property clothed public interest used manner make public consequence affect community large clothing right legislature deduced control use property determine compensation owner may receive sir matthew hale sages law day spoke property affected public interest ceasing cause juris privati solely ceasing held merely private right referred property dedicated owner public announced legislature may granted government connection special privileges conferred unless property thus dedicated right bestowed government held property either specific grant prescription long time imply grant originally property affected public interest taken category property held private right sense terms property public interest used case nature business storage sense words used private business public interested interested storage products soil articles manufacture clear intended declare whenever one devotes property business useful public community large legislature regulate compensation owner may receive use services connection therefore says devotes property use public interest effect grants public interest use must submit controlled public common good extent interest thus created may withdraw grant discontinuing use long maintains use must submit control building used defendants storage grain storage says public interest therefore defendants devoting building storage granted public interest use must submit compensation regulated legislature sound law protection either principles upon republican government founded prohibitions constitution invasion private rights property business state held mercy majority legislature public greater interest use buildings storage grain use buildings residences families indeed thing like great interest according doctrine announcedthe legislature may fix rent tenements used residences without reference cost erection owner like rates prescribed may cease renting houses granted public says interest use buildings may withdraw grant discontinuing use long maintains use must submit control public interested manufacture cotton woollen silken fabrics construction machinery printing publication books periodicals making utensils every variety useful ornamental indeed hardly enterprise business engaging attention labor considerable portion community public interest sense term used opinion doctrine allows legislature interfere regulate charges owners property thus employed shall make use rates different kinds business shall carried never asserted far aware judicial tribunal doctrine state one deprived property within meaning constitutional inhibition long retains title possession doctrine whenever one property used manner affect community large becomes fact clothed public interest ceases juris privati appear destroy useful purposes efficacy constitutional guaranty beneficial property arises use fruits use whatever deprives person deprives desirable valuable title possession constitutional guaranty extends prevent deprivation title possession allows deprivation use fruits use merit encomiums received unless misread history provision incorporated state constitutions fifth fourteenth amendments federal constitution miscunderstood interpretation received thus limited scope thus impotent good much extended operation either state federal given provision observed places property protection life liberty except due process law state deprive person either provision supposed secure every individual essential conditions pursuit happiness reason heretofore never construed narrow restricted sense state deprive person life liberty property without due process law says fourteenth amendment constitution term used something meant mere animal existence inhibition deprivation extends limbs faculties life enjoyed provision equally prohibits mutilation body amputation arm leg putting eye destruction organ body soul communicates outer world deprivation life whatever god given every one life growth enjoyment prohibited provision question efficacy frittered away judicial decision term used provision something meant mere freedom physical restraint bounds prison means freedom go one may choose act manner inconsistent equal rights others judgment may dictate promotion happiness pursue callings avocations may suitable develop capacities give highest enjoyment liberal construction required protection life liberty particulars life liberty value applied protection private property legislature state pretence providing public good reason determine consent owner uses private property shall devoted prices owner shall receive uses deprive property completely special act confiscation destruction instance owner prohibited using building purposes designed little consequence permitted retain title possession compelled take compensation use less expenses subjected ownership practical purposes deprived property effectually legislature ordered forcible dispossession admitted legislature control compensation extent compensation becomes mere matter legislative discretion amount fixed operate partial destruction value property fall amount owner obtain contract practically complete destruction less cost retaining possession indeed protection value constitutional provision extend use income property well title possession heretofore held many instances constitutional provision intended protection rights private property liberally construed held numerous cases called upon give effect provision prohibiting legislation impairing obligation contracts provision construed secure direct attack contract essential incidents give value enable owner enforce thus bronson kinzie reported howard held act legislature illinois giving mortgagor twelve months within redeem mortgaged property judicial sale prohibiting sale less appraised value void applied mortgages executed prior passage contended support act affected remedy mortgagee impair contract replied substantial difference retrospective law declaring particular contract abrogated void one took away remedy enforce incumbered remedy conditions rendered useless impracticable pursue referring constitutional provision said speaking chief justice taney unjust memory distinguished men framed suppose designed protect mere barren abstract right without practical operation upon business life undoubtedly adopted part constitution great useful purpose maintain integrity contracts secure faithful execution throughout union placing protection constitution ill become circumstances depart plain meaning words used sanction distinction right remedy render provision illusive nugatory mere words form affording protection producing practical result pumpelly green bay company wall language equally emphatic case arose wisconsin constitution declares like constitutions nearly private property shall taken public use without compensation held flooding one land dam constructed across river law state taking within prohibition required compensation made owner land thus flooded speaking justice miller said curious unsatisfactory result construing provision constitutional law always understood adopted protection security rights individual government received commendation jurists statesmen commentators placing principles common law subject beyond power ordinary legislation change control shall held government refrains absolute conversion real property uses public destroy value entirely inflict irreparable permanent injury extent effect subject total destruction without making compensation narrowest sense word taken public use construction pervert constitutional provision restriction rights citizen rights stood common law instead government make authority invasion private right pretext public good warrant laws practices ancestors views expressed citations applied case render constitutional provision invoked defendants effectual protect uses income revenues property well title prossession construction actually given state makes provision language taney protection mere barren abstract right without practical operation upon business life renders nugatory mere words form affording protection producing practical result power state property citizen constitutional guaranty well defined state may take property public uses upon compensation made therefor may take portion property way taxation support government may control use possession property far may necessary protection rights others secure equal use enjoyment property doctrine one must use injure utere tuo ut alienum non rule every member society must possess enjoy property legislation essential secure common equal enjoyment legitimate exercise state authority except cases property may destroyed arrest conflagration ravages pestilence taken pressure immediate overwhelming necessity prevent public calamity power state property citizen extend beyond limits true legislation secures protection rights equal use enjoyment property embraces almost infinite variety subjects whatever affects peace good order morals health community comes within scope every one must use enjoy property subject restrictions legislation imposes termed police power state language often used respecting one suppose undefined irresponsible element government interfere conduct individuals intercourse use property far may required secure objects compensation owners property special rights privileges government connection may demand use services union forms element consideration prescribing regulations purpose one construct building city state municipality exercising delegated power state may require walls sufficient thickness uses intended may forbid employment inflammable materials construction endanger safety neighbors designed theatre church public hall may prescribe ample means egress afford facility escape case accident may forbid storage powder explosive material may require occupants daily remove decayed vegetable animal matter otherwise accumulate engender disease may exclude occupations business calculated disturb neighborhood infect air indeed end regulations respect use property may legitimately prescribed object peace good order safety health community thus securing equal enjoyment property establishing regulations evident compensation owner use property services union matter importance whether one sum another affect regulation either respect utility mode enforcement one may go like manner whole round regulations authorized legislation state municipal termed police power instance find compensation owner use property influence establishing right privilege conferred government municipality upon owner use connection property means use property rendered valuable thereby enjoys advantage others compensation received becomes legitimate matter regulation submission regulation compensation cases implied condition grant state exercising power prescribing compensation determines conditions upon concession shall enjoyed privilege ends power regulation ceases jurists writers public law find authority exercise police power state numerous regulations prescribes doctrine already stated every one must use enjoy property consistently rights others equal use enjoyment property police power state says vermont protection lives limbs health comfort quiet persons protection property state according maxim sic utere tuo ut alienum non laedas universal application must course within range legislative action define mode manner every one may use injure others thorpe rutland burlington railroad think settled principle growing nature civil society says massachusetts every holder property however absolute unqualified may title holds implied liability use shall injurious equal enjoyment others equal right enjoyment property injurious rights community commonwealth alger cush commentaries speaking protection afforded constitution private property chancellor kent says though property thus protected still understood right prescribe mode manner using far may necessary prevent abuse right injury annoyance others public government may general regulations interdict uses property create nuisances become dangerous lives health peace comfort citizens unwholesome trades operations offensive senses deposit powder application power propel cars building combustible materials burial dead may interdicted law midst dense masses population general rational principle every person use property injure neighbors private interests must made subservient general interests community kent italics citations mine citations show already stated case regulations state exercise police power authorizes respect use property entirely independent question compensation use services owner connection nothing character business defendants warehousemen called interference complained case buildings nuisances occupation receiving storing grain infringes upon rights others disturbs neighborhood infects air respect prevents others using enjoying property may seem best legislation question nothing less bold assertion absolute power state control discretion property business citizen fix compensation shall receive legislature made condition upon owner shall receive fruits property reward labor industry enterprise government says story scarcely deemed free rights property left solely dependent upon legislative body without restraint fundamental maxims free government seem require rights personal liberty private property held sacred wilkeson leland pet decision case gives unrestrained license legislative several instances mentioned counsel argument opinion legislation fixed compensation parties may receive use property services militate views expressed power state property citizen mostly cases public ferries bridges turnpikes wharfingers hackmen draymen interest money cases except interest money shall presently notice special privilege granted state municipality one suppose ever contended state right prescribe conditions upon privilege enjoyed state cases exercises greater right individual may exercise use property leased loaned others conditions upon privilege shall enjoyed stated implied legislation authorizing grant right course impaired enforcement recipient privilege effect stipulates comply conditions matters limited privilege conferred acceptance implies assent regulation use compensation privilege hackman drayman use stands public streets allowed ordinary coachman laborer teams constitutes sufficient warrant regulation fares case warehousemen chicago right privilege conferred government upon hence assent alleged justify interference charges use property quotations writings sir matthew hale far supporting positions recognize interference government even extent admitted legitimate state merely franchise public ferry belongs king used subject except license prescription time mind subject public wharf license king dedicated private wharf public case street opened land must allow use wharf reasonable moderate charges thus first quotation taken treatise de jure maris hale says king right franchise privilege man may set common ferry passengers without prescription time mind charter king may make ferry use use family common use king subjects passing way doth consequent tend common charge become thing public interest use every man passage pays toll common charge every ferry public regulation give attendance due times keep boat due order take reasonable toll fail finable course one obtains license king establish public ferry man passage pays toll must take condition charge reasonable toll indeed subject regulations king may prescribe second quotation taken treatise de portibus maris hale says man private advantage may port town set wharf crane may take rates customers agree cranage wharfage housellage pesage doth lawful man makes king subject public wharf unto persons come port must come unlade lade goods purpose wharves licensed king wharf port may fall port newly erected case taken arbitrary excessive dutes cranage wharfage pesage neither enhanced immoderate rate duties must reasonable moderate though settled king license charter wharf crane conveniences affected public interest cease juris privati man set street new building land longer bare private interest affected public interest purport one public wharf license government dedication must exact reasonable compensation use dedication public use wharf much brought rule subjection reasonable charges originally established licensed crown property dedicated public use individual owner case land park street falls force dedication law governing property appropriated government similar purposes doubt justice encomiums passed upon sir matthew hale learned jurist day unable perceive pertinency observations upon public ferries public wharves found treatises rights sea ports sea questions presented warehousing law illinois undertaking regulate compensation received owners private property property used private purposes principal authority cited support ruling alnutt inglis decided king bench reported east case far sustaining ruling establishes judgment doctrine every one right charge property use whatever pleases unless enjoys connection right privilege government accorded others even decides stated quotations sir matthew hale must submit long retains right privilege reasonable rates case london dock company certain acts parliament possessed exclusive right receiving imported goods warehouses duties paid question whether company bound receive reasonable reward whether arbitrarily fix compensation deciding case chief justice lord ellenborough said doubt general principle favored law justice every man may fix price pleases upon property use particular purpose public right resort premises make use monopoly purpose take benefit monopoly must equivalent perform duty attacted reasonable terms coming conclusion company warehouses invested monopoly public privilege held law company must confine take reasonable rates added crown thereafter think advisable extend privilege generally persons places public restrained exercising choice warehouses purpose company might enfranchised restriction attached monopoly long warehouses places resorted purpose company bound let trade use reasonable hire reward judges placed concurrence decision upon ground company possessed legal monopoly business warehouses goods imported lawfully received without previous payment duties case appears privilege bestowal government enjoyed connection property affected public interest proper sense terms public privilege conferred use property creates public interest case decided alabama power granted city mobile license bakers regulate weight price bread sustained far regulating weight bread concerned question made right regulate price doubt competency state prescribe weight loaf bread may declare weight shall constitute pound ton deny power legislature government fix price one shall receive property kind power exercised one article may articles prices every thing calico gown city mansion may subject legislative direction instances similar character may doubt cited attempted legislative interference rights property act congress mentioned one congress undertook confer upon city washington power regulate rates wharfage private wharves fees sweeping chimneys authoritative adjudication upon similar provisions must adhere notwithstanding legislation opinion property right fix compensation allow use control services right fix compensation rendered sweeps may think safely claim compensation obtain bargain work absence contract property services law allows reasonable price compensation reasonable price case depend upon variety considerations matter legislative determination practice regulating legislation interest receivable use money considered reference origin assertion right government control extent privilege granted may exercised enjoyed ancient common law unlawful take money use money called usurers term great reproach exposed censure church death person discovered usurer whilst living chattels forfeited king lands escheated lord fee action maintained promise pay use money unlawfulness contract whilst common law thus condemned usury parliament interfered made lawful take limited amount interest upon theory legislature arbitrarily fix compensation one receive use property general law subject hire compensation parliament acted order confer privilege common law denied reasons led legislation originally long since ceased exist legislation still persisted long acquiescence exercise power especially rightfully assumed first instance generally received sufficient evidence continued lawfulness bac abr also recognized england ancient common law certain privileges belonging lord manor grew state country condition people relation existing tenants feudal system among right lord compel tenants within manor grind corn mill one therefore set mill except license license crown unless claimed right prescription presupposed grant lord crown course license went right regulate tolls received woolrych law waters mills hence originated doctrine one time obtained generally country mill grind corn public without grant license public authorities still believe asserted doctrine recognized rest followed right control toll accompanied right control establishment mill requires comment point radical differences cases public mills interest money warehouses chicago prerogative privilege crown establish warehouses ever asserted common law business warehouseman common law private business nature special privileges connected law ever extend greater protection extended private business reason assigned justify legislation interfering legitimate profits business equally justify intermeddling business every man community soon least business became generally useful opinion judgment illinois reversed justice strong judgment case announced direction majority well known brethren concur purpose prepare dissenting opinion found time preparation reluctant dissent case without stating reasons justice field stated fully concur said footnotes statute eliz allows ten per cent interest recites usury forbidden law god sin detestable statute james first reducing rate eight per cent provided nothing law allow practice usury point religion conscience clause introduced said satisfy bishops vote bill without