. "Richards, 233 U.S. at 553, 34 S.Ct. at 657, 58 L.Ed. at 1091; see also Pennsylvania R.R. v. Angel, 41 N.J. Eq. 316, 7 A. 432, 433 (1886) ([A]n act of the legislature cannot confer upon individuals or private corporations, acting primarily for their own profit, although for public benefit as well, any right to deprive persons of the ordinary enjoyment of their property, except upon condition that" . . .