H.G.V. Associates, Inc. v. City of New York, 64 N.Y.2d 966 (1985)
In eminent domain cases, just compensation for condemned property, including fixtures, is measured by what the owner has lost, ensuring fair reimbursement for the taking.
Summary
The City of New York condemned property as part of the College Point Industrial Park Urban Renewal Project. Several claimants sought compensation, including H.G.V. Associates (the land owner), other amusement park operators, and Adventurers Whitestone Corp. (a restaurant tenant). The central issues concerned the valuation of the fee interest, particularly land formerly part of tidal creekbeds, and the proper method for calculating compensation for fixtures owned by a tenant. The Court of Appeals affirmed the Appellate Division’s ruling, holding that the landowner was entitled to compensation for the former creekbeds and that the tenant was entitled to the sound value of its fixtures since it did not remove them.
Facts
H.G.V. Associates owned and operated an amusement park in Queens County. Several other claimants operated amusement rides within the park. Adventurers Whitestone Corp. leased and operated a restaurant on the premises. The City of New York condemned the property on April 4, 1974, as part of an urban renewal project. A portion of the land owned by H.G.V. Associates included areas that were once tidal creekbeds.
Procedural History
A condemnation proceeding was initiated in the Supreme Court, Queens County, to determine property ownership and compensation. The Appellate Division modified the Supreme Court’s decision on two specific awards but affirmed the rest of the judgment. The City of New York appealed to the Court of Appeals.
Issue(s)
1. Whether H.G.V. Associates is entitled to compensation for damage parcels located on the former site of Mill Creek and Old Creek.
2. Whether the fixture award to Adventurers Whitestone Corporation should be limited to reasonable moving expenses, or whether the proper award is the sound value of the fixtures.
Holding
1. Yes, because the City did not provide sufficient proof that the damage parcels were part of the creekbeds when the City acquired title and because a provision of the Administrative Code made the property alienable.
2. No, because the proper award is the sound value of the fixtures situated on the condemned property since the tenant did not remove them.
Court’s Reasoning
Regarding the creekbeds, the Court found the City failed to prove these parcels were part of the creekbeds at the time of condemnation. The Court also noted that § D51-48.1 of the Administrative Code of the City of New York made the property alienable, meaning the City could convey the land to a private citizen. Because the claimants presented a deed to the property and the City raised no other objections to its validity, an award of compensation was appropriate.
Regarding the fixtures, the Court clarified the proper method for determining compensation for fixtures in condemnation cases. Quoting Rose v. State of New York, 24 NY2d 80, 87, the Court emphasized that “just compensation is properly measured by determining what the owner has lost.” Because the tenant did not remove the trade fixtures, the Court held they were entitled to compensation for the sound value of the property, citing Matter of City of New York (Allen St.), 256 NY 236, 243: a tenant is entitled to compensation “for his interest in any annexations to the real property which but for the fact that the real property has been taken, he would have had the right to remove at the end of the lease.” The Court distinguished this situation from cases where the tenant removes the fixtures, in which case the compensation is limited to either the difference between salvage value and present value or the cost of removal, whichever is less.