McCurdy v. State, 8 N.Y.3d 231 (2007)
When the state takes a temporary easement, damages are calculated based on the rental value of the land within the easement plus consequential damages for the unencumbered interior acreage only if access was impossible or the easement demonstrably impeded the property’s highest and best use.
Summary
McCurdy owned a vacant parcel of land. The State took a temporary easement for highway reconstruction. McCurdy sought damages for the entire rental value of the property for the easement’s duration, arguing it rendered the property undevelopable. The State argued damages should only cover periods of actual access obstruction. The Court of Appeals held that damages should be based on the rental value of the easement area, plus consequential damages (rental value of remainder) only for periods access was impossible, or if McCurdy proved the easement impeded the property’s highest and best use. Since the State proved the limited obstruction, and McCurdy failed to prove impediment to development, the Court remitted for recalculation of damages accordingly.
Facts
McCurdy owned a vacant, unimproved parcel of land with frontage on Montauk Highway. The State permanently appropriated a small slice and acquired a temporary easement for grading during highway reconstruction in 1999. The temporary easement covered the entire highway frontage. The easement reserved to the owner the right to use the property, limited only as necessary for construction and maintenance. McCurdy’s appraiser argued the highest and best use was a medical office building, requiring rezoning and a variance. McCurdy’s dental office was on an adjacent lot.
Procedural History
McCurdy sued the State in the Court of Claims. The Court of Claims awarded damages based on the rental value of the entire property for the easement’s duration, relying on Matter of Kadlec v State of New York. The Appellate Division affirmed. The Court of Appeals granted the State leave to appeal.
Issue(s)
Whether the proper measure of damages for a temporary easement encumbering a vacant parcel’s entire highway frontage is the rental value of the entire parcel for the easement’s duration, or only for the period of actual obstruction, plus consequential damages if the easement demonstrably impeded the property’s highest and best use.
Holding
No, because damages should be awarded based on the rental value of the land encompassed within the temporary easement, plus consequential damages representing the rental value of the unencumbered interior acreage for any period of time when highway access was impossible or the condemnee establishes that the mere existence of the temporary easement did, in fact, impede sale or development of the property for its highest and best use.
Court’s Reasoning
The Court relied on Village of Highland Falls v. State of New York, which permitted using hindsight to value a temporary easement. Compensation is not required for a temporary easement if there’s no actual interference with the property owner’s use. Here, the State proved access was only obstructed for 7-10 days. The Court acknowledged the “damage to a property owner caused by uncertainty regarding the condemnor’s intentions,” but the easement’s wording reserved claimant’s right of access. McCurdy failed to show the easement interfered with the property’s marketability or development beyond conjecture. He didn’t apply for rezoning, a highway work permit, or a yard-width variance. The court stated, “If the condemnation award is made after the easement has expired, it makes practical sense to compute the property owner’s actual damages rather than indulging in speculation on the measure of damages claimant could have contemplated at the time of taking.” (quoting Village of Highland Falls). There was no evidence McCurdy attempted to sell or develop the property. Therefore, the Court remitted the case for recalculation of damages based on the limited period of actual obstruction.