Corcoran v. Village of Saddle River, 16 N.Y.2d 463 (1965)
When an owner insists on maintaining land higher or lower than the legal regulation, the necessity and permissibility of applying administrative code provisions regarding retaining structures require careful factual inquiry into alternative improvement methods and cost burdens.
Summary
This case addresses whether a provision of the New York City Administrative Code regarding lateral support obligations applies when an owner excavates their land, leaving an adjacent property significantly higher. The plaintiff excavated their land to curb level, creating a vertical height difference with the defendant’s property. The plaintiff then demanded the defendant build a retaining wall at her own expense. The court reversed the lower court’s decision, finding that the application of the Administrative Code and the permissibility of such application depended on the specific facts of the case, including whether the plaintiff could have improved their land without such extensive excavation and the reasonableness of the burden placed on the defendant.
Facts
Plaintiff acquired land on 75th Street in Queens to construct two-family residences. The property consisted of two parcels separated by defendant’s land. The natural slope of the land was upward from the street, with defendant’s property at a higher elevation. Plaintiff, unable to purchase defendant’s land, excavated their property to street level, leaving defendant’s land significantly elevated above the plaintiff’s property. Plaintiff then demanded that defendant construct a retaining wall to support her property at an estimated cost of $25,000, citing the New York City Administrative Code.
Procedural History
Special Term granted summary judgment to plaintiff. The Appellate Division reversed, holding that the Administrative Code provision was inapplicable. The New York Court of Appeals reversed the Appellate Division’s order and remitted the case to the Supreme Court for trial.
Issue(s)
Whether the Administrative Code provision requiring an owner maintaining land higher than legal regulation to build a retaining wall applies to the defendant in this case, and whether such application is permissible, considering the specific facts and potential burden on the defendant.
Holding
No, the case was remitted because the applicability and permissibility of applying the Administrative Code provision cannot be determined without further factual development regarding alternative methods of improvement and the reasonableness of the burden imposed on the defendant.
Court’s Reasoning
The court reasoned that the application of the Administrative Code provision was contingent on further factual findings. It was unclear whether the plaintiff could have improved their land without the extensive excavation. The court considered whether a retaining wall was actually necessary, as opposed to alternative solutions like decline grading. The court also noted a lack of clarity regarding offers by the plaintiff to share the cost of the wall or grading. The court emphasized that applying the Administrative Code as the plaintiff desired could place a disproportionately heavy economic burden on the defendant. The court observed that the record was incomplete and prevented the Court from determining the extent of the offers made by the plaintiff to share the cost of appropriate grading or retaining wall construction between the properties. The Court thus needed more information to decide if the Administrative Code applied and, if so, whether its application was permissible under the circumstances. As the Court stated, ‘If eventually held applicable, as now contended by plaintiff, the provisions of the Administrative Code would impose what appears to be at least a disproportionately heavy economic burden of compliance.’