19 N.Y.2d 739 (1967)
A zoning ordinance amendment that effectively prevents a property owner from continuing a pre-existing, nonconforming use of their land may be deemed an unconstitutional taking if the restriction is unreasonable in light of the owner’s prior use and investment.
Summary
Dolomite Products Co. sought to continue quarrying operations on its land, a portion of which was rezoned to prohibit such activity after the company had established a nonconforming use. The New York Court of Appeals upheld the zoning amendment, finding that the company had not sufficiently demonstrated financial loss or that the land was more valuable for quarrying than for residential development. The dissent argued the amendment constituted an unconstitutional taking, as it effectively destroyed the company’s established business without a showing of hazard to public health or welfare, and that the company had demonstrated an intent to use the entire parcel for quarrying.
Facts
Dolomite Products Co. purchased an 82-acre parcel in 1925 for quarrying. A railroad bisected the property, with 35 acres north of the tracks (Parcel A) and 47 acres south (Parcels B and C). The company used land and improvements on both sides of the tracks. In 1948, the town zoned Parcel C for residential use and Parcels A and B as “Industrial E,” allowing quarrying. In 1963, after Dolomite initiated activities to quarry Parcel B, the town amended the ordinance to prohibit quarrying south of the railroad. Dolomite had already maintained a dynamite magazine on Parcel C, taken test borings south of the tracks, begun stripping topsoil on Parcel B, and started constructing a berm.
Procedural History
Dolomite challenged the zoning amendment. The Appellate Division affirmed the Town Board’s decision. The New York Court of Appeals affirmed the Appellate Division’s order, with a dissent.
Issue(s)
Whether a municipality’s zoning ordinance amendment, prohibiting quarrying on a portion of a property where the owner had previously established a nonconforming use, constitutes an unconstitutional taking of property.
Holding
No, because the property owner failed to demonstrate sufficient financial loss or that the rezoned parcel was more valuable for quarrying than for other uses.
Court’s Reasoning
The court relied on the Appellate Division’s opinion, which emphasized that Dolomite offered no proof of financial loss due to the zoning change, or that the land in Parcels B and C was more valuable for quarrying than for residential development. The court distinguished the case from New York Trap Rock Corp. v. Town of Clarkstown (3 N.Y.2d 844), where there was no prior nonconforming use. The dissent argued that the zoning amendment constituted an unconstitutional taking because it destroyed Dolomite’s established business. The dissent noted that Dolomite had used the entire parcel for quarrying-related purposes, and the fact that actual extraction had only occurred on Parcel A did not negate the nonconforming use. The dissent cited Town of Somers v. Camarco (308 N.Y. 537), which rejected the idea that the entire area of a quarrying property must be actively quarried to establish a nonconforming use. Further, the dissent stated that the 1963 ordinance was unreasonable, giving Dolomite only a few years to recoup its investment and effectively preventing any future use of the land for its intended purpose. Quoting Lawton v. Steele, the dissent emphasized that to justify state interference, the public interest must require such interference, and the means must be reasonably necessary and not unduly oppressive. The dissent advocated for a case-by-case evaluation of the injury suffered by the property owner against the public benefit sought. The majority implied that the company should have shown that “the parcels in question are more valuable for quarrying than they are for sale as residential lots.”