New York Law Review

Tag: Change of Grade

  • Raymond Corp. v. State, 14 N.Y.2d 303 (1964): Recovery for Change of Street Grade Despite Alternate Access

    Raymond Corp. v. State, 14 N.Y.2d 303 (1964)

    An abutting landowner can recover damages for a change in street grade under a statute authorizing such payment, even if the property retains suitable access via another street.

    Summary

    Raymond Corp. sought damages from the State for a change in the grade of Chicago Street in Buffalo. The State lowered the street to its original grade after demolishing a viaduct that had provided access to the second story of Raymond’s warehouse. The State argued that because the property retained access via Scott Street, no damages were owed. The Court of Appeals held that the existence of alternate access does not preclude recovery for damages caused by a change in grade when a statute authorizes such payment. The Court distinguished cases involving street closures, where alternate access may bar recovery, and emphasized that statutes providing for change-of-grade damages reflect a policy decision to compensate landowners for actual losses sustained.

    Facts

    Raymond Corp. owned a warehouse at the intersection of Chicago and Scott Streets in Buffalo. Chicago Street’s level had been raised by a viaduct, level with the warehouse’s second story, providing access via an aerial ramp. The State demolished the viaduct as part of Thruway construction, lowering Chicago Street to its original grade, which afforded access only to the warehouse’s first floor. Before the viaduct removal, the only truck access to the second floor was via doors on Chicago Street. Post-removal, the only means to transport goods to the second floor was a single elevator, substantially impairing the second floor’s utility for warehousing.

    Procedural History

    Raymond Corp. filed a claim against the State in the Court of Claims, which dismissed the claim. The Appellate Division reversed, finding that the claimant had suffered damages. The State appealed to the Court of Appeals from the Appellate Division order.

    Issue(s)

    Whether a property owner, whose property abuts intersecting streets, can recover damages for a change of grade to one street when access to the property remains via the other street, under a statute directing payment of damages for such grade changes.

    Holding

    Yes, because the common-law rule precluding recovery when suitable access remains via another street does not apply to changes of grade where a statute authorizes payment of damages. The statute prevents the preclusion of damages from change of grade by the common-law rule.

    Court’s Reasoning

    The Court distinguished this case from those involving street closures, where alternate access might preclude recovery. The Court emphasized that, at common law, there was no liability for damages due to a change of grade (“Sauer v. City of New York, 180 N.Y. 27”). However, many statutes have been enacted providing for damages for change of grade due to perceived injustice of the common-law rule. The Court analyzed several cases where awards were upheld despite alternate access, including Matter of Grade Crossing Comrs. of City of Buffalo (Michigan St.), 154 N.Y. 550, where the grade of Michigan Street was changed but access remained at the same grade via Exchange Street, and the award was affirmed. The court stated that it disagreed with the dissent in Baldwin-Hall Co. v. State of New York, 16 Y 2d 1005, stating that Baldwin-Hall was about entirely preventing access to one street, and that the majority decided that “Such damage as claimant suffered was due to circuity of access and as held in Selig there is no provision in law for recovery thereof.” The Court found that “the legally authorized street elevation based upon the actual grading work performed by city authorities is the established grade” (Lawrence Constr. Corp. v. State of New York, 293 N. Y. 634) and that this technical oversight of the City Engineer could hardly be held to exonerate the city or the State for payment of damages to the abutting property owner.

  • Baldwin-Hall Co. v. State, 16 N.Y.2d 1005 (1965): Compensation for Damages Due to Street Grade Changes

    Baldwin-Hall Co. v. State, 16 N.Y.2d 1005 (1965)

    Damages resulting from a change in street grade are not compensable when there has been no taking of any part of the subject property and no direct physical damage thereto, even if the market value of the property diminishes due to the public improvement causing the grade change.

    Summary

    Baldwin-Hall Co. sought compensation from the State of New York for damages to its property resulting from a change in the grade of Oswego Boulevard. The Court of Appeals affirmed the lower court’s decision denying compensation, holding that while the property’s market value may have decreased, the damages were not compensable because there was no physical taking of the property and no direct physical damage to it. The court reasoned that the damages were due to circuity of access, for which no recovery is allowed under existing law, particularly as the building still had access via another usable street.

    Facts

    Baldwin-Hall Co. owned property that fronted Oswego Boulevard in Syracuse. As part of a public improvement project, the State changed the grade of Oswego Boulevard. This change involved moving the street’s location and depressing it. Although the building no longer fronted Oswego Boulevard after the change, it still abutted another usable street on one side. The claimant argued that the change in grade diminished the market value of its property.

    Procedural History

    Baldwin-Hall Co. filed a claim against the State of New York in the Court of Claims, seeking compensation for damages. The Court of Claims made factual findings that there had been a change in street grade. The Appellate Division reversed the Court of Claims’ finding of damages sustained by the claimant from the change of grade, indicating that the court believed no such damage had been established. The case then went to the Court of Appeals, which affirmed the Appellate Division’s order, denying compensation.

    Issue(s)

    Whether damages resulting from a change in street grade are compensable when there has been no physical taking of the property and no direct physical damage, despite a decrease in the property’s market value due to the change in grade.

    Holding

    No, because such damages, although resulting from a change of grade, are not compensable when there has been no taking of any part of the subject property and no direct physical damage thereto. The damage suffered was due to circuity of access, and there is no provision in law for recovery thereof.

    Court’s Reasoning

    The Court of Appeals relied on its prior decision in Selig v. State of New York, which held that damages resulting from a change of grade are not compensable unless there is a physical taking or direct physical damage to the property. The court distinguished the case from situations where access to a street is completely eliminated. Here, the building still abutted another usable street, meaning that the damages were attributable to the inconvenience of access, or “circuity of access,” rather than a complete deprivation of access. The court emphasized that while the market value of the claimant’s property was probably diminished, such diminution, without a physical taking or direct physical damage, does not give rise to a legal right to compensation.

    Judge Bergan dissented, arguing that the statute (Second Class Cities Law, § 99) requires compensation for damage done by a change of grade of a street, and the Court of Claims had found that the street grade was changed. He argued that there was uncontradicted proof of damage to claimant attributed solely to the change in street grade. Judge Van Voorhis concurred in Judge Bergan’s dissent, arguing that vehicular access to one street upon which the claimant’s building fronted was eliminated by the change of grade.