Tehan's Catalog Showrooms, Inc. v. State

Decision Date20 June 2014
Citation988 N.Y.S.2d 823,2014 N.Y. Slip Op. 04671,118 A.D.3d 1497
PartiesTEHAN'S CATALOG SHOWROOMS, INC., Claimant–Appellant, v. STATE of New York, Defendant–Respondent. (Claim No. 117360.) (Appeal No. 2.).
CourtNew York Supreme Court — Appellate Division

OPINION TEXT STARTS HERE

Biersdorf & Associates, P.A., Minneapolis, Minnesota (Dan Biersdorf of Counsel), for ClaimantAppellant.

Eric T. Schneiderman, Attorney General, Albany (Jeffrey W. Lang of Counsel), for DefendantRespondent.

PRESENT: SMITH, J.P., CENTRA, CARNI, WHALEN AND DeJOSEPH, JJ.

MEMORANDUM:

Claimant commenced this action seeking damages for defendant's appropriation by condemnation of portions of two contiguous parcels of its property. Following a trial, the Court of Claims awarded damages to claimant in the amount of $43,314.53, plus interest. We affirm.

We reject claimant's contention that the court erred in denying its motion seeking an order “excluding [defendant's appraisal] from evidence” on the ground that it improperly valued the two parcels as a single economic unit without meeting the legal requirements therefor. “To establish the propriety of valuing two separate parcels of property as a single economic unit for the purpose of awarding condemnation damages, ‘the [party] must show that the subject parcels are contiguous, and that there is a unity of use and of ownership’ ( 90 Front St. Assoc., LLC v. State of New York, 79 A.D.3d 708, 709, 912 N.Y.S.2d 294;see Pedersen v. State of New York, 50 A.D.2d 1004, 1005, 376 N.Y.S.2d 246,lv. denied39 N.Y.2d 707, 385 N.Y.S.2d 1027, 351 N.E.2d 439;Erly Realty Dev. v. State of New York, 43 A.D.2d 301, 303–304, 351 N.Y.S.2d 457,lv. denied34 N.Y.2d 515, 357 N.Y.S.2d 1025, 313 N.E.2d 796). Here, the record establishes that defendant “appraised each parcel separately, assigning a different highest and best use for each” ( Pedersen, 50 A.D.2d at 1004, 376 N.Y.S.2d 246). Thus, defendant did not treat the parcels as a single economic unit and, consequently, was not required to make a showing that the parcels were contiguous and had a unity of use and of ownership ( cf. Matter of Village of Port Chester [Bologna], 95 A.D.3d 895, 896, 943 N.Y.S.2d 575,lv. denied20 N.Y.3d 852, 2012 WL 5845649;Pedersen, 50 A.D.2d at 1004–1005, 376 N.Y.S.2d 246).

Contrary to claimant's further contention, we conclude that it did not meet its “burden of proof ... [of] establish[ing] indirect damages and [of] furnish[ing] a basis upon which a reasonable estimate of those damages [could] be made” ( Lerner Pavlick Realty v. State of New York, 98 A.D.3d 567, 568, 949 N.Y.S.2d 480;see generally Rose Park Place, Inc. v. State of New York, 117 A.D.3d 1445, 1445, 984 N.Y.S.2d 911 [May 2, 2014] ). Claimant attempted to establish that, before the appropriation, the highest and best use of one of the parcels was retail use, but that such use would be prohibited by a local zoning ordinance after the appropriation because the parcel's parking area would be reduced. At trial,...

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4 cases
  • In re Acquisition of Real Prop. By the Cnty. of Warren. Forest Enters. Mgmt., Inc.
    • United States
    • New York Supreme Court — Appellate Division
    • 9 Abril 2020
    ...Bourgondien, Inc.], 47 N.Y.2d 507, 514, 419 N.Y.S.2d 52, 392 N.E.2d 1236 [1979] ; Tehan's Catalog Showrooms, Inc. v. State of New York , 118 A.D.3d 1497, 1497–1498, 988 N.Y.S.2d 823 [2014], lv denied 24 N.Y.3d 913, 2015 WL 97335 [2015] ). Here, respondent concedes that the element of unity ......
  • W. Gates CIP, LLC v. State
    • United States
    • New York Supreme Court — Appellate Division
    • 28 Enero 2022
    ...1359 34 N.Y.2d 916, 359 N.Y.S.2d 1028, 316 N.E.2d 723 [1974] ; see Tehan's Catalog Showrooms, Inc. v. State of New York [appeal No. 2], 118 A.D.3d 1497, 1498, 988 N.Y.S.2d 823 [4th Dept. 2014], lv denied 24 N.Y.3d 913, 2015 WL 97335 [2015] ; Kupiec v. State of New York , 45 A.D.3d 1416, 141......
  • Reynolds v. State
    • United States
    • New York Supreme Court — Appellate Division
    • 20 Junio 2014
    ...York, Defendant–Appellant–Respondent. (Claim No. 106738.).Supreme Court, Appellate Division, Fourth Department, New York.June 20, 2014. [988 N.Y.S.2d 823]Eric T. Schneiderman, Attorney General, Albany (Jonathan D. Hitsous of Counsel), for Defendant–Appellant–Respondent.Burkwit Law Firm, PLL......
  • Tehan's Catalog Showrooms, Inc. v. State
    • United States
    • New York Supreme Court — Appellate Division
    • 20 Junio 2014

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