5464 Route 212, LLC v. New York State Department of Transportation

District Court, N.D. New York·Decided November 24, 2020·No. 1:19-cv-01510·Unknown

Opinion

UNITED STATES DISTRICT COURT NORTHERN DISTRICT OF NEW YORK

5465 ROUTE 212, LLC and ROBERT DAY,

Plaintiffs, 1:19-cv-01510 (BKS/DJS)

v.

NEW YORK STATE DEPARTMENT OF TRANSPORTATION, MARIE THERESE DOMINGUEZ, Individually and as Commissioner, New York Department of Transportation, and JOHN DOES and JANE DOES, Individually and as Officials and or Agents of the New York State Department of Transportation.

Defendants.

Appearances: For Plaintiffs: Wanda Sanchez Day Law Offices of Wanda Sanchez Day 80-02 Kew Gardens Road Kew Gardens, New York 11415 For Defendants: Letitia James Attorney General of the State of New York Blaise W. Constantakes Assistant Attorney General, of Counsel The Capitol Albany, New York 12224 Hon. Brenda K. Sannes, United States District Judge: MEMORANDUM-DECISION AND ORDER I. INTRODUCTION Plaintiffs 5465 Route 212, LLC and Robert Day (“Plaintiffs”) bring this action under 42 U.S.C. § 1983 and the New York State constitution against Defendants New York State Department of Transportation (“DOT”), Commissioner of DOT Marie Therese Dominguez, and John and Jane Does, alleging that Defendants improperly exercised their “power of eminent domain” to seize and condemn Plaintiffs’ property for use as part of a public project to build a new bridge. (Dkt. No. 25, at 8). Plaintiffs allege: (1) violations of the Fourteenth Amendment right to equal protection and due process; (2) violations of the Fifth Amendment right to just compensation under the Takings Clause; (3) violations of the Fourth Amendment right against

unlawful search and seizure; and (4) violations of their due process rights under the New York State Constitution. (Dkt. No. 25, at 25-27). Plaintiffs seek both monetary damages and injunctive relief. (Id. at 24). Presently before the Court is Defendants’ motion to dismiss the amended complaint pursuant to Federal Rule of Civil Procedure 12(b)(6). (Dkt. No. 31). The parties have filed responsive papers. (Dkt. No. 31, 37, 38). For the reasons that follow, Defendants’ motion is granted. II. PROCEDURAL HISTORY Plaintiffs brought this action on December 2, 2019, (Dkt. No. 1), and Defendants filed a motion to dismiss on February 17, 2020, (Dkt. No. 9). On March 2, 2020, Plaintiffs filed a motion for a temporary restraining order and a preliminary injunction seeking to enjoin

Defendants from seizing Plaintiffs’ property. (Dkt. Nos. 10, 11). Following oral argument on the motion, the Court denied Plaintiffs’ request. 5464 Route 212, LLC v. New York State Department of Transportation, No. 19-cv-1510, 220 WL 1888976, 2020 U.S. Dist. LEXIS 66905 (N.D.N.Y. April 16, 2020). Plaintiffs filed an amended complaint on April 3, 2020. (Dkt. No. 25). On April 23, 2020, Defendants filed, with the Court’s leave, the pending amended motion to dismiss. (Dkt. No. 31). III. FACTS1 On March 28, 2019, Plaintiffs purchased property located at 5464 Route 212, Mt. Tremper, New York (“the Premises”) which included a six-bedroom house built in 1903. (Dkt. No. 25, at ¶¶ 21, 224). Plaintiffs purchased the Premises from Kyle Steller for $25,000.00. (Id. ¶ 42). The Premises had been “damaged by flooding during Hurricane Irene” and the house had

been “entirely gutted” when Plaintiffs purchased it. (Id. ¶¶ 45-46). After the purchase, “Plaintiffs began the process of cleaning the surrounding grounds and the house on the property.” (Id. ¶ 109). Plaintiff Day purchased a Recreational Vehicle (“RV”) to live in on the Premises. (Id. ¶ 110). He used the Premises as his “residence” and received “mail” and “newspapers” at the Premises’ address. (Id. ¶ 111). Prior to Plaintiffs’ purchase of the property, the New York City Department of Environmental Protection (“DEP”) had approached Steller and offered to purchase the property, (id. ¶ 40), and she rejected their “low offer,” (id. ¶ 64). Defendants claimed the Premises were needed for a federally-funded program called the Esopus Creek Bridge Project, which would “raise Route 212 in order to alleviate flooding” of the road and build a new bridge. (Id. ¶¶ 70,

80-81, 153). Defendants sought to condemn the entire property for the project. (Id. ¶ 198). In February 2019, Defendants began “the process of condemnation of the properties on Route 212” including the Premises. (Id. ¶ 41). Public hearings held by Defendants pursuant to New York Eminent Domain Procedure Law occurred prior to Plaintiffs taking title to the Premises. (Id. ¶¶ 49, 51). At a hearing, “DOT told residents on Route 212 and members of the

1 The facts set forth herein are drawn from the amended complaint, a document integral to the complaint, and facts subject to judicial notice under Fed. R. Evid. 201. (Dkt. No. 25). The Court assumes the truth of, and draws reasonable inferences from, the well-pleaded factual allegations. Faber v. Metro. Life Ins. Co., 648 F.3d 98, 104 (2d Cir. 2011). communities that were given actual notice that they would have access to their properties during the raising of Route 212.” (Id. ¶ 52). Defendants assert that notices of the public hearing were mailed to affected property owners, including Steller, in February 2019. (Id. ¶¶ 48, 54). Steller, however, was not served with notice of the public hearing at the Premises, and it is unclear “how Defendants delivered the

[notice of public hearing] to Ms. Steller.” (Id. ¶¶ 55-56). There is no evidence that Defendants served the notice of public hearing on Steller by return receipt or certified mail. The notice of public hearing was published in a local newspaper, but “review of the publications shows the properties were not identified by U.S. Postal service address.” (Id. ¶¶ 59-60). During the two years Steller owned the Premises, only the DEP “sought to purchase the property from her, and she refused the low offer.” (Id. ¶ 64). Defendants did not contact Steller about “condemnation of the property prior to the sale to Plaintiffs.” (Id. ¶ 65). Before purchasing the Premises, Plaintiffs “made every effort to obtain records about the property” including Freedom of Information Law (“FOIL”) requests and a title search, but found

“no evidence of any plans to condemn the subject property. (Id. ¶¶ 36-39). “There were no public documents available prior to the closing that would have placed Plaintiff[s] on notice that [Defendants] intended to take the property by eminent domain.” (Id. ¶ 27). As a result, Plaintiffs purchased the Premises without knowledge that it was subject to condemnation by DOT. (Id. ¶ 35). After Plaintiffs acquired title to the Premises, “DOT employees, agents, and or [sic] contractors proceeded at that time to wield the State of New York’s power of eminent domain and specifically DOT authority under the EDPL and the Highway Law 130.” (Id. ¶¶ 66, 68-69). DOT initially identified “more than ten properties on Route 212 for condemnation,” of which Plaintiffs’ was the only one occupied by the owners. (Id. ¶¶ 75-76). Homeowners living on Route 212 were assured by “Defendants’ engineers” that “despite the fact that [Route 212] would be raised, access into their homes would not be affected by the Esopus Creek Bridge Project.” (Id. ¶ 97). The homeowners who were afforded “the opportunity to be heard,” either did not have property taken, or only “a de minimums [sic] part of their properties taken by easement or simply

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