Golden v. Planning Bd. of Ramapo - 30 N.Y.2d 359, 334 N.Y.S.2d 138, 285 N.E.2d 291 (1972)

Rule:

Every restriction on the use of property entails hardships for some individual owners. Those difficulties are invariably the product of police regulation and the pecuniary profits of the individual must in the long run be subordinated to the needs of the community. The fact that an ordinance limits the use of, and may depreciate the value of the property will not render it unconstitutional, however, unless it can be shown that the measure is either unreasonable in terms of necessity or the diminution in value is such as to be tantamount to a confiscation. Diminution, in turn, is a relative factor and though its magnitude is an indicia of a taking, it does not of itself establish a confiscation.

Facts:

Appellant town boards challenged a decision of the Appellate Division of the Supreme Court in the Second Judicial Department (New York), which reversed a special term's decision that denied appellee applicants' application for preliminary approval of a residential subdivision plant because of their failure to secure a special permit as required by Ramapo, N.Y., Zoning Ordinance § 46-13.1. The trial court declared the subject ordinance unconstitutional and void.

Issue:

Do the proposed amendments to the zoning ordinance constitute a confiscation within the meaning of the Constitution?

Answer:

No.

Conclusion:

Without a doubt restrictions upon the property in the present case are substantial in nature and duration. They are not, however, absolute. The amendments contemplate a definite term, as the development points are designed to operate for a maximum period of 18 years and during that period, the Town is committed to the construction and installation of capital improvements. The net result of the on-going development provision is that individual parcels may be committed to a residential development use prior to the expiration of the maximum period. Similarly, property owners under the terms of the amendments may elect to accelerate the date of development by installing, at their own expense, the necessary public services to bring the parcel within the required number of development points. While even the best of plans may not always be realized, in the absence of proof to the contrary, we must assume the Town will put its best effort forward in implementing the physical and fiscal timetable outlined under the plan. Should subsequent events prove this assumption unwarranted, or should the Town because of some unforeseen event fail in its primary obligation to these landowners, there will be ample opportunity to undo the restrictions upon default. For the present, at least, the court is constrained to proceed upon the assumption that the program will be fully and timely implemented. Thus, unlike the situation presented in Arverne Bay Constr. Co. v. Thatcher,the present amendments propose restrictions of a certain duration and founded upon estimate determined by fact. Prognostication on our part in upholding the ordinance proceeds upon the presently permissible inference that within a reasonable time the subject property will be put to the desired use at an appreciated value. In the interim assessed valuations for real estate tax purposes reflect the impact of the proposed restrictions. The proposed restraints, mitigated by the prospect of appreciated value and interim reductions in assessed value, and measured in terms of the nature and magnitude of the project undertaken, are within the limits of necessity. In sum, where it is clear that the existing physical and financial resources of the community are inadequate to furnish the essential services and facilities which a substantial increase in population requires, there is a rational basis for "phased growth" and hence, the challenged ordinance is not violative of the Federal and State Constitutions.