Opinion ID: 4543902
Heading Depth: 2
Heading Rank: 2

Heading: The Eminent Domain Procedure Law

Text: In New York State courts, the EDPL provides the “exclusive procedure by which property shall be acquired by exercise of the power of eminent domain” (EDPL 101). “Generally, a two-step process is required under the [EDPL] before a condemnor obtains title to property for public use” (Hargett v Town of Ticonderoga, 13 NY3d 325, 328 [2009]; see Matter of City of New York [Grand Lafayette Props. LLC], 6 NY3d 540, 543 [2006]). First, the condemnor “makes a determination to condemn the property after invoking the hearing and findings procedures” of EDPL article 2 (Hargett, 13 NY3d at 328). This entails various public procedures, including a public hearing “to inform the public and to review the public use to be served by a proposed public project and the impact on the environment and residents of the locality” (EDPL 201). The condemnor must then render findings regarding the project, including, its (1) public use, benefit, or purpose; (2) approximate location; (3) general effect on the environment and nearby residents; and (4) such other factors as the condemnor considers relevant (see EDPL 204 [B]). “The principal purpose of article 2 of the EDPL . . . is to [e]nsure that [a condemnor] does not acquire property without having made a reasoned determination that the condemnation will serve a valid public purpose” (Matter of Jackson v New York State Urban Dev. Corp., 67 NY2d 400, 417-418 [1986] [emphasis added]). “A number of alternative procedures that a condemnor may undertake are outlined in EDPL 206, any one of which exempts the condemnor from compliance with article 2” (Grand Lafayette Props. LLC, 6 NY3d at 546-547). In particular, EDPL 206 (A) provides that: -5- -6- No. 29 “The condemnor shall be exempt from compliance with the provisions of . . . article [2] when: (A) pursuant to other state, federal, or local law or regulation it considers and submits factors similar to those enumerated in [EDPL 204 (B)], to a state, federal or local governmental agency, board or commission before proceeding with the acquisition and obtains a license, a permit, a certificate of public convenience or necessity or other similar approval from such agency, board, or commission” (emphasis added). Thus, under this provision, a condemnor need not duplicate public benefit review undertaken by a governmental agency, so long as the review considers factors similar to those relevant to the EDPL eminent domain analysis and results in approval of the project. Once the prerequisites of article 2 are satisfied by either compliance with the hearing procedures or the application of an exemption, “the condemnor must seek the transfer of title to the property by commencing a judicial proceeding known as a vesting proceeding pursuant to EDPL article 4” (Hargett, 13 NY3d at 328). In conjunction with the vesting proceeding, the condemnor must file, among other things, “a statement providing either the compliance with the requirements of article [2] of th[e] [EDPL], . . . or a statement providing the basis of exemption from article [2]” (EDPL 402 [B] [3] [a]), an explanation of the public use, benefit or purpose for which the property is required, and a request that the court direct entry of an order authorizing the filing of an acquisition map, upon which title to the property shall vest in the condemnor (see EDPL 402 [B] [3] [d], [B] [3] [e]). Meanwhile, if a condemnor issues public use findings and a determination under EDPL 204, an aggrieved party may seek judicial review in the relevant Appellate Division -6- -7- No. 29 Department (see EDPL 207 [a]). Judicial review is limited to whether (1) the proceeding conformed with the federal and state constitutions; (2) the proposed acquisition is within the condemnor’s statutory jurisdiction or authority; (3) the condemnor’s determination and findings were made in accordance with the appropriate statutory procedures; (4) a public use, benefit or purpose will be served by the proposed condemnation (see EDPL 207 [C]). Furthermore, such judicial review must be completed “as expeditiously as possible and with lawful preference over other matters” (EDPL 207 [B]).