DocketNumber: No. CVNH 9708-8389
Citation Numbers: 1998 Conn. Super. Ct. 9998
Judges: LEVIN, JUDGE.
Filed Date: 8/17/1998
Status: Non-Precedential
Modified Date: 7/5/2016
The parties have entered into the following partial stipulation of facts. The plaintiff, City of West Haven, is a municipality organized under the laws of the State of Connecticut and empowered with those powers as contained in Article XIII of the Connecticut General Statutes. The defendant is the owner of real property located within the city and is subject to its zoning regulations. The Land Use Regulations of the city, which became CT Page 9999 effective on April 4, 1995, are the local regulations which control this matter. The defendant owns property in an R-3 zoning district, as defined in the zoning regulations. In an R-3 zoning district, a single family home is a use permitted as of right. A swimming pool is a permitted accessory use for a single family home in an R-3 zone. The "bulk" or coverage requirements for an R-3 zoning district are set forth in §
In his brief, the defendant states that he applied for a building permit for the pool on the advice of building officials who also instructed him that a variance would be required. The defendant admits that his application for a variance was denied. The defendant did not appeal that denial.
The parties have filed briefs, devoid of case law, discussing the regulations.
In addition, the court heard testimony. Based on that evidence, the court makes the following findings. The defendant's yard is thirty-three feet wide. The swimming pool is an above-ground "eighteen footer." In addition to being four feet from one neighbor of the defendant's, the swimming pool is ten feet from another neighbor. The defendant's lot is approximately the same size as others on his street and many of his neighbors have the same type of pool in the same location. Prior to constructing or installing the swimming pool, the defendant built a deck in the rear of his house for which he was not required to obtain a building permit. The zoning regulations were in effect when the deck was constructed.
The defendant first argues: "Section 6-18.4 of the Regulations provides that ``(e)very pool shall be constructed within the yard setbacks of the prevailing zoning district and pol [sic] shall be located within a front yard.' The meaning of this Section is CT Page 10000 ambiguous and unclear. Normal reasoning would be that the intent is that pools shall be constructed so as not to fall within the area to be reserved for yard setbacks. However, ``within the yard setbacks' suggests that a pool could be built within that area reserved for setbacks. This section is, on its face, unclear and should not restrict a property owner's rights when it is so ambiguous." (Emphasis in original.) This court disagrees.
"In construing [zoning] regulations, the general rules of statutory construction apply." Smith v. Zoning Board of Appeals,
The defendant is correct that the regulations are inartfully drafted.1 "Zoning regulations universally contain front setback requirements, designed to keep buildings and structures at significant distance from streets for safety reasons. Most regulations contain rear yard and side yard setbacks in addition to front yard requirements. . . ." R. Fuller, 9 Connecticut Practice Series: Land Use Law and Practice (West 1993) § 4.35, p. 96. The flaw in the defendant's claim is that the drafting error is too obvious, even to one unskilled in land use regulation. "In construing a statute, common sense must be used, and courts will assume that the legislature intended to accomplish a reasonable and rational result." (Internal quotation marks omitted.) RizzoPool Company v. Grosso,
As the defendant states elsewhere in his brief, "the only issue before the court is whether Section
Section
Section
The defendant claims that he was permitted as of right to install his pool by virtue of subsection "C." That subsection, entitled "Enlargements or Conversions," provides:
A non-complying building or other structure may be enlarged or converted provided that no enlargement or conversion may be made which would either create a new non-compliance or increase the degree of non-compliance of the building or other structure or any portion thereof. An enlargement defined [sic] as creating additional units, rooms, or a greater degree of lot coverage.
If an existing lot and building are non-complying because the lot area per dwelling unit is less than required then such building may be enlarged, [sic] converted only provided that the deficiency in the required lot area of dwelling is not hereby [sic] increased.
The defendant argues that "[t]he property is already not in compliance with the side yard setback due to the location of the house, which is also approximately four feet from the same CT Page 10002 property line. Thus, the location of the pool does not create a new non-compliance, but simply follows the existing building line." This argument does not wash. On a nonconforming lot, "[n]o new building or structure shall be erected except as provided" in §
This, however, does not conclude the matter. The plaintiff city seeks injunctive relief. Because it is a municipality, the plaintiff is not required to prove the lack of an adequate remedy at law. Crabtree v. Van Hise,
For the following reasons, the court finds that a mandatory injunction should issue. First, the violation was wilful, although its gravity is not immense. Second, it does not appear that the cost to remove the pool would not be unduly burdensome. Third, the damage to defendant, specifically to the scheme of the regulations (§
Pursuant to General Statutes §
BY THE COURT
Bruce L. LevinJudge of the Superior Court
Scott v. Board of Appeal of Wellesley , 356 Mass. 159 ( 1969 )
Kleinsmith v. Planning & Zoning Commission , 157 Conn. 303 ( 1968 )
Petruzzi v. Zoning Board of Appeals , 176 Conn. 479 ( 1979 )
Town of Bloomfield v. Parizot , 88 N.J. Super. 181 ( 1965 )
Dlugos v. Zoning Board of Appeals , 36 Conn. Super. Ct. 217 ( 1980 )
Greenberg v. Koslow , 475 S.W.2d 434 ( 1971 )
Town of Chaplin v. Balkus , 189 Conn. 445 ( 1983 )
Hutchison v. Board of Zoning Appeals , 140 Conn. 381 ( 1953 )
Planning & Zoning Commission v. Synanon Foundation, Inc. , 153 Conn. 305 ( 1966 )
Bianco v. Town of Darien , 157 Conn. 548 ( 1969 )
Carini v. Zoning Board of Appeals , 164 Conn. 169 ( 1972 )