DocketNumber: No. 543367
Citation Numbers: 1999 Conn. Super. Ct. 5373
Judges: PURTILL, JUDGE TRIAL REFEREE.
Filed Date: 4/23/1999
Status: Non-Precedential
Modified Date: 7/5/2016
For reasons hereinafter stated, the decision of the Commission is affirmed.
All parties necessary to the action have been joined. All public notices required to have been given have been timely published and no questions concerning jurisdictional defects have been raised or noted.
Plaintiffs claim to be aggrieved by the decision appealed CT Page 5374 from. Plaintiffs initiated the present appeal under the provisions of Connecticut General Statutes §§
The record indicates that on March 25, 1998, the motion by defendant Robert Fromer to be made a party defendant was approved by the court. The parties have agreed that Mr. Fromer does own land that abuts or is within a radius of 100 feet from the land involved in the decision. It is therefore found that Mr. Fromer is an aggrieved party and has standing to participate in this proceeding under the provisions of General Statutes §
The record indicates that on January 18, 1997, Suburban submitted to the Commission an application for a ten-lot residential subdivision on Mansfield Road in the City of New London. The land on which the subdivision was to be laid out was a 5.448 acre parcel of land zoned R-2 and R-3. The proposed subdivision contains two separate areas designated as wetland. Use of the wetlands is subject to regulation by the New London Conservation Commission. This Commission on July 24, 1996, approved, with conditions, Suburban's application to conduct regulated activity within the wetland areas in connection with the ten-lot subdivision.
The application for subdivision was submitted under Article III, § 300 of the Subdivision Regulations. The land involved in the subdivision application being within the coastal boundary Suburban submitted an application for review of a coastal site plan as required by § 430 of the subdivision regulations and General Statutes §§
Section 360.1 of the Subdivision Regulations of the City of CT Page 5375 New London provides that the Commission may hold a public hearing on any subdivision proposal. In this matter, the Commission elected to hold a public hearing on Suburban's application. This hearing was held on June 5, 1997. At the hearing, parties at interest were given an opportunity to be heard. Persons on behalf of Suburban presented information and exhibits in favor of the subdivision. The only person appearing in opposition to the application was defendant Fromer who spoke and submitted documents in support of his position. At the close of the public hearing, the Commission voted to table the appeal to the next regular meeting. At the Commissions next meeting held June 19, 1997, the application was again tabled because of the unavailability of the city planner who was then on vacation.
Consideration of Suburban's application was again taken up at the Commissions meeting of July 17, 1997. At the meeting, it was disclosed by the city planner that on June 24, 1997, Suburban filed a revised plan. The record indicates that the revised application consisted of five sets of plans with certain changes which resulted from conversations with the city planner. This revised application was received well after the public hearing held June 5, 1997. The Commission properly did not consider this revised application but entered it into the record of the Commission. See §
The original plan was discussed in great detail by members of the Commission and the city planner. After such discussion, it was moved to approve the subdivision plan, coastal area management review and the environmental impact statement with certain conditions. After further comment, the members of the Commission voted unanimously to deny the application. After the vote, the chairman stated that the reasons for denial were "not enough consideration for the wildlife in the environmental impact statement and not enough consideration given to alternative forms for the use of the property and too many conditions brought in after the public hearing closed."
As a result of the denial of its application for subdivision permit, Suburban instituted the present action.
Where, as here, a combined planning and zoning commission exists, its powers and duties depend upon the capacity in which the commission is acting. Norris v. Planning Zoning Commission, CT Page 5376
The first issue which the Court must address is the effect of the filing of the revised subdivision plan on July 24, 1997. "While proceedings before zoning and planning boards and commissions are informal and are conducted without regard for the strict rules of evidence . . . nevertheless they cannot be so CT Page 5377 conducted as to violate the fundamental rules of natural justice. . . . The commission could not properly consider additional evidence submitted by an applicant after the public hearing without providing the necessary safeguards guaranteed to the opponents of the application and to the public. This means that fair opportunity to cross examine witnesses, to inspect documents presented and to offer evidence, an explanation or rebuttal. . . ." "Rudimentary administrative law clearly prohibits the use of information by a municipal agency that has been supplied by a party to a contested hearing on an ex parte basis." Daniel v. Zoning Commission,
"An ex parte communication raises a rebuttable presumption of prejudice. Once the plaintiff shows that an improper ex parte communication has occurred, the burden of showing that the communication was harmless shifts to the party to uphold the validity of the zoning commissions decision. The presumption of prejudice may be rebutted by evidence that the ex parte evidence or testimony was not received by the commission or was not considered by it and therefore did not affect the commissions final decision." Daniel v. Zoning Commission, supra.
The filing of the revised subdivision plan after the public hearing was clearly improper. Even though there was little opposition to the plan at the public hearing, the public had a right to review and consider the application and to comment on it at the public hearing. Filing the application after the close of the public hearing effectively prevented any member of the public from exercising this right. The Commission properly recognized this situation and did not consider it.
Suburban argues that the revised plans consisted of merely technical changes. A review of the cover letter accompanying the revised plan indicates to the contrary that certain of the matters addressed were substantial.
The issue then is whether, under the law, the Commission properly disapproved the original subdivision application.
The principal argument advanced by plaintiff that the Commission was in error in denying the subdivision approval is a claim that the Commission had no authority under the subdivision regulations to require the submission of an environmental impact statement. The submissions of the environmental impact statement CT Page 5378 appears to have resulted from proceedings involving a prior subdivision application filed by Suburban. Plaintiff argues that the Commission, acting on the subdivision application in its administrative capacity, is authorized only to apply the requirements set forth in the regulations. Reed v. Planning Zoning Commission of the Town of Chester,
The Commission gave three reasons for its denial of the subdivision application. If any one of these reasons would support its action, the decision must be upheld. Blakeman v.Planning Commission, supra,
The third reason advanced by the Commission for denying the application does not mention any of these defects in the application. The reason merely refers to "conditions brought in after the public hearing closed." The revised application received June 24, 1997 was an attempt by Suburban to comply with the noted deficiencies in the regulations. This revision included the restricted covenant and attempted to resolve the minimum lot area, the open space problem and other matters which were deficiencies in the original subdivision application. As previously noted, it would have been improper for the Commission to consider these matters contained in the revised application. Although, it may have been inartfully expressed, it must be concluded that the third reason stated by the Commission was an expression of the idea that the subdivision application failed to comply with the regulations and that the filing of the amended application which attempted to address the deficiencies after the public hearing was improper.
From the record, it would have to be concluded that the Commission found that Suburban's subdivision application filed on January 18, 1997, it failed to comply with the subdivision and zoning regulations. This conclusion is valid and reasonably supported by the record. Since this finding is determinative of the case, other issues raised need not be considered.
Accordingly, judgment must enter against the defendant and affirming the decision of the Commission.
Joseph J. Purtill Judge Trial Referee
Town of Westport v. City of Norwalk , 167 Conn. 151 ( 1974 )
Holt-Lock, Inc. v. Zoning & Planning Commission , 161 Conn. 182 ( 1971 )
Norris v. Planning & Zoning Commission , 156 Conn. 592 ( 1968 )
Crescent Development Corporation v. Planning Commission , 148 Conn. 145 ( 1961 )
Blakeman v. Planning Commission , 152 Conn. 303 ( 1965 )
Beach v. Planning & Zoning Commission , 141 Conn. 79 ( 1954 )