DocketNumber: No. 306368
Citation Numbers: 1992 Conn. Super. Ct. 4188, 7 Conn. Super. Ct. 666
Judges: WEST, J.
Filed Date: 5/7/1992
Status: Non-Precedential
Modified Date: 4/18/2021
The plaintiff is the owner of a parcel of property approximately 0.6 acres in size, located at 202 Mamanasco Road in Ridgefield. (Return of Record ("ROR")) Exhibit L, Transcript of June 3, 1991 hearing, p. 51.) The property is located in the R-A residential zone, which requires a minimum lot size of one acre and permits a single detached house for not more than one family. (ROR Exhibit L, p. 51; Ridgefield Zoning Regulations, Secs. 401.0(A)(1) and 403.0(A).) The plaintiff's parcel contains three structures, one of which (hereinafter "House #1") is the subject of the instant appeal. (ROR Exhibit A, appeal from decision of ZEO, dated May 13, 1991.)
The plaintiff made an application to the ZEO in August CT Page 4189 of 1989 for a zoning permit in order to renovate House #1. (ROR Exhibit L, p. 51.) The proposed renovations would not increase the size of House #1 in any way. Id. The plaintiff's application was denied, and he subsequently appealed that denial to the Board which sustained the decision of the ZEO. (ROR Exhibit L, p. 52.) The plaintiff filed an appeal of that decision, Peatt v. Ridgefield Zoning Board of Appeals, Docket No. CV 89-29 95 95 S, in this court.
On January 21, 1991, this court (West, J.) issued a memorandum of decision in that appeal. The court found that the existence of three houses on the plaintiff's lot was a valid pre-existing nonconforming use. Peatt v. Ridgefield Zoning Board of Appeals, supra, 12. Concerning House #1, the court stated that "[c]learly, the record establishes the plaintiff's right to continue using the structure residentially." Id. The court sustained the plaintiff's appeal and remanded the case back to the Board for the sole determination of whether the plaintiff had abandoned the residential use of House #1. The court directed the Board to proceed in accordance with Public Act 89-277, Sec. 1 (since codified in General Statutes, Sec.
The plaintiff's application was reopened by the Board and a duly noticed public hearing was commenced on June 3, 1991. (ROR Exhibit L, p. 49; ROR Exhibit C, Certificate of Publication in Ridgefield Press, May 23, 1991 and May 30, 1991.) The hearing was continued to June 17, 1991. (ROR Exhibit L, p. 119; ROR Exhibit E, Certificate of Publication in Ridgefield Press, June 6, 1991 and June 13, 1991.)
On July 1, 1991, the Board voted three to two to sustain the decision of the ZEO to deny the plaintiff a zoning permit. (ROR Exhibit L, pp. 170-171; ROR Exhibit G, Letter of Decision, dated July 8, 1991.) In support of that action, the Board stated the following reasons:
1. While General Statutes, Sec.
2. The use of the building as a store, house, and accessory building is well established. To abandon any one use in favor of another would expand the nonconformity on the property. The plaintiff applied for a total change of use to CT Page 4190 a residence, which is an expansion of a nonconformity.
3. Intent to abandon House #1 as a residence can be inferred, because for the four years from 1982 to 1986, the property was not maintained nor was there any apparent attempt to rent it as a residence.
4. There is no taking, because there are two other residences on the property. (ROR Exhibit G.) Both members who voted to reverse the decision of the ZEO stated that the plaintiff had not abandoned the residential use of House #1. Id.
Notice of the Board's decision was published in the Ridgefield Press on July 5, 1991. (ROR Exhibit H, Certificate of Publication, August 5, 1991.) The plaintiff filed this action on July 22, 1991, alleging that the Board acted illegally, arbitrarily, and in abuse of its discretion in sustaining the action of the ZEO, because the record contains no evidence that the plaintiff intended to abandon the residential use of House #1.
"The question of aggrievement is essentially one of standing." DiBonaventura v. Zoning Board of Appeals,
The parties have stipulated that the plaintiff at all relevant times was and is the owner of the property that is the subject of this appeal. Therefore, the court finds that the plaintiff is aggrieved and is entitled to bring this appeal.
An aggrieved party may take an appeal to the Superior Court within fifteen (15) days from the date when notice of such decision was published in a newspaper. General Statutes, Sec.
When a zoning board of appeals acts to determine "the reasonableness of . . . [a] decision of the zoning enforcement officer," it acts "administratively in a CT Page 4191 quasi- judicial capacity. . . ." Lawrence v. Zoning Board of Appeals,
The plaintiff argues that there was no evidence before the Board which would indicate that he intended to abandon the residential use of House #1 and, as a result, the Board's action in sustaining the decision of the ZEO was illegal, arbitrary and in abuse of its discretion.
General Statutes, Sec.
The first reason given by the Board for its decision is that despite the language of the statute, the continued failure to use constitutes an abandonment of that use. In favor of this proposition, the Board cites West Hartford v. Willetts, supra. Clearly, that is a misstatement of the law. The statute unambiguously states that a nonconforming use shall not be terminated "solely as a result of nonuse . . . without regard to the intent of the owner to maintain that use." General Statutes, Sec.
The Board also states that House #1 had a history of being used for both residential and commercial purposes, and that a termination of the commercial use in favor of the residential use would expand the nonconformity on the property. However, this reasoning completely ignores the court's direction that on remand the Board "should proceed on plaintiff's application for zoning permit in accordance with the mandates of Public Act 89-277, Sec. 1." Peatt v. Ridgefield Zoning Board of Appeals, supra, 19. Further, this reason is not relevant to the plaintiff's intent to abandon the residential use of House #1. Although the issue of expansion of a nonconforming use was not before the Board, the continuing confusion surrounding this issue since the inception of these proceedings merits a brief discussion.
The Board has failed to recognize the "distinction between a nonconforming building or structure and a nonconforming use of land," and that such a distinction is "genuine and may be critical." (Citation omitted.) Petruzzi v. Zoning Board of Appeals,
The Board further reasons that the intent to abandon the residential use of House #1 can be inferred, because during the years from 1982 to 1986, the property was not maintained nor was there any apparent attempt to rent it as a residence. Clearly, this conclusion was arbitrarily made in CT Page 4193 contravention of the great weight of evidence presented at the hearings.
At the June 3, 1991 public hearing, the plaintiff stated that he never intended to abandon the residential use of House #1, and in fact intended to continue that use. (ROR Exhibit L, p. 58.) The plaintiff also stated that during the time period in question, he sought tenants to rent House #1 by placing a sign on the property. (ROR Exhibit L, pp. 58, 65, 66.) It was noted by the plaintiff and others that House #1 has continuously been serviced with electricity, heat, and operating plumbing with hot and cold running water. (ROR Exhibit L, pp. 68, 69, 74, 101, 103, 104.) The plaintiff stated that he has performed all maintenance on House #1. (ROR Exhibit L, p. 69.) Furthermore, there was evidence at the continued hearing that House #1 is taxed by the town as a residence, that the taxes have always been paid, and that the plaintiff has, during the time period in question, always maintained residential homeowner's insurance for House #1. (ROR Exhibit L, pp. 120, 127-130, 151-152; ROR Exhibit T, Letter from Assessor with attachments, dated May 22, 1991; ROR Exhibit V, Nationwide Insurance Dwelling Policies for years 1982-1986.) A close review of the record indicates nothing that would contradict any of the above testimony or evidence.
While the intent to abandon a nonconforming use may be inferred, Blum v. Lisbon Leasing Corporation, Inc.,
Finally, the Board states that no taking results from this action, because there are two other residences on the property. However, the taking issue was not before the Board on remand and was never raised at the public hearing. Therefore, this reason is irrelevant to the determination of plaintiff's intent to abandon the residential use of House #1, and does not support the Board's decision.
Since neither the evidence nor the Board's reasons based thereon support the conclusion that the plaintiff intended to abandon the residential use of House #1, the CT Page 4194 decision of the Board to sustain the ZEO's action in denying the plaintiff a zoning permit is illegal, arbitrary, and an abuse of its discretion.
Accordingly, the plaintiff's appeal is sustained.
WEST, J.
Blum v. Lisbon Leasing Corporation , 173 Conn. 175 ( 1977 )
Darien v. Webb , 115 Conn. 581 ( 1932 )
West Hartford v. Willetts , 125 Conn. 266 ( 1939 )
Lawrence v. Zoning Board of Appeals , 158 Conn. 509 ( 1969 )
Petruzzi v. Zoning Board of Appeals , 176 Conn. 479 ( 1979 )
Dubitzky v. Liquor Control Commission , 160 Conn. 120 ( 1970 )