DocketNumber: No. 551576
Citation Numbers: 2000 Conn. Super. Ct. 5485, 27 Conn. L. Rptr. 270
Judges: HURLEY, JUDGE.
Filed Date: 5/5/2000
Status: Non-Precedential
Modified Date: 4/17/2021
The court finds the following facts. In 1990, the Zoning Officer of Groton Long Point issued a permit allowing the plaintiff to construct a stone revetment to protect his land from erosion. In 1997, the plaintiff, without a permit, had a concrete support built on his property directly behind the stone revetment. On September 5, 1997, after the concrete support was already built, the plaintiff filed an application for a zoning permit for the concrete support.
A hearing was held on April 1, 1998, and the plaintiff's application was denied on April 9, 1998. The reasons given by the Zoning Officer for the denial of the plaintiff's application were as follows: "In particular, (1) the Coastal Site Plan was found by [the Department of Environmental Protection] to be inconsistent with the [Connecticut Coastal Management Act, General Statutes §§
In February 1999, the plaintiff filed a new application for the already-built concrete support with the Zoning Officer. The Zoning Officer denied the application by a letter dated May 6, 1999. One of the reasons for the Zoning Officer's denial of the application was "that it proposes exactly the same project, and it provides no substantially different information than that provided in previous submittals, and as such provides no reason to reconsider the denial by the Zoning Commission (ZC) on 9 April 1998." The plaintiff again appealed to the ZBA. By letter dated June 16, 1999, Gerald J. Carriera, chair of the ZBA, informed the plaintiff that "[s]ince this is the same revetment in the same location that was considered by the ZBA in hearings last year, we cannot entertain your request for an appeal to the ZBA." The plaintiff then commenced in this court an administrative appeal, which was subsequently withdrawn, and the present mandamus action. The plaintiff seeks this court to issue a writ of mandamus ordering the ZBA to hold a public hearing on the plaintiff's appeal from the denial of the 1999 application.
The plaintiff argues that the defendant ZBA has a clear legal duty to hold a public hearing on an appeal from the denial of a CT Page 5488 zoning permit. The plaintiff's argument is based on the language of General Statutes §§
As the plaintiff points out, the Appellate Session of the Superior Court has held that an application for a writ of mandamus, rather than an administrative appeal, is the proper method for challenging the refusal of a Zoning Board of Appeals to hold a hearing. Palmieri v. Zoning Board of Appeals,
The defendants, however, urge the relevance of a line of cases holding that a zoning board of appeals has limited discretion to reverse its previous rulings. Our Supreme Court has stated that "an administrative agency cannot reverse a prior decision unless there has been a change of conditions or other considerations have intervened which materially affect the merits of the matter decided. . . . The principle applies, however, only when the subsequent application seeks substantially the same relief as that sought in the former." (Citations omitted; internal quotations marks omitted.)Grillo v. Zoning Board of Appeals,
"The determination as to whether the application under review is substantially the same as the prior application and that CT Page 5489 circumstances and conditions have not changed so as to affect materially the merits of the application is for the [Zoning Board of Appeals] to determine in the first instance." Bradley v. InlandWetlands Agency,
The plaintiff has not pointed to any authority expressly stating that an applicant to a zoning board has a right to a public hearing on the question of whether there are changed conditions or intervening considerations justifying a reconsideration of an earlier decision, as distinguished from the right, under General Statutes §
The plaintiff is also not entitled to a writ of mandamus ordering a public hearing by the Zoning Board of Appeals on the merits of its application. As indicated above, a zoning board of appeals has considerable discretion in the determination of whether an application seeks the same relief as a previous application and whether the application presents new considerations and conditions. See Fiorilla v. Zoning Board of Appeals, supra,
Furthermore, the plaintiff has failed to show that the Zoning Board of Appeals abused its discretion in determining that the new application did not involve changed conditions or new considerations. The plaintiff argues that "an abundance of new considerations materially affecting the subject matter" were present in the later application that were absent from the earlier application. An examination of the items that the plaintiff claims are new considerations, however, reveals that the plaintiff merely developed his case in more detail on the later application.
The plaintiff points out eighteen specific areas of information that were developed in the later application but that the plaintiff states were "not provided" in the plaintiff's earlier application. Additionally, the plaintiff urges the court to consider the following differences between the two applications: the new application contained drawings of the support as built whereas the drawings in the old application were a preliminary design; the new applications's drawings accurately depicted the dimensions of the support whereas the old application's drawings did not; the new application included an "erosion and sedimentation control narrative" while no such narrative was included in the old application; the new application included details of the effects of wave loading force on the revetment and concrete support, while the old application did not; the new application added an explanation of the placement of excavated sand and soil; in the new application, "[t]hree details were shown . . . including a Wave Force Detail, a Structure Cross Section Detail, and Access Drive Detail" while in the old application "two of the details were not shown at all and the third was less detailed"; and the new application included six pages of additional supplementary information not provided in the original application.
It does not appear that any of the additional information provided by the plaintiff in his later application was unavailable to him at the time of the earlier application. The plaintiff argues that because he provided this additional information on his new application, "other considerations have intervened which materially affect the merits of the matter decided," and that he is therefore entitled to a new hearing. The Supreme Court has held to the contrary: "The considerations . . . mentioned do not refer to newly thought of grounds which could have been presented by the earlier application and are recited in a subsequent application asking for relief substantially identical with that previously sought. To fall within the principle, the consideration must relate to something that CT Page 5491 was not and could not have been advanced as a reason . . . upon the prior application. It must relate to some material new factor which was nonexistent when the prior application was denied." Sipperley v.Board of Appeals on Zoning,
In the present case, no new factors came into existence during the interim between the two applications; the plaintiff simply developed his case more elaborately in the new application. The determination of the Zoning Board of Appeals, therefore, that there were no new conditions or considerations in the new application, was not an abuse of discretion.
Furthermore, the plaintiff is not clearly entitled to a public hearing to determine whether such a change in conditions or new considerations exist. The principle that the Board may not normally review its own decisions is designed in part to prevent the harassment and abuse that can result from repeated applications on the same matter. This policy would be undermined by requiring a public hearing even when the application under consideration raises no new considerations.
For these reasons, the plaintiff's application for a writ of mandamus is denied.
D. Michael Hurley Judge Trial Referee
Mynyk v. Board of Zoning Appeals , 151 Conn. 34 ( 1963 )
Palmieri v. Zoning Board of Appeals , 32 Conn. Super. Ct. 625 ( 1975 )
Mitchell Land Co. v. Planning & Zoning Board of Appeals , 140 Conn. 527 ( 1953 )
Bright v. Zoning Board of Appeals , 149 Conn. 698 ( 1962 )
Malmstrom v. Zoning Board of Appeals , 152 Conn. 385 ( 1965 )
Hoffman v. Kelly , 138 Conn. 614 ( 1952 )
Sipperley v. Board of Appeals on Zoning , 140 Conn. 164 ( 1953 )
St. Patrick's Church Corporation v. Daniels , 113 Conn. 132 ( 1931 )