DocketNumber: PC 88-2671
Judges: <underline>PEDERZANI, J.</underline>
Filed Date: 11/12/1991
Status: Non-Precedential
Modified Date: 4/18/2021
Plaintiff has testified that it is his intention to tie into existing sewer lines. As such, in order to comply with Article 3 § 1.2(a) plaintiff's lot must meet the minimum lot size requirement of ten thousand (10,000) square feet. The subject property, however, measures six thousand nine-hundred two (6,902) square feet. It is from this requirement that plaintiff seeks a Viti variance.
A scheduled hearing before the Board was held on May 11, 1988. Testifying in support of granting the variance were the plaintiff and his contractor, Mr. David Sardi. Plaintiff testified that a two-family dwelling would both improve the area and provide additional tax revenue for the town. (Tr. at 1). Mr. Sardi testified that the building's design would otherwise comply with zoning requirements and that there would be ample parking to accommodate the structure. (Tr. at 17). Plaintiff presented no other witnesses or evidence in support of his position.
The Board also heard testimony from nine (9) area residents who opposed the variance. Specifically, the residents voiced two concerns: first, that a two-family dwelling would not conform to the existing aesthetics of the neighborhood in that presently all existing homes in the area are one-family dwellings; and second, that the duplex would create potential traffic congestion and parking problems. (Tr. 3-15).
After considering the testimony and evidence before it, the Board denied plaintiff's request for a variance for a two-family dwelling. In denying plaintiff's petition the Board found that granting the variance would not be in the best interest of the public welfare and that plaintiff's lot did not possess the required square footage. The Board further found that plaintiff had failed to demonstrate that denial of the petition would amount to more than a mere inconvenience as is required under theViti doctrine. (Tr. pg. 27).
45-24-20 . Appeals to Superior Court(d) The court shall not substitute its judgment for that of the zoning board as to the weight of the evidence on questions of fact. The court may affirm the decision of the zoning board or remand the case for further proceedings, or may reverse or modify the decision if substantial rights of the appellant have been prejudiced because of findings, inferences, conclusions or decisions which are: (1) in violation of constitutional, statutory or ordinance provisions; (2) in excess of the authority granted to the zoning board by statute or ordinance; (3) made upon unlawful procedure; (4) affected by other error of law; (5) clearly erroneous in view of the reliable, probative and substantial evidence of the whole record; or (6) arbitrary or capricious or characterized by abuse of discretion or clearly unwarranted exercise of discretion.
In reviewing a zoning board decision the Superior Court ". . . is not empowered to substitute its judgment for that of the zoning board if it can conscientiously find that the board's decision was supported by substantial evidence in the whole record." Apostolou v. Genovesi,
Where a landowner seeks the relaxation of certain regulations — for example, height limitations or lot size — the petitioner need only prove that strict adherence to the regulations will amount to something more than a mere inconvenience. H.J. BernardRealty Co. Inc. v. Zoning Board of Review,
In the case at bar, plaintiff seeks a deviation from the regulation of a permitted use. Although Article 1, § 4 permits the construction of a two-family dwelling, this use is conditioned upon the plaintiff's satisfying the minimum lot size requirement of ten thousand (10,000) square feet as mandated by Article 3, § 1.2(a). As such, the plaintiff correctly seeks a Viti variance. See, Gara Realty, 523 A.2d at 858; Viti, 92 R.I. at 65, 166 A.2d at 213-14. Plaintiff's threshold burden before the Board, therefore, was to demonstrate that denial of the requested variance would constitute an adverse impact amounting to more than a mere inconvenience. DeStefano v. ZoningBoard of Review of Warren,
Our Supreme Court has defined more than a mere inconvenience to mean "that an applicant must show that the relief he is seeking is reasonably necessary for the full enjoyment of his permitted use." DiDonato v. Zoning Board of Review,
Relying upon Westminster Corp. v. Zoning Board of Review,
Although the Court in Westminster did posit that an applicant was entitled to a variance as a matter of right, this right was nonetheless conditioned upon the applicant's satisfying the Viti test; that is, demonstrating that literal enforcement of the ordinance precluding the applicant's full enjoyment amounted to more than a mere inconvenience. Westminster, 103 R.I. at 388, 238 A.2d at 357. It was of import, however, that the applicants in Westminster provided the board with expert testimony which substantiated the applicant's contention that the project would be rendered useless had the variance been denied.Westminster, 103 R.I. at 388, 238 A.2d at 358.
After carefully reviewing the record in the instant case, this Court has found that it is devoid as to testimony which would corroborate plaintiff's contention that denial of the variance would preclude his full enjoyment of the property. In contrast to the applicants in Westminster, plaintiff presented no expert testimony to the Board to substantiate his claim that denial of the variance would preclude his full enjoyment. Instead, plaintiff merely argued that construction of a two-family dwelling was necessary for his full enjoyment. Significantly, plaintiff offered no testimony to the Board as to whether or not a single-family home would otherwise preclude his full enjoyment. It is of import, however, that the subject property, which measures six thousand nine hundred two (6,902) square feet, is undersized for the construction of even a single-family home pursuant to Article 3, § 1.2(A), which requires an area measuring seven thousand five hundred (7,500) square feet. Therefore, it would be necessary for plaintiff to seek a variance in order to construct a single-family home. Plaintiff instead sought a variance to construct a two-family duplex in an area presently situated with single-family homes. The Board determined, and this Court agrees, that plaintiff has failed to establish that denial of the variance for a two-family home would amount to an adverse impact amounting to more than a mere inconvenience.
Furthermore, it was within the Board's power, pursuant to R.I.G.L. 1956 (1988 Reenactment) §
After review of the entire record, this Court finds that the Board's decision denying plaintiff a variance is supported by reliable, probative, and substantial evidence. For the reasons herein above set out, the May 11, 1988 decision of the Zoning Board of Review for the Town of Cumberland is hereby affirmed.
Counsel shall prepare the appropriate entry for judgment.
H. J. Bernard Realty Company, Inc. v. Zoning Board of Review , 96 R.I. 390 ( 1963 )
Viti v. Zoning Board of Review of Providence , 92 R.I. 59 ( 1960 )
DiDonato v. Zoning Bd. of Review of Town of Johnston , 104 R.I. 158 ( 1968 )
Lincoln Plastic Products Co. v. Zoning Board of Review , 104 R.I. 111 ( 1968 )
DeStefano v. ZONING BD. OF REVIEW, ETC. , 405 A.2d 1167 ( 1979 )
Apostolou v. Genovesi , 120 R.I. 501 ( 1978 )
Westminster Corp. v. Zoning Board of Review , 103 R.I. 381 ( 1968 )