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Zupa v. Zoning Board of Appeals of Town of Southold

July 21, 2009

IN THE MATTER OF MARY S. ZUPA, RESPONDENT,
v.
ZONING BOARD OF APPEALS OF TOWN OF SOUTHOLD, ET AL., APPELLANTS.



In a proceeding pursuant to CPLR article 78, inter alia, in the nature of mandamus, in effect, to compel the Zoning Board of Appeals of the Town of Southold to hear and determine the petitioner's appeal from a determination of the Building Inspector of the Town of Southold dated December 21, 2007, denying her application for a building permit, the Zoning Board of Appeals of the Town of Southold appeals, and Paradise Point Association, Inc., separately appeals, as limited by their respective briefs, from so much of an order and judgment (one paper) of the Supreme Court, Suffolk County (Weber, J.), dated January 22, 2008, as denied those branches of their respective motions which were to dismiss the proceeding as time-barred, and granted that branch of the petition which was to compel the Zoning Board of Appeals of the Town of Southold to hear and determine the petitioner's appeal.

Published by New York State Law Reporting Bureau pursuant to Judiciary Law § 431.

This opinion is uncorrected and subject to revision before publication in the Official Reports.

STEVEN W. FISHER, J.P., MARK C. DILLON, JOSEPH COVELLO, THOMAS A. DICKERSON, JJ.

(Index No. 31345/07)

DECISION & ORDER

ORDERED that the order and judgment is reversed insofar as appealed from, on the law, with one bill of costs, those branches of the appellants' respective motions which were to dismiss the proceeding as time-barred are granted, and the proceeding is dismissed.

The petitioner owns a parcel of land located within the Town of Southold (hereinafter the Town). The parcel abuts a basin with a marina. Paradise Point Association, Inc. (hereinafter Paradise Point), a homeowner's association, maintains the marina and its docks.

In a determination dated August 2, 2004, the Town's Zoning Board of Appeals (hereinafter the ZBA) conditionally granted a building permit application filed by the petitioner, who sought to construct a house on her parcel. The ZBA found that the marina was a nonconforming use on the parcel, and conditioned the granting of the petitioner's application upon the removal of that use, or upon the petitioner obtaining a variance permitting that use in conjunction with her residential use.

In September 2006, in connection with its issuance of a wetlands permit enabling Paradise Point to perform certain work on the subject docks, the Town's Board of Trustees asked the ZBA to interpret a particular provision of the Town's Zoning Code. In a determination dated September 14, 2006, the ZBA stated in its findings of fact that "[W]ith respect to the issue before the [ZBA], the non-conforming use' at issue is the non-commercial boat basin on Town owned land controlled by the Trustees."

Subsequently, the petitioner resubmitted her application to the Town's Building Inspector, arguing that the alternate conditions the ZBA imposed on the approval of her application had been "mooted by material changes." She argued that the ZBA, in its September 14, 2006, determination, had found that the marina use was not on her parcel, but rather, was on the Town-owned basin.

On December 21, 2007, the Building Inspector returned the application to the petitioner, explaining that it had been "[p]reviously denied by the [ZBA]." The petitioner then appealed that determination to the ZBA.

On March 29, 2007, a hearing was held before the ZBA. The hearing was adjourned pending the submission by the petitioner of a new application containing a request for the variance "described" in the ZBA's determination dated August 2, 2004. Then, in a letter to the petitioner's attorney dated April 9, 2007, the ZBA "confirm[ed]" that the hearing had been adjourned for that purpose.

The petitioner did not submit a new application, and demanded, in a letter to the ZBA dated August 23, 2007, that the ZBA hear and determine her appeal from the denial of her application as it was originally presented. In a letter to the petitioner dated September 10, 2007, the ZBA advised the petitioner, inter alia, that she had to file a new application containing a request for the variance "required in" the ZBA's determination dated August 2, 2004.

On October 9, 2007, the petitioner commenced the instant proceeding pursuant to CPLR article 78, seeking, inter alia, to compel the ZBA to hear and determine her appeal. The ZBA and Paradise Point separately moved to dismiss the proceeding on the ground, inter alia, that it was untimely. The Supreme Court denied those branches of the motions and granted that ...


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