The Appellate Division determined that the challenge to a proposal for a telecommunications facility (cell tower) on State land was not yet ripe for review. In Village of Pelham Manor v. Crown Communications N.Y., Inc. the Appellate Division found that, where Crown Communications had a contract with the State to construct cell towers on state land, the failure of the State to take final action on the proposal had, under the specific circumstances of this case, neither triggered a default provision in the contract that would have constituted an approval, nor otherwise resulted in a “final” acti ..read more

The New York Court of Appeals, in an action challenging the issuance of a use variance, clarified the application of the “relation back doctrine” to allow an amended petition adding a necessary party, after expiration of the statute of limitations. In Matter of Joseph Nemeth v. K-Tooling https://www.nycourts.gov/reporter/3dseries/2023/2023_05349.htm the Court found, omitting the owner of the property at issue from the initial petition in the Article 78 challenge to the use variance could be cured through the relation back doctrine in CPLR 203 (C). Outlining the general rule at issue, the Court ..read more

In a decision that reiterated the need for there to be other than economic impacts to a property owner to serve as a basis for challenging the environmental review of a local law or ordinance, the Appellate Division affirmed the lower court dismissal of a challenge to a zoning amendment. In the case, Matter of 1160 Mamaroneck Avenue Corp. v City of White Plains, the Appellate Division Second Department upheld the lower court decision dismissing the challenge to an amendment of the local zoning regulations and modified the lower court decision by affirmatively stating that the local law is vali ..read more

On May 2. 2022, the U.S. Supreme Court ruled on the refusal of the City of Boston to permit the flying of a Christian flag, on a flag pole located at Boston’s City Hall Plaza. In Shurtleff v City of Boston Massachusetts, the Court ruled that the City had violated the First Amendment right of free speech in denying permission to fly the flag at issue. The Boston City Hall Plaza has been used for various public events and the City has acknowledged the space is a “public forum”. The Plaza contains three flag poles, one flying the American Flag, one flying the flag of the Commonwealth of Massachus ..read more

The Appellate Division reversed a determination of the Supreme Court that had upheld the granting of a special permit and site plan, where the proposal failed to fully comply with the zoning ordinance. In the Matter of Marcus v. The Planning Board of the Village of Wesley Hills, the appellate division found that the lower court had erred in allowing the Planning Board to vary certain requirements for both the special permit and site plan. The Respondent, Rockland Tree Expert, Inc., which does business in the Village as Ira Wickes, Arborist (hereinafter “Wickes”) had made an application, pursua ..read more

The Appellate Division Second Department found that challenges to requirements of two  Zoning Board of Appeals decisions and the conditions to a site plan approval issued by a Planning Board should stand. In the Matter of Florida Historical Society v. the Zoning Board of Appeals of the Village of Florida, the Court held that the challenges to the two determinations by the Zoning Board of Appeals (“ZBA”) were not timely, as they failed to be commenced within thirty days of the filing of the determinations and further upheld the determination of the Planning Board, fixing  conditions w ..read more

The Appellate Division Second Department recently ruled that, under the procedure followed by objecting neighbors, the local Zoning Board of Appeals (“ZBA”) lacked jurisdiction to rule on the neighbors’ objection. In  Matter of Capetola v. Town of Riverhead, the Petitioners/Plaintiffs (“Petitioners”), who owned a property nearby the property in contention, had raised an issue as to whether the proposed development required a lot area variance, but had failed to follow the proper procedure for raising such an objection. The owner of the property seeking a building permit, Edward Hocker, re ..read more

The Appellate Division restated the requirement that all interested parties must be named in an action challenging a site plan approval and that a property owner and prospective developer are not necessarily united in interest. In Matter of Mensch v Planning Bd. of the Vil. of Warwick, the Court found that the failure of the Petitioner/Plaintiffs (“Petitioners”) to name the owners in the original Petition/Complaint was not cured by the filing of an amended pleading, subsequent to the passage of the thirty day statute of limitations. The developer, 116 Elm Street Realty LLC (“the Developer”), s ..read more

The Appellate Division determined that the failure to provide “dollars and cents” proof of the inability to use a property for any permitted use required denial of a use variance.  In Matter of Dean v. Town of Poland Zoning Board of Appeals, the owners of approximately 17 acres of land had agreed, subject to obtaining a use variance, to sell two acres of the property for construction of a retail store. Initially, the Zoning Board of Appeals (ZBA) issued the use variance without making any findings. Upon challenge by the Petitioners, who own property nearby, the lower court upheld the issu ..read more

The Second Circuit affirmed in part and reversed in part a district court decision finding actions by the Village of Pomona in adopting four land use laws violated the rights of a proposed religious use. In Congregation Rabbinical College of Tartikov, Inc. V. Village of Pomona, the Court summarized  the situation stating: “This case poses difficult and in some respects subtle questions. Educational and religious institutions, as owners and users of real estate, are generally subject to local land use regulation. But they play unique roles in our society. Hence, our laws afford them some specia ..read more