Professional Documents
Culture Documents
b) State
↓
They give local legislatures the power to adopt laws to protect the public health, safety, morals, and
general welfare of the people. **NY→ over 1600 villages, towns and cities have been authorized
↓
c) Local:
can be regional, county, or municipal→ developing land use laws from the state’s authority
*can only exercise powers delegated to them by the state legislature
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Declaratory Judgment
REMEDIES Injunction
Authorize
Local Certiorari
Legislatures Mandamus
$$ Damages
APPLICANTS
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4. Judicial Review: courts defer to local land use decisions particularly those of
local legislatures declaring that those decisions are given a presumption of
constitutionality and correctness
i. Heavy BOP→ decisions were unreasonable, arbitrary and capricious
ii. Ambiguities→ deference to the property owners who challenge them
B. HISTORICAL OVERVIEW
1. Planning/Zoning
Comprehensive i. Zoning came b/f planning
plan: master ii. Zoning is the essential part of comprehensive plan; the precise
plan used as a relationship among the comprehensive plan, zoning map, and the official
guide map was never entirely agreed upon
2. Local Control of Land Development
i. Planning Board: comprised of appointed (vs. elected members)
a) Less pressure of electorate n decisions
3. Codification of Land Use Control System
i. 1916→ NYC passed the first comprehensive zoning ordinance in the US;
other cities followed
ii. 1922→ US Dept. of Commerce published a model statute, the Standard
State Zoning Enabling Act, to promote zoning
a) Recommended that plans be adopted by planning boards while
zoning ordinances were to be adopted by the local legislative
bodies
4. What affects a land use plan?
i. 6 principal, non-exclusive elements:
a) pattern of land uses
b) mass-transportation system
c) public facilities for the fast movement of passengers and goods
d) street system
e) park and recreational system
f) location of public buildings
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1) Must follow the procedural requirements of state statutes
and meet the fairness requirements
ii. Ultra Vires: land use regs ≠ be beyond the scope of local authority
iii. Local Authority
a) Action of municipality must be pursuant to the power delegated
to it
b) ≠ permitted if regulation has been preempted by the state
legislature
iv. Public Purpose: land use regulation must ≠ effect a taking of private
property for a public purpose w/o just compensation→ takings
3. Euclidian Zoning: Village of Euclid v. Ambler Realty Co., 272 U.S. 365
(1926)
i. F: Ambler Reality purchases some land and after the purchase the town
Euclidian Zoning: council passed a regulation making it residential. ∏ sued against the
most fundamental statute as a whole (“facial challenge”) b/c there was no comprehensive
means by which plan
zoning accomplishes ii. Rational Basis Test: in order for a statute to be unconstitutional then it
its purpose is the must be arbitrary and have no substantial relation to the public health,
separation of safety, morals or general welfare
conflicting uses— a) BOP: ∏
classified on a scale iii. H: valid
from “highest” use
to “lowest” use
D. REGULATORY TAKING
1. NY Constitution: Art. 1, §7
i. “private property shall not be taken for public use w/o just
compensation”
ii. see also 5th Am. (above)
2. What is a taking?
i. when impact of a regulation on private property rights is so burdensome
that it violates the constitutional guarantee that property shall not be
taken for a public use without just compensation.
ii. Regulatory Taking:
a) sometimes a land use regulation can be invalidated as a
“regulatory taking” and compensation awarded to the regulated
property owner for damages caused.
b) sometimes referred to as inverse condemnations or de facto
takings
iii. both types of takings are allowed under U.S. Const. but validity of public
purpose must be demonstrated & just compensation paid to owner of
condemned property.
3. Challenges:
i. when a govt. reg has effect of a public condemnation, owner may allege
that reg is a regulatory taking, a de facto taking, or inverse condemnation
of the affected parcel.
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ii. When land use regs are challenged as takings, court presumes
constitutionality.
iii. challengers carry a heavy burden of proof; all doubts resolved in favor of
the regulator
iv. property owners must produce dollars & cents evidence that all but a
bare residue of property’s value has been destroyed by regulation.
4. Types of takings:
i. Broadly Applicable Regulations:
ii. Particularized Regulations:
iii. Forced Conveyances:
iv. Total Takings
v. Preexisting Regulations:
5. General Rule: Pennsylvania Coal Co. v. Mahon, 260 U.S. 393 (1922)
i. Holmes: “while property may be regulated to a certain extent, if
regulation goes too far it will be recognized as a taking
6. Confiscatory:
i. To take private property w/o just compensation; to transfer property from
a private use to a public use
7. Analysis:
i. FIRST, establish if it was a legitimate public purpose
ii. SECOND, what kind of taking is it?
PER SE TAKINGS
Total Taking Physical Invasion Land Use All Others
Lucas v. South Loretto v. Dolan v. City of Penn Central Transp.
Carolina Coastal Teleprompter Tigard, 512 U.S. Co v. New York City,
Council, 505 U.S. Manhattan CATV 374 (1994) (citing 438 U.S. 104 (1978)
1003 (1992) Corp., 458 U.S. 419 Nollan , 483 U.S.
(1982) 825 (1987)
F: ∏ bought oceanfront F: Previous landowner F: ∏ wanted to do F: ∏ owned GCS and
property in SC; regulated allowed ∆ to put crossover some construction on wanted to build 50 stories
saying that ∏ could not cables over building; ∏ their store; city for shopping above GCS,
build any permanent didn’t know about ∆ until approved their which is designated as a
structures after ∏ purchased building; expansion plans on the landmark under the
∏ sued ∆ for trespass and condition that they landmark preservation law.
∏ sued for just 14th Am. taking would dedicate a ∏ applied for a bldg permit.
compensation section of property to ∆ denied b/c it wasn’t
NYC is also a ∆ b/c they be used for a bike path consistent w/ character of
granted Teleprompter right GCS and ∏ sued as a taking
to be a cable provider
A: Could use for other A: in Dollan the A: They weren’t being
purposes → renting out dedication satisfied the restricted from building
beach use, etc. essential nexus prong new levels, just not 50;
but wasn’t roughly Income from terminal and
proportional→ they possible sale of
needed a reasonable development rights
relationship /w traffic provided Penn w/
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and lessening traffic reasonable return on their
investment
9. Damages
i. Monetary damages may be awarded to property owners who win
regulatory takings suits
ii. Paid for injury done to them from time reg. imposed until invalidated by
court
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iv. when imposing conditions that require owners to allow public access to
their properties, individual studies must be conducted
v. In NY, projects that are likely to have substantial adverse impact—
required to file an EIS. Properly conducted environmental review
studies are likely to meet essential nexus & rough proportionality tests.
vi. Instead of greatly limiting uses, community should explore innovated
tools & techniques to encourage public objectives and minimize burden
on landowners
A. Zoning Maps:
1. Constitutes a blueprint for the development of a community overtime
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iii. Local legislatures are authorized by statute to prepare or amend the
comprehensive plan
a) Legislature can direct through resolution, the planning board, or a
special board to prepare and amend the plan
iv. When provisions are first adopted, a zoning commission must be
established to recommend zoning district boundaries, use and
dimensional requirements
5. Planning should precede any adoption or amendment of a land use regulation
6. Applying for application for a ∆ in zoning provisions:
i. Discretionary legislative acts
ii. Legislative body may simply refuse to consider it UNLESS the question
is confiscatory
iii. Amendments of use provision of the law that apply to particular parcels
must be attended by amendments of the zoning map
iv. Landowners who wish to develop their parcels in conformance w/
applicable zoning provisions must apply to the local building inspector or
zoning administrator for a building permit
a) Inspector/administrator reviews and then either approves or
denies
1) Whether proposed project and its construction conform w/
the se and dimensional reqs
b) Determinations reviewable by the ZBA
7. Judicial Standard:
i. Demonstrate that regulations fails to “substantially advance a legitimate
public objective”
ii. Zoning amendments are presumed by the courts to be constitutional
valid, but their provisions are restrictively interpreted b/c they are
deemed to be in derogation of the landowner’s CL property rights
iii. An owner is allowed to continue development under a duly issued permit
only where the owner has undertaken substantial construction and made
substantial expenditures prior to the effective date of the amendment
3. Timeline
i. 1922→SZEA Zoning §261-264
ii. 1928→SPEA Planning §272(a)
iii. 1930’s→Depressions
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iv. 1945→WWII
v. Baby boom→ New Euclidean Zoning
4. Analysis
F. Town Law
1. § 272(a): Town Comprehensive Plan
i. gives the authority and responsibility to undertake town comprehensive
planning and to regulate land use for the purpose of protecting the public
health, safety and general welfare of its citizens
2. §271: Planning Board:
i. Town board not mandated to create a planning board→ “may”
ii. planning board may recommend to town board regulations; may review
and make recommendations on a proposed town comprehensive plan or
amendment; make investigations, maps, reports, and recs in connection
to planning & dev. of town.
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A. ZONING PRACTICE
1. Purpose of Zoning:
i. Prevents landowners from using their properties in ways that are
injurious to the community
ii. Appropriate method of creating a balanced and efficient pattern of land
development and avoiding the multiple perils of haphazard growth
2. Generally:
i. As-of-Right and their accessory Use
a) “As of right”→ As-of-Right Uses and Their Accessory Uses
1) Certain land uses are permitted as the principal and primary
uses of the land.
b) “Accessory” → must be customary, subordinate and incidental to
the residential use
1) Accessory uses are also found in association with as-of-right
uses
ii. Nonconforming uses
a) A land use which was in existence when a zoning restriction was
adopted and that is prohibited by that restriction is a non-conforming
use
iii. Variances
a) If the use of the property does not conform to the zoning restrictions, it
can be authorized by a use or area variance
iv. Special Use Permits
a) The zoning law can authorize other uses but only if they receive special
or conditional use permits
1) They must be harmonious with as-of-right uses
b) A.k.a.: special exception use, special permit, conditional use
permits, and special exceptions
c) Def:
1) authorization of a particular land use which is permitted
in a zoning ordinance/local law,
2) subject to requirements imposed by zoning
ordinance/local law,
3) assures that the proposed use is in harmony with such
zoning ordinance/local law & will not adversely affect the
neighborhood if requirements are met.
d) Ex: church or gas station in a residential district
e) Town Law §274(b): Approval of Special Use Permits
1) Special Use Permit:
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i.) an authorization of a particular land use which is
permitted in a zoning ordinance or local law,
subject to requirements imposed by such zoning
ordinance or local law to assure that the proposed
use is in harmony with such zoning use or local
law and will not adversely affect neighborhood.
f) Administrative authority
1) town board “may” authorize planning board or other adm.
body that it shall designate to grant special use permits.
2) If so, then the legislature must adopt standards to guide
the body in reviewing, conditioning, and approving
special uses
i.) Ex: provide adequate safety, parking, landscape
g) authorized board shall have the authority to impose such
reasonable conditions and restrictions as are directly related to
and incidental to the proposed special use permit.
h) Once special permit is issued:
1) It is person to the applicant
2) Affixes to and runs w/ the land
i) Court review: any person aggrieved (someone who has standing;
a unique injury) by a decision of the planning board may apply to
supreme ct. for review by a proceeding under article 78 of the
civil practice law and rules. Ct. may take evidence or appoint a
referee to take such evidence… (not a de novo trial?)
j) Religion:
1) Land uses proposed by religious institutions is subject to
greater constraints than the regulation of secular land uses
2) Religious uses promote public welfare and are inherently
beneficial to public
3) Regulations typically encourage beneficial purposes served by
churches, synagogues, and other houses of worship
4) Religious uses are allowed in residential and other compatible
zoning districts under a special use permit that may be issued
by panning board
v. Rezoning
a) Property owners may request that the local government rezone the
property
b) Can rezone a parcel or area in the public interest
3. Goldman v. Crowther
i. F: ∏ lived in Balitmore city in an area zoned residential and ran a small
clothing repair store
ii. R: any exercise of power which interferes w/ some aspect of the constitution
must bear some substantial relationship w/ the public health and welfare
iii. Policy: this wouldn’t really happen today as most regulations encourage
work/live ordinances encouraging people to run a business out of their home
iv. As the ordinance attempts to regulate and restrict the use of property in
Baltimore is void because it: (1) deprives property owners of rights and
privileges protected by the Const; (2) because such deprivation is not justified
by any consideration for the public welfare, security, health, or morals apparent
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in the ordinance itself; (3) because it does not require that the restrictions shall
in fact be based upon any such consideration.
4. Carter v. Harper
i. F: milk/pasteurization plant was a non-conforming use; ∏ wanted to
At this time, we build an adjacent building in order to comply w/ state health regulations.
didn’t think we There was an ordinance stating that additions were prohibited w/ non-
could do conforming uses. ∏ argued that it was arbitrary, capricious,
anything but unreasonable and was “spot zoning.”
Euclidian (shift
begins)
5. Review: Village of Euclid v. Amber Realty Co. (see above for brief)
i. Facial challenge→ no comprehensive plan case
6. Nectow v. Cambridge
i. As applied case→ public purpose
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a) This is a valuable planning tool for the Leg b/c it permits a
municipality greater flexibility in balancing development
demands against fiscal and env concerns.
ii. F: ∆ bought an 84-acre parcel of property and then applied to City (∆) to
have parcel rezoned to permit the construction of a mixed use
development. Co-∆’s entered into a development agreement and the city
passed 5 ordinances rezoning the parcel. Construction commenced. ∏
was a neighboring property owner who sued and declared the permits
void due to K zoning.
iii. I: Is the agreement invalid per se as K zoning? Was it arbitrary,
capricious and unreasonable?
iv. R: Conditional rezoning is a valid practice if it is reasonably related to
the interest of public health, safety, morals and the general welfare.
v. A: agreement actually enhanced the city’s regulatory control over the
development rather than limiting it. It was reasonably related to the
public interest, health and general welfare and the city’s police powers
were not harmed in any way.
vi. H: valid.
12. Compare and Contrast Conditional Zoning vs. K Zoning vs. Variances
i. Contract Zoning:
a) Illegal
b) “I’ll pay you 500K for some comprehensive plan”
ii. Conditional Zoning:
a) Typically legal in most states
b) “we don’t want to rezone b/c we have no sewer system”
c) Town is putting extra requirements
iii. Variances
a) Rarely given
b) Cannot change the essential nature of the neighborhood
c) You are being exempted from extra requirements in town law
BUT you have to have a hardship
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1) Ex: No body elses property slopes the same way and you
want a deck
13. Process:
PUBLISH
RULING
FILED W/
TOWN CLERK
HOME- ZONING ZONING STANDARDS
OWNER ENFORCEMENT BOARD OF LOCAL CODE APPEALS
OFFICER APPEALS & STATE (Must be
(code STANDARDS 30 d from
interpretation) filing)
ii. Benefits:
a) Provides flexibility in application of zoning law and
b) afford landowner opportunity to apply for administrative relief
from certain provisions of the law
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iii. 2 Types:
a) Use variance: Use of land in a manner or for purpose which is
otherwise not authorized, or is prohibited by zoning regs
1) Owner must prove to ZBA that property cannot yield a
reasonable return under any use permitted under zoning
statute
2) Ex: single family residential → retail business
3) GR: must have significant economic injury
iv. Alternative Relief: property owners could also request local legislative
board to rezone the property so that requested use is allowed as-of-right
3. Town Law
i. §267: Zoning Board of Appeals
a) Area Variance: shall mean the authorization of the ZBA for the
use of land in a manner which is not allowed by the dimensional
or physical requirements of the applicable zoning regulations
1) if legislative body adopts ordinances→ it must adopt ZBA
b) Appt. of members: “. . . each town board which adopts a local
law or ordinance or any amendments . . . pursuant to powers
granted by this article shall appoint a board of appeals”
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4) That the requested use variances, if granted will not alter
the essential character of the neighborhood
5) Alleged hardship has not been self created
c) §267(3)(b):
1) Area variances: in making determination, ZBA shall
consider the benefit to applicant if variance is granted, as
weighed against the detriment to health, safety, welfare of
neighborhood or community.
2) Also consider:
i.) whether an undesirable change will be produced in
character of neighborhood or detriment to nearby
properties will be created
ii.) whether the benefit sought by applicant can be
achieved by some method, feasible for applicant to
pursue, other than an area variance;
iii.)whether the requested variance is substantial
iv.) whether the proposed variance will have an
adverse effect or impact on physical or
environmental conditions in neighborhood/district
v.) whether alleged difficulty was self-created
5. Sasso v. Osgood
i. F: ∏ sought variance b/c he wanted to demolish an existing structure to
build a larger boathouse. Town granted variance and neighbors
appealed.
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ii. I: Does the zoning board have to follow the “practicable difficulties”
standard when the phrase was not actually written into the town statute
by the legislature.
iii. R: Balancing Test
a) “Weighing the practicable benefit to the applicant against the
detriment to the safety, health, and general welfare of the
community.”
iv. H: Town law required zoning board to engage in a balancing test
(Weighing the practicable benefit to the applicant against the detriment
to the safety, health, and general welfare of the community) therefore the
applicant need not show “practical difficulties”
8. Special Use
i. Generally:
a) Special use permit allows for use/uses that are permitted by law
but often require special conditions or standards due to the type
of use
b) E.g., churches, hospitals, etc.
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b) E.g., allowance for churches but we have concern about all the
traffic that comes on Sundays
C. NONCONFORMING USES
1. Generally:
i. Def: a use of land that was in existence when a zoning restriction was
adopted and that is prohibited by that restriction
Analysis a) Ex: when district zoned residential, all easing nonresidential uses
in that area are rendered non-conforming
Was there an ii. GR: they can continue but can not be expanded or enlarged; they may
established use at the not be reestablished after they have been abandoned or reconstructed a/f
time of the zoning? serious damage
↓
What is the extent of
a) Zoning law can require nonconforming uses to be terminated or
the nonconforming amortized a/f a specified number of years; or
use, and will the terms b) may have to cease immediately if threat to public health or safety
of the ordinance iii. Delegation of power:
permit expansion or a a) State statutes delegate to local gov’ts authority to adopt zoning &
change of some sort
to adopt measures to protect legitimate public investment
w/ respect to such
use? expectations of owners of developed land
↓ b) Provisions can be added to discourage continuation of
Has there been a nonconforming uses over time
termination of the 1) Ex: limit owner’s right to expand or enlarge
nonconforming use
nonconforming use;
due to substantial
destruction of the 2) to reconstruct use a/f substantial damage
building in which it is 3) ∆ property use to a different nonconforming use, or
housed, or 4) require termination of use after specified period
abandonment of the iv. Illustrations:
use, or legislative a) Reconstruction and restoration
action of one type or
another? b) Enlargement, alteration, or extension
↓ c) Changing to another nonconforming use
Is the nonconforming d) Abandonment
use subject to e) Amortization:
termination as a 1) Allow owner some time during which to recoup his
nuisance through the
granting of injunctive investment in the nonconforming use
2) “where the benefit to public has been deemed of greater
moment than the detriment to property owner.”
3) Test when amortization period is reasonable
i.) depends on facts of each case.
ii.) Whether public gain outweighs private loss.
4) “amortization” label INAPPROPRIATE when dealing
with common law of nuisance.
i.) Grace period allowed to terminate nuisance is
GRATUITOUS in nuisance cases.
5) when nonconforming use is noxious and owner has little
investment in it.
i.) Ex. cease raising pigeons on roof
v. Limitations & Concerns: Separation of incompatible land uses
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a) when variances are issued—effect is to declassify use as
nonconforming
b) continuation of nonconforming uses also influenced by building
inspectors interpretation as to what types of building
improvements are prohibited.
3. Expansion or Extension
i. Generally:
a) Local laws prohibit the enlargement, alteration, or extension of a
nonconforming use
b) Laws allow for normal maintenance, repairs, etc. as long as there
isn’t an increase or creation
c) Vary from one municipality to another
1) E.g., some may prohibit the physical expansion of a
building
ii. State v. Perry
a) F: ∏ owned an ice cream company and the area was re-zoned to
a commercial from industrial zone, where such business was
prohibited. Bought a large trailer w/ a blower unit to help w/
freezing temperatures. Zoning Board told ∆ to discontinue use of
the trailer.
b) R: An addition of a facility constitutes an expansion which is a
nonconforming use.
c) A: court found that ∆ attempted to provide additional closed
space for freezing operations; trailer was used to expand and
extend non-conforming use of the building on premises (which
was a violation under the zoning regulations)
d) H: ∆’s use of the trailer which added facilities were non-
conforming had previously existed and was a violation of the
zoning regulations
4. Discontinuance
i. Generally:
a) A property owner’s right to continue a nonconforming use may
be lost abandonment
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c) A: court determined that the owner didn’t intend to abandon the
right to use the building as a fraternity house (b/c the use was
supposed to be temporary)
d) H: valid
5. Destruction
i. Examples:
a) Acts of God
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4) Description of the character of and uses in the
surrounding neighborhood
5) Cost of the property and improvements to the property
6) Benefit to the public by requiring the termination of the
non-conforming use
7) Burden on the property owner by requiring the
termination of the non-conforming use
8) Burden on the property owner by requiring the
termination of the non-conforming use
9) Length of time the use has been in existence and the
length of time the use has been non-conforming
c) H: amortization period was reasonable
D. ACCESSORY USES
1. Def: certain land uses are customary found in association with the permited,
principal, primary uses of the land
i. Ex: principle use→ single family home; permitted accessory
use→garage
4. Delegation of Power:
i. ≠ specific power to municipalities to provide for accessory uses, local
governments have authority, under state enabling statutes, to regulate
land under the police power
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ii. zoning law may permit certain accessory uses and prohibit all others.
(those not expressly permitted in the list are prohibited unless clearly
stated otherwise)
iii. List and prohibit only problematic accessory uses.
iv. provide guidelines that can assist the zoning enforcement officer and
ZBA in interpreting what is an accessory use and by adopting a
nonexclusive, illustrative list.
v. list some accessory uses that are allowed by special use permit and
subject them to certain requirements.
6. Enforcement:
i. A municipality should be careful when enforcing accessory use
regulations against educational institutions and religious organizations
8. Collins v. Lonergan
i. F: city granted permit for a skateboard ramp on somebody’s property
ii. R: the determination will be upheld if there is a rational basis and it
is supported by substantial evidence
a) Agency just cannot act arbitrarily or capriciously
iii. A: skateboard ramp was intended as a residential use; intensity of the
use can be an underlying factor
iv. H: valid
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10. Dobo v. City of Wilmington
i. F: ∏ operated a non-commercail sawmill on his property as aprt of a
permitted woodworking shop which was operated as a personal hobby.
ZB ruled that the sawmill was not a permitted accessory use.
ii. R: a zoning ordinance being in derogation of CL property right should
be construed in favor of the free use of property
iii. A: the sawmill was not found to be incidental, subordinate, and
customary. It did allow for a hobby woodworking shop
iv. H: agreed w/ ZB
v. D: ≠ supported by substantial and competent evidence
E. HOME OCCUPATIONS
1. Historically:
i. Single family homes have been used for occupational uses such as
beauty parlors, dressmaking, laudries
2. Def:
i. zoning limits single-family homes to residential uses and to those uses
that are customarily associated with residential use and incidental and
subordinate to that residential use
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4. Local Authority:
i. some communities address on case basis;
ii. others examine proposed occupational use & determine whether it is
customary, incidental, and subordinate to the residential use.
iii. authority of local govts: To balance right of homeowners with
expectations of neighbors
5. Implementation:
i. may let definition of accessory uses govern matter
ii. may adopt a general definition of a home occupation
iii. may supplement a general definition with a list of permitted, prohibited
occupations.
iv. may permit home occupation as-of-right or only upon issuance of special
use permit
v. may include specific standards that certain occupational uses must meet.
6. Wawayanda Code
i. §195-22: Home Occupation
7. Baker v. Posinelli
i. F: ∏ was holding dance classes w/ about 160 students per wk. Town
Home Occupations: Board ruled that it wasn’t a home occupation.
could be regulated by
ii. R: Elements:
either a special use
permit or home a) Customary
occupation regulations b) Incidental; and
c) Accessory or secondary to the use of the dwelling unit or
residential purposes
iii. A: Must be upheld if neither irrational or unreasonable!
iv. H: dance studio ≠ customary b/ too big/too much activity
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ii. The authority to review and approve subdivisions may be granted to
planning board by local legislature
iii. Where a subdivision application meets standards contained in
regulations, it must be approved.
iv. Where is does NOT meet the standards, planning boards may impose
conditions on the standards to insure that it meets the specifications or it
can be rejected.
v. In communities that have not developed a zoning provision, subdivision
control is the primary method by which the locality ensure land is
developed in a beneficial way
a) However, when used in conjunction w/ zoning →goes further to
facilitate the proper layout, design and development of
community
vi. Adoption of subdivision regulations is permitted, not required by state
law!
B. CLUSTER ZONING
1. CLUSTER ZONING DENSITY ZONING
2. Def:
i. “a subdivision… in which applicable zoning ordinance or local law is
modified to provide an alternative permitted method for:
a) layout,
b) configuration and design of lots,
c) buildings and structures,
d) roads,
e) utility lines and other infrastructure,
f) parks, and
g) landscaping
ii. in order to preserve the natural and scenic qualities of open lands.”
3. Generally:
i. Ex: brownstones in Brooklyn, or sometimes to protect agricultural land
ii. Here, we are moving from suburbs that are spread out to higher density
iii. Q: How much area must it be to qualify as a cluster?
a) Could simply be an apt building
iv. A locality permits a land developer to vary dimensional requirements
v. Local law exercising a community’s cluster development authority can
delegate broad or narrow authority to the planning board to cluster
permitted developments
vi. Courts have ruled that a developer a may not be forced t convey title to
the preserved open and to the locality
vii. Advanages:
a) Drainage
b) Low income housing
1) Blue collar workers
2) Diversity
c) Open space requirements
4. Steps:
i. local legislature enacts law/ordinance authorizing PB to adjust
dimensional reqs. of zoning in particular circumstances.
a) must specify zoning districts permitted.
b) Provisions will define how board authority & discretion of PB is.
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ii. Developer must submit subdivision plat, so PB can determine max
density allowed w/o clustering.
a) Density shall not “exceed the number which could be permitted,
in the PB’s judgment, if land were subdivided into lots
conforming to ordinance.”
iii. Meet all requirements of subdivision approval throughout review &
approval process.
iv. Copy of approved plat filed with municipal clerk. →Clerk puts
appropriate notations & references on zoning map.
5. Town Law:
i. §278: Cluster Development
a) gives planning boards the express authority to accept this type of
development
b) planning boards can’t establish what uses b/c it is legislative
c) Can developers be required to cluster?
d) cluster zoning allows the board to make the decision to adjust this
to allow for a multi-family building
e) building unit ≠ building
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i. Similar to use conditions→ requires land, expenditure or money from the
developer
ii. Statutory law can require subdividers to require the developers to
designate land for recreation and provide facilities for people in the
development
iii. Provides infrastructure on or off site
iv. If land approved is ≠ sufficient for being uses as a park and/or recreation,
developers can be required to dedicate/designate $$$ to the town to
provide parkes/recreation
v. GR:
a) Dolan/Nollan→”essential nexus”/rough proportionality and
individualize determination test
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APPLICATION 3 CHOICES
(exactions, land PLANNING Approval
dedication, DEVELOPER Approve Conditions
BOARD
provide (or $ in lieu of)
infrastructure on Deny
site or off site)
3. Town Law
i. §277: This is the state enabling act
A. INTRODUCTION
1. Generally:
i. Def. of Smart Growth:
Non-Euclidian a) No clear definition
approach→ b) Intermunicipal planning that establishes discrete compact growth
designed to areas and significant conservation corridors and landscapes
breathe flexibility
into the rigid ii. Sprawl: “low density development beyond the edge of service and e/mt,
uniformity of the which separates where people live from where they shop, work, recreate,
district-bound and educate; thus, requiring cares to move between zones”
zoning a) Defined by the Sierra Club
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i. Goal: to create a sense of community, promote economically viable
development, ensure the ease of movement and safety of residents, and
preserve open space natural resources, and sustainable habitats
3. Regional Planning
i. There was a movement from state to regional planning
ii. Typically rejected
C. MORATORIA
1. Generally:
i. Def: where there is a suspend of a right of property owners to obtain
EXTREME development approvals while the community take time to consider, draft,
and RARE! and adopt land use plans or rules to respond to new or changing
circumstances not adequately dealt w/ by its current laws
ii. Q:
a) How long is reasonable?
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1) I THINK that one year is considered reasonable and more
than 1 yr is unreasonable
b) Are there any other options available?
D. GROWTH MANAGEMENT
1. Generally:
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living there. Restricting growth can be a valid public purpose but
it depend on what you are trying to preserve
e) H: constitutional. Here, the local regulation is rationally related
to the social and environmental welfare of the community and
does not discriminate against interstate commerce.
2. Housing Codes
i. First Nat’l Realty Corp. v. Javins
a) F: ∆ rented an apt and defaulted on their payment; they didn’t
Policy: if a LL cannot obtain rent for think they had to pay due to housing violations.
a default w/o correcting the facility
then the implication is that the LL
b) R: The modern urban tenant seeks more from a lease than the
must increase rent in order to meet outdated common-law conveyance of an interest in land, rather,
obligation. Ex: Slum lords. Having a he seeks a well-known package of goods and services; and,
warranty of habitability isn’t going to modern housing regulations imply into every lease a warranty of
↑ jobs of ↑ living standards habitability, the breach of which by the landlord will justify a
suspension of the tenant’s covenant to pay rent.
c) H: Every lease contains an implied warranty of habitability to the
extent of relevant housing regulations.
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i. Ex: urban sprawl areas
2. Smart-Growth Techniques
I. POST-EUCLIDIAN ZONING
1. Generally:
2. Examples:
i. Floating zones
ii. Overlay district
iii. Clustering subdivisions
iv. Bonus or incentive zoning
v. Transfer of development rights
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iii. H: that it is not spot zoning b/c not specifically changing for the benefit
of one individual owner
iv. Compare to Golden v. Ramapo: Rogers is neo-Euclidean zoning (i.e.,
floating zone) as it is flexible and allows the Z to respond to problems;
dissent argued that it was too flexible
A. HISTORICAL OVERVIEW
1. What is Local Environmental Law?
i. the role of the local government is discussed typically in the context of
their devolved authority under federal statutes. THOUGH local
governments are given a key, if not primary role in land use regulation
ii. local governments adopt zoning ordinances and maps
iii. comprehensive zoning began as a civil engineering and fire prevention
concept –
iv. subdivision and site plan regulations emerged to complement these
aspects of local land use law
v. E.g., in New York you can find laws on:
a) Cluster subdivision, environmentally sensitive Area Protection,
Erosion and sedimentation Control, Filling and Grading,
Floodplains Control, Ground Water/Aquifer Resource
Protection, Landscaping, Mining and Excavation, Ridgeline
Protection, Scenic Resource Protection, Soil Removal, Solid
Waste Disposal, Steam and Watercourse Protection, Steep
Slopes, Stormwater Management, Timber Harvesting, Tree
Protection, Vegetation Removal, and Wetlands.
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2) Use as zoning boundaries the drainage basins of
watersheds rather than major roads or other artificial
mechanisms as dividing lines between districts.
iii. Overlay Zoning
a) Preservation overlay
1) imposed over existing zoning districts that will apply in
addition
2) none of the as-of-right development destroyed.
b) To protect vegetation, habitat, prevent flooding.
iv. Incentive Zoning
a) NY State laws allow local governments to provide zoning
incentives to developers on the condition that specific physical,
social, or cultural benefits are provided to the community in
return.
b) Allows developers to build at greater densities than allowed
under zoning in exchange for public benefits such as open space
or affordable housing.
c) The authorizing statutes allow communities to receive cash
payments in exchange for the zoning incentives awarded a
developer
v. Open Space subdivisions
a) may included incentive zoning
vi. Subdivision
a) Regulations can prevent menace to public and adjacent lands,
including the environment
b) In NY you cannot pass a habitat protection law but you can
include amendments to subdivision plan –
vii. Clustering
a) NY Statutes define cluster development as:
1) A subdivision…in which the applicable zoning ordinance
or local law is modified to provide an alternative
permitted method for the layout, configuration and design
of lots, buildings, and structures, roads, utility lines, and
other infrastructure, parks, and landscaping in order to
preserve the natural and scenic qualities of open lands.
viii. Site Plan
a) Is the arrangement, layout, and design of the proposed use of a
single parcel of land consisting of a map and all necessary
supporting material.
b) Site plan regulations can be structured to preserve natural
resources that are located on the site under review and adjacent to
it –
1) Can take into consideration factors such as adequate water
supply, control of stormwater, erosion and sedimentation,
and protection of wildlife.
2) Can include site contours, lighting, sidewalks, and
parking designed to conform to the natural environment
and character of the community
ix. Non Traditional Protections
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a) Aquifer Protection, Erosion and Sediment Control, Fish and
Wildlife Habitat, Floodplains, Ridgeline Protection Overlay
District, Steep Slopes, Stormwater Management, Timber
Harvesting, Transfer of Development Rights, Tree Preservation,
Wetlands and Watercourses
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Central analysis looking at the character of the regulation, the economic
impact of the regulation, and investment expectation of the owner.
iv. H:
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b) If action has such potential, the agency must first prepare an
Environmental Impact Statement (EIS) which forces it to
consider alternatives and to avoid/mitigate adverse environmental
impacts of a proposed project.
c) Failure to follow procedures required by SEQRA will render an
action invalid
ii. Type 1:
a) Adoption may have to be accompanied by the preparation of a
full environmental impact statement
b) Amendments adopted a/f public notice and hearing
iii. Subdivision approval under SEQRA: discretionary action affecting
environmental that is subject to environmental review
a) Typically, subdivision statutes require planning board, as lead
agency for SEQRA purposes, to hold hearings
b) However, SEQRA hearings are optional and not mandatory!
4. SEQRA Regulations
i.
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5. SEQRA Chart
SUBDIVISION APPLICATION
(EAF short form or long form)
COMMENT
Determination of Significance
(“Possible Impacts”)
Findings (SEQRA)
Conditions
DECISION
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7. Checklist for local lead agency:
i. Is the land use project or proposal an “action” as defined by the law
and the regs?
ii. Which agency is principally responsible for approving the action?
a) that agency is the lead and has the responsibilities listed here
iii. What type of an action is it? The choices are →Type I, Type II or
Unlisted.
a) If the action is a Type II action, no further environmental review
is required.
b) If action is a Type I or Unlisted Action, an assessment of the
environmental impact of the action must be conducted.
c) Applicants for Type I and Unlisted Actions must submit an
Environmental Assessment Form listing the potential
environmental impacts of their projects or proposals.
1) EAF: “[form is] intended to provide a method whereby
applicants and agencies can be assured that determination
process is orderly, comprehensive, yet flexible enough to
allow introduction of information to fit a project or
action” (6 NYCRR 617.20)
iv. Will it have a significant adverse effect?
a) If the project or proposal will not have a significant adverse env.
Impact, then a negative declaration is issued and no further env.
review need be conducted.
1) lead agency must take a “hard look” at possible env.
impacts
2) must set forth in writing a “reasoned elaboration” for its
negative declaration
b) If the project/proposal may have a significant adverse env.
impact, then a positive declaration must be issued and a Draft
Environmental Impact Statement prepared.
v. Lead agency may require the preparation of a scope of the contents of
the EIS and may provide for public participation in its preparation.
a) scoping-
1) process by which lead agency identifies potentially
significant adverse impacts related to proposed action that
are to be addressed in draft EIS including content and
level of detail of the analysis, range of alternatives,
mitigation measures needed and identification of
nonrelevant issues.
2) provides a project sponsor with guidance on matters
which must be considered and provides an opportunity for
early participation by involved lead agencies and public in
review of proposal.
vi. EIS must consider & examine all relevant env. impacts, identify
possible conditions that can be imposed on action to mitigate any
adverse env. impacts found and discuss any alternatives proposed action
that would mitigate or avoid those impacts.
vii. Applicant must submit a DEIS
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a) when deemed complete, it is filed, along with a Notice of
Completion that the lead agency issues.
b) If a public hearing on the DEIS is to be held, a Notice of Hearing
must be filed and published 14 days prior to hearing which must
be held within 60 days from the filing of the Notice of
Completion. Regs. give public a right to comment on Draft and
lead agency to respond.
viii. Lead agency must complete a FEIS
a) within 45 days of the close of the public hearing, if one is held, or
b) within 60 days of filing of the DEIS, whichever occurs last.
ix. Lead agency’s finding statement, based on FEIS, is adopted.
a) considers impacts contained in the EIS and balances them w/
social, economic, and other essential considerations, selects
mitigation conditions or alternatives
x. Findings statement
a) Positive findings statement demonstrates that project should be
approved and that action will avoid or minimize environmental
impacts to maximum extent possible.
b) A negative findings statement documents reasons why action
cannot be approved.
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1. Conservation Easements:
i. Def: a voluntary agreement between a private landowner and a
municipal agency or qualified not-for-profit corporation to restrict the
development, management, or use of the land.
a) Owner of real property deeds an interest in land, (conservation
easement) to a qualified public or private agency.
b) Agency holds interest and enforces its restrictions against the
transferring owner and all subsequent owners.
c) created in perpetuity or for X number of years
d) conservation easements do not grant public the right to cross or
use restricted land.
ii. GR: locality must show that there is a close nexus between a legitimate
public objective and the end achieved by imposing the easement on the
applicant’s property; & burden roughly proportionate to impact
iii. Generally:
a) natural or manmade features are not altered or developed in a
manner inconsistent w/ conservation or preservation.
b) may be donated or sold at below-market value (get income tax
deduction)
c) Writing/Recording:
1) must be embodied in a written instrument, recorded on
county land records, and filed with DEC. By statute,
holder of easement may enter & inspect burdened
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property in a reasonable manner & at reasonable times to
assure compliance.
d) Enforcement:
1) can be enforced by original grantor of easement, land trust
or public agency to whom easement is granted, or 3rd
party specifically named in agreement.
2) judge may issue injunction or $ damages to be paid
3) statutes are unclear whether affirmative obligations would
be enforceable
e) affirmative obligation- one that requires the landowner to
maintain the property in a specific manner, such as maintaining
the condition or color of exterior surfaces
f) Termination:
1) conservation easements may be extinguished by
foreclosure of liens on property that preexisted the
easement.
2. Land Trust
i. Def: a local or regional not-for-profit organization, private in nature,
organized to preserve and protect natural and man-made environment by
holding conservation easements that restrict use of real property.
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A. FEDERAL PREEMPTION
B. STATE PREEMPTION
C. DISCRIMINATION AND HOUSING
1. Non-Traditional Families
i. How restrictive can a local ordinance be in restricting family?
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D. EXCLUSIONARY ZONING:
1. South Burlington NAACP v. Mount Laurel
i. F: A trial court found that defendant township had unlawfully excluded low
and moderate income families from the municipality by means of its zoning
ordinance, and ordered affirmative relief, which did not include provision for
persons who were not residents
ii. The trial court found that defendant township had unlawfully excluded low and
moderate income families from the municipality by means of its zoning
ordinance, and declared the zoning ordinance void.
iii. Holding: Zoning regulations – there have to be a variety of housing
options in a fair share
iv. The court affirmed the judgment of the trial court, insofar as it found that
defendant township had unlawfully excluded low and moderate income
families through its zoning ordinance, and ordered the zoning ordinance
modified by defendant
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vi. Challenger wants the court to not find a nexus between high cost housing and
affordable housing
a) If no nexus - Wants a regulatory taking - under Nolon (has to be a
nexus)
b) If nexus – the amount of low cost is not proportional to amount of
building – Dolan (rough proportionality between condition and impact)
vii. Standards don’t apply
1. Mediation Generally:
i. Through mediation, one can recommend actions, supported by relevant
and convincing facts, to the administrative body for its consideration
ii. Counseling to prevent disputes and orchestrating their settlement area
BATNA: Best among the most valuable tools lawyers provide their clients
Alternative to iii. Mediation is a way for corporations to achieve settlements based on
Negotiate an sound business practices vs. legal standards
Agreement iv. Facilitators
a) Neutral 3rd party
b) Experts
c) Bring involved parties together, build trust, clearly establish
interests, serve as intermediaries, see options to resolution
generated, work toward mutually acceptable settlement
v. Limitations
a) Parties may not identify themselves until later in the process a/f
board meetings
b) Parties may not believe there is a sufficient dispute to justify
time, expense, and risk of subjecting matter to mediation
2. Mediation Statutes
i. State and local statutes prescribe standards and procedures that must be
followed
ii. Kucera v. Lizza
a)
iii. Municipal Home Rule Law § 10 (1)(ii)(a)(14)
a) Authorizes a city, town or village to adopt and amend local laws
relating to “the powers granted to it in the statute of local
government.”
b) To exercise its supersession authority, a town or village must
follow the procedures outlined in the Municipal Home Rule Law.
§22 requires that a local law that supersedes a state law “shall
specify the chapter…number and year of enactment, section,
subsection, or subdivision, which it is intended to change or
supersede.”
iv. Section 10(6) of the Statute of local governments
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a) Empowers municipalities to “adopt, amend, and repeal zoning
regulations.”
v. Municipal Home Rule Law §10(1)(ii)(a)(11)
a) gives cities, towns, and villages authority to adopt local laws for
the “protection and enhancement of [their] physical and visual
environment
vi. §10(1)(i)
a) gives cities, towns, and villages authority to adopt local laws, no
inconsistent with provisions of the constitution relating to their
local property, affairs, or government.
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a) shall not be bound by the terms or conditions of any agreement
resulting from voluntary mediation conducted pursuant to this
local law.
ix. Section 9: Legislative Intent→ Supersession of the Town Law authority
a) gives authority from municipal home rule law and statute of local
governments of NY state.
x. Section 10: Severability
a) if any provision is held to be unconstitutional or otherwise invalid
by any court of competent jurisdiction, the remaining provisions
of the Local Law shall remain in effect.
xi. Section 11: Effective Date
a) shall become effective upon filing with the Secretary of the State
B. REVIEW BY COURTS
1. Generally:
i. property owners cannot challenge a land use action solely because they
will suffer economic competition from a newly permitted development
or business. Limiting economic competition has been held by the courts
as not within the “zone of interest” of zoning and land use regulation.
a) APPLICATION to a BOARD and then ACTIONS are TAKEN:
approval, denial (appeal)
b) Article 78 civil practice law and rules – all 50 states have allowed
citizens to sue local governments.
1) Land use suits fall under this provision
c) Statute of Limitations – 30 days after action aggrieved party must
file citizen suit.
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unreasonable and the burden was on the city to justify the change. The city
could not justify the change – done to get the industry to stay
ii. Ultra vires claim – outside the scope of their authority
a) They did not have the authority to spot zone (not in accordance with
comp plan)
iii.
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