City of Glens Falls v. Town of Queensbury

• Decision Date: 01 December 2011
• Citation: 933 N.Y.S.2d 762,2011 N.Y. Slip Op. 08704,90 A.D.3d 1119
• Parties: In the Matter of CITY OF GLENS FALLS, Appellant, v. TOWN OF QUEENSBURY, Respondent.
• Court: New York Supreme Court — Appellate Division

2011 N.Y. Slip Op. 08704

90 A.D.3d 1119

933 N.Y.S.2d 762

In the Matter of CITY OF GLENS FALLS, Appellant,

v.TOWN OF QUEENSBURY, Respondent.

Supreme Court, Appellate Division, Third Department, New York.

Dec. 1, 2011.

Whiteman, Osterman & Hanna, L.L.P., Albany (John J. Henry of counsel), for appellant.

Miller, Mannix, Schachner & Hafner, L.L.C., Glens Falls (Mark J. Schachner of counsel), for respondent.

Before: MERCURE, J.P., PETERS, MALONE JR., KAVANAGH and STEIN, JJ.

PETERS, J.

Appeal from a judgment of the Supreme Court (Aulisi, J.), entered January 7, 2010 in Warren County, which, in a combined proceeding pursuant to CPLR article 78 and action for declaratory judgment, granted respondent's motion to dismiss the petition.

Petitioner owns several parcels of land within respondent's borders, approximately 855 acres of which are the subject of this proceeding (hereinafter the property). Prior to November 2004, the property was zoned as Parkland Recreation 10–Acre (hereinafter PR–10A), which required 10 acres of developable land for every principal use or structure. On November 1, 2004, respondent enacted Local Law No. 10 (2004) of the Town of Queensbury, which amended its zoning law to change the zoning designation of all PR–10A property to Parkland Recreation 42–Acre (hereinafter PR–42A), which requires 42 acres of land per every principal use or structure. Petitioner then commenced this combined proceeding pursuant to CPLR article 78 and action for declaratory judgment alleging, among other things, that respondent failed to comply with the State Environmental Quality Review Act and various other laws in enacting Local Law No. 10, and that such local law effected an unconstitutional taking of property. Thereafter, in April 2005, the parties entered into a stipulation to adjourn the litigation subject to certain conditions. Approximately four years later, with the matter still pending, respondent passed a resolution enacting Local Law No. 3 (2009) of the Town of Queensbury, which repealed and replaced the zoning law then in effect. Local Law No. 3, among other things, continued the zoning designation of petitioner's property as PR–42A.

Shortly thereafter, petitioner commenced a proceeding challenging respondent's enactment of Local Law No. 3.¹ Respondent then moved to dismiss the petition in this proceeding, arguing that the enactment of Local Law No. 3 rendered petitioner's challenges to Local Law No. 10 moot. Supreme Court agreed and dismissed the petition, prompting this appeal by petitioner.

A proceeding will not be considered moot where “the rights of the parties will be directly affected by the determination of the [proceeding] and the interest of the parties is an immediate consequence of the judgment” ( Matter of Hearst Corp. v. Clyne, 50 N.Y.2d 707, 714, 431 N.Y.S.2d 400, 409 N.E.2d 876 [1980]; accord Wisholek v. Douglas, 97 N.Y.2d 740, 742, 743 N.Y.S.2d 51, 769 N.E.2d 808 [2002]; Matter of King v. Jackson, 52 A.D.3d 974, 975, 859 N.Y.S.2d 504 [2008] ). Here, although Local Law No. 3 repealed and replaced the zoning law as it existed under Local Law No. 10, it contains the same PR–42A designation of the property as applied under Local Law No. 10. A declaration that the original designation of the property as PR–42A constitutes an unconstitutional regulatory taking speaks to the legality of the property's current zoning designation—which respondent has separately challenged—and thus would have a direct effect on the rights of the parties ( see Matter of Westbury Trombo v. Board of Trustees of Vil. of Westbury, 307 A.D.2d 1043, 1045, 763 N.Y.S.2d 674 [2003]; see generally Saratoga County Chamber of Commerce v. Pataki, 100 N.Y.2d 801, 812, 766 N.Y.S.2d 654, 798 N.E.2d 1047 [2003], cert. denied 540 U.S. 1017, 124 S.Ct. 570, 157 L.Ed.2d 430 [2003]; Matter of Johnson v. Pataki, 91 N.Y.2d 214, 222, 668 N.Y.S.2d 978, 691 N.E.2d 1002 [1997]; compare Matter of Spaziani v. City of Oneonta, 302 A.D.2d 846, 847, 756 N.Y.S.2d 324 [2003] ). Moreover, as previously noted, petitioner's challenges to Local Law No. 3 are the subject of a separate proceeding currently pending before Supreme Court (Krogmann, J.) and, as the parties have acknowledged, the invalidation of Local Law No. 3 would, by operation...