Cohen v. Zoning Bd. of Appeals of Plymouth

• Decision Date: 01 March 1994
• Docket Number: No. 93-P-785,93-P-785
• Citation: 35 Mass.App.Ct. 619,624 N.E.2d 119
• Parties: Julian COHEN, trustee, & others 1 v. ZONING BOARD OF APPEALS OF PLYMOUTH & another. 2
• Court: Appeals Court of Massachusetts

Page 119

624 N.E.2d 119

35 Mass.App.Ct. 619

Julian COHEN, trustee, & others ¹ v. ZONING BOARD OF APPEALS OF PLYMOUTH & another. ²

No. 93-P-785.

Appeals Court of Massachusetts Suffolk.

Argued Oct. 7, 1993.

Decided Dec. 10, 1993.

Review Denied March 1, 1994.

David S. Weiss, Boston, for plaintiffs.

John M. Stevens, Boston, for defendants.

Before KAPLAN, JACOBS and IRELAND, JJ.

JACOBS, Justice.

In their complaint pursuant to G.L. c. 40A, § 17, the plaintiffs asked the Land Court to annul the decision by the zoning board of appeals of Plymouth (the board) to grant a special permit to the defendant, Cumberland Farms. On cross-motions for summary judgment, a judge allowed Cumberland Farms motion, ruling that none of the plaintiffs is a "person aggrieved," and denied the plaintiffs' motion. The plaintiffs appeal from the judgment dismissing their complaint. We affirm.

The board issued a special permit to Cumberland Farms for the construction of a "planned shopping center" on its land on Pilgrim Hill Road, which is located in an area designated as "arterial commercial" for zoning purposes. The plaintiffs complain generally that they are aggrieved by the board's decision because they will be adversely affected if the shopping center is constructed, and specifically (1) that the board failed to provide for mitigation of traffic impacts and (2) that the proposed shopping center fails to conform with the zoning by-law requirements for site grading and topography. Status as an "aggrieved person" is a jurisdictional prerequisite to judicial review of a zoning appeal under G.L. c. 40A, § 17. See Green v. Board of Appeals of Provincetown, 404 Mass. 571, 574, 536 N.E.2d 584 (1989); Chongris v. Board of Appeals of Andover, 17 Mass.App.Ct. 999, 1000, 459 N.E.2d 1245 (1984). A plaintiff bears the burden of demonstrating the requisite standing as "one of the limited class ... who are entitled to challenge a zoning board's exercise of discretion." Barvenik v. Aldermen of Newton, 33 Mass.App.Ct. 129, 131-132, 597 N.E.2d 48 (1992). Also see Harvard Square Defense Fund, Inc. v. Planning Bd. of Cambridge, 27 Mass.App.Ct. 491, 492-493, 540 N.E.2d 182 (1989), and cases cited; Barvenik v. Aldermen of Newton, supra, 33 Mass.App.Ct. at 133 n. 10, 597 N.E.2d 48.

Although the plaintiffs may be divided into two groups because of their ownership of separate parcels, see note 1, supra, and only the Dunkin' Donuts parcel abuts the defendant's land, both of these parcels are within the same arterial commercial zone as the defendant's property. Our analysis proceeds with the recognition that in a multiple party appeal it is only necessary to determine whether any one plaintiff is aggrieved in order to determine the standing issue. See Murray v. Board of Appeals of Barnstable, 22 Mass.App.Ct. 473, 476 n. 7, 494 N.E.2d 1364 (1986), and cases cited. ³

As abutters, the owners of the Dunkin' Donuts parcel have the benefit of a rebuttable presumption of aggrievement. Barvenik v. Aldermen of Newton, supra, 33 Mass.App.Ct. at 131 & n. 7, 597 N.E.2d 48, and cases cited. "Once the plaintiffs' status as aggrieved persons [is] challenged, the question of standing '[will] be determined on all the evidence with no benefit ... from the presumption as such.' " Redstone v. Board of Appeals of Chelmsford, 11 Mass.App.Ct. 383, 385, 416 N.E.2d 543 (1981), quoting from Marotta v. Board of Appeals of Revere, 336 Mass. 199, 204, 143 N.E.2d 270 (1957). See also Waltham Motor Inn, Inc. v. LaCava, 3 Mass.App.Ct. 210, 217, 326 N.E.2d 348 (1975). When standing is contested, the presumption recedes. Redstone v. Board of Appeals of Chelmsford, supra, 11 Mass.App.Ct. at 384-385, 416 N.E.2d 543. The burden of proof then shifts to the challenged plaintiff who must come forward with "specific facts" to support the assertion of status as an aggrieved person. Barvenik v. Aldermen of Newton, supra, 33 Mass.App.Ct. at 132 n. 9, 597 N.E.2d 48. See Lujan v. Defenders of Wildlife, 504 U.S. 555, ---- - ----, ----, 112 S.Ct. 2130, 2136-2137, 2139, 119 L.Ed.2d 351 (1992) ("Standing ... requires, at the summary judgment stage, a factual showing of perceptible harm"). This imposition of the requirement that a challenged plaintiff come forward with specific facts is consistent in the circumstances with our case law on summary judgment. See Kourouvacilis v. General Motors Corp., 410 Mass. 706, 716, 575 N.E.2d 734 (1991).

The evidence submitted by Cumberland Farms in support of its motion for summary judgment consists of transcripts of depositions of the clerk of I & J Kingston Corp. and all the individual plaintiffs except Leatherbee. Although none of the deponents, in answer to specific questions, was able to articulate whether or how the plaintiffs would be injured by the board's decision, we do not rely on their depositions as conclusive. However, we treat these submissions as effectively challenging the plaintiffs' standing, causing the presumption benefiting the owners of the Dunkin' Donuts parcel to recede, thereby shifting to them the burden of proof on that issue.

Of the plaintiffs' submissions in support of their cross-motion for summary judgment, only the affidavit of Kenneth P. Cram, a professional traffic engineer, purports to address the plaintiffs' claim of adverse effect. "Individual or corporate property owners acquire standing by asserting a plausible claim of a definite violation of a private right, a private property interest, or a private legal interest." Harvard Square Defense Fund, Inc. v. Planning Bd. of Cambridge, 27 Mass.App.Ct. at 492-493, 540 N.E.2d 182. The plaintiffs "must establish--by direct facts and not by speculative personal opinion--that [their] injury is special and different from the concerns of the rest of the community." Barvenik v. Aldermen of Newton, supra 33 Mass.App.Ct. at 132, 597 N.E.2d 48. See Harvard Square Defense Fund, Inc. v. Planning Bd. of Cambridge, supra. Specific evidence must be provided demonstrating "at least ... [that their] property or legal rights [are] more adversely affected by the [planned shopping center] authorized by the permit than (a) they are by present uses and activities or (b) they would be as a result of the uses and activities permitted as of right on the defendant's locus." Barvenik v. Aldermen of Newton, supra, 33 Mass.App.Ct. at 133, 597 N.E.2d 48. See Harvard Square Defense Fund, Inc. v. Planning Bd. of Cambridge, supra, 27 Mass.App.Ct. at 494-495, 540 N.E.2d 182.

The Cram affidavit contains general statements that "there will be a substantial increase in vehicular traffic" on Samoset Street as a result of the construction of the shopping center and that there is "a reasonable likelihood that the substantial increase ... will adversely affect the property interests [of the plaintiffs]." Cram essentially predicts a reasonable likelihood of increased delays in traffic flow, a reduced ability of patrons of Dunkin' Donuts to make left turns onto Samoset Street, and a likelihood that, because of lines of vehicles on that street, those patrons will be impeded from getting in or out of the Dunkin' Donuts parcel. While Cram's affidavit states that there will be a "substantial increase" in traffic because the parcel is presently "undeveloped ... raw land," he only asserts, in conclusory fashion, that the proposed use will more adversely affect the plaintiffs than any use permitted as of right in the arterial commercial zone. ⁴ His analysis focuses on the likelihood of traffic impacts (principally delays) on patrons of the Dunkin' Donuts parcel; nothing specifically is addressed to any specific injury that the owners of the parcel might experience. Moreover, there is no analysis of any impact of anticipated traffic increases on the Myles Standish parcel. In the circumstances, the general and conclusory allegations of the affidavit cannot be transformed by inference into genuine triable issues. See First Natl. Bank of Boston v. Slade, 379 Mass. 243, 246, 399 N.E.2d 1047 (1979). Even assuming that the anticipated traffic increases and delays will result, there is no specific showing that the plaintiffs will either be injured or that such an injury would be special and different from that which others throughout the zone would experience or, indeed, that their traffic-dependent businesses would not benefit from the increased traffic. Even read...