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THE REASONS PROVIDED BY THE ZONING BOARD OF APPEALS FOR THE DENIAL OF A USE VARIANCE TO ALLOW CONSTRUCTION OF A SOLAR ARRAY WERE IRRATIONAL (THIRD DEPT). ​

The Third Department reversed Supreme Court and annulled the determination of the zoning board of appeals [ZBA] which denied a use variance to allow construction of a solar array by Source Renewables. The decision is fact-specific and cannot be fairly summarized here. The Third Department determined the reasons the board gave for finding certain criteria for a use variance were not met were irrational:

… [T]here is no basis in the record for the ZBA’s conclusion that Source Renewables failed to prove that the alleged hardship results from ” ‘unique conditions peculiar to and inherent in the property as compared to other properties in the zoning district’ ” or neighborhood … . … [T]he evidence before the ZBA established that the … parcel is poorly suited for residential development due its lack of access to public utilities…. . …

There is also no evidence in the record to support the ZBA’s conclusion that Source Renewables failed to satisfy the third criteria for a use variance — that the variance would not alter the essential character of the neighborhood. The ZBA acknowledged the negative SEQRA declaration, which …found that the … project would not impair the quality of aesthetic resources or of existing community or neighborhood character … , but ultimately relied upon the opinion of one of its members that the solar array would not be visually pleasing from certain vantage points, particularly in the fall and winter. …

… Supreme Court concluded that Source Renewables failed to prove that the alleged hardship was not self-created because it entered into the subject contract knowing its proposed project was prohibited. This was not the basis articulated by the ZBA … . …

… [T]he ZBA concluded that, because the property has not changed since [the seller] purchased it in 1963, any alleged hardship was self-imposed. This was an irrational reason for branding the hardship self-created. Although a hardship is considered self-created, for zoning purposes, where property is acquired subject to the restrictions from which relief is sought … , here, [the seller]  purchased the … parcel in 1963, and it was not until 1986 and 2018, respectively, that the Town adopted any zoning law … or regulated solar energy systems … . Matter of Source Renewables, LLC v Town of Cortlandville Zoning Bd. of Appeals, 2023 NY Slip Op 01036, Third Dept 2-23-23

Practice Point: Here the reasons provided by the zoning board of appeals for the denial of a use variance to allow construction of a solar array were deemed irrational.

 

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