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THERE WAS A QUESTION WHETHER THE EXPANSION OF A PREEXISTING NONCONFORMING USE FELL WITHIN THE NONCONFORMING USE; THE ZONING BOARD OF APPEALS’ RULING ALLOWING THE EXPANSION OF A MARINA WAS ANNULLED (SECOND DEPT). ​

The Second Department, reversing (modifying) Supreme Court, determined that, although the marina and shellfishiing operation were preexisting nonconforming uses, there was a question whether the expansion of the marina fell within the nonconforming use. The zoning board of appeals’ (ZBA’s) determination allowing the expansion was annulled and the matter was remitted to the ZBA:

“While nonconforming uses are generally permitted to continue, they may not be enlarged as a matter of right” … . Although a mere increase in the volume in one’s business may not constitute a change in use, “a distinction is to be drawn where there has been a purposeful expansion of the nature of [the] operation” … . “The protection of vested rights in a nonconforming structure, existing or in process of erection at the time of the imposition of zoning restrictions, does not extend to subsequent new construction” … .

Here, the Reeves’ [the marina owners’] failure to obtain site plan approval for the reconstruction of the docks and bulkhead, for which permits were initially issued in 2003, casts doubt on whether any of the new structures built after 2003 fall within the Reeves’ nonconforming use for the marina and commercial shellfishing operation … and calls into question the Building Department’s unexplained finding that the dock and bulkhead reconstruction work “did not constitute an expansion of a pre-existing, non-conforming use in 2003″—which was not specifically addressed in the ZBA’s … determination. Matter of Andes v Zoning Bd. of Appeals of the Town of Riverhead, 2023 NY Slip Op 03009, Second Dept 6-7-23

Practice Point: An expansion of a preexisting nonconforming use, here a marina and shellfishing operation, may not fall within the nonconforming use. The building department’s finding that new construction did not expand the preexisting nonconforming use was not addressed in the zoning board of appeals’ (ZBA’s) determination. The determination was annulled and the matter was sent back to the ZBA.

 

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