Anderson v. Gallow, No. 055145 (Mar. 30, 2001)

2001 Conn. Super. Ct. 4421
CourtConnecticut Superior Court
DecidedMarch 30, 2001
DocketNo. 055145
StatusUnpublished

This text of 2001 Conn. Super. Ct. 4421 (Anderson v. Gallow, No. 055145 (Mar. 30, 2001)) is published on Counsel Stack Legal Research, covering Connecticut Superior Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Anderson v. Gallow, No. 055145 (Mar. 30, 2001), 2001 Conn. Super. Ct. 4421 (Colo. Ct. App. 2001).

Opinion

[EDITOR'S NOTE: This case is unpublished as indicated by the issuing court.]

MEMORANDUM OF DECISION
I
FACTS AND PROCEDURAL HISTORY
This is an action brought in 1997 by the then zoning officer of the town of Plainfield, Tammy S. Anderson, hereinafter "the plaintiff," pursuant to General Statutes § 8-12 seeking to enforce a cease and desist order issued to James Gallow, hereinafter "the defendant," a joint owner of premises located at 62 South Cady Lane in the Central Village section of the town of Plainfield.1 The order, dated November 20, 1996, alleged that the defendant was in violation of the local zoning ordinance by operating a business in a residential zone. The complaint sought a temporary and permanent injunction, fines, as authorized by the local ordinance, costs, fees, expenses and reasonable attorney's fees, CT Page 4422 plus a civil penalty as provided by General Statutes § 8-12 in the amount of $2500 and such other relief as is just and equitable.

A trial was held on December 2, 7, 8, and 9, 1999. After hearing the evidence, the court (Potter, J.) found the following facts:

In July of 1993, the defendant and his wife, Claire Gallow, purchased a residence on approximately two acres of land, located on a private way (according to the deed), known as Cady Lane, in the Central Village section of the town of Plainfield. The premises are located in an RA 60 residential zone. The neighborhood is rural in character; the private way, known as Cady Lane, extends beyond the premises of the defendant, goes by the home of Randy Jernstrom and then beyond to the residence of his father and mother, Mr. and Mrs. Roland Jernstrom, where it ends. Shortly after the defendant moved in, the Jernstroms noticed that the defendant began to cut trees to make room for vehicles and equipment that he brought to the property. Over the next few years, the defendant continued to bring vehicles and equipment onto the property. In July of 1996, Mrs. Roland Jernstrom complained to the then zoning enforcement officer, Paul Yellin, that the defendant was operating a business in a residential area. She asked for an investigation.

On September 26, 1996, thirteen residents of South Cady and Cady Lane wrote to Yellin asking that he act to stop Gallow Oil Stone from operating at 62 Cady Lane. Yellin's inspection took place in October of 1996. He saw four large dump trucks, two oil tank trucks, pavement rolling equipment and a grader on the property. In addition, he saw a number of automobiles.

The zoning enforcement officer ordered that a cease and desist order be issued based upon the defendant's operation of a business in a residential zone. The order issued on November 20, 1996, and was received by the defendant on November 22, 1996. The defendant did not, within 30 days of the November 20, 1996 issuance of the cease and desist order, appeal to the zoning board of appeals.

The zoning regulations of the town of Plainfield were clear. Pursuant to § 3-21 of the Plainfield zoning regulations, single family detached dwellings and accessory uses "customarily incidental" to them are permitted in the RA-60 zone where the defendant resides on Cady Lane. The vehicles and equipment seen by Yellin and Anderson were not found to be accessory uses of a single-family dwelling.

The court found that the case law was also clear. The validity of the CT Page 4423 cease and desist order may not be contested if zoning officials seek its enforcement after a violator has failed to appeal. See Gelinas v. WestHartford, 225 Conn. 575, 595, 626 A.2d 259 (1993).2

Having found the defendant to be in violation of zoning regulations, the court found that injunctive relief; as requested by the plaintiff; was appropriate.

The court found that the defendant had been in violation of the zoning ordinance for several years. Although he failed to appeal, the defendant had sought to remedy the situation. On April 10, 1997, he filed an application to change the zone from residential (RA-60) to commercial. That application was denied on June 18, 1997.

On September 8, 1997, the defendant sought a home occupation permit to allow the storage of vehicles and equipment on the premises. That was also denied.

On November 10, 1997, the zoning board of appeals denied his request for a variance to conduct his business at his residence. At a subsequent meeting on December 2, 1997, the board purported to reverse itself and granted his request for a variance. This subsequent approval was never published or recorded as required by General Statutes § 8-7. Further, the propriety of the board's action had been the subject of a complaint before the freedom of information commission and subsequent appeal by the zoning board of appeals was at the time of Judge Potter's first order, still pending in the Superior Court in Hartford/New Britain. Thereafter, a mandatory injunction issued ordering the defendant, James Gallow, to remove all of his commercial vehicles, equipment and materials from the premises known as 62 Cady Lane, Central Village, Connecticut.

Subsequent Proceedings
On April 6, 2000, the plaintiff filed a motion for contempt and an order to show cause. The plaintiff alleged that the defendant continued to store equipment and vehicles on the property. On April 24, 2000, after a hearing, the court found that the defendant had removed some thirty items from the premises but some things remained. They included two inoperable Mack trucks, a large roller and a grader. The court ordered that the remaining motor vehicles and equipment, used in the defendant's business, must be removed from the premises pursuant to the court's order February 15, 2000. In addition, testimony established that some other materials used in the business remained on the property, and the court ordered that they must also be removed. CT Page 4424

A finding of contempt was made on May 1, 2000. The defendant was to remove the remaining commercial vehicles, equipment and materials by July 1, 2000, or he would incur a civil fine of $500 per day for the violation of the court's order. Attorney's fees in the amount of $750 were awarded to the plaintiff.

Ten days later, on May 10, 2000, the defendant made an application for a writ of audit querela3 seeking to vacate the February 15, 2000 judgment of this court because of a decision of the Superior Court,Zoning Board of Appeals of the Town of Plainfield v. Freedom ofInformation Commission, Superior Court, judicial district of New Britain, Docket No. 497915 (May 3. 2000, Satter, J.) which, Gallow claimed, approved a variance granted to him on December 2, 1997, by the Plainfield zoning board of appeals.

Again after several days of hearings, on October 12, 2000, Judge Potter denied the writ indicating: "[I]n this matter, the ZBA's actions to reconsider and reverse its earlier denial of Mr. Gallow's variance application, which was published, are similarly invalid. As the Sharp court [in Sharp v. Zoning Board of Appeals, 43 Conn. App. 512,

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Bluebook (online)
2001 Conn. Super. Ct. 4421, Counsel Stack Legal Research, https://law.counselstack.com/opinion/anderson-v-gallow-no-055145-mar-30-2001-connsuperct-2001.