One Elmcroft Stamford, LLC v. Zoning Board of Appeals

337 Conn. 806
CourtSupreme Court of Connecticut
DecidedJanuary 25, 2021
DocketSC20393
StatusPublished
Cited by2 cases

This text of 337 Conn. 806 (One Elmcroft Stamford, LLC v. Zoning Board of Appeals) is published on Counsel Stack Legal Research, covering Supreme Court of Connecticut primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
One Elmcroft Stamford, LLC v. Zoning Board of Appeals, 337 Conn. 806 (Colo. 2021).

Opinion

ONE ELMCROFT STAMFORD, LLC v. ZONING BOARD OF APPEALS OF THE CITY OF STAMFORD ET AL. (SC 20393) Robinson, C. J., and D’Auria, Mullins, Kahn, Ecker and Keller, Js.

Syllabus

Pursuant to statute ((Rev. to 2003) § 14-55), no certificate of approval for a license to deal in or to repair motor vehicles ‘‘shall be issued until the application has been approved and such location has been found suitable for the business intended . . . .’’ Pursuant further to statute (§ 2-30b (a)), when two or more legislative acts passed during the same legilsative session ‘‘amend the same section of the general statutes . . . and reference to the earlier adopted act is not made in the act passed later, each amendment shall be effective except in the case of irreconcilable conflict, in which case the act which was passed last . . . shall be deemed to have repealed the irreconcilable provision contained in the earlier act . . . .’’ The defendants P Co. and A filed an application with the Department of Motor Vehicles seeking a license to operate a used car dealership in the city of Stamford, and A filed an application with the defendant zoning board of appeals seeking a certificate of approval for the proposed location of the dealership. The board held a public hearing and approved the application subject to various conditions. The plaintiff filed an admin- istrative appeal from the board’s decision, claiming that the board improperly failed to conduct the suitability analysis mandated by § 14- 55. The trial court rendered judgment denying the administrative appeal, concluding that the board was required to and did consider the suitability of the propsed location in accordance with § 14-55. The plaintiff appealed to the Appellate Court, claiming, inter alia, that the board failed to conduct the suitability analysis mandated by § 14-55 and that the trial court had improperly searched beyond the board’s stated findings to cure 17 We also note that the trial court repeatedly clarified the procedures it would employ in conducting the hearing, and the plaintiff indicated her understanding of and assent to those procedures. August 31, 2021 CONNECTICUT LAW JOURNAL Page 71

337 Conn. 806 AUGUST, 2021 807 One Elmcroft Stamford, LLC v. Zoning Board of Appeals that deficiency. The Appellate Court reversed the trial court’s judgment, concluding that, pursuant to § 2-30b (a), two 2003 amendments to § 14- 55, Nos. 03-184 and 03-265 of the 2003 Public Acts, the former of which expressly repealed § 14-55 without providing a replacment, the latter of which purported to amend § 14-55 by adding two new sentences, and neither of which referenced each other, constituted irreconcilable amendments and that P.A. 03-265 should be given effect because it was passed by the General Assembly two days after P.A. 03-184 was passed. On the granting of certification, P Co. and A appealed to this court, claiming that the Appellate Court incorrectly concluded that § 14-55 was not repealed in 2003. Held that the Appellate Court incorrectly concluded that § 14-55 had not been repealed: the biennial codifications compiled by the Legislative Commissioners’ Office, and thereafter ratified by the General Assembly, constituted an authoritative source for the statutory law of this state at the time those codifications went into effect, it was undisputed that the General Assembly adopted, ratified, confirmed and enacted the 2005 revision of the General Statutes and that § 14-55 was listed therein as having been repealed by P.A. 03-184, this same language was presented to the General Assembly and was ratified in seven succes- sive statutory revisions, and, accordingly, this court was unable to con- clude that the plaintiff satisfied its burden of proving that these entries were the result of a mere editorial error and should simply be ignored; moreover, other jurisdictions and secondary authorities provide support for the position that an attempt to amend a previously repealed statute is generally ineffective, and the Appellate Court improperly applied § 2- 30b (a) to resolve the conflict between the two amendments, as that statute applies only when two or more acts amend the same statute, and P.A. 03-184 did not amend § 14-55, as that term is ordinarily defined, but, rather, eliminated it in its entirey. Argued October 21, 2020—officially released January 25, 2021*

Procedural History

Appeal from the decision of the named defendant granting the application of the defendant Pasquale Pisano for approval of the location of a used car dealer- ship on certain real property, brought to the Superior Court in the judicial district of New Britain and trans- ferred to the judicial district of Stamford-Norwalk, where the case was tried to the court, Hon. Taggart D. Adams, judge trial referee, who, exercising the pow- ers of the Superior Court, rendered judgment denying * January 25, 2021, the date that this decision was released as a slip opinion, is the operative date for all substantive and procedural purposes. Page 72 CONNECTICUT LAW JOURNAL August 31, 2021

808 AUGUST, 2021 337 Conn. 806 One Elmcroft Stamford, LLC v. Zoning Board of Appeals

the plaintiff’s appeal, from which the plaintiff appealed to the Appellate Court, Sheldon, Elgo and Lavery, Js., which reversed the judgment of the trial court and remanded the case to that court with direction to remand the case to the named defendant for further proceedings, and the defendant Pasquale Pisano et al., on the granting of certification, appealed to this court. Reversed; further proceedings. Gerald M. Fox III, for the appellants (defendant Pas- quale Pisano et al.). Jeffrey P. Nichols, with whom were Amy E. Sou- chuns and, on the brief, John W. Knuff, for the appellee (plaintiff). William Tong, attorney general, Clare E. Kindall, solicitor general, and Jane R. Rosenberg, assistant attor- ney general, filed a brief for the state of Connecticut as amicus curiae. Opinion

KAHN, J. The dispositive issue in this appeal is whether the suitability analysis mandated by General Statutes (Rev. to 2003) § 14-551 is still required in order to obtain a certificate of approval of the location for a used car dealership, notwithstanding the fact that subsequent revisions of the General Statutes list that provision as having been repealed. The plaintiff, One Elmcroft Stamford, LLC, filed an administrative appeal challenging the decision of the defendant Zoning Board of Appeals of the City of Stamford to grant a certificate of approval of the location for a used car dealership run by the defendants Pasquale Pisano and Pisano Brothers Automotive, Inc.2 After the trial court rendered judg- 1 All references to § 14-55 in this opinion are to the 2003 revision of the General Statutes. 2 For the sake of simplicity, we refer to Pasquale Pisano and Pisano Brothers Automotive, Inc., collectively as the defendants and to them individ- ually by name. We refer to the Zoning Board of Appeals of the City of Stamford as the board. August 31, 2021 CONNECTICUT LAW JOURNAL Page 73

337 Conn. 806 AUGUST, 2021 809 One Elmcroft Stamford, LLC v. Zoning Board of Appeals

ment denying the administrative appeal, the plaintiff appealed to the Appellate Court, which reversed the trial court’s judgment. See One Elmcroft Stamford, LLC v. Zoning Board of Appeals, 192 Conn. App. 275, 277–78, 217 A.3d 1015 (2019). The defendants, following our grant of certification, now appeal to this court. On appeal, the defendants claim that the Appellate Court incorrectly concluded that § 14-55 continues to carry the force of law. In response, the plaintiff contends that the Appellate Court correctly concluded that § 14-55 was not repealed by a sequence of contradictory public acts relating to that statute that were passed by the legislature in 2003.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Cite This Page — Counsel Stack

Bluebook (online)
337 Conn. 806, Counsel Stack Legal Research, https://law.counselstack.com/opinion/one-elmcroft-stamford-llc-v-zoning-board-of-appeals-conn-2021.