Petruso v. Schlaefer

474 F. Supp. 2d 430, 2007 U.S. Dist. LEXIS 11686, 2007 WL 512515
CourtDistrict Court, E.D. New York
DecidedFebruary 14, 2007
DocketCV 06 2632
StatusPublished
Cited by6 cases

This text of 474 F. Supp. 2d 430 (Petruso v. Schlaefer) is published on Counsel Stack Legal Research, covering District Court, E.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Petruso v. Schlaefer, 474 F. Supp. 2d 430, 2007 U.S. Dist. LEXIS 11686, 2007 WL 512515 (E.D.N.Y. 2007).

Opinion

MEMORANDUM AND ORDER

WEXLER, District Judge.

In this lawsuit Plaintiffs Joseph and Sharon Anne O’Connor-Petruso (collectively “Plaintiffs” or the “Petrusos”), allege that actions taken by Defendants in connection with Plaintiffs’ residential building permit violated their civil rights. Named as defendants are Douglas Schlaefer, Carmine Bichetti, Patrick Brostown, Michael Meehan and Brendan Fahey. These individuals are named in their capacities as the Village of Manorhaven’s Board of Zoning Appeals (the “BZA”). Also named as Defendants are the Village of Manorhaven (the “Village”) and the individuals comprising the Village Board of Trustees — defen *433 dants Nicholas Capozzi, Jennifer Wilson-Pines, James Tomlinson, David Nick DiLu-cia and John DiLeo, Jr. (collectively the “Village Defendants”). Finally, Plaintiffs name two individuals, Linda and Chester Dlugolecki (the “Dlugoleckis”). The Dlu-goleckis are Plaintiffs’ neighbors, at whose behest the other Defendants are alleged to have acted.

Presently before the court are the motions of all Defendants to dismiss the complaint pursuant to Rule 12 of the Federal Rules of Civil Procedure. For the reasons that follow, the motions are granted in part and denied in part.

BACKGROUND

I. Factual Background

The facts set forth below are drawn from Plaintiffs’ complaint. The facts are construed in the light most favorable to Plaintiffs, the non-moving parties and assumed, at this juncture, to be true. Facts are also drawn from state court judicial records presently before the court. See Chambers v. Time Warner, Inc., 282 F.3d 147,153 (2d Cir.2002) (in context of motion to dismiss court may consider matters of which judicial notice may be taken as well as documents in plaintiffs possession which are relied upon in bringing suit).

A.The Petrusos and Issuance of their Building Permit

The Petrusos are residents and home owners in the Village of Manorhaven, located in Nassau County, New York. Plaintiffs reside in a one family home to which they desired to construct a rear addition to be used as a family room. To that end, Plaintiffs hired an architect to prepare plans for the addition. Those plans showed that the contemplated addition would result in the house covering 26% of Plaintiffs’ property. In view of the fact that the Village Code provides for a maximum lot coverage of 25% for a single family home, Plaintiffs petitioned for a variance. That variance was granted by the BZA on June 8, 2004. Thereafter, the Manorhaven Building Department Superintendent raised an issue with respect to the adequacy of rainwater runoff. Plan amendments were filed to address this issue. Additionally, in October of 2004, Plaintiffs filed an amendment showing the addition of a roof deck. Plaintiffs’ formal plans were approved on November 10, 2004. They were issued a building permit at that time and construction began.

B. The Dlugoleckis and Their Complaints Regarding the Rooftop Deck

The record indicates a long period of animosity between the Dlugoleckis and the Petrusos, who are next door neighbors. In addition to the events that led to this lawsuit, there is record evidence that the Petrusos complained to the Village about the Dlugoleckis and that the Dlugoleckis lodged complaints regarding the Petrusos. The first record evidence of the Dlugoleck-is’ complaint about the Petruso home extension came in the form of a December 2004 written complaint to the Village regarding the construction of the Petruso’s rooftop deck. There is also evidence that prior to and after that letter, Mrs. Dlogo-lecki made several trips to the Village Hall to complain about the construction. Despite the written and oral complaints, there is no evidence of the filing of a formal appeal to the November 2004 permit by the Dlugoleckis until June of 2005. By that time, Plaintiffs allege that their construction was 90% complete.

C. The Appeal

The Dlugoleckis’ filed an appeal of the grant of the Petruso building permit on June 5, 2005. In view of the November 2004 issuance of the permit, and the fact that the Village Code provides that an *434 appeal from a permit grant must be made within thirty days of its issuance, Plaintiffs argue that the appeal was clearly untimely. Plaintiffs further allege, that on May 31, 2005, a series of events, orchestrated to allow for a late appeal, was set into motion. Specifically, it is alleged that Defendant Schlaefer, the chairman of the BZA, with full knowledge of the BZA and the Village Defendants, undertook to create a fictitious set of circumstances aimed at allowing the Dlugoleckis to file a late appeal. Those events center around the incorporation of the roof deck into the Petrusos’ building plan — an event that took place in October of 2004.

Plaintiffs allege that on May 31, 2005, BZA Chairman Schlaefer transmitted an e-mail to the Village Clerk (“Ronnie”). That e-mail states that a “determination” was needed on “the legality of the deck/patio from the Superintendent of Buildings so Dlugolecki can ‘challenge’ the determination.” The e-mail makes reference to the fact that the Dlugoleckis had only thirty days to challenge Plaintiffs’ building permit, which time period “may” have expired. The e-mail asks Ronnie to check on the date that revised plans were approved by “Len,” a reference to Len Baron, the Village Building Superintendent (“Baron”). In response to the e-mail, Ronnie is alleged to have stated that she spoke to Chris Coschignano (the Village Attorney) who told her that the Petruso case could not be re-opened. A handwritten -note is alleged to have been appended to the email stating “Len — This needs to be done as per Chris C.” It is signed with a handwritten “R.”

Three days after this e-mail exchange, Baron wrote a letter to the Dlugoleckis, dated June 3, 2005. This letter states Baron’s understanding as to the Dlugo-leckis’ belief that the Petrusos’ rooftop structure was a deck. Baron explains that because the structure was actually a “terrace,” it was exempt from the requirement of a variance. Two days after issuance of this letter, the Dlugoleckis filed an appeal. The appeal was placed on the BZA calendar for June 22, 2005 — a calendar date that is alleged to have been in violation of the Village Code’s ten day notice requirement.

The Petrusos hired counsel and appeared before the BZA. At the hearing, the Petrusos argued that: (1) the statute of limitations as to the appeal had expired; (2) the June 3, 2005 letter from Len Baron did not constitute a proper basis for any new appeal; (3) the Dlugoleckis had notice of the November 2004 permit and (4) the completion of the construction gave the Petrusos a vested right to the permit that could not be vacated. Despite these arguments, the BZA granted the appeal. The grant of the appeal was oral, and a written decision was not filed until five months later. A time period which, according to the Petrusos, was in violation of New York State Village Law, which requires that such decisions be filed within 62 days of the close of a hearing.

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Cite This Page — Counsel Stack

Bluebook (online)
474 F. Supp. 2d 430, 2007 U.S. Dist. LEXIS 11686, 2007 WL 512515, Counsel Stack Legal Research, https://law.counselstack.com/opinion/petruso-v-schlaefer-nyed-2007.