Sant v. Stephens

CourtDistrict Court, S.D. New York
DecidedNovember 12, 2019
Docket7:18-cv-09954
StatusUnknown

This text of Sant v. Stephens (Sant v. Stephens) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Sant v. Stephens, (S.D.N.Y. 2019).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF NEW YORK ---------------------------------------------------------------- DENNIS SANT and KATHLEEN SANT,

Plaintiffs,

- against - OPINION & ORDER

WILLIS STEPHENS and TOWN OF 18-CV-9954 (CS) SOUTHEAST, PUTNAM COUNTY, STATE OF NEW YORK,

Defendants. --------------------------------------------------------------

Appearances:

Steven Felsenfeld Felsenfeld Legal, PLLC Ossining, New York Counsel for Plaintiffs

Adam L. Rodd Drake Loeb, PLLC New Windsor, New York Counsel for Defendants

Seibel, J. Before the Court is Defendants’ motion to dismiss Plaintiffs’ Amended Complaint. (Doc. 26.) I. BACKGROUND The Court accepts as true the facts, but not the conclusions, set forth in Plaintiffs’ Amended Complaint. (Doc. 23 (“AC”).) A. Facts Plaintiffs Dennis and Kathleen Sant reside in the Town of Southeast (the “Town”) in Putnam County, New York. (Id. ¶ 5.) Defendant Willis Stephens is the Town Attorney and Town Prosecutor for the Town, as well as a private practicing attorney who works as an “independent contractor” for the Town. (Id. ¶¶ 6, 11-13.) The Town’s Ethics Code (the “Code”) sets forth at § 18-1.A: It is the policy of the Town of Southeast that all officers and employees must avoid conflicts or potential conflicts of interest which shall exist whenever an officer or employee has an interest, direct or indirect, which conflicts with his or her duty to the Town or which could adversely affect an individual’s judgment in the discharge of his or her responsibilities.

(Id. ¶ 9.) Section 18-3.D of the Code states, “A Town officer or employee shall not represent any other person in any matter that person has before any Town Agency,” and §18-3.E provides, “A Town officer or employee shall not appear before any agency of the Town except on his or her own behalf or on behalf of the Town.” (Id. ¶ 10.) Plaintiffs allege that the Town pays Stephens over $250,000 per year in his capacity both as the Town Attorney and as an independent contractor. (Id. ¶ 15.) A 2010 audit report from the New York State Comptroller showed that Stephens received a six-figure salary as Town Attorney and that his law firm billed the Town more than $150,000 for “other” legal services. (Id. ¶ 16.) The 2010 audit also showed that because the Town “lacked a written contract with the attorney’s firm,” it could not be “determine[d] whether the legal fees charged as an independent contractor were valid or if they should have been included in his duties as the town attorney.” (Id. ¶ 17.) Stephens has appeared as a private practitioner before the Town Building Department that he oversees as the Town Attorney. (Id. ¶ 20.) Appearing before the Town Building Department (and related Town Zoning and Planning Boards), Stephens has offered “statements of fact” on behalf of his clients and friends. (Id. ¶ 21.) Plaintiffs allege upon information and belief that Stephens’s appearance before the Town Zoning or Planning Boards would cause Code violations to be rendered null and void and would result in his requested relief. (See id. ¶¶ 22- 23.) Plaintiffs further allege upon information and belief that Stephens’s appearance as a “fact witness” is at the center of many homeowners’ complaints in the Town. (Id. ¶ 24.) Plaintiffs have jointly owned property located at 293 Tonetta Lake Road in the Town

since 1984. (Id. ¶ 40.) In December 1989, Plaintiffs applied for and obtained a building permit to construct a “pole barn/studio,” which was to be used as a residence for Mr. Sant’s brother. (Id. ¶¶ 59-60.) In an attempt to “regularize” their property, Plaintiffs expanded their septic field, but were unsuccessful in actually obtaining approval for the expanded septic field from Putnam County. (Id. ¶¶ 62-64.) In 1997, the Town changed the real estate tax assessment classification of Plaintiffs’ property from single-family R-210 to multi-family R-280. (Id. ¶¶ 64-65.) Plaintiffs allege that they somehow construed the Town’s rezoning as mooting any need for approval of the septic system from Putnam County, so they stopped trying to secure approval, and paid the increased taxes associated with the change in their tax assessment classification. (Id. ¶¶ 65-67.) They never received a certificate of occupancy. (See id. ¶ 77.)

In 2008, the Town – after apparently looking the other way for many years – asserted that Plaintiffs’ property could not be lawfully put to a multi-residential use and that Plaintiffs must evict Mr. Sant’s brother, who by that time had resided at their property for nearly twenty years. (Id. ¶ 71.) On or about June 18, 2009, Plaintiffs filed for a zoning variance but the Town “kept turning Plaintiffs back to seek approvals from Putnam” regarding their septic system. (Id. ¶¶ 74, 77.) In late June 2009, Mr. Sant met with Stephens at Stephens’s private law office regarding the variance, and Stephens allegedly “lectured [Mr. Sant] about not ‘registering’ an apartment and ‘collecting rent’ from his brother, even though [Mr. Sant] told him repeatedly he did not collect rent from his brother.” (Id. ¶ 76.) Plaintiffs assert that at a Planning Board meeting in June 2011, there were discussions about whether to except the Plaintiffs’ property from the septic system requirements of Putnam County as a “pre-existing, non-conforming” parcel. (Id. ¶ 79.) About a month later, Mr. Sant again met with Stephens at Stephens’s private law office to discuss the variance. (Id. ¶ 80.) Plaintiffs allege that Stephens questioned why Mr. Sant had

returned to speak to him about the variance, and Mr. Sant explained that he had been “directed to meet with Stephens by the Planning Board, who then directed him back to the building department and to follow their instructions.” (See id.) Plaintiffs allege upon information and belief that the Town never took further action to consider an exception from Putnam’s requirements for Plaintiffs’ property as a “pre-existing, non-conforming” property, (id. ¶ 81), and never granted such an exception, (id. ¶ 82). Plaintiffs allege that the Town’s actions with respect to their property were motivated by Town Supervisor Tony Hay’s and Stephens’s personal and political animus against Mr. Sant. (Id. ¶ 83.) While participating in the same political committee as Stephens from 2007 to 2009, Mr. Sant spoke out against Stephens for holding multiple roles in the Town’s government. (Id.

¶¶ 87-89.) In 2011, Hay harbored animus toward Mr. Sant because of Mr. Sant’s criticisms of Stephens’s role in the Town’s government. (Id. ¶¶ 90-91.) That same year, Plaintiffs’ daughter Elizabeth was denied a temporary position that she had already accepted in the Town’s Building Department, in part because Stephens said Elizabeth might have a conflict of interest due to a possible building violation on her parents’ property. (Id. ¶¶ 92-94.) Several months later, Plaintiffs’ son Denny did not get appointed to a position with the Town’s Zoning Board of Appeals (“ZBA”) based on a memorandum written by Stephens explaining that Denny might have a conflict of interest in holding that position. (Id. ¶¶ 95-96.) In 2013, Denny sought an endorsement to run for the Town Board, but Town Councilman Robert Cullen sent an email on May 1, 2013 to other Town Board members indicating that Denny would have a conflict in holding a Town Board position due to his parents’ illegal property usage. (Id. ¶¶ 97-98.) Sometime later that month, Mr. Sant and Stephens met at Stephens’s private law office for the third time regarding the variance. (Id. ¶¶ 99, 101.) During the meeting, Stephens slammed his

hand on the desk and demanded to know who kept referring Mr. Sant to talk to Stephens, and Mr. Sant told Stephens that the Planning Board and ZBA and other Town officials directed him to do so. (Id.

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Sant v. Stephens, Counsel Stack Legal Research, https://law.counselstack.com/opinion/sant-v-stephens-nysd-2019.