Support Ministries for Persons With Aids, Inc. v. Village of Waterford

799 F. Supp. 272, 1992 U.S. Dist. LEXIS 11369, 1992 WL 184397
District Court, N.D. New York·Decided July 30, 1992·No. Civ. 92-CV-539 RWS·Published·Cited by 23 cases

Opinion

MEMORANDUM-DECISION AND ORDER

SMITH, United States Magistrate Judge.

This matter was referred to the undersigned on June 23, 1992, by the Honorable Frederick J. Scullin, Jr., U.S. District Judge, for all further proceedings and the entry of judgment in accordance with 28 U.S.C. § 636(c) and upon consent of the parties.

I. BACKGROUND

Plaintiff Support Ministries for Persons With Aids, Inc., is a non-profit corporation with a Board of Directors comprised of representatives from numerous religious denominations from throughout the Capital District region and concerned individuals within the community. This plaintiff operates a residence for homeless persons with AIDS (PWAs) in the City of Albany and has submitted an application to the Department of Social Services (DSS) for an operating certificate to establish and operate an adult care facility for homeless PWAs at 31 Sixth Street, Waterford, New York. (Complaint at paragraph 5). According to a Program Document issued by Support Ministries, their mission

is to minister to HIV infected people who lack the physical ability to live independently, or the financial and support resources to secure living arrangements conducive to their well-being. This entails moving people out of shelters, hotels/motels or off the street, where isolation and inconsistent care can hasten their demise. The immediate need is for a safe and secure residence for PWAs, a place where they can work toward greater independence. Therefore, the residence will provide services consistent with this goal. Residents are expected to [be] independent in all normal activities of daily living.

(Defendants’ Exhibit B).

In June 1990 Support Ministries located the Waterford building, which was con *274 structed in 1880 as a residence for Roman Catholic priests and was later occupied commencing in 1953 by the Sisters of Mercy. Around 1960 an addition was put onto the building which enabled the housing of up to 15 persons. The property was purchased in 1984 by the Holy Cross Fathers and was utilized as a novitiate for the training of incoming novices. From that time until 1990 five staff and faculty members and up to nine candidates for the order were housed in the building. (Complaint at paragraph 12).

Support Ministries entered into negotiations with the Holy Cross Novitiate, Inc., in July 1990 to purchase that property. At that time Support Ministries informed the Waterford community of its intentions with respect to the property and began a series of informational meetings (Complaint at paragraph 13), which were held on September 25 and 26, 1990. (Complaint at paragraphs 14 and 15).

On approximately November 28, 1990, before Support Ministries completed its purchase of the property, the Board of Trustees of the Village of Waterford adopted Local Law No. 2 of 1990, which was to take effect immediately, amending the definition of the term “boarding house” contained in the Village’s zoning ordinance to read- as follows:

BOARDING HOUSE AND ROOMING HOUSE: A private dwelling in which at least four but not more than six sleeping rooms are offered for rent and board may be furnished to roomers, and in which no transients are accommodated. A boarding or rooming house shall not include a nursing home, convalescent home, hospice, or other building which is primarily intended to provide accommodation for persons suffering from or recovering from or recuperating from any illness or disease or whose occupants regularly receive any medical or nursing care or treatment.

(Local Law No. 2 of the Year 1990). Since September 7, 1965, the term “boarding house” had been defined as a private dwelling in which four but not more than ten sleeping rooms are offered for rent and table board may be furnished to roomers, and in which no transients are accommodated. In addition, rooming and boarding houses were listed as special permitted uses in residential districts. (Complaint at paragraph 16).

Support Ministries applied to the New York State Homeless Housing and Assistance Corporation, which is administered by DSS, for funding assistance for the Waterford project. DSS determined that there is a very significant need for housing among PWAs in the Capital Region and made a conditional reservation of funds under the Homeless Housing and Assistance Program to establish the proposed adult care facility for PWAs at the Waterford property. DSS notified Support Ministries on January 7, 1991, of the conditional award of up to $530,000 to be used toward the cost of acquisition and rehabilitation. (Complaint at paragraph 21).

Support Ministries completed its purchase of the Waterford property on May 29, 1991. The previous month the New York State Office of Parks, Recreation and Historic Preservation determined that the project would have no adverse impact upon 31 Sixth Street. (Complaint at paragraph 19). On November 6, 1991, the New York State Homeless Housing Assistance Corporation determined that the proposed use of the facility would have no significant adverse environmental impact. (Complaint at paragraph 22).

On October 10, 1991, the Zoning and Building Inspector of the Village of Waterford issued a decision refusing Support Ministries’ request for a certificate of occupancy, stating that a variance would be needed before the property could be occupied. (Complaint at paragraph 23). Consequently, on October 31, 1991, Support Ministries applied to the Waterford Zoning Board of Appeals (ZBA) seeking two alternative forms of administrative relief. First, they sought a determination that their proposed use constituted the continuation of a pre-existing non-conforming use within the meaning of the local zoning ordinance and New York’s common law. Second, they sought a special use permit. In *275 connection with this application, Support Ministries also sought a variance from the operation of Local Rule No. 2 of 1990 and from the provision of the local zoning ordinance requiring one parking space for each resident of the facility. (Complaint at paragraph 24).

The ZBA referred the matter to the Sara-toga County Planning Board, which on December 19,1991, voted to return the matter for local consideration, finding that there would be no adverse county-wide impact. (Complaint at paragraph 25).

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Support Ministries for Persons With Aids, Inc. v. Village of Waterford, 799 F. Supp. 272, 1992 U.S. Dist. LEXIS 11369, 1992 WL 184397 (N.D.N.Y. 1992).

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