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Hamptons.com
July 31, 2019

“You Can’t Fight City Hall!” You Can Try, But You May Not Win!

John A. Viterittiby John A. Viteritti
in Real Estate
Home Real Estate

We all know what this cliché means, but is it true? Let’s group regulatory agencies such as zoning boards, tax assessor’s offices, buildings departments, licensing departments among others under the umbrella of regulatory agencies. Assume you make an appeal to lower your property taxes, get a building permit, a variance, a license, or some other request that requires “City Hall’s” approval and you’re denied. Do you have any recourse? The answer is yes! The vehicle for doing so is to commence an Article 78 (technically challenging your taxes is an Article 7) in the County’s Supreme Court. What this article will address are issues of land use, specifically in the Hamptons.

For his expertise, I had the opportunity to interview Jonathan Tarbet of the law firm Tarbet & Lester located in East Hampton, Long Island. Jonathan represents clients in land use and planning matters and real estate transactions. In addition to practicing law in Manhattan and in the Hamptons, Jonathan served as Assistant East Hampton Attorney representing the Zoning Board of Appeals.

Can you quantify the rate of increase in filings over the past five to ten years and explain some of the reasons for the increases?

JT: The filed Article 78s are the end result of the codes becoming more complex. For example, we now have gross floor area laws, clearing laws, FEMA revisions and a host of smaller band aid type changes meant to prevent McMansions. At the same time property values have at least doubled so people feel the need to maximize house size to justify what they are paying for the raw land. Local zoning boards struggle with high turnover among members and steep learning curves. Neighborhood associations often feel the need to sue on approvals to prevent what they consider to be destruction of the environment and property owners sue to protect what they consider to be their property rights.

What types of issues are the subjects of the filings and who is filing them?

JT: Many of the filed 78s have merit. Local attorneys are aware of the low chance of winning an Article 78 and frequently only bring an action if they feel a board acted truly arbitrarily and capriciously. Which does happen. Boards make hundreds of decisions a year and while they usually get it right, they do make mistakes. These are frequently not easy decisions to make and can be very complex.

What is the typical time frame from filing to a court decision?

JT: Twelve to fifteen months.

Who are the typical filers?

JT: Property owners, neighbors, and civic groups.

What is the success rate for an overturn of a regulatory agency’s decision?

JT: At the Supreme Court level 20%. At the Court of Appeals 50%.

How many Supreme Court decisions are appealed to the Appellate Division and finally to the Court of Appeals?

JT: 20% get appealed to the Appellate Division, almost none go to the Court of Appeals.

Differentiate between a request for a variance and a Special Permit?

JT: A variance is asking for permission to do something prohibited by a Code. A Special Permit is something permitted by code but requires oversight from a Planning or Zoning Boards to reduce potential impacts. Board members can struggle with this legal distinction.

Do the answers vary depending upon localities?

JT: Boards are constantly changing. Members are chosen by politicians. The best members are chosen without regard to political affiliation. When politicians appoint political insiders, you tend to get people who have an agenda. An agenda and lack of experience can lead to bad decisions.

Can the governmental agencies and the courts keep up with the pace and complexity of the process?

JT: Local governments have been lucky regarding legal talent. However, salaries for Town Attorneys have not kept pace. East Hampton just lost their Town Attorney. I feel finding a good attorney willing to work for what local governments pay is going to be a struggle going forward. Courts are absolutely flooded which is why it takes 15 months to get a decision.

Note: Article 78 Filings are made in the County Supreme Court. Appeals are brought to the County Appellate Division Courts and finally the New York Court of Appeals who may refuse to hear the appeal. The Supreme Courts are the lowest courts of jurisdiction, not to be confused with the United States Supreme Court. The law does not require representation by an attorney, just that you follow the prescribed procedures.

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INTERVIEW: Music Legends Pat Benatar And Neil Giraldo On Their First Encounter, “The Romeo And Juliet Project,” Benatar’s Long Island Roots, And More

INTERVIEW: Music Legends Pat Benatar And Neil Giraldo On Their First Encounter, "The Romeo And Juliet Project," Benatar's Long Island Roots, And More

  • Whether you are walking the fast-paced streets of New York City or taking a leisurely beach stroll in the Hamptons, there’s a slight chance you might run into Elias Friedman, known online as “The Dogist.” His adoration of dogs, combined with his passion for photography, has led him to gain over 7 million followers on Instagram. The audience at his recent Guild Hall show reflects how much people truly love their dogs and how Elias does so much more than simply take picture-perfect dog portraits. He can capture the beautiful bond between man and his best friend. His book, This Dog Will Change Your Life, is already a New York Times bestseller. Guild Hall’s lobby was filled with fans excited to get their copy signed.⁠
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His guests included local dog lovers and friends of ARF (Animal Rescue Fund of the Hamptons). Attendees had front-row seats to a “Dogist”-style encounter: a casual conversation about how the dog entered the owner’s life, followed by a quick photo shoot revealing Elias’ methods for capturing the dog’s attention (hint: It’s dog noises and treats).⁠
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I had the pleasure of talking to Elias about how “The Dogist” came to be, rescue organizations, and the Hamptons.⁠
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Let’s go back to the beginning. What inspired you to dive into photography?⁠
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We had a dark room because my dad was an amateur photographer, and I’d always liked cameras and gadgets. We had a couple of Labrador retrievers who were sort of my first muses and would happily sit for pictures. I was taking dog pictures from a young age and then fast forward to 2012 in New York City I was let go from my job and saw what other street photographers were doing like Humans of New York and The Sartorialist and thought why isn’t someone doing that for dogs and I thought I wanted to be the person, I dusted off my camera and the rest is kind of history. It took off pretty quickly because it turns out people like dogs just as much as I do.⁠
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Read the full interview at Hamptons.com (Link in Bio)⁠
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#dogist #arf #dogs #animalrescue #guildhall #hamptons
  • 167 Dune Road, Bridgehampton, NY 11932⁠
Saunders Exclusive: $42,500,000⁠
@jenniferwilsonhamptons 
@edbruehl @leemohlerehamptons 
@hamptonsrealestate 
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Experience extraordinary coastal living with this exquisite oceanfront estate on Dune Road in Bridgehampton. ⁠
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Designed by the renowned architect Francis Fleetwood, this remarkable property boasts 300 feet of private ocean frontage, complete with its own private boardwalk leading directly to the beach, all set on over 3 acres of prime land.⁠
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The charming shingle-style residence encompasses 4,200 +/- sq. ft. of luxurious living space, featuring 5 bedrooms and 5 full bathrooms, plus an additional half bath.⁠
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Read the full article at Hamptons.com (Link in Bio)⁠
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#duneroad #oceanfront #bridgehampton #realestate #hamptons #francisfleetwood ⁠
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  • The Hamptons have seen their fair share of collaborations and takeovers this summer. Still, nothing compares to The h.wood Group and Chase Sapphire Reserve’s transformation of Montauk hotspot Mary Lou’s into Delilah Montauk.⁠
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The four-day takeover combined unforgettable dining experiences with show-stopping live entertainment featuring performances by Zack Bia, Alesso, Gwen Stefani, and DJ Pee.Wee (Anderson Paak). ⁠
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Exclusively for Chase Sapphire Reserve cardholders, diners were treated to white glove hospitality and Delilah’s staples, including the famous chicken tenders and tuna tartare, and bold twists on Hamptons classics like lobster rolls, striped bass crudo, and crab and avocado toast. 

Check out more at Hamptons.com (Link in Bio)

#gwenstefani #alesso #djpeewee #chasesapphirereserve #delilahmontauk #montauk #hamptons
  • LVIS thrift shops are open Tuesdays through Saturdays 10 AM through 5 PM

donations are accepted Wednesday through Saturday 10 AM through 1 PM by appointment 

located at 95 Main St East Hampton
  • Check out the Top Hamptons Events This Weekend!⁠
⁠
🚗 The Bridge IX⁠
📅 Sat, Sept 13 | 2–7PM⁠
📍 The Bridge, Bridgehampton⁠
Over 300 rare automobiles showcased across stunning landscapes.⁠
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🎬 23rd Annual Surf Movie Night⁠
📅 Fri, Sept 12 | 5:30–9PM⁠
📍 Southampton Arts Center⁠
Surfboard swap, live music & outdoor film screening. 🌊⁠
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🍝 San Gennaro Feast of the Hamptons⁠
📅 Sat, Sept 13 – Sun, Sept 14 | 10AM⁠
📍 Hampton Bays⁠
Italian pastries, live entertainment & fireworks Sat @ 8:15PM 🎆⁠
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🎭 In Process: Roderick George⁠
📅 Sat, Sept 13 | 7PM⁠
📍 Guild Hall, East Hampton⁠
A special in-process presentation of The Missing Fruit (Part I).⁠
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🎤 Sheena Easton at WHBPAC⁠
📅 Sat, Sept 13 | 8PM⁠
📍 Westhampton Beach PAC⁠
Grammy-winning artist live on stage!⁠
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☕ Cars & Coffee⁠
📅 Sun, Sept 14 | 9–11AM⁠
📍 Bridgehampton Museum⁠
Classic & exotic cars, food, drinks & live music.⁠
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🛍 Hampton Vintage⁠
📅 Sun, Sept 14 | 10AM–5PM⁠
📍 Westhampton Beach Village Green⁠
Shop unique vintage finds!⁠
⁠
🎶 Hamptons Festival of Music Finale⁠
📅 Sun, Sept 14 | 4PM⁠
📍 St. Luke’s Church, East Hampton⁠
Featuring Cimarosa, Berlioz & Beethoven.⁠
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🍷 Wine Dinner with Pradorey at R.AIRE⁠
📅 Tues, Sept 16 | 6:30PM⁠
📍 Hampton Bays⁠
Five-course tasting menu with exquisite wine pairings.⁠
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🎥 Toy Story 30th Anniversary Screening⁠
📅 Sept 12–15 | Various Times⁠
📍 Southampton Playhouse⁠
Celebrate Woody & Buzz’s timeless adventure!⁠
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Check out more events at Hamptons.com (Link in Bio)⁠
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#carshow #hamptons #sangennaro #sangennarofeast #winedinner #bridgeIX
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