Opinion ID: 1931405
Heading Depth: 3
Heading Rank: 1

Heading: What becomes of Lot 12 in the absence of Lot 11?

Text: Another question that would be left wanting, should this Court approve the agencies' approval of a building permit issued for Lot 11, is what becomes of Lot 12? We begin by noting that one of the primary goals of zoning and subdivision controls is to avoid the creation of nonconforming lots (and uses) and to restrict undersize parcels, not oversized parcels. Ridge, 352 Md. at 653, 724 A.2d at 34; see Fred McDowell, Inc. v. Wall Twp. Bd. of Adjustment, 334 N.J.Super. 201, 224, 757 A.2d 822, 835 (App.Div.2000) (invoking Loechner v. Campoli, 49 N.J. 504, 231 A.2d 553 (1967), New Jersey's seminal zoning merger case which we discussed in Ridge, and stating merger is employed to further the goal of bringing (or keeping) nonconforming lots into conformity with the zoning ordinance and thereby serving the overall goals of the master plan). Thus, based on the setback encroachments existing as a result of the structures on Lot 12, the proposed construction on Lot 11 would make Lot 12, if in separate ownership, a new and illegal nonconforming lot, unless, under the doctrine of zoning merger, the uses of Lot 11 are appropriately limited. Montgomery County notes that a single building may not extend across lot lines, even internal lot lines. [25] It is not disputed that Lot 11, with an area of eight thousand square feet, if considered in a vacuum, exceeds the minimum six thousand square feet lot size required in the R-60 zone, and satisfies the setback requirements. On the other hand, Lot 12, while of sufficient area for the zone, [26] does not, by itself, without the use of Lot 11, possess the required side yard and rear yard setbacks on account of the configuration of the structures constructed upon it. To allow Lot 11 to be used, as proposed, thus creates an illegal nonconformance as to Lot 12 and, by implication, grants an improper variance as to the rear yard setback for Lot 12. [27] Should this Court permit Lot 11 to be so used and a home constructed thereon, what becomes of Lot 12's ability to comply with the existing rear yard and side yard setback requirements? Such action effectively waives the zoning requirements as to Lot 12. The County, apparently recognizing that if its position were to be accepted by this Court it will have permitted the creation of an illegal nonconforming use, seeks to relieve the Court of concern, assuring that this Court need [ ][not] apply Ridge to prevent a nonconforming use that might result from an owner treating merged lots as separate.... Based on the setback requirements and the longstanding rejection of attempts to treat adjoining lots as one without formal resubdivision, the encroachment of the [elder Duffies'] addition into the setbacks remains a matter for DPS to handle through enforcement or when the owner of that lot seeks an additional building permit in the future [28] (alterations added). The Court must consider, however, the possibility that a Montgomery County landowner of multiple lots might utilize a parcel A to assuage zoning violations on an adjacent companion (and thus, nonconforming) parcel B, and later benefit from the sale of parcel A without correcting conditions causing the nonconformance of parcel B. Moreover, in relying on merger arising only from a formal resubdivision platting, a common owner might fly under the radar by simply refraining from submitting a new resubdivision plat. That is, the owner would assert zoning merger for purposes of complying with zoning requirements, but two lots for purposes of subdivision and sale (free of zoning limitations). In this way, the common owner could flip-flop between his or her adjacent parcels, thwarting the intent of the land development regulations and, perhaps more egregiously, skirting Montgomery County's exacting requirements for subdivision. The owner would have the benefit of avoiding zoning violations by treating the parcels as merged for zoning purposes, but later seek benefit from the sale of two separate valuable parcels of land. That is exactly what is occurring in the instant case.