Opinion ID: 2423845
Heading Depth: 2
Heading Rank: 2

Heading: Applying the Prevailing Zoning Ordinance to the Evidence of Record in the Present Case

Text: With this considerable prologue in mind, the narrow question now before us is whether there was substantial evidence in the record before the Board to support its conclusion that there were sufficient non-inherent adverse effects (as defined in the County Code) upon which to base the denial of Butler's application for a special exception. [28] In applying the substantial evidence test, [t]he test is reasonableness, not rightness. Layton v. Howard County Bd. of Appeals, 399 Md. 36, 49, 922 A.2d 576, 583 (2007) (quoting Annapolis v. Annapolis Waterfront Co., 284 Md. 383, 399, 396 A.2d 1080, 1089 (1979)). We conclude that there was substantial evidence from which the Board could determine reasonably that Butler's actual and proposed use would produce non-inherent adverse effects sufficient to warrant denial of the application for the special exception. Before the hearing examiner (whose findings the Board relied on in rendering its decision denying the application), evidence was received regarding the relative narrowness of both Butler's lot and the surrounding lots in the neighborhood, including Weeks's lot. Because of this narrowness, the northern edge of Butler's property comes within twenty-two feet of Weeks's property line and forty-two feet of her residence. Further, the configuration of the uses on Butler's lot and the location of the driveway was such that trucks would need to backup as much as 130 feet from the driveway loop to the open storage area (accompanied by their beeping sound when operated in reverse). Many trees in the row of white pine trees bordering the property had lost lower branches, compromising their effectiveness for noise attenuation purposes. Butler's lot is not forested otherwise. [29] Thus, the Board was within reason to conclude that Butler's proposed usedeemed a very intense and industrial commercial establishmentwould have unique, non-inherent adverse effects on adjoining properties in the immediate vicinity, within the meaning of § 59-G-1.2.1. To be sure, considering that the County Code plainly allows landscape contractors to locate in residential areas in the RDT zone by special exception, such a special exception application cannot be denied simply because the lot upon which the proposed use will be located is adjacent to residences. The denial of the application, however, was supported by substantial evidence that the narrowness of Butler's lot, the configuration of the commercial enterprise activities and installations on the lot, and the proximity of the commercial activities to adjacent properties were sufficient non-inherent adverse effects to persuade the Board to deny the application. As this Court said in Alviani v. Dixon, 365 Md. 95, 113, 775 A.2d 1234, 1244 (2001): [i]f the evidence makes the question of harm or disturbance or the question of the disruption of the harmony of the comprehensive plan of zoning fairly debatable, the matter is one for the Board to decide. If the issue of non-inherent adverse effects is at least fairly debatable, a reviewing court must defer to the judgment of the Board. Accordingly, we reverse the judgment of the Circuit Court for Montgomery County, and remand this case to that Court with direction to enter a judgment affirming the Board's decision denying Butler's application for a special exception. JUDGMENT OF THE CIRCUIT COURT FOR MONTGOMERY COUNTY REVERSED. CASE REMANDED TO THAT COURT WITH INSTRUCTIONS TO AFFIRM THE DECISION OF THE MONTGOMERY COUNTY BOARD OF APPEALS. COSTS TO BE PAID BY APPELLEE.