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CARE OF TENAFLY, INC. v. TENAFLY ZON. BD. OF ADJ.

307 N.J. Super. 362 (1998)

CARE OF TENAFLY, INC., A NOT FOR PROFIT CORPORATION OF THE STATE OF NEW JERSEY, JANICE JACOBS AND GAYLE CHERTOFF, PLAINTIFFS-RESPONDENTS, v. THE TENAFLY ZONING BOARD OF ADJUSTMENT, DEFENDANT, AND THE MAYOR AND COUNCIL OF THE BOROUGH OF TENAFLY AND THE BOROUGH OF TENAFLY, DEFENDANTS-RESPONDENTS, AND THE GREAT ATLANTIC & PACIFIC TEA COMPANY, DEFENDANT-APPELLANT. JAMES HIGGINS, JUDY ALDERSON, RICHARD D. LEVIN, JAMES J. VIRGONA, THOMAS J. PEROG, APRIL J. BRADLEY DELUSIO, DAVID STEINBERG, SHAKARJIAN REALTY CO., INC., MILTON HART, CONSTANTINE H. CADENAS, FRED A. SELSKY, CONSTANCE SELSKY, RUDOLPH BERNSTEIN, PEARL BERNSTEIN, ALBERT STONE, ELINORE STONE, HOWARD SACHAROFF, HOPE SACHAROFF, DORIS FRANKLIN, COMMITTEE FOR TENAFLY BUSINESSES, AN UNINCORPORATED ASSOCIATION, AND THE GRAND UNION COMPANY, PLAINTIFFS-RESPONDENTS, v. BOROUGH OF TENAFLY AND MAYOR AND COUNCIL OF THE BOROUGH OF TENAFLY, DEFENDANTS-RESPONDENTS, AND THE BOARD OF ADJUSTMENT OF THE BOROUGH OF TENAFLY, DEFENDANT, AND THE GREAT ATLANTIC & PACIFIC TEA COMPANY, DEFENDANT-APPELLANT. CARE OF TENAFLY, INC., A NOT FOR PROFIT CORPORATION OF THE STATE OF NEW JERSEY, JANICE JACOBS AND GAYLE CHERTOFF, PLAINTIFFS-RESPONDENTS, v. THE TENAFLY ZONING BOARD OF ADJUSTMENT, DEFENDANT, AND THE GREAT ATLANTIC & PACIFIC TEA COMPANY, INC., DEFENDANT-APPELLANT. JAMES HIGGINS, JUDY ALDERSON, RICHARD D. LEVIN, JAMES J. VIRGONA, THOMAS J. PEROG, APRIL J. BRADLEY DELUSIO, DAVID STEINBERG, SHAKARJIAN REALTY CO., INC., MILTON HART, CONSTANTINE H. CADENAS, FRED A. SELSKY, CONSTANCE SELSKY, RUDOLPH BERNSTEIN, PEARL BERNSTEIN, ALBERT STONE, ELINORE STONE, HOWARD SACHAROFF, HOPE SACHAROFF, DORIS FRANKLIN, COMMITTEE FOR TENAFLY BUSINESSES, AN UNINCORPORATED ASSOCIATION, THE GRAND UNION COMPANY, CAROLYN J. SEWELL, CHARLES F. SEWELL, HERBERT LEVETOWN, BERNICE LEVETOWN, ARTHUR BAUER, SUSAN BAUER, JOSEPH BIEGER, ELAINE BIEGER, WYCKOFF QUALITY BAKERY TENAFLY, INC., RUDY FROEDER, AT RISK ENTERPRISES, INC., MANSOOR ARAIN, ROSALIND STEINBERG, RONALD CITRO AND KETAN KENIA, PLAINTIFFS-RESPONDENTS, v. TENAFLY ZONING BOARD OF ADJUSTMENT, DEFENDANT, AND THE GREAT ATLANTIC & PACIFIC TEA COMPANY, INC., DEFENDANT-APPELLANT.

Superior Court of New Jersey, Appellate Division.

Decided January 27, 1998.

Attorney(s) appearing for the Case

Gail L. Price and Alfred L. Ferguson, argued the cause for appellant (Price, Meese, Shulman & D'Arminio and McCarter & English, attorneys; Ms. Price, Louis C. D'Arminio, Mr. Ferguson and Gary T. Hall, of counsel and on the brief).

Steven Morey Greenberg, argued the cause for respondents Care of Tenafly, Inc., Janice Jacobs and Gayle Chertoff (Greenberg & Lanz, attorneys; Mr. Greenberg and Susan S. Rutherford, on the brief).

Walter A. Lesnevich, argued the cause for respondents Borough of Tenafly and Mayor and Council of the Borough of Tenafly (Lesnevich & Marzano-Lesnevich, attorneys; Mr. Lesnevich, on the brief).

John J. Segreto, argued the cause for respondents James Higgins, Judy Alderson, Richard D. Levin, James J. Virgona, Thomas J. Perog, April J. Bradley DeLusio, David Steinberg, Shakarjian Realty Co., Inc., Milton Hart, Constantine H. Cadenas, Fred A. Selsky, Constance Selsky, Rudolph Bernstein, Pearl Bernstein, Albert Stone, Elinore Stone, Howard Sacharoff, Hope Sacharoff, Doris Franklin, Committee for Tenafly Businesses, The Grand Union Company, Carolyn J. Sewell, Charles F. Sewell, Herbert Levetown, Bernice Levetown, Arthur Bauer, Susan Bauer, Joseph Bieger, Elaine Bieger, Wyckoff Quality Bakery Tenafly, Inc., Rudy Froeder, At Risk Enterprises, Inc., Mansoor Arain, Rosalind Steinberg, Ronald Citro and Ketan Kenia (Segreto & Segreto, attorneys; James V. Segreto, of counsel and on the brief).

George Milanos, argued the cause for defendant Tenafly Zoning Board of Adjustment.

Before Judges HAVEY, LANDAU and COLLESTER.

The opinion of the court was delivered by HAVEY, P.J.A.D.

In this zoning case, defendant Great Atlantic and Pacific Tea Company, Inc. (A & P), appeals from a judgment declaring invalid a variance and site plan approval granted to it by defendant Tenafly Zoning Board of Adjustment (Board). Judge Hamer, in a comprehensive oral opinion, concluded that a member of the Board, whose mother owned a commercial enterprise approximately fifty feet from A & P's site...

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