Colella v. Board of Assessors, 95 N.Y.2d 401 (2000)
A taxpayer lacks standing to challenge a property tax exemption granted to another property owner based solely on the claim that the exemption increases the taxpayer’s own tax burden; an exception exists only when there is a systemic perversion of the exemption process.
Summary
Residents of a village brought an Article 78 proceeding challenging the local Board of Assessors’ grant of a real property tax exemption to a religious organization. The residents claimed that the exemption increased their own property tax burden and that the Temple failed to comply with zoning ordinances and state corporation laws. The Supreme Court dismissed the petition for lack of standing. The Appellate Division reversed. The New York Court of Appeals reversed the Appellate Division, holding that the residents lacked standing because they only alleged a legally erroneous determination regarding a single parcel of real estate, not a systemic abuse of the exemption process. To have standing, they needed to show special damages different from the community and that the issue was within the zone of interest of the statute under which the agency acted.
Facts
The Yun Lin Temple, a religious corporation dedicated to Black Sect Tibetan Tantric Buddhism, owned and occupied a property in the Village of Old Westbury. The Nassau County Board of Assessors granted the Temple a real property tax exemption under RPTL 420-a, which exempts property used exclusively for religious purposes. Residents of the Village, whose properties were adjacent to or near the Temple’s property, commenced an Article 78 proceeding. They argued that the exemption was wrongfully granted, resulting in higher property taxes for them. They did not contest the Temple’s religious use of the property. Instead, they argued the Temple failed to obtain a special permit under the Village’s zoning ordinance and lacked authorization to do business in New York State as a foreign religious corporation.
Procedural History
The Supreme Court dismissed the resident’s petition, finding that they lacked standing and that compliance with local zoning laws or state corporation laws was not a prerequisite for the RPTL 420-a exemption. The Appellate Division reversed. The Court of Appeals granted leave to appeal and reversed the Appellate Division’s order, dismissing the petition.
Issue(s)
Whether real property owners have standing to challenge the grant of a real property tax exemption to another property owner, based on the argument that the exemption increases their own real property taxes.
Holding
No, because the residents only alleged a legally erroneous determination regarding a single parcel of real estate, not a systemic abuse of the exemption process.
Court’s Reasoning
The Court of Appeals relied heavily on the precedent set in Van Deventer v. Long Is. City, 139 N.Y. 133 (1893), which held that a taxpayer cannot challenge an individual real property tax exemption solely because it adversely affects their own tax liability. The Court reasoned that allowing such challenges would lead to uncertainty and interminable litigation in the collection of revenues. The Court distinguished this case from Matter of Dudley v. Kerwick, 52 N.Y.2d 542 (1981), where standing was granted because the assessor had engaged in a “broad perversion of the entire process of granting exemptions.” Here, the residents only alleged an error in granting an exemption for a single parcel, which has an insignificant impact on the county’s tax base. The Court also noted that the residents failed to meet the two-part test for standing to challenge governmental action: (1) injury in fact that is different in kind and degree from the community generally, and (2) the injury falls within the “zone of interests” protected by the relevant statute. The Court found that the residents’ injury was indistinguishable from that of all other Nassau County property owners. Furthermore, the Court stated, “Compliance with such totally unrelated local and State legislation is not within the zone of interest of RPTL 420-a, and petitioners do not contest that the Temple otherwise fully qualifies for an exemption under the provision.” Finally, the Court found that “Common-Law Taxpayer Standing” did not apply because the determination of local governmental officials lacked appreciable public significance beyond the immediately affected parties.