The fact that respondents’ application for a use variance was limited to the two-acre parcel is ‘of no moment; the inquiry as to an inability to realize a reasonable return may not be segmented to examine less than all of an owner’s property rights subject to a regulatory regime’ (Matter of Nemeth v Village of Hancock Zoning Bd. of Appeals, 127 AD3d 1360, 1363 [3d Dept 2015]). [read post]