Opinion ID: 2082100
Heading Depth: 1
Heading Rank: 2

Heading: Reasonableness of Zoning Classification

Text: [6-8] The town also challenges the master's finding that the R-2 district is unreasonable and arbitrary as applied to the plaintiff's property. The determination of this question requires a balancing of the injury or loss to the landowner against the gain to the public. Metzger v. Town of Brentwood, 117 N.H. 497, 501, 374 A.2d 954, 957 (1977). In this jurisdiction zoning ordinances are presumed valid. Town of Surry v. Starkey, 115 N.H. 31, 33, 332 A.2d 172, 175 (1975); Bosse v. City of Portsmouth, 107 N.H. 523, 530, 226 A.2d 99, 105 (1967). Consequently, the complaining landowner has this burden to overcome. We hold that plaintiff did not sustain his burden before the master. The loss to the plaintiff by the existence of this residential zone is insignificant. Unlike the plaintiff in Metzger, plaintiff is not deprived of all beneficial use of his land. See Flanagan v. Town of Hollis, 112 N.H. 222, 293 A.2d 328 (1972); see generally 1 R. ANDERSON, AMERICAN LAW OF ZONING § 3.26 (2d ed. 1976); 1 A. RATHKOPF, THE LAW OF ZONING AND PLANNING § 6.04 (4th ed. 1978). Plaintiff presented no evidence that his property was not suitable for residential use. In fact, plaintiff admitted at trial that the apartments in his house were presently rented for residential use. It is true that the market value of plaintiff's property would be enhanced by allowing an additional commercial purpose. This factor alone, however, does not in and of itself void a zoning restriction. 8 E. MCQUILLIN, MUNICIPAL CORPORATIONS § 25.44, at 102 (3d rev. ed. 1976); 1 A. RATHKOPF, THE LAW OF ZONING AND PLANNING § 6.04 (4th ed. 1978). [9] Plaintiff challenges the reasonableness of the zoning ordinance as applied to his property. Specifically, he argues that the present zoning ordinance does not preserve the residential character of the neighborhood, because there is no residential character to preserve. It is beyond question that zoning regulations that promote and preserve the integrity of a residential neighborhood are a valid exercise of police power, Village of Belle Terre v. Boras, 416 U.S. 1 (1974), so long as the effect is reasonable and nondiscriminatory. Beck v. Town of Raymond, 118 N.H. 793, 800, 394 A.2d 847, 852 (1978); see generally Developments in the LawZoning, 91 HARV. L. REV. 1450-57 (1978). It is also true, however, that existing uses of adjacent land may render the residential value of the land in question . . . so small as to warrant the conclusion that the owner's property will be taken if the [residential use] is enforced. 1 R. ANDERSON, AMERICAN LAW OF ZONING § 3.29, at 164 (2d ed. 1976). The validity of this zoning classification, therefore, depends on whether the subject property is zoned in conformity with surrounding existing uses and whether those are uniform and established. Gregory v. City of Wheaton, 23 Ill. 2d 402, 406, 178 N.E.2d 358, 360 (1961); see Bosse v. City of Portsmouth, 107 N.H. 523, 530-31, 226 A.2d 99, 105-06 (1967); see generally 8 E. MCQUILLIN, MUNICIPAL CORPORATIONS § 25.104 (3d rev. ed. 1976). The subject property is located on the north side of Front Street and on the west side of Lincoln Street, where the two streets intersect. This location is not on the boundary line of a residential zone; rather, it is within the zone. Except for Mr. Carbonneau's nonconforming use, the surrounding neighborhood is predominantly residential. There are no commercial establishments abutting Mr. Carbonneau's property. On Front Street, across from the subject property, there are two single family homes, and across Lincoln Street, there is a church and rectory. Gill Street intersects with Front Street across from the subject property, and all the property on this street is residential. Although there are multi-family homes interspersed on Lincoln Street, to the north of the subject property the street is primarily residential with the exception of one nonconforming commercial use, a flower shop. The weight of the evidence is that the character of the neighborhood remains residential. [10] The record convincingly demonstrates that the present residential classification of the subject property is in conformity with the use of the surrounding property. Consequently, the trial court's finding that the R-2 classification is arbitrary and unreasonable cannot stand. See Fairfield Savings & Loans Ass'n v. City of Chicago, 45 Ill. App. 3d 266, 359 N.E.2d 1040 (1977); see generally 1 R. ANDERSON, AMERICAN LAW OF ZONING, §§ 3.29, 3.33 (2d ed. 1976).