Opinion ID: 1996846
Heading Depth: 1
Heading Rank: 4

Heading: ordinance provisions re abandonment and recording

Text: The right of government to zone, and consequently to limit a property owner's use of his land, is well established. When zoning does take place, however, it must permit the continuance of any existing nonconforming use. While the elimination of such a use is recognized to be desirable, the means by which it can be eliminated are limited. Any elimination of a nonconforming use that would constitute a taking of property without just compensation is constitutionally forbidden. The Northfield Township zoning ordinance seeks to terminate a nonconforming use if the same is discontinued for three months. In Dusdal v City of Warren, supra , we have provided for an evidentiary rule that would shift the burden of proof as to abandonment of a nonconforming use, if it is discontinued or abandoned for a one-year period. A period of three months, even as a rule of evidence, cannot be sustained as fair and reasonable. While an owner of property might decide to abandon a nonconforming use within such a short period of time, there are also many reasons why he would not make such a determination. The use might not be utilized due, for example, to depressed times, inability to secure a tenant, or some other reason. Consequently, a three-month rule cannot be sustained. [2] The provisions of the Northfield Township ordinance with regard to recognition of nonconforming uses by a recording procedure or their discontinuance by similar means attempt to validate, or do away with, such uses by the unilateral action of township officials. These provisions need not be considered for a determination of this case, and since the issue of their validity, constitutionally or otherwise, has not been raised, it need not be decided at this time. The Court of Appeals is reversed. The circuit court is affirmed. Costs to defendants.