Opinion ID: 2184254
Heading Depth: 1
Heading Rank: 1

Heading: sufficiency of the evidence

Text: The transcript in this case covers some 530 pages of testimony. Numerous witnesses for both sides testified that they were familiar with the Gapikowski farm by virtue of having lived near or frequently visited the farm. Some witnesses testified that they knew of no sand/topsoil operation on the farm until at least 1968. Others testified that neighboring farmers had been purchasing sand from the Gapikowski farm since 1921 when Frank Gapikowski, father of the plaintiffs, first occupied the property as a farm and homestead. It was plaintiffs' burden to prove by the preponderance of the credible evidence that in 1957 when the ordinance was passed, the farm was actually and actively being used for the same purpose for which it now is being used, to wit, a commercial sand and topsoil operation. Further, the plaintiffs had to prove that such use was continuous from 1957 to the present. Any twelve-month interval from 1957 to the present, during which the use ceased, would deprive them of their right to resume the nonconforming use of the property. State ex rel. Peterson v. Burt (1969), 42 Wis. 2d 284, 166 N. W. 2d 207. The plaintiffs' evidence proved only that sand was sold on the farm from time to time during the life of plaintiffs' father. There was no specific evidence showing that the use in question existed in 1957. Mr. Gabe's tax returns from the years 1960 through 1964 reflect no income from the sale of sand or topsoil. Returns from the later 1960s, although ambiguous, do indicate income from such sources. However, these returns include some other property in addition to the property in question. The fact that this operation did not begin in earnest until the late 1960s is corroborated by the fact that a bulldozer and other equipment associated with the excavation business were purchased in 1968. In addition, Nicholas F. Lupo testified that he and his father operate the Midwest Grading Company and that they do all of the earthmoving work for plaintiffs on the property in question. Lupo testified that he and his father began work on plaintiffs' property in December of 1967. Aerial photographs of the farm, as well as topographical maps of the area in question, were introduced in evidence. The photographs and the maps were both made in early 1958. Mr. Melvin Fiss, Cudahy city engineer, testified that neither the photographs nor the maps showed any indication of excavation on the property. Mr. Gabe viewed the photographs and agreed that no indication of excavation was perceptible. He opined, however, that much of the excavation work was grown over with weeds and that is why the numerous holes and troughs in the land could not be seen in the photographs. On the basis of this evidence, plaintiffs ask this court to find that the trial court's view of the evidence was erroneous and that, in fact, there actually was a sand and topsoil business in operation on the farm in 1957 and that such business has continued uninterrupted since that time. On the basis of the record we cannot so find. There is no evidence of any kind showing that any excavation or sales were made in 1957. Not a single business record or even a witness was produced to testify specifically with reference to the year of 1957. The evidence to establish the nonconforming use consisted only of the fact that, prior to 1957, sporadic removals of sand occurred from time to time. The trial court found that the requisite nonconforming use was not in existence in 1957. We think that finding is easily supported by the record. The findings of the trial court, especially when accompanied as they are here by a detailed memorandum decision, will not be disturbed unless they are clearly contrary to the great weight and clear preponderance of the evidence. Mitchell v. Western Casualty & Surety Co. (1966), 30 Wis. 2d 419, 421, 141 N. W. 2d 212.