Opinion ID: 2229282
Heading Depth: 1
Heading Rank: 2

Heading: The principles of estoppel applicable to a case of this kind are thus aptly summarized in Sioux City v. Johnson, 165 N.W.2d 762, 768 (Iowa 1969):

Text: Where there is long-continued nonuser of a street or alley by the municipality, maintenance of possession under a claim of right for a long period by private parties acting in good faith, where the erection of valuable improvements thereon with the knowledge and assent of the public and the city, and where the situation is such that to permit the municipality to open the street would result in great damage to those in possession, estoppel may lie. See also Pearson v. City of Guttenberg, 245 N.W.2d 519, 528-529 (Iowa 1976); Manson State Bank v. Diamond, 227 N.W.2d 195, 201 (Iowa 1975). But defendant asserts plaintiff failed to establish the above stated elements of estoppel. More specifically, Camanche claims there is no evidence revealing Schusters permanently improved the property or would suffer any substantial damage if the city park were opened. We disagree. In summary, the Schusters, acting in good faith upon Camanche's nonuser for more than a century, expended time, labor and money in improving their triangular front yard down to and including the retaining wall. They also notoriously used and occupied same for more than 30 years before Camanche evidenced any claim of municipal right thereto. Furthermore, the Schuster occupancy has at all times been inconsistent with any public right for such a length of time as to indicate acquiescence on the part of Camanche officials in the aforesaid permanent appropriation for private usage. Under claim of right Schusters have openly maintained such possession and exercised that dominion as ordinarily denotes the conduct of owners in managing and caring for property of like nature. See Council Bluffs Sav. Bank v. Simmons, 243 N.W.2d at 637. See also Pearson v. City of Guttenberg, 245 N.W.2d at 528-529. And, the fact that Schusters never paid taxes on the subject property does not necessarily negate any right to the equitable relief generally sought by plaintiff. Cf. Grosvenor v. Olson, 199 N.W.2d 50, 52 (Iowa 1972). Compare Council Bluffs Sav. Bank v. Simmons, 243 N.W.2d at 638. Then too, construction of a municipal park reaching to the Schuster front doorstep would clearly have an adverse effect upon the enjoyment and value of any residential property. We are persuaded and now hold plaintiff met the criteria for application of estoppel articulated in Sioux City v. Johnson , quoted above, and its progeny. Consequently, trial court's decree permanently enjoining defendant from interfering with the use, occupancy and possession of the triangular tract of land by plaintiff and successors so long as the use, occupancy and possession shall continue must stand, save and except as hereafter modified.