Opinion ID: 2570640
Heading Depth: 1
Heading Rank: 5

Heading: district court's ruling on reasonableness

Text: In their cross-appeal, the Manlys challenge the district court's finding of reasonableness. First, the Manlys contend that the district court's holding that the City unlawfully approved the special use permit contradicted its ruling that the issuance of the permit was reasonable. They argue that an action cannot be both illegal and reasonable. But, of course, it can be. The question of whether the City employed the correct procedure in granting a special use permit is separate and distinct from the question of whether it was reasonable to permit the requested use of the land. Next, the Manlys contend that the district court failed to conduct the appropriate analysis before declaring the City's action in granting the special use permit to be reasonable. When reviewing a decision on zoning, special use permits, and conditional use permits, we are guided by principles set forth in McPherson Landfill, Inc. v. Board of Shawnee County Comm'rs, 274 Kan. 303, 304-05, 49 P.3d 522 (2002) (quoting Combined Investment Co. v. Board of Butler County Comm'rs, 227 Kan. 17, 28, 605 P.2d 533 [1980]): `(1) The local zoning authority, and not the court, has the right to prescribe, change or refuse to change, zoning. `(2) The district court's power is limited to determining (a) the lawfulness of the action taken, and (b) the reasonableness of such action. `(3) There is a presumption that the zoning authority acted reasonably. `(4) The landowner has the burden of proving unreasonableness by a preponderance of the evidence. `(5) A court may not substitute its judgment for that of the administrative body, and should not declare the action unreasonable unless clearly compelled to do so by the evidence. `(6) Action is unreasonable when it is so arbitrary that it can be said it was taken without regard to the benefit or harm involved to the community at large, including all interested parties, and was so wide of the mark that its unreasonableness lies outside the realm of fair debate. `(7) Whether action is reasonable or not is a question of law, to be determined upon the basis of the facts which were presented to the zoning authority. `(8) An appellate court must make the same review of the zoning authority's action as did the district court.' In Golden v. City of Overland Park, 224 Kan. 591, 598, 584 P.2d 130 (1978), this court set forth factors which a zoning body should consider when making a land use decision: (1) the character of the neighborhood; (2) the zoning uses of nearby properties; (3) the suitability of the property for the uses to which it is restricted; (4) the extent to which the change will detrimentally affect nearby property; (5) the length of time the property has been vacant as zoned; (6) the gain to the public health, safety, and welfare by the possible diminution in value of the developer's property as compared to the hardship imposed on the individual landowners; (7) the recommendations of a permanent or professional planning staff; and (8) the conformance of the requested change to the city's master or comprehensive plan. The Manlys complain that the district court did not specifically analyze these factors. However, formal findings and conclusions are not mandatory and a governing body's decision is not unreasonable merely because the Golden factors were not more specifically enumerated or subjected to an issue-oriented analysis. See Board of Johnson County Comm'rs v. City of Olathe, 263 Kan. 667, 678, 952 P.2d 1302 (1998). Moreover, the district court had the minutes from the City planning commission and City Council meetings, the City planning staff reports, the comprehensive plan, and an audiotape of the meetings, at which there was a great deal of debate on the project's impact on the surrounding property. From that evidence, the court found that the Manlys had not met their burden of proving unreasonableness. We are convinced that the district court applied the appropriate analysis. The Manlys focus on only two of the Golden factors, the character of the neighborhood and the City's comprehensive plan, in arguing that the City's action was unreasonable. The City went above and beyond in providing an opportunity for people to discuss the character of the neighborhood and the anticipated impact the project would have on the surrounding area. Obviously, there were differing viewpoints on how the softball field would fit into the neighborhood. The City may have disagreed with the Manlys' viewpoint in that regard, but that does not translate into a failure to consider the factor or into an unreasonable action. The Manlys also assert that the City failed to consider the conformance of the special use to the master plan. However, they then argue that the City went so far as to vote to amend the comprehensive plan if it conflicted with the special use. It makes scant sense to complain that the City did not take the comprehensive plan into account, when the comprehensive plan was specifically mentioned in the motion to approve the special use permit. Again, the City took the factor into consideration but did not agree with the Manlys' point of view. The Manlys do not point to any other specific factors that the City failed to consider. The record demonstrates that the special use permit was thoroughly considered by both the planning commission and the City Council. Both bodies had the benefit of reports from the City planning staff and the opportunity to question the school district about the plans; the plans were modified during the process to mitigate concerns; and the public provided input and neighboring landowners were questioned about their concerns. In other words, plenty of evidence relating to the Golden factors was put before the governing body. Moreover, the district court reviewed the Golden factors, concluding that under the presumption that the City acted reasonably, the district court could not determine that the evidence was so overwhelming or compelling that the City's decision in favor of the special use permit was unreasonable. We affirm that determination.