Opinion ID: 2116314
Heading Depth: 1
Heading Rank: 4

Heading: Denial of Application For Rezoning.

Text: A. Issue presented for review. Having concluded the 1991 reclassification of QRS's property from heavy industrial to highway commercial was valid, we now examine whether the City's later refusal to rezone the QRS site was illegal. This challenge to the City's rezoning decision was made by QRS in its petition for writ of certiorari and in its request for declaratory judgment. The claimed illegality rests on QRS's assertion that its rezoning application was denied for reasons unrelated to the health, safety and welfare of the City's residents. QRS contends the council was influenced by the fear expressed at the public hearing that a meat processing plant would bring racial and ethnic minorities into the community. The district court dismissed QRS's petition for writ of certiorari, granting summary judgment to the City on this issue. Nevertheless, it considered the issue again in ruling on QRS's request for declaratory relief. Although, after trial, the court held QRS had not exhausted its administrative remedies and, accordingly, could not pursue a remedy in the district court, the trial court also ruled that the City's refusal to rezone QRS's property was not illegal, unreasonable, arbitrary, or capricious. Upon our de novo review, we agree with the trial court's finding that QRS failed to prove the City's decision was invalid. Our holding on the merits of this issue makes it unnecessary for us to consider whether the district court erred in granting summary judgment to the City on the same issue when ruling on QRS's petition for certiorari. It also makes unnecessary our consideration of the exhaustion-of-administrative-remedies issue and the admissibility of expert testimony directed to this issue. Even if the district court erred as to these matters, QRS's claim ultimately fails on the merits for the reasons that follow. B. Principles of review. Zoning decisions are entitled to a strong presumption of validity. See Shriver v. City of Okoboji, 567 N.W.2d 397, 401 (Iowa 1997). One challenging such a decision must show that it is unreasonable, arbitrary, capricious or discriminatory, with no reasonable relationship to the promotion of public health, safety, or welfare. Id. The court will not substitute its judgment for that of the zoning authority. See id. Thus, if the reasonableness of the zoning decision is fairly debatable and the decision is facially valid, the court will not interfere with the city's action. See id.; Call Bond & Mortgage Co. v. City of Sioux City, 219 Iowa 572, 578, 259 N.W. 33, 35 (1935) (holding building inspector did not act illegally or arbitrarily in revoking permit where there was sufficient ground for debate). A zoning decision is fairly debatable if the evidence provides a basis for a fair difference of opinion. See Neuzil, 451 N.W.2d at 164. It is facially valid if it has any real, substantial relation to the public health, comfort, safety, and welfare, including the maintenance of property values. Id. Moreover, [e]ven though a challenged zoning [decision] adversely affects a property interest or prohibits the most beneficial use of the property, a court should not, for that reason alone, strike it down. Id. C. Discussion. QRS claims the city council members voted against its rezoning request for reasons unrelated to the merits of the request. It asserts the council members were swayed by prejudice against the type of workers it was anticipated a meat processing facility would hire. Such sentiments were expressed by citizens speaking at the council's public meeting held to consider QRS's rezoning request. On the other hand, many legitimate concerns about the proposed facility were also voiced at the public hearing. The council members testified to several valid reasons for voting against the rezoning application: (1) adverse effects on value of neighboring properties; (2) potential for odor problem from meat processing; (3) increased traffic resulting from meat processing plant; (4) fear that rezoning would be illegal spot zoning; and (5) increased demands on the City's sewage disposal plant. These reasons support the facial validity of the City's decision because they relate to the public comfort and welfare. There was no evidence, other than supposition, that any council member based his or her decision on an impermissible reason, as suggested by QRS. Moreover, there was factual support for the stated reasons in the record. Clearly the wisdom of granting QRS's rezoning request was fairly debatable. On our de novo review, we agree with the trial court that QRS failed to show that the city council acted in an illegal, unreasonable, arbitrary or capricious manner. See Riley v. Boxa, 542 N.W.2d 519, 523 (Iowa 1996) (holding denial of building permit was not arbitrary, capricious, or unreasonable where decision was debatable). Therefore, the City's rejection of QRS's request for rezoning its property is valid and will not be overturned by this court.