Court Opinion

ID: 9544109
Source: CourtListenerOpinion
Date Created: 2023-08-07 16:52:02.317614+00
Date Added: 2024-06-11T15:12:00.902610
License: Public Domain

JUSTICE LUND, dissenting: I dissent as to the trial court’s determination finding no general plan. I would reverse the rulings denying admission into evidence of the deeds representing the purchase of lots in Timber Lane Estates and photographs of the houses in Timber Lane Estates. I would also specifically provide that the determination of the existence of a general plan is not conditioned on the existence of a platted subdivision. Our brethren in the Second District correctly stated the law as to enforcement of restrictions in Osinski v. Collins (1980), 85 Ill. App. 3d 198, 201, 406 N.E.2d 183, 186-87: “Those who seek to enforce a restriction have the burden of proving a clear intention to benefit their properties. (Housing Authority v. Church of God, (1948), 401 Ill. 100, 108; Punzak v. DeLano (1957), 11 Ill. 2d 117, 119-20. See generally Annot., 51 A.L.R.Sd 556, 578-79 (1973).) ‘The right to enforce this restriction upon the use of the land is based, not upon the agreement made by the subsequent purchaser, but upon the theory that each purchaser buying a lot with notice of a general plan of improvement impliedly assents thereto and can be compelled to comply therewith at the suit of the owner of any other lot, without reference to the order in which the lots were sold.’ (Wiegman v. Kusel (1915), 270 Ill. 520, 523. See also Wayne v. Baker (1955), 6 Ill. App. 2d 369, 374.) The intention of the restriction to benefit other properties must be found ‘from the language of the deed itself, considered in connection with the circumstances *** not by secret intentions ***.’ (Hays v. St. Paul Methodist Episcopal Church (1902), 196 Ill. 633, 636.) The significant factors bearing upon the existence of a general plan have been stated to include the presence of the restriction in identical language in every deed and express language in the deed showing that the restriction was intended to be binding upon successors and assigns. (Henricks v. Bowles (1958), 20 Ill. App. 2d 148, 151.) A general plan may exist, however, ‘even though there are complete omissions of restrictions in some of the lots in the area affected by the plan.’ Wayne v. Baker (1955), 6 Ill. App. 2d 369, 374; see also Metcoff v. Dahlquist (1929), 252 Ill. App. 222, 228.” The present case is an example of the lack of logic in limiting the finding of a general plan to a platted subdivision. Koob was specifically avoiding the subdivision requirements while at the same time seeking to establish a rural residential utopia. The various restrictions in different deeds establish this intention. To allow an owner of a picturesque rural setting to lead various owners into building rural residences with the expectation of a residential community and then to incorporate an inconsistent use is as much a wrong as allowing one lot in a platted residential subdivision to be used for a junkyard, factory, or other inconsistent use. The east-west road which borders Pasulka’s lot is a section line road which runs for 1,320 feet on the north side of Timber Lane Estates. The next 1,320 feet going west are bordered on the north by the Delaney tract, the McCaleb tract, and the Albert tract. It appears only agricultural land lies to the south of the second 1,320 feet. The next 1,320 feet are bordered on the north by part of the Albert tract, then the Lamps tract, then an undescribed tract, and finally by the Conkey tree farm tract. The south side of this 1,320 feet was bordered by what has been described as lots 1, 2, 3, and 4, running numerically from the west. Pasulka’s homesite is on lot 2. Lots 1, 3, and 4 evidently still remain under Koob’s ownership. Lot 4 is the access road for the company removing sand. The evidence indicates that the plan was to create a rural residential environment. Residential restrictions were placed on various tracts along the entire three-quarters of a mile of the section road. Timber Lane Estates was sold by contract for purposes of large residential lots. Sheds for animal use were anticipated, but the restrictions appear based on a common design or scheme. To now say that the original developer can allow a use of adjoining nearby land in a manner inconsistent with the rural residential use, is, in my opinion, void of logic. True, the cases relating to this question have involved subdivisions. (See Housing Authority v. Church of God (1948), 401 Ill. 100, 108, 81 N.E.2d 500, 504.) The theory, however, is protection of substantial rights for those who move into an area aware of and relying on certain restrictions. The absence of a platted subdivision should not defeat these rights which were obviously intended by the defendant developer. This case should be remanded for consideration of the refused exhibits and a redetermination of the extent of the general plan.