Court Opinion

ID: 9658381
Source: CourtListenerOpinion
Date Created: 2023-08-23 20:57:16.886275+00
Date Added: 2024-06-11T18:13:54.164256
License: Public Domain

Quinn, P. J.
{dissenting). The majority opinion fails to state certain facts which I believe are pertinent to decision. The Pederson property lies between Jefferson Avenue on the east and the 1-94 expressway on the west. It is approximately 365 feet wide north and south and approximately 3,000 feet deep east and west. Pedersons and four others have single-family residences on the east end of the property. One lot south of the Pederson property is a development known as Jefferson Villa which contains 250 single-family residences. There is evidence in the record to sustain a finding that it is practical and feasible to use the Pederson property for single-family residences. The record does not demonstrate that there is a lack of market for such property, only that the land value is greater if the land is zoned multiple dwelling. The proof that Pedersons were unable to sell the land as presently zoned, in my view, is weak and inconclusive.
I write in dissent not because the authorities cited in the majority opinion fail to support the basic premise of that opinion, namely: reasonableness is the test of the legality of the ordinance involved. The authorities cited do support that premise and more could be cited to support it. I write in dissent because I believe the approach is too simplistic and its continued use as the solution to zoning litigation *544will constitute the courts “super zoning- commissions”, which courts are not. Brae Burn, Inc., v. City of Broomfield Hills (1957), 350 Mich 425; Spanich v. City of Livonia (1959), 355 Mich 252. The present case is apt illustration of the fact that a case for unreasonableness can be made in most any situation.
In Lamb v. City of Monroe (1959), 358 Mich 136, a unanimous Supreme Court adopted the following-language from Brae Burn, supra:
“[I]t is not the function of this Court, or of any court, to approve or disapprove zoning ordinances as to wisdom or desirability. An appeal lies, it is true, from the legislative determination, but it is to the ballot box, not to the courts. If the legislative body has authority to act in the premises, and the requirements of administrative due process have been observed with respect to the adoption, interpretation, and administration of the ordinance, we will not disturb the legislative judgment or the executive action. In other words, if there is a debatable question that debate is not for us. But if there is whimsical action, or an arbitrary ipse dixit, a legislative judgment has not, in the legal sense, been exercised at all, and we will protect against the arbitrary action.”
In Alderton v. City of Saginaw (1962), 367 Mich 28, a unanimous Supreme Court delineated the factors to be considered in determining whether a debatable question exists, as follows :
“ [Character of the district, its peculiar suitability for particular uses, the conservation of property values and the general trend in character of building and population development; unsuitability for residential purposes; lack of market for such purpose, and whether the land will become ‘dead land’ or nonincome-producing land without residential value.” (Citations omitted.)
*545Applying these factors to the case at bar, I find that the predominant character of the district is single-family residence, the Pederson property is suitable for either single-family residence or multiple dwelling. I further find that present zoning does not decrease the land value but rezoning to multiple dwelling will increase that value. I find that the character of building and population development in the area is residential, both single family and multiple dwelling. I further find that there is no showing of lack of market for single-residence purposes nor is there any showing that the land involved will become “dead land’ if it is not rezoned.
In my view, these findings establish a debatable question and preclude a finding that plaintiffs have met their burden of proof in establishing that as applied to their property the present zoning is unreasonable. The record does not establish arbitrary or capricious action by the planning commission of defendant nor does the record establish that present zoning is eonfiscatory as applied to the Pederson property.
I would reverse and direct the trial court to enter judgment for defendant.