LEDUC INC V CHARTER TWP OF LYON
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STATE OF MICHIGAN
COURT OF APPEALS
LEDUC INC., and WINDMILL POINTE INC.,
UNPUBLISHED
December 23, 2008
Plaintiffs-Appellants,
v
No. 280921
Oakland Circuit Court
LC No. 2006-072901-CH
CHARTER TOWNSHIP OF LYON,
Defendant-Appellee.
Before: Gleicher, P.J., and Kelly and Murray, JJ.
PER CURIAM.
Plaintiffs Leduc Inc. and Windmill Pointe Inc. appeal by right the trial court’s grant of
summary disposition for defendant Lyon Township. We affirm.
I. Facts and Procedure
Plaintiff Leduc, Inc. (Leduc) is engaged in real estate development. Plaintiff Windmill
Pointe, Inc. (Windmill Pointe) is the fee simple owner of certain disputed property located in
Lyon Township. The property, a nearly 202 acre parcel utilized as the Coyote Golf Course, is
zoned R-1.0, which allows for low-density exurban housing developments and agricultural
endeavors.1 When Windmill Pointe purchased the property it had the same R-1.0 classification.
Due to recent increased competition in the area, Windmill Pointe sought an alternative
use for the property. Windmill Pointe and Leduc entered into an option contract for the sale of
1
The township’s zoning ordinance states the purpose of this classification as follows:
The Residential-Agricultural District is intended primarily to accommodate
residential development at a low density for residents who prefer exurban, estate
living and are willing to assume the costs and effort of providing many of their
own services and amenities. It is intended that the principal use of the land be for
single family dwellings, although agricultural uses are permitted, recognizing the
rural character of many areas zoned R-1.0. The standards in this district are
intended to assure that the residential and agricultural uses peacefully coexist.
-1-
the land contingent upon a rezoning of the property to R-0.3, which would permit the
development of single-family residences and other high-density uses, but would not permit
agricultural pursuits. At the time this suit was filed, none of the surrounding property had a
similar classification. The land to the north is zoned for industrial purposes and is undeveloped;
the land to the south and the east is zoned R-1.0, a portion of which is zoned for “planned
development,” and is either vacant or used for residential purposes; and, the land to the west is
subject to a consent judgment2 under which a mixed-use high-density residential development
has been created. This development, known as Mill River, spans 200 acres, and, despite its highdensity use, is zoned R-1.0. Mill River did not exist when Windmill Pointe purchased the
property.
Plaintiffs began developing plans to construct single-family residences on the property.
Such a development would entail substantial overhead costs because plaintiffs would have to
comply with the township’s tree ordinance, which requires replacement of or payment for trees
removed during residential development, and because plaintiffs would have to pay fees to hookin to the township’s sewer system. In July 2005, Leduc filed an application to rezone the
property as R-0.3. Leduc’s application contended that rezoning was appropriate because a R-0.3
classification is more consistent with surrounding land uses and because the recent change in
permitted uses and densities on properties under the consent judgment has negatively impacted
the subject parcel.
In November 2005, defendant’s planning commission held a public hearing, at which it
recommended against rezoning the property. In making this determination, the planning
commission considered the township planner’s recommendation, the public’s opinion, Leduc’s
failure to offer a compelling reason why the township should move the line dividing high and
low density developments in his favor, and Leduc’s refusal to consider a higher residential
density within the confines of the current zoning plan, by clustering homes for example.
Notably, the township’s planner, Mr. Doozan, offered a number of detailed reasons why denying
the rezoning request was appropriate. Specifically, Mr. Doozan found that the proposed
rezoning was not consistent with the township’s Master Plan for future land use or with the intent
and purpose of the zoning ordinance, would permit development at a much higher density than
permitted by current zoning on surrounding properties and would set an inappropriate precedent,
would result in a lack of sewer capacity for other areas of the township and could result in
overwhelming the township’s infrastructure capacity, and would significantly increase traffic
volumes.
2
The consent judgment is a settlement agreement entered into as the result of a dispute between
the property owner and the township and embodied their eventual agreement with respect to the
Mill River property. In that dispute, the property owner alleged that he could not develop the
property because the land’s high water table precluded him from constructing homes with
basements. Under the judgment, the township permitted the construction of a higher density
development in exchange for other concessions.
2
In January 2006, defendant adopted the planning commission’s recommendation and
denied Leduc’s rezoning request. Leduc appealed this decision before the township’s Zoning
Board of Appeals. The appeal was denied.
Plaintiffs then filed a three count complaint, alleging that plaintiffs were entitled to a
rezoning of the property as a matter of law and therefore injunctive relief was appropriate, that
defendant’s refusal to rezone the disputed property deprived plaintiffs of procedural and
substantive due process, and that this denial, in conjunction with the tree ordinance and the
requirements for hooking-in to the sewer system, constituted an unconstitutional regulatory
taking. After the close of discovery, the parties cross-motioned for summary disposition under
MCR 2.116(C)(10) and the trial court found in favor of defendant. In the trial court’s view, the
township’s regulations at issue did not constitute a regulatory taking because plaintiffs’ claim
was analogous to the claim raised in K & K Construction, Inc v Department of Environmental
Quality, 267 Mich App 523; 705 NW2d 365 (2005). Further, the trial court found that plaintiffs’
substantive due process rights were not violated because defendant continues to adhere to the
goals of its Master Plan. This appeal followed.3
II. Standards of Review
We review de novo the lower court’s decision on a motion for summary disposition.
Kuznar v Raksha Corp, 481 Mich 169, 175; 750 NW2d 121 (2008). Summary disposition under
MCR 2.116(C)(10) is appropriate when there is no genuine issue of material fact and the moving
party is entitled to judgment as a matter of law.4 Latham v Barton Malow Co, 480 Mich 105,
111; 746 NW2d 868 (2008). In conducting this review, we view all the documentary evidence,
including the pleadings, affidavits, depositions, admissions, and all inferences to be drawn
therefrom, in a light most favorable to the nonmoving party. Id.; Houdek v Centerville Twp, 276
Mich App 568, 572-573; 741 NW2d 587 (2007). Lastly, a trial court’s determination that a
zoning ordinance is constitutional is reviewed de novo on appeal. Houdek, supra at 573.
3
Plaintiffs note in their appeal brief that the trial court did not address plaintiffs’ claims
regarding injunctive and declaratory relief, and procedural due process. While this is true,
plaintiffs have not given any treatment to these issues on appeal, and therefore, we deem these
matters abandoned. See Etefia v Credit Technologies, Inc, 245 Mich App 466, 471; 628 NW2d
577 (2001).
4
The parties also cross-motioned for summary disposition under MCR 2.116(C)(8) (failure to
state a claim) and MCR 2.116(C)(9) (failure to state a defense). The trial court granted summary
disposition without specifying which subrule it relied upon. However, it appears that the trial
court decided the motion under the standards of MCR 2.116(C)(10) because it considered
material outside the parties’ pleadings. Thus, we will consider the trial court’s decision as based
on a lack of material factual dispute. See Hughes v Region VII Area Agency on Aging, 277 Mich
App 268, 273; 744 NW2d 10 (2007).
3
III. Substantive Due Process
Plaintiffs argue that they produced sufficient evidence showing that defendant’s refusal to
rezone the property violated their substantive due process rights and that, therefore, the trial court
erred when it dismissed plaintiffs’ claim. We disagree.
Regardless of whether a plaintiff is challenging a zoning decision facially or as applied,
the plaintiff must show that “’(1) that there is no reasonable governmental interest being
advanced by the present zoning classification or (2) that an ordinance is unreasonable because of
the purely arbitrary, capricious, and unfounded exclusion of other types of legitimate land use
from the area in question.’” Dorman v Clinton Twp, 269 Mich App 638, 650-651; 714 NW2d
350, lv den 477 Mich 955 (2006), citing Frericks v Highland Twp, 228 Mich App 575, 594; 579
NW2d 441 (1998). Plaintiffs must also show that defendant’s decision bears no “rational
relation to the public health, safety, welfare and prosperity of the community . . . .” Dorman,
supra at 651 (citation and quotation marks omitted). Three basic rules apply to such inquiries:
(1) the ordinance is presumed valid; (2) the challenger has the burden of proving
that the ordinance is an arbitrary and unreasonable restriction upon the owners use
of the property; that the provision in question is an arbitrary fiat, a whimsical ipse
dixit; and that there is not room for a legitimate difference of opinion concerning
its reasonableness; and (3) the reviewing court gives considerable weight to the
findings of the trial judge. [Frericks, supra at 594, quoting A & B Enterprises v
Madison Twp, 197 Mich App 160, 162; 494 NW2d 761 (1992) (emphasis
added).]
Because the trial court decided this matter on a motion for summary disposition the third rule
does not apply. Rather, we must determine whether reasonable minds could differ with respect
to whether defendant’s rezoning decision was arbitrary and unreasonable, or unrelated to the
advancement of a legitimate government purpose. There must be no possibility of a legitimate
difference of opinion concerning reasonableness. Frericks, supra at 594.
In support of their argument, plaintiffs cite to numerous inconsistencies within
defendant’s Master Plan, including the Miller River development and plaintiffs’ expert’s
testimony that current zoning is not aligned with the township’s goals, as evidence that
defendant’s decision not to rezone the property was arbitrary and unreasonable. However, this
evidence does not establish that defendant’s decision was indisputably unreasonable or arbitrary.
Rather, plaintiffs’ proffered evidence merely highlights the existence of a legitimate difference
of opinion regarding the township’s goals for future development. Indeed, defendant produced
evidence indicating the opposite, i.e., Mr. Doozan’s analysis stated that the proposed rezoning
would not be in accord with the township’s goal of “preserving and enhancing” the township’s
rural environment because it would result in a higher population density than envisioned.
Further, we fail to see how inconsistencies within the Master Plan, including the Mill River
development, make defendant’s decision necessarily unreasonable. There is no evidence, for
example, that defendant has completely abandoned or lacks commitment to the goals set forth in
its Master Plan. Plaintiffs also rely on affidavits submitted by plaintiffs’ expert that tend to show
that rezoning the land from R-1.0 to R-0.3 would result in a more economical use of the subject
property. Regardless of whether this is true, this evidence does not unequivocally mean that
rezoning is the only reasonable outcome. Plaintiffs’ tax returns indicate that the Coyote Golf
4
Course remains profitable, although perhaps not as profitable as plaintiffs would like. Plaintiffs
have failed to show that there is “not room for a legitimate difference of opinion concerning . . .
[the] reasonableness” of defendant’s decision. See id.
Plaintiffs also argue that defendant’s justification for denying their application—
maintaining a “buffer” of land between high and low density areas—is not a legitimate and
reasonable government interest advanced by the denial. We disagree. Defendant articulated
numerous reasons in support of its decision not to rezone the property, including: preserving the
area’s rural character, maintaining consistency with the character of surrounding lands,
preventing an increase in traffic volumes, avoiding undue stress on the city’s sanitary system,
setting an appropriate precedent, and remaining in accordance with the Master Plan and the
intent and purpose of its zoning ordinance. This Court has recognized that separating
inconsistent uses, as well as preserving the character of an area and limiting traffic, are legitimate
interests advanced by a zoning ordinance. Dorman, supra at 651-652. Thus, contrary to
plaintiffs’ argument, the township’s decision to deny rezoning did raise a reasonable government
interest.
Plaintiffs further assert, however, that defendant’s decision is not “rationally related” to
its legitimate government purpose because R-1.0 zoning is not “in keeping” with the district’s
character. Again, we find plaintiffs’ argument unavailing. Under the rationale basis test,
plaintiffs are required to show that the township’s decision was not reasonably related to a
legitimate government interest. See Landon Holdings, Inc v Grattan Twp, 257 Mich App 154,
177; 667 NW2d 93 (2003). A law or regulation will be upheld if supported by any facts, known
or reasonably assumed. Id. After considering the uses of the surrounding property, we find it
reasonable that defendant adhered to its Master Plan in order to advance its interests. Although
plaintiffs produced affidavits asserting that R-0.3 zoning would be more in sync with the
surrounding areas, this evidence does not compel us to conclude that the township’s decision to
adhere to its Master Plan was not reasonably related to its stated interest.
Plaintiffs have failed to meet the burden required to establish a violation of due process.
No genuine issues of material fact remain. Summary disposition for defendant was appropriate.5
5
We note in passing that plaintiffs’ argument makes much ado about defendant’s failure to
produce evidence rebutting plaintiffs’ affidavits. According to plaintiffs, defendant’s failure to
produce contrary proofs makes summary disposition appropriate for plaintiffs, or alternatively
creates an issue of fact. This argument, however, does not provide us with a basis on which to
conclude that summary disposition for defendant was improper. Rather, plaintiffs merely
confuse the burden of proof relevant to MCR 2.116(C)(10) motions. As a moving party
defendant was required to support is motion for summary disposition with documentary evidence
showing that no genuine issue of material fact exists. See Quinto v Cross & Peters Co, 451
Mich 358, 362-363; 547 NW2d 314 (1996). After a review of the record evidence, we conclude
that defendant met its evidentiary burden in this case.
5
IV. Regulatory Taking
Plaintiffs also sought compensation for an allegedly unconstitutional regulatory taking
under the Fifth Amendment. US Const, Am V; 1963 Const, Art 10, § 2. Specifically, plaintiffs
argue that defendant’s refusal to rezone the property in light of the Mill River development, and
in conjunction with the overhead costs associated with the sewer system and tree ordinance, has
a negative economic impact on plaintiffs’ property. We disagree.
In determining whether a regulatory taking claim is compensable, we must consider the
following balancing test:
‘[1] The economic impact of the regulation on the claimant and, particularly, [2]
the extent to which the regulation has interfered with distinct investment-backed
expectations are, or course relevant considerations. So, too, is [3] the character of
the governmental action.’ [K & K Constr, Inc, supra at 552, citing Penn Central
Transp Co v New York, 438 US 104, 124; 98 S Ct 2646; 57 L Ed 2d 631 (1978)
(alterations by K & K Constr Court).]
With respect to the third factor, if the regulation serves a public interest and is ubiquitous, then a
plaintiff must show that the regulation’s economic impact and its effect on investment-backed
expectations is the equivalent of a physical invasion upon the property. K & K Constr, Inc,
supra at 553.
When all the evidence is viewed in the light most favorable to plaintiffs, plaintiffs cannot
prevail under this test as a matter of law. First, zoning regulations are ubiquitous in nature and
all property owners bear some burden and some benefit under these schemes. See id. at 527 n 3.
We therefore find unavailing plaintiffs’ argument that defendant’s decision has singled-out its
property to uniquely bear the burden of maintaining a buffer between the high-density Mill River
development and the surrounding low-density areas. Nothing in the record indicates that other
property owners in the area would be permitted to rezone to R-0.3, or would not have to pay for
sewer hook-up nor comply with the tree ordinance should any of these owners decide to develop
residential units.
Accordingly, in order to prevail on their claim, plaintiffs were required to show that
defendant’s decision not to rezone property had an economic impact and effect on plaintiffs’
investment-backed expectations that was the functional equivalent of a physical invasion upon
the property. See id. at 553. Plaintiffs made no such showing. Instead, plaintiffs merely
demonstrated that its golf course is no longer as profitable, not as the result of the zoning
classification or defendant’s refusal to rezone the property, but as the result of competing golf
courses. Further, we note that Windmill Pointe was aware that the property was zoned R-1.0
when it acquired the property in 2004. Thus, the uses plaintiffs could reasonably expect to make
out of the property were those consistent with the R-1.0 zoning classification. At the time of
purchase, plaintiffs had absolutely no expectation that the township would rezone their property
for higher density uses. Neither the development of Mill River, nor the sanitary sewer system,
nor the tree ordinances has had a significant negative impact on plaintiffs’ investment
expectations.
6
Plaintiffs finally argue that the trial court improperly weighed facts and made factual
inferences. Plaintiffs’ argument is without merit. The court’s analysis reflects a careful
consideration of the evidence presented and a conclusion based on that evidence alone.
Plaintiffs have not sustained their burden to show a regulatory taking. Accordingly, we
conclude, after our review of all the evidence in a light most favorable to plaintiffs, that summary
disposition for defendant was appropriate.
Affirmed.
/s/ Elizabeth L. Gleicher
/s/ Kirsten Frank Kelly
/s/ Christopher M. Murray
7
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