From: Subject: Municipal Zoning and the Little Guy - The Lawful Path Date: Tue, 4 Oct 2011 18:29:22 -0700 MIME-Version: 1.0 Content-Type: multipart/related; type="text/html"; boundary="----=_NextPart_000_00BB_01CC82C3.89774370" X-MimeOLE: Produced By Microsoft MimeOLE V6.00.2900.6109 This is a multi-part message in MIME format. ------=_NextPart_000_00BB_01CC82C3.89774370 Content-Type: text/html; charset="iso-8859-1" Content-Transfer-Encoding: quoted-printable Content-Location: http://www.lawfulpath.com/ref/zoningVsLittleGuy.shtml Municipal Zoning and the Little Guy - The Lawful = Path

The Lawful=20 Path =20 http://www.lawfulpath.com

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Municipal Zoning and the Little Guy

by Gregory Allan

This is a story of how the Little Guy fought city hall and won, = or at=20 least kept the wolves at bay long enough to accomplish his end = game.=20

The "Little Guy" in this case was my grandmother. All the = procedure was=20 done by Yours Truly, in the year A.D. 2000. My strategy was based = on my=20 belief that zoning laws apply only to property actually owned by = the=20 regulating municipality, and does not apply to private property = at-large=20 which happens to fall within the corporate boundaries (also known = as "city=20 limits") of such a municipality. I believe municipalities use = simple=20 procedures found within the Uniform Commercial Code to = snare=20 people into complying with their zoning ordinances-- people who = would=20 otherwise not be subject to those ordinances.=20

Background

For nearly thirty years, my grandparents lived in a ranch-style = house=20 in a suburb of Detroit, Michigan.=20

My grandfather was what I will affectionately call a packrat. = As a=20 young adult raising a family during the Great Depression, he = learned to=20 accumulate anything and everything he could, and to save it all. = The house=20 had a full basement, a full attic, and a two-car garage, all of = which=20 Grandpa had carefully packed full with various knick-knacks.=20

There was a large back yard which he had also put to good use. = Stacks=20 of building materials such as lumber, racks of storm windows, = cabinets,=20 etc. were neatly stacked over much of the yard. An old 1962 = Cadillac sat=20 in the driveway, parked facing the street so you couldn't tell it = hadn't=20 sported a license plate since 1974. The neighbors were spared from = having=20 to look at most of this booty by fences and hedges which shielded = most of=20 the yard.=20

My dad lived hundreds of miles south of Detroit, and had been = trying=20 unsuccessfully for years to get his parents to move to the more = favorable=20 climate, where he could be more help to them. Finally in 1999 the = furnace=20 in Grandpa's house gave out. His ample supply of stacked goodies = in the=20 basement made it difficult to even see the furnace, and impossible = to=20 repair it without spending days clearing a path. He and Grandma = agreed to=20 move south to live with my mom and dad. Dad and I drove to get = them, and=20 their immediate necessities.=20

We enjoyed a few months with both of them. Unfortunately = Grandpa died=20 that Christmas day. He and Grandma were both in their nineties. = Grandma=20 gave up her hope of someday moving back into the house, and we = began=20 making plans to clean it up and sell it.=20

The City Attacks

Along about February of 2000, a letter arrived from the city = where the=20 house was located (hereafter "City"), addressed to Grandpa. Dad = opened it,=20 and found it was from the City's zoning department. It contained a = bill=20 for $150.00, along with an explanation. Apparently the last time = I'd been=20 in the house, I had unknowingly broken a window in the attic. = Grandpa had=20 a fan in the window, plugged into the overhead light, which came = on with=20 the switch at the bottom of the stairs. Worked fine, I guess, when = the=20 window was open. But closed, the fan broke out the glass when the = switch=20 was turned on.=20

Someone had noticed the broken window. A representative from = the City=20 had come by the house several times to try and find someone home. = They'd=20 checked the Post Office and found a change of address. No one = could be=20 reached, and they assumed the house was abandoned. So they sent = somebody=20 out to board up the window. Thus, the bill for $150.00.=20

Dad was actually a little grateful, and figured he'd just pay = them.=20 That is, until a few days later when he got a second letter. That = one=20 wasn't nearly so friendly. It mentioned the car in the driveway, = and=20 several of the items in the backyard, and declared that Grandpa = was in=20 violation of this and that section of the City's zoning ordinance. = The=20 letter gave him thirty days (until about the middle of March) to = correct=20 the violations, or else the City would fine Grandpa $50.00 per day = until=20 the violations were corrected. After thirty-days they would hire = someone=20 to haul the offending items away and charge Grandpa for the = service. If=20 the fines were not paid, they would be converted into a lien on = the=20 property.=20

That was when Dad called on me.=20

We had intended to clean the place out over the summer (we = figured it=20 would take all summer, and it pretty much did), and that we'd be = able to=20 put it up for sale sometime in the fall. But even beginning = something,=20 anything with it before the first of June just wasn't possible for = us.=20 Southern Michigan is covered with a couple feet of snow in = February. And=20 it usually hasn't even begun to melt until well into March. Not to = mention=20 that anyone who was in a position to do something with the = property was=20 hundreds of miles away.=20

The problem, of course, was completely manufactured by the = City. The=20 property had looked pretty much the way it did now for more than = ten=20 years. None of the neighbors had complained. Nothing in the yard = was=20 dangerous, or could even remotely be considered an attractive = nuisance. So=20 what was the emergency? The only emergency was the money the City = intended=20 to steal from Grandma.=20

What to Do?

To begin, I had to respond to their first letter, the $150.00 = bill.=20 Even though Dad didn't mind paying that one, I decided both = letters were=20 connected. Paying the $150.00 would amount to admitting the City = had the=20 right to fix the window, which in turn might be an admission they = had the=20 right to charge us with zoning violations.=20

So I sent the City a bill for $200.00. I told them that = although their=20 intentions may have been good when they boarded up the window,=20 nevertheless they were trespassing. Furthermore, the nails they = had driven=20 into the window frame had caused considerable damage, and I = estimated it=20 would take at least $200.00 to fix it. Please tender payment = within=20 thirty-days. Unpaid balances more than thirty-days past-due will = accrue=20 interest at a rate of seven-percent per annum.=20

Then, in a separate letter, came my response to their notice of = zoning=20 violations. My main motivation at this point was to stall for = time. I knew=20 if I could stall them for four or five months, we'd have the = property=20 cleaned up anyway. But I also knew that if I simply asked for time = they=20 would smell weakness. The game would be lost.=20

So in this first letter I approached them very gently. I made a = few=20 simple statements, and asked a few simple but powerful questions.=20

I (writing as my Grandmother) told them I had owned the house = and land=20 for thirty years; that I had seen an abstract of title for the = land and=20 that as far as I knew I was the only one in the chain of title = with a=20 claim to it. All mortgages had been paid off years ago. I told = them I was=20 puzzled. I just didn't understand. Their claims made it sound as = though=20 they owned the property, and I was only a tenant. I demanded that = they=20 disclose any right, title, or interest the City might have in my = property.=20

The City responded within a few days, with a letter which made=20 reference to the specific zoning ordinances they had cited. They = enclosed=20 copies of the relevant ordinances, and I think they even = highlighted=20 certain passages. Then they repeated their threats, but extended = the time=20 before they would start assessing the fine until June 1st. = Already, we'd=20 bought some time.=20

When I wrote back I was a little more pert. I told them that = nowhere in=20 their letter had they claimed any right, title, or interest in my=20 property, and thanked them for admitting by their silence that it = was=20 mine. I asked them for the implementing regulation which made my = property=20 subject to their zoning ordinance.=20

Their next response didn't come so quickly. I think maybe they=20 consulted an attorney this time. They responded with a letter = including a=20 copy from another page of their zoning plan. The gist of their = response=20 was that all "city property" was covered by the zoning ordinance, = and that=20 all "city residents" were subject to the ordinance. By now it was = already=20 the first week of April. They extended our time to July 1st.=20

In my response, I told them it appeared to me that "city = property" was=20 simply property which the City owned, and that they had already = admitted=20 they didn't own my property. As for "city residents," weren't they = people=20 who lived on city property? I told them I had been giving this a = good deal=20 of thought, and the only way I knew of that they could claim that = I, as a=20 person, was subject to their ordinance would be if they owned some = right,=20 title, or interest in me. I asked them to please send me any = evidence of=20 their ownership in me, if any such evidence existed.=20

Their patience was at an end. They fired a letter straight back = at me.=20 This one was simple and to the point. It didn't address any of the = issues=20 I had raised, it simply said the fines would begin on July 1st if=20 compliance was not met.=20

My dad's attitude was grim, and matter of fact. He thanked me = for=20 buying us what time I had, and said he would start trying someone = he could=20 hire to clean up the yard before the deadline. I asked him to let = me sleep=20 on it, and we'd talk about it tomorrow.=20

The next day I told him I had an idea for another letter. I = grabbed a=20 pad of paper and asked Dad to try and remember everything that was = in the=20 yard. After we'd listed about a dozen items he looked at me with = wide eyes=20 and said, "You're not going to send them that list are you?" = "Yes," I=20 said, "I am."=20

"Well," Dad said, "Let's not put that last thing on there, we = don't=20 want them to know about everything that's out there."=20

Dear Reader, this is a common mistake. The Uniform Commercial = Code is=20 all about being honest, dealing in good faith, and making full = disclosure.=20 You must resist your natural tendencies to hide, or even minimize = the=20 facts.=20

I told Dad we were going to list every single thing we could = remember=20 from the yard. I begged his patience, and said I'd explain once = the list=20 was made. In the end, we had a list of outrageous proportion. More = than a=20 hundred items. "Now," I said, pointing at the first item, "how = much would=20 you say this is worth?"=20

Item by item, we built a price list. When the items were = totaled, it=20 came to just short of eighteen thousand dollars. Even I was = surprised. I=20 think by now, Dad was starting to suspect where I was going with = this.=20

My last letter to the City thanked them for their prior letter = which,=20 by its silence, admitted they had no right, title, or interest in = my=20 person and that I was not, therefore, subject to their zoning = ordinance. I=20 went on to say that as they might be aware, I had a number of = building=20 materials stored on the property. I told them that I had plans for = those=20 materials and did not wish to sell them. However, if the City = wanted to=20 buy them then I would be willing to sell at certain specific = prices. An=20 inventory with price list is attached. Further, we would be = willing to=20 extend credit to the City on a "thirty days same as cash" policy. = They=20 could come and get items as needed, and we would send them an = invoice. If=20 any items were found missing, we would assume in good faith that = the City=20 had elected to purchase them, and send an invoice accordingly.=20

I also sent some No Trespass Signs to a friend and asked him to = post them=20 around the backyard.=20

Conclusion

We never received another letter. July 1st came and went, and = none of=20 our building materials came up missing. By September we had the = property=20 cleaned out anyway, and listed for sale.=20

I'm not suggesting this strategy will thwart the buzzards = forever.=20 Maybe yes, maybe no. But it accomplished what we needed, at no = more cost=20 than a couple of stamps and the time to write a few letters.=20

(Isaiah 33:22) For the Lord is our judge, the Lord = is our=20 lawgiver, the Lord is our king; he will save us.

The Lawful Path - =20 http://lawfulpath.com

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