Gwcc Holdings LLC v. Alpine Township

CourtMichigan Court of Appeals
DecidedApril 25, 2024
Docket367925
StatusPublished

This text of Gwcc Holdings LLC v. Alpine Township (Gwcc Holdings LLC v. Alpine Township) is published on Counsel Stack Legal Research, covering Michigan Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gwcc Holdings LLC v. Alpine Township, (Mich. Ct. App. 2024).

Opinion

If this opinion indicates that it is “FOR PUBLICATION,” it is subject to revision until final publication in the Michigan Appeals Reports.

STATE OF MICHIGAN

COURT OF APPEALS

GWCC HOLDINGS, LLC, FOR PUBLICATION April 25, 2024 Plaintiff-Appellant, 9:05 a.m.

v No. 367925 Kent Circuit Court ALPINE TOWNSHIP, EMILY SYMKO, and LISA LC No. 23-007745-AW POSTHUMUS LYONS,

Defendants-Appellees, and

KENNETH J. SANDERS,

Intervening Defendant.

Before: BOONSTRA, P.J., and FEENEY and YOUNG, JJ.

PER CURIAM.

This case involves the adequacy of a petition form. Kenneth J. Sanders filed petition forms seeking a voter referendum regarding Alpine Township’s approval of a rezoning ordinance (“the ordinance”) requested by GWCC Holdings, LLC (GWCC). The Alpine Township clerk (“the Clerk”) deemed Mr. Sanders’ forms adequate in late July 2023; the referendum was set to appear on the November 2023 ballot. GWCC filed a complaint in Kent Circuit Court in August 2023 alleging that the petition did not conform to MCL 168.482(8) and MCL 168.544c(1), as required by MCL 125.3402. The trial court disagreed, finding the petition in compliance with applicable Michigan election law. GWCC appealed in September 2023, and while this appeal was pending, Alpine Township citizens voted in November 2023 to reject the ordinance.1

1 The election results do not appear in the lower court record because the election occurred after the proceedings in the trial court concluded. However, they have been provided to this Court on appeal and appear to be uncontested, and we accordingly take judicial notice of them. MRE 201.

-1- GWCC appeals as of right and argues that the trial court erred when granting summary disposition to defendants, specifically by determining the petition complied with all formal requirements applicable under Michigan election law. We agree that the petition did not comply with MCL 168.482(8), but we nonetheless affirm summary disposition in favor of defendants for the reasons stated in this opinion.

I. BACKGROUND

GWCC owns a parcel of real property in Alpine Township and is under contract to purchase adjacent real property in the township. GWCC initially sought the ordinance for permission to develop at these properties a mixed-use residential neighborhood consisting of single-family homes, villas, condominiums, open space, and recreational amenities. Alpine Township approved GWCC’s request in rezoning ordinance #23-01, which rezoned the properties from low density residential to open space neighborhood planned unit development.

After the ordinance was approved, Mr. Sanders submitted a “Notice of Intent to File Referendum Petition” to Alpine Township, notifying the township that he intended to request a referendum on the ordinance. Alpine Township accepted the notice of intent under MCL 125.3402. On May 22, 2023, Sanders submitted a “Local Proposal Petition” to the Clerk, which included 147 separate signature pages and provided the following purpose:

A referendum election on Alpine Township Rezoning #23-01 . . . approved by the Alpine Township Board of Trustees on April 17, 2023 . . . , for the rezoning of the property addressed 2555 4 Mile Road NW (west half of property) and 2451 4 Mile Road NW (east half of property) from R-1, Low Density Residential to OSN-PUD, Open Space Neighborhood Planned Unit Development.

After receiving and reviewing the petition, the Clerk determined that the petition “meets all applicable requirements of the Michigan election law” and was therefore adequate under MCL 125.3402. The effect of this determination was that the ordinance would not take effect until it received majority approval of voters in the township. See MCL 125.3402(3)(c). Less than a month after that determination was made, GWCC filed its complaint in the trial court.

At issue on appeal is whether two formal aspects of the petition—the location of a circulator compliance statement and the type size of certain language—complied with the requirements of Michigan law. Therefore, a description of Mr. Sanders’ petition is necessary. Mr. Sanders’ petition includes three distinct boxes at the top of the first page. The first box on the petition’s top-left corner reads, “INSTRUCTIONS ON REVERSE SIDE[.]” Just below this box, still in the top-left corner, is another box for the petition circulator to check off whether he or she was paid or a volunteer (“the circulator check box”). Finally, there is a third box on the petition’s top-right corner, to the right of the circulator check box, declaring signatures invalid if the circulator does not comply with Michigan law (“the circulator compliance statement”).

In August 2023, GWCC filed a complaint (1) alleging the petition was facially invalid for failing to comply with the statutory requirements of MCL 168.1 et seq., and (2) seeking declaratory, injunctive, and mandamus relief. According to GWCC, because the petition was facially defective, the proposed referendum could not appear on the November 2023 ballot.

-2- GWCC also moved for summary disposition under MCR 2.116(C)(9) and MCR 2.116(C)(10). First, GWCC asserted the petition did not comply with MCL 168.482(7) and (8), as incorporated by reference in MCL 168.482(6), which required the circulator compliance statement be placed “below” the circulator check box. On Mr. Sanders’ petition, the circulator compliance statement box was across the page to the right of the circulator compliance statement. Second, GWCC asserted that various language from the petition did not comply with the type-size requirements listed in MCL 168.544c(1).2

In response, Alpine Township and the Clerk filed a cross-motion for summary disposition under MCR 2.116(I)(2).3 They countered that MCL 168.482(7) and (8) did not apply to the petition and, even if they did, the petition satisfied the requirement that the circulator compliance statement be placed below the circulator check box. Specifically, according to Alpine Township and the Clerk, the term “below” in MCL 168.482(8) is synonymous with “inferior,” allowing placement of the circulator compliance statement beneath or to the right of the circulator check box. They also argued that the type-size requirements of MCL 168.544c(1) were inapplicable to the petition. Lastly, Alpine Township and the Clerk argued that the petition only needed to substantially comply with any applicable requirements under MCL 168.544d.

The trial court, in September 2023, issued an opinion and order ruling in Alpine Township and the Clerk’s favor. The trial court agreed with GWCC that the Legislature intended MCL 168.482(6) to incorporate MCL 168.482(7) and (8). Having determined that MCL 168.482(7) and (8) applied to the petition, the trial court construed the meaning of “below” in MCL 168.482(8). Relying on a dictionary definition of this term because it was not defined under Michigan election law, the court concluded that below meant inferior, not strictly beneath.

Had the Legislature intended to require the [circulator compliance statement] to be underneath the [circulator] check box[], the Legislature could have used the term “underneath” or “beneath” to express its intent. The Court must assume that, by electing to use “below,” the Legislature did not intend to limit the placement of the [circulator compliance statement] to underneath the [circulator] check box[] but rather to allow for placement of the [circulator compliance statement] elsewhere, provided the [circulator compliance statement] is placed in an inferior position to the [circulator] check box[] on the petition.

Accordingly, the trial court concluded that the petition complied with Michigan law because the circulator compliance statement was placed to the right of, and thus inferior to, the circulator check box.

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Cite This Page — Counsel Stack

Bluebook (online)
Gwcc Holdings LLC v. Alpine Township, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gwcc-holdings-llc-v-alpine-township-michctapp-2024.