Village of Brown Deer v. Balisterri

2013 WI App 137, 841 N.W.2d 59, 351 Wis. 2d 665, 2013 WL 5788576, 2013 Wisc. App. LEXIS 903
CourtCourt of Appeals of Wisconsin
DecidedOctober 29, 2013
DocketNo. 2013AP748
StatusPublished
Cited by1 cases

This text of 2013 WI App 137 (Village of Brown Deer v. Balisterri) is published on Counsel Stack Legal Research, covering Court of Appeals of Wisconsin primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Village of Brown Deer v. Balisterri, 2013 WI App 137, 841 N.W.2d 59, 351 Wis. 2d 665, 2013 WL 5788576, 2013 Wisc. App. LEXIS 903 (Wis. Ct. App. 2013).

Opinion

FINE, J.

¶ 1. This appeal concerns the Village of Brown Deer's street-improvement plan for part of the Village. As material to this appeal, Brown Deer contended that it could improve the streets at issue, without paying eminent-domain compensation because, the Village asserted, the projected improvements were [668]*668on public highways within the purview of Wis. Stat. § 82.31(2)(a). In a series of orders culminating in a judgment, the trial court agreed with the Village. Some of the affected Brown Deer residents appeal, contending that: (1) the trial court erroneously interpreted § 82.31(2)(a), and, moreover, (2) the statute is unconstitutional. We affirm.

I.

¶ 2. Wisconsin Stat. § 82.31(2)(a) reads: "Unrecorded highways, (a) Except as provided in pars, (b) and (c), any unrecorded highway that has been worked as a public highway for 10 years or more is a public highway and is presumed to be 66 feet wide." Subsections (b) and (c) are not material to this appeal. The parties agree that:

• The streets at issue are "unrecorded."
• They have "been worked as a public highway for 10 years or more."

¶ 3. Unless otherwise specified by a statute employing a presumption, state-court presumptions in Wisconsin are governed by Wis. Stat. Rule 903.01:

Except as provided by statute, a presumption recognized at common law or created by statute, including statutory provisions that certain basic facts are prima facie evidence of other facts, imposes on the party relying on the presumption the burden of proving the basic facts, but once the basic facts are found to exist the presumption imposes on the party against whom it is directed the burden of proving that the nonexistence of the presumed fact is more probable than its existence.

Thus, once the basic facts have been shown, the presumption requires the party objecting to the result to be [669]*669imposed by the presumption to prove "that the nonexistence of the presumed fact is more probable than its existence." See id.

¶ 4. Here, the basic facts underlying the Wis. Stat. § 82.31(2)(a) presumption are that the streets are both "unrecorded" and have "been worked as a public highway for 10 years or more." As noted, the parties do not dispute these "basic facts." Thus, the presumption that the streets are "66 feet wide" governs unless rebutted by those contending that the streets are some other width. Thus, the Residents had the burden of rebutting the sixty-six-foot-wide presumption by a preponderance of the evidence. See also Affeldt v. Green Lake County, 2011 WI 56, ¶ 45, 335 Wis. 2d 104, 123, 803 N.W.2d 56, 65 (Property owners have the burden to rebut the presumption.) (discussing both Wis. Stat. § 82.31(1) & (2)(a)).1 Thus, the Residents' assertion in their reply brief on this appeal that "Brown Deer had the burden of proof in this action" is wrong.

¶ 5. The trial court held that the sixty-six-foot-wide presumption was rebutted in connection with three of the properties on one street, and Brown Deer does not dispute that finding. Brown Deer also does not dispute the trial court's finding that the width of another street in the Village "is 60 feet[,]" and the Residents do not claim that this sixty-foot-width find[670]*670ing is at issue on this appeal. They contend that (1) the rebuttal of the sixty-six-foot-wide presumption in connection with the three properties extends the rebuttal to the entire street; and (2) the term "public highway" in § 82.31(2)(a) refers to vehicular use only. As already noted, the Residents also argue that the statute is unconstitutional.

¶ 6. We review de novo whether the trial court correctly interpreted Wis. Stat. § 82.31(2)(a), and whether the statute is constitutional. See State v. Turnpaugh, 2007 WI App 222, ¶ 2, 305 Wis. 2d 722, 725, 741 N.W.2d 488, 490 (statutory interpretation); State v. Ransdell, 2001 WI App 202, ¶ 5, 247 Wis. 2d 613, 620, 634 N.W.2d 871, 874 (constitutionality). "A person contending that a statute is unconstitutional has a heavy burden; he or she must establish beyond a reasonable doubt that the statute is constitutionally infirm, and we are required to give to the statute every reasonable presumption in favor of its validity." Id., 2001 WI App 202, ¶ 5, 247 Wis. 2d at 619-620, 634 N.W.2d at 874. The trial court's findings of fact are conclusive on us unless they are "clearly erroneous." See Wis. Stat. Rule 805.17(2). We analyze the constitutional issue last because a statute's constitutionality often depends on its implementation, and we should not consider constitutional challenges unless necessary. See Kollasch v. Adamany, 104 Wis. 2d 552, 561, 313 N.W.2d 47, 51 (1981) ("As a matter of judicial prudence, a court should not decide the constitutionality of a statute unless it is essential to the determination of the case before it.").

[671]*671II.

A. Consequence of rebuttal of the sixty-six-foot-wide presumption in connection with the three properties.

¶ 7. As we have seen, the trial court determined that the sixty-six-foot-wide presumption was rebutted in connection with three properties on one street. The trial court found that Brown Deer and the public used the sixty-six-foot swath on that street except in connection with the three properties' encroaching structures:

So how much use has the Village and public made of this 66-foot corridor? I'm persuaded they made use of all of it except for the portions where these three buildings encroached.
I'm satisfied, therefore, that the evidence in this case shows that the users, that is the public and Village, have made use of the entire 66-foot corridor except where the three building[s] encroached.

The Residents have not shown that this finding is clearly erroneous. They argue, though, that the presumptive sixty-six-foot width should be deemed rebutted for the entire length of that street. The trial court disagreed:

I think it's more or less a matter of logic that if the Legislature creates a presumption for a length of highway, and gives notice to all the potential landowners in the world about what it means to buy land along that highway, that if there are two landowners who are not subject to that presumption because no notice was given to them and they built their walls and nobody stopped them, the exception to the presumption applies [672]*672to them but it doesn't apply to every single landowner all the way down the rest of the stretch of that highway.

On our de novo review of this legal conclusion, we agree with the trial court.

¶ 8. The Residents contend that Affeldt, Barrows v. Kenosha County, 8 Wis. 2d 58, 98 N.W.2d 461 (1959), and

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2013 WI App 137, 841 N.W.2d 59, 351 Wis. 2d 665, 2013 WL 5788576, 2013 Wisc. App. LEXIS 903, Counsel Stack Legal Research, https://law.counselstack.com/opinion/village-of-brown-deer-v-balisterri-wisctapp-2013.