Richey v. Shephard

• Decision Date: 16 May 1952
• Docket Number: No. 24,24
• Citation: 53 N.W.2d 487,333 Mich. 365
• Parties: RICHEY et ux. v. SHEPHARD et ux.
• Court: Michigan Supreme Court

Page 487

53 N.W.2d 487

333 Mich. 365

RICHEY et ux. v. SHEPHARD et ux.

No. 24.

Supreme Court of Michigan.

May 16, 1952.

Clare L. Gillett, Petoskey, for appellant.

Guy C. Conkle, Jr., Boyne City, for appellees Guy Shephard and Marian Shephard.

Before the Entire Bench.

BOYLES, Justice.

Plaintiffs own lot 3 in Zenity Heights, a recorded platted subdivision on Walloon lake in Bay township, Charlevoix county, on which they have had a summer home since 1939. Defendants own lots 1 and 2 in said subdivision and have a summer home on lot 1. These lots front easterly on the lake, and at their rear westerly boundary Valley Brook avenue runs northerly and southerly through the subdivision. Among others, Valley Brook avenue and Franklin avenue, the two streets involved in this case, are shown on the recorded plat as dedicated to the use of the public. Valley Brook avenue, although not improved, had been used by plaintiffs until it was barricaded by the defendants. In 1948 the defendants erected a barricade across Valley Brook avenue from the southwest corner of plaintiffs'lot 3 to the opposite lost 28, and later posted 'No Trespassing' signs on that part of Valley Brook avenue southerly from the barricade to its connection with Franklin avenue, a distance of 117 feet according to the plat. This prevented plaintiffs from using that part of Valley Brook avenue as an outlet for their lot 3 to and from Franklin avenue. The locus of said lots and streets, the barricade across Valley Brook avenue, and the signs put up by the defendants, is shown on the following diagram:

NOTE: OPINION CONTAINS TABLE OR OTHER DATA THAT IS NOT VIEWABLE

After Valley Brook avenue was barricaded by the defendants the plaintiffs filed the instant bill of complaint in the circuit court for Charlevoix county to have the defendants enjoined from obstructing or closing Valley Brook avenue, and incidentally to recover damages which plaintiffs claim to have suffered for inconvenience and loss of rental of their summer home while said street has been closed by the barricade. The trial court held that the barricaded part of Valley Brook avenue had ceased to be a street by abandonment and nonuse, that the streets were never dedicated and accepted by the public, and that Zenith Heights was 'a mere plat on paper.' The decree as entered, dismissing the bill of complaint, ordered that the plaintiffs, for themselves, their guests and tenants, be granted an easement over a roadway of the defendants from the county highway to their lots 3 and 4 for a period of 2 years as a means of ingress and egress from said county road to their lots, to automatically terminate 2 years from date of decree. Plaintiff Velma Richey appeals.

We are not in accord with the conclusion that Valley Brook avenue from the southerly line of plaintiffs' lot 3 to Franklin avenue has been abandoned by nonuse. The barricaded distance which has been used by plaintiffs and others for access to and from plaintiffs' lot 3 is 117 feet. Plaintiffs showed that from the time when they first purchased lot 3 in 1939 they used Franklin avenue and Valley Brook avenue for access to the rear of their property. They did not have water facilities on their property, and used Valley Brook avenue to obtain water from the well of a neighbor to the south of Franklin, 2 or 3 times a day, carrying it in pails. Until Valley Brook avenue was barricaded they used Franklin and Valley Brook every year, since they had been there. Their renters also used Franklin and Valley Brook for access to lot 3. The oil truck making deliveries for their use came in by Franklin and up valley Brook once a week. They had lumber and roofing brought in by the same route. For the last 4 years their guests and other members of their family used Valley Brook between Franklin and their place. There were times when they used the same route for motor vehicles, when they could not get through by a road across private land which subsequently was closed up by the owner. A witness for plaintiffs testified that he was called to fix screens for plaintiffs' porch and drove up on Franklin avenue 4 or 5 rods, then north up Valley Brook to plaintiffs' place; and had walked it a good many times. A Mr. Cavell, owner of 40 acres of land immediately south of Franklin aveenue, testified that he had walked Franklin avenue and Valley Brook avenue many times to go to plaintiffs' place, and that plaintiffs visited them the same way almost every day, using Valley Brook down to Franklin, and that it had 'been going on' ever since plaintiffs took possession in 1939. Mrs. Cavell testified she had 'driven a car over Franklin and Valley Brook * * * probably 3 years ago and on occasions prior to that when we would want to get something to the Richeys (plaintiffs) to Shephards from our place, I would drive up with it. I have walked that route every day and often more than once a day during the summer when Richeys' cottage has been occupied.'

In the trial court the defendants apparently relied on Meyer v. Meldrum, 237 Mich. 318, 211 N.W. 658, and Gardens of Rest, Inc., v. Upper Michigan Power & Light Co., 322 Mich. 153, 33 N.W.2d 741, to sustain their claim that Valley Brook avenue had ceased to be a street by voluntary abandonment and nonuse. In the Meyer case the plaintiffs claimed that land 40 X 66 feet, which would extend from a public highway to Lake St. Clair, was itself a public highway. It had been unusable as a highway for upwards of 25 years, after it had been obstructed by street railway tracks crossing it. These tracks were above the level of the street, with a vertical rise of several feet, making this land impassable for use by automobiles. Trees had been planted and a well dug on it for 15 or 16 years, and a dike built across it out of logs, stones and cement. For many years no attempt had been made to use it for trave. It was covered with sod, sloped rapidly so as to make it impassable, and across the entire front there was a solid stone and concrete breakwater. The Court properly held that if it ever had been a public street, it had been abandoned for many years. Obviously the facts distinguish the case from the case at bar. In the Gardens of Rest case, under facts comparable to some extent with the case at bar, the Court said:

'A...