Neuman v. Mayor of Baltimore

Gilbert, J., delivered the opinion of the Court. The general rule is that the action of a zoning board will not be reversed on appeal if there is “substantial evidence” in the record to support the board’s finding. Luxmanor Citizens v. Burkart, 266 Md. 631, 647 , 296 A. 2d 403 (1972). If such evidence does exist in the record, the matter is considered to be “fairly debatable”, and the courts may not substitute their judgment for that of the board which is presumed to exercise a degree of expertise in • zoning.

Agneslane Inc. v. Lucas, 247 Md. 612 , 233 A. 2d 757 (1967); Board v. Oak Hill Farms, 232 Md. 274 , 192 A. 2d 761 (1963); Largo Civic Ass’n v. Pr. Geo’s Co., 21 Md. App. 76, 90 , 318 A. 2d 834 (1974). On the other hand, where the action of the board is not supported by substantial evidence the board’s decision cannot be said to be “fairly debatable”. Under those circumstances the board’s finding falls into the category of being arbitrary, capricious and a denial of due process of law.

Dundalk Holding Co. v. Horn, 266 Md. 280, 283 , 292 A. 2d 77, 78-79 (1972). ¹⁵ With that background firmly in mind, we now consider the instant appeal. Nelson Neuman is the owner of property known as 4616 Curtis Avenue in Baltimore City. The land is improved by a two story building. The lot upon which the building has been erected is 87 feet long and 21 feet wide.

The building measurements are approximately 60 feet by 21 feet. The first floor of the building has been used since 1968 or 1970 1 for the repair and maintenance of tractors 2 that are over IV2 ton capacity. Prue Scott rents the property from Neuman, and he is the actual operator of the business that is conducted on the premises. Scott testified before the board that he owns the tractors upon which the maintenance is performed at the site, they are five in number, and he rents some of them to others for use in hauling trailers and uses some of them himself.

Prior to the enactment of a comprehensive zoning ordinance on April 20, 1971, now known as Ordinance 1051, the Neuman property was in a second commercial use district. The repair of motor vehicles was permitted under that zoning classification. 3 When the Mayor and City Council of Baltimore adopted Ordinance 1051, after years of study, the instant property was rezoned to a classification known as a B-2-2 zoning district. 4 A motor vehicle repair or maintenance business is not a permitted use in an area that is zoned B-2, and if Neuman is to be allowed to continue the use of the property for motor vehicle repair and maintenance, it may only be on the basis that such use lawfully existed prior to the adoption of Ordinance 1051. Recognizing that Ordinance 1051 would result in a number of properties being placed in the non-conforming use category, the Mayor and City Council of the City of ¹⁶ Baltimore provided in § 8.0-1 of the Ordinance that “[a]ny non-conforming use or structure, or any non-complying structure, may be continued, subject to the regulations of this chapter.” Neuman made application to be allowed to continue the use of his property for tractor maintenance and repair as a non-conforming use. The City zoning enforcement officer denied the application, as he was bound to do under Ordinance 1051, and Neuman appealed to the Board of Municipal and Zoning Appeals.

There were two separate hearings before the Board. At the first hearing twelve protestants, including elected public officials, appeared. Several other elected officials communicated their objections, in writing, to the Board. Although the protestants were vocal and adamant in their opposition to the use of the Neuman property for tractor maintenance and repair, the testimony of Neuman, Scott and the protestants leads to the inescapable conclusion that the Neuman building had been used for that purpose prior to April 20, 1971, the date of the adoption of Ordinance 1051.

Section 8.0-7c of Ordinance 1051 confers upon the Board the authority to determine, after public notice and hearing, whether a non-conforming use does, in fact, exist. In the case now before us, the Board, by a vote of two pro and three contra, 5 adopted a resolution in which the Board found that the proposed “use is in violation of the provisions of the Zoning