§ 155.279  COMPLAINTS ABOUT PHYSICAL CHANGES.
   The Zoning Administrator/Building Official shall undertake the following actions with respect to complaints about physical changes made to properties within the township made by a person other than the owner.
   (A)   Observe the property in question;
   (B)   Determine whether the complaining party knows when the physical changes were made;
   (C)   Determine whether the complaining party has photographs or other documentary evidence as to the property prior to and after the alleged physical change;
   (D)   Research in the files of the Zoning and Building code office for permits;
   (E)   If the complaint respects an entirely new building or an addition to a building, notify the township’s Assessing Officer of the change so as to permit him or her to determine whether to adjust the assessment of the property; and
   (F)   Undertake an evaluation with the Township Attorney as he or she may deem necessary as to whether the complaint can be established in Cass County District Court by a preponderance of the evidence with the following considerations:
      (1)   Whether there is photographic and/or documentary evidence;
      (2)   Whether the lack of documentary evidence can establish a violation (as in the case of no permit);
      (3)   If it appears that the physical change occurred more than 18 months prior to the complaint, and there has been no intervening complaint, the case is likely to be dismissed for “laches”;
      (4)   Whether testimony as to the type and time of construction is available;
      (5)   If the Zoning Administrator/Building Official did not personally observe the construction, the Zoning Administrator is required by Michigan statute to request permission of the Township Attorney to issue a citation;
      (6)   The Zoning Administrator and Township Attorney may consult in terms of whether a Municipal Civil Infraction Violations Bureau or a court citation should be issued; and
      (7)   The potential for obtaining a court order establishing that the zoning violation is a nuisance per se, subject to abatement.
   (G)   If the complaining party requests a determination as to disposition of the complaint, the Zoning Administrator may provide such information so long as it is a public record and is not covered by the attorney-client privilege.
(Res. 19-06, passed 3-13-2019)