A.
Scope of appeals. Appeals to the Zoning Board of Appeals
may be taken by any person aggrieved or by any officer, department,
board or bureau of the Village affected by any decision of the administrative
officer. Such appeal shall be taken within reasonable 30 days of the
alleged grievance or judgment in question by filing with the officer(s)
from whom the appeal is taken and with the Zoning Board of Appeals
a notice of appeal specifying the grounds thereof, together with payment
of a filing fee as set by the Village Board. The officer(s) from whom
the appeal is taken shall forthwith transmit to the Zoning Board of
Appeals all papers constituting the record of appeals upon which the
action appealed from was taken.
B.
Stay of proceedings. An appeal shall stay all legal
proceedings in furtherance of the action appealed from, unless the
officer from whom the appeal is taken certifies to the Zoning Board
of Appeals that, by reason of facts stated in the certificate, a stay
would, in his opinion, cause immediate peril to life or property.
In such cases, proceedings shall not be stayed otherwise than by a
restraining order which may be granted by the Zoning Board of Appeals
or by a court of record on application, on notice to the officer from
whom the appeal is taken and on due cause shown.
C.
Meetings.
(1)
Open to public. All meetings and hearings of the Zoning
Board of Appeals shall be open to the public, except that the Board
may go into executive session to deliberate after a hearing or an
appeal. The final vote on an appeal shall be taken in open session
by roll call vote, recorded and open for public inspection in the
Board's office. Public notice of all regular and special meetings
shall be given to the public and news media as required by the Wisconsin
Open Meeting Law.[1]
[1]
Editor's Note: See §§ 19.81
to 19.98, Wis. Stats.
(2)
Special meetings. Special meetings may be called by
the Chairman or by the Secretary of the Zoning Board of Appeals at
the request of two members. Notice of a special meeting shall be mailed
to each member at least 48 hours prior to the time set for the meeting,
or announcement of the meeting shall be made at any meeting at which
all members are present.
(3)
Hearings. Hearings may be held at any regular or special
meeting at the time set by the Chairman.
(4)
Quorum. A quorum for any meeting or hearing shall
consist of four members, but a lesser number may meet and adjourn
to a specified time.
D.
Powers of Zoning Board of Appeals. In addition to
these powers enumerated elsewhere in this Code, the Zoning Board of
Appeals shall have the following powers:
(1)
Errors. To hear and decide appeals where it is alleged
there is error in any order, requirement, decision or determination
made by the Zoning Administrator or other administrative official
in the enforcement of this chapter or any ordinance adopted under
§ 61.35, 62.23, 62.231 (wetlands), 87.30 or 144.26 (floodplains)
or Ch. 91 (farmland preservation), Wis. Stats.
(3)
Interpretations. To hear and decide applications for
interpretation of the zoning regulations and the boundaries of the
zoning districts after the Plan Commission has made a review and recommendation.
(4)
Substitutions. To hear and grant applications for
substitution of more restrictive nonconforming uses for existing nonconforming
uses provided no structural alterations are to be made and the Plan
Commission has made a review and recommendation. Whenever the Board
permits such a substitution, the use may not thereafter be changed
without application.
(5)
Unclassified uses. To hear and grant applications
for unclassified and unspecified uses, provided that such uses are
similar in character to the principal uses permitted in the district
and the Plan Commission has made a review and recommendation.
(6)
Temporary uses. To hear and grant applications for
temporary uses in any district, provided that such uses are of a temporary
nature, do not involve the erection of a substantial structure and
are compatible with the neighboring uses and the Plan Commission has
made a review and recommendation. The permit shall be temporary, revocable,
subject to any condition required by the Zoning Board of Appeals and
shall be issued for a period not to exceed 12 months. Compliance with
all other provisions of this chapter shall be required.
E.
Board action. In exercising the powers under Subsection D, the Zoning Board of Appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from and may make such order, requirement, decision or determination as ought to be made and, to that end, shall have all the powers of the officer from whom the appeal is taken and may issue or direct the issuance of a permit.
F.
Voting.
(1)
Personal interest. No Zoning Board of Appeals member
shall participate in the decision of or vote upon any case in which
the member is financially interested, directly or indirectly, but
the Chairman shall direct an alternate member to act instead. Disqualification
of a member for interest shall not decrease the number of votes required
for acting upon any matter, but such member may be counted in determining
whether a quorum is present for the transaction of business.
(2)
Record of vote. The Secretary shall record the vote
of each member on every question in the minutes or, if the member
is absent or fails to vote, shall indicate such fact in the record
of the proceedings.
A.
Time of appeal. Appeals shall be filed within 30 days
after the date of receipt of the written decision or order from which
the appeal is taken by filing in duplicate a notice of appeal with
the Village Clerk-Treasurer. The date of receipt of the decision shall
not be counted in determining the time for filing of the appeal. Sundays
and holidays shall be counted, except that if the last day falls on
a Saturday, Sunday or legal holiday, the time for filing shall be
extended to the next secular day.
B.
Who may appeal. Appeals or applications to the Board
may be made by:
(1)
The owner, mortgagee, purchaser under a land contract,
optionee or occupant under a written lease for one year or more of
the property for which relief is sought.
(2)
Any officer (other than the Zoning Administrator),
department, board or bureau affected by a decision or order of the
Zoning Administrator.
(3)
Any person aggrieved and whose use or enjoyment of
property within the Village is directly and adversely affected by
a decision or order of the Zoning Administrator or the requested Board
action.
C.
Appeal and application forms. Every appeal or application
shall be made upon forms furnished by the Village Clerk-Treasurer
which have been approved by the Zoning Board of Appeals. A scale drawing
shall accompany each form showing the location and size of the property,
existing improvements, all abutting properties and improvements thereon
and change or addition requested. The applicant or appellant shall
provide all information requested on the form and any additional information
requested in writing by the Chairman or Secretary of the Zoning Board
of Appeals which is necessary to inform the Board of the facts of
the appeal. Failure to supply such information shall be grounds for
dismissal of the appeal or application.
D.
Filing appeal or application. The appellant or applicant
shall file the required appeal form in duplicate with the Village
Clerk-Treasurer. The Village Clerk-Treasurer shall deliver one copy
to the Zoning Administrator or other officer or body from whose decision
an appeal is taken. Upon receipt of an appeal, the Zoning Administrator
or other officer or body responsible for the original determination
shall transmit to the Secretary of the Zoning Board of Appeals all
notes or papers relating to the order or decision from which the appeal
is being taken.
E.
Election to have appeal or application handled as
a contested case. The applicant or appellant may elect to have the
appeal or application handled as a contested case. The appeal or application
form shall explain that a contested case includes the right of all
parties to cross-examine witnesses, to object to improper evidence
and to have a record of the proceedings made by a court reporter or
qualified stenographer or by tape recording. Election to have the
matter treated as a contested case must be made in writing at the
time of filing of the appeal or application.
F.
Fee. All appeals and applications filed with the Village
Clerk-Treasurer shall be accompanied by payment of a required fee
as set by the Village Board. If the appellant or applicant elects
the contested case method, he or she shall also pay the amount determined
by the Zoning Board of Appeals to cover the additional administrative
costs involved.
G.
Insufficient notice. No appeal or application shall be considered by the Zoning Board of Appeals unless it is made on the required form. Upon receipt of any communication purporting to be an appeal or application, the Village Clerk-Treasurer shall supply the applicant with the proper forms which must be filed within 10 days, in addition to the 30 days specified in Subsection A, in order to be considered by the Zoning Board of Appeals.
A.
Notice of hearing. Notice of the time, date and place
of the hearing of an appeal or application shall be given in the following
manner:
(1)
By mail or personal service to the appellant or applicant
and to the Zoning Administrator or other administrative official or
body from whose decision an appeal is taken and the Secretary of the
Plan Commission not less than 10 days prior to the date of the hearing.
(2)
In every case involving a variance, conditional use,
exception, planned unit development or public utility exception, the
Village Clerk-Treasurer shall mail notice to the owners of record
of all land within the area included in the application and within
100 feet of any part of the building or premises affected not less
than 10 days prior to the hearing. Names and last-known addresses
of such owners shall be furnished by the applicant at the time of
filing the appeal or application.
(3)
By publication of a Class 2 notice under Ch. 985,
Wis. Stats.
(4)
Notice of an application for construction of a building
in the bed of a future street, highway or parkway shall be published
in a newspaper of general circulation in the Village not less than
15 days prior to the hearing.
(5)
Notice of an application for a proposed special exception
in a shoreland-wetland district shall be mailed to the district office
of the Wisconsin Department of Natural Resources at least 10 days
prior to the hearing.
B.
Time of hearing; docketing. Each appeal or application
properly filed shall be numbered serially, docketed in a special book
provided therefor and placed upon the calendar by the Secretary of
the Zoning Board of Appeals. Cases docketed more than 15 days preceding
a regular meeting shall be set for hearing at such meeting. Cases
docketed seven days or less prior to a regular meeting shall be scheduled
by the Secretary, or his designee, for a hearing on the second regular
meeting day thereafter unless otherwise directed by the Chairman.
C.
Appearances. The appellant or applicant may appear
in person or by his agent or attorney. In the absence of an appearance
for or against an appeal or application, the Zoning Board of Appeals
may dismiss the appeal or application or may dispose of the matter
on the record before it.
D.
Oath. Unless waived by the appellant or applicant
and the Chairman, all witnesses shall be sworn before testifying by
the Chairman or presiding officer.
E.
Compelling attendance of witnesses. The Chairman or,
in his absence, the presiding officer may compel the attendance of
witnesses by subpoena. Written requests for subpoenas shall be filed
with the Secretary of the Zoning Board of Appeals not less than two
days prior to the hearing except by special permission of the Chairman.
F.
Order of hearing. Appeals and applications shall be
heard in numerical order except for good cause shown.
G.
Order of business.
(1)
General hearing. At the hearing, the order of business
shall be as follows:
(a)
Statement of the nature of the case by the Chairman.
(b)
Appellant's side of the case.
(c)
Questions by Board members.
(d)
Zoning Administrator's side of the case.
(e)
Questions by Board members.
(f)
Statements by interested persons such as neighbors
or abutting landowners.
(g)
Questions by Board members.
(h)
Appellant's or applicant's rebuttal.
(2)
Contested cases. If the applicant or appellant elects
to have his or her appeal or application treated as a contested case,
the order of business shall be as follows:
(a)
Call to order by the Chairman.
(b)
Appellant's or applicant's opening statement.
(c)
Zoning Administrator's opening statement.
(d)
Opening statement of persons aggrieved and other
interested parties. The right to make an opening statement is limited
to persons who will present evidence.
(e)
Applicant's or appellant's case-in-chief.
(f)
Questions by Board members.
(g)
Cross-examination. No more than one person for
each party shall cross-examine witnesses. The Chairman may limit the
number of parties who may cross-examine.
(h)
Zoning Administrator's case-in-chief.
(i)
Questions by Board members.
(k)
Case-in-chief of other parties.
(l)
Questions by Board members.
(n)
Rebuttal by appellant or applicant. Rebuttal
is limited to matters raised by the adverse parties by way of evidence
or argument.
(o)
Statements of opinion of neighbors or abutting
landowners, not subject to cross-examination.
(p)
Closing statements of those who made or waived
opening statements.
H.
Evidence and official notice. Except in contested
case hearings, written and oral testimony will be received. In contested
case hearings, no hearsay evidence will be allowed or relied upon
as the sole evidence of any factual determination. The Zoning Board
of Appeals may take official notice of the ordinances of the municipality,
the zoning and location of the subject property and geographical features
or other facts which are common knowledge in the municipality or can
be verified by reference to public record. In contested case hearings,
all witnesses shall be sworn and no person shall be permitted to testify
unless he or she submits to cross-examination. See § 227.45,
Wis. Stats.
I.
Adjournments. When all appeals or applications cannot
be disposed of on the day set, the Zoning Board of Appeals may adjourn
from day to day or to a day certain, as it may order, and such adjourned
day shall be construed as a continuance of the hearing. Notice of
such adjournment shall be given to the absent members of the Zoning
Board of Appeals.
J.
Withdrawal. An appellant or applicant may withdraw
an appeal at any time prior to the decision, but a pending motion
to grant or dismiss the appeal shall have precedence over withdrawal.
Withdrawal of the appeal shall not entitle the appellant or applicant
to remission of the filing fee.
A.
Time of decision. The Zoning Board of Appeals shall
render its decision either at the termination of the hearing or within
30 days thereafter and shall notify the parties in interest and the
Zoning Administrator in writing of its decision.
B.
Form of decision. The final disposition of an appeal
or application shall be in the form of a written decision or order
signed by the Chairman and Secretary of the Zoning Board of Appeals.
Such decision shall state the reasons for the Board's determination,
with findings of fact and conclusions of law, and shall either affirm,
reverse, vary or modify the order, requirement, decision or determination
appealed, in whole or in part, dismiss the appeal or grant or deny
the special exception, conditional use or variance. Copies of the
decision shall be sent to the applicant, Village Clerk-Treasurer,
the Secretary of the Plan Commission and any Village committee involved.
C.
Basis of decision; findings. At the conclusion of
a hearing, the Board should reduce to writing its findings of fact
and conclusions of law regarding the proper interpretation and application
of this chapter.
D.
Vote required. All orders or decisions of the Zoning
Board of Appeals granting a variance, exception or conditional use
or reversing any action or order of the Zoning Administrator require
the affirmative vote of four members. Whenever only four members of
the Board are present and the vote stands three to one in favor of
the appellant or applicant, the matter shall be laid over for consideration
and final determination at the next meeting of the Board or a special
meeting noticed and called for that purpose.
E.
Conditions. Variances or conditions imposed in any
permit shall be stated in the decision or order embodying the Board's
decision and shall also be set forth in the building, conditional
use or occupancy permit issued under that order by the Zoning Administrator.
A permit shall be valid only as long as the conditions upon which
it is granted are observed. Whenever the Board grants an application
or appeal affecting the use of any premises, such authorization shall
be deemed revoked unless the owner, occupant or his agent shall, upon
request, file with the Board Secretary a written report certifying
that all conditions or limitations imposed by the Board have been
conformed to and maintained. Variances, substitutions or conditional
use permits approved by the Board shall expire six months after issuance
if the performance of work is required and substantial work has not
commenced.
F.
Filing of decision. Every order or decision of the
Zoning Board of Appeals shall be immediately filed with the Secretary,
who shall thereupon forward the decision to the Village Clerk-Treasurer
and mail a copy to the applicant or appellant. Copies of decisions
granting conditional uses or variances in a floodplain, shoreland
or wetland district shall be mailed to the district office of the
Wisconsin Department of Natural Resources.
G.
Reconsideration.
(1)
Resubmission. No appeal or application which has been dismissed or denied shall be considered again without material alteration or revision within one year of the Board's decision, except pursuant to court order or by motion to reconsider made by a member voting with the majority or as provided in Subsection G(2) below.
(2)
Rehearing. No rehearing shall be held except upon
the affirmative vote of four or more members of the Board upon finding
that substantial new evidence is submitted which could not reasonably
have been presented at the previous hearing. Requests for rehearing
shall be in writing, shall state the reasons for the request and shall
be accompanied by necessary data and diagrams. Rehearings shall be
subject to the same notice requirements as original hearings.
[Amended 12-10-2012]
A.
Purpose; Plan Commission review.
(1)
A request for a variance may be made when an aggrieved
party can submit proof that strict adherence to the provisions of
this chapter would cause him or her undue hardship or create conditions
causing greater harmful effects than the initial condition. A variance
granted to a nonconforming use brings that use into conformance with
the district and zoning requirements.
(2)
Persons requesting a variance shall first submit such
request to the Plan Commission, which shall make a determination on
the request following notice and hearing. Persons denied a variance
by the Plan Commission may appeal such denial to the Village Board,
which shall make a determination on the request following notice and
hearing. Persons having a variance request denied by both the Plan
Commission and Village Board may then have their request reviewed
by the Zoning Board of Appeals pursuant to this section.
(3)
The Zoning Board of Appeals may authorize upon appeal,
in specific cases, such variance from the terms of this chapter as
will not be contrary to the public interest where, owing to special
conditions, a literal enforcement of the provisions of this chapter
will result in unnecessary hardship and so that the spirit of this
chapter shall be observed and substantial justice done. No variance
shall have the effect of allowing in any district uses prohibited
in that district, permit a lower degree of flood protection than the
flood protection elevation for the particular area or permit standards
lower than those required by state law.
(4)
For the purposes of this section, "unnecessary hardship"
shall be defined as an unusual or extreme decrease in the adaptability
of the property to the uses permitted by the zoning district which
is caused by facts, such as rough terrain or good soil conditions,
uniquely applicable to the particular piece of property as distinguished
from those applicable to most or all property in the same zoning district.
(5)
The body making the final decision on the variance, whether it be
the Plan Commission, Village Board, or Zoning Board of Appeals, may
specify an expiration date by which the action authorized by the variance
must be commenced or completed.
(6)
A
variance granted under this section runs with the land.
C.
Public hearing of application. The public hearing for a variance shall be conducted pursuant to § 320-95.
D.
Prohibited variances. The Zoning Board of Appeals
shall not grant use variances in floodplain or wetland and conservancy
districts. In all other districts, no use variance shall be granted
unless the applicant has first petitioned for a zoning amendment or
a conditional use permit, if applicable, and upon a showing that no
lawful and feasible use of the subject property can be made in the
absence of such variance. Any use variance granted shall be limited
to the specific use described in the Board's decision and shall not
permit variances in yard, area or other requirements of the district
in which located.
E.
Action of the Zoning Board of Appeals; standards.
For the Zoning Board of Appeals, it must find that:
(1)
Denial of a variance may result in hardship to the
property owner due to physiographical consideration. There must be
exceptional, extraordinary or unusual circumstances or conditions
applying to the lot or parcel, structure, use or intended use that
do not apply generally to other properties or uses in the same district,
and the granting of the variance would not be of so general or recurrent
nature as to suggest that this chapter should be changed.
(2)
The conditions upon which a petition for a variance
is based are unique to the property for which variance is being sought
and that such variance is necessary for the preservation and enjoyment
of substantial property rights possessed by other properties in the
same district and same vicinity.
(3)
The purpose of the variance is not based exclusively
upon a desire to increase the value or income potential of the property.
(4)
The granting of the variance will not be detrimental
to the public welfare or injurious to the other property or improvements
in the neighborhood in which the property is located.
F.
Conditions. The Zoning Board of Appeals may impose
such conditions and restrictions upon the premises benefited by a
variance as may be necessary to comply with the standards established
in this section.
Any person or persons aggrieved by any decision
of the Zoning Board of Appeals may present to a court of record a
petition, duly verified, setting forth that such decision is illegal
and specifying the grounds of the illegality. Such petition shall
be presented to the court within 30 days after the filing of the decision
in the office of the Zoning Board of Appeals.
