Mishicot City Zoning Code
ARTICLE XI
Procedures and Enforcement
§ 395-70 Building/zoning permits.
A.
Applicability. Unless specifically exempted in this chapter, building/zoning permits, certifying that any use, structure or site complies with the provisions of this chapter shall be required in the following instances:
B.
Applications.
(1)
Every application for a building/zoning permit shall be submitted to the Zoning Administrator on forms furnished by the Village of Mishicot. All applications shall be accompanied by plans in duplicate, drawn to scale, showing:
(a)
The location, actual shape and dimensions of the lot to be built upon;
(b)
The exact size and location of the proposed building or existing buildings and accessory buildings on the lot;
(c)
The existing and/or intended use of the building;
(d)
The number of families to be accommodated;
(e)
The building/use situation with reference to the street, the distances between the nearest point of the building and the center line of the street and the street right-of-way; and
(f)
Building plans including all floor plans and at least two elevation views.
(g)
Additional information as may be required by the Zoning Administrator in order to determine the full compliance with the requirements of this chapter.
(h)
Fee. All permit applications shall be accompanied by a fee established by the Village of Mishicot Board of Trustees. Any costs associated with a third-party consultant hired by the Village for review of an application (e.g., engineering, architectural, legal, etc.) may be the responsibility of the applicant.
(2)
No application shall be accepted by the Zoning Administrator until complete as judged by the Zoning Administrator and until all fees established by the Village of Mishicot have been paid in full. Submittal of a complete application and required application fee does not guarantee approval/issuance of the permit, certificate, or request.
C.
Permit issuance or denial. A building/zoning permit shall be issued or the application shall be denied within 20 days after receipt of a complete application.
(1)
Upon the Zoning Administrator's determination that the proposed use or structure complies with the provisions of this chapter, a building/zoning permit shall be issued.
(2)
The permit shall authorize the applicant to proceed subject to all provisions of this chapter and any conditions attached to the permit.
(3)
An application for a use or structure not in conformity with the provisions of this chapter shall be denied a building/zoning permit and the reasons for denial shall be stated.
(4)
No permit shall be issued for uses or structures involving human occupancy without documentation that provision has been made for safe and adequate water supply and disposal of sewage.
(5)
The permit shall be posted on the premises so as to be visible from the street at all times, until such construction has been completed.
D.
Expiration.
(1)
Building/zoning permits to establish a use shall expire 12 months from date of issuance if no action has commenced to establish the use. Any change of land use after the expiration of a building/zoning permit shall be considered a violation of this chapter.
E.
Renewal.
(1)
If construction has commenced prior to the expiration of a building/zoning permit, but is not completed prior to such expiration, a twelve-month renewal building/zoning permit shall be issued by the Zoning Administrator upon submittal of a renewal application and fee. Additional renewals shall be granted by the Zoning Administrator upon a finding that progress had been made during the previous year toward completion of the structure. If a twelve-month period passes without evidence of progress towards completion, the Zoning Administrator shall advise the Plan Commission of same and the Plan Commission may call a public hearing on the matter and may impose a completion schedule.
F.
Building permits required. In addition to a building/zoning permit, a building permit may be required as per the Wisconsin Uniform Dwelling Code and Commercial Building Code.
§ 395-71 Certificate of occupancy.
A.
Applicability.
(1)
No building, or addition thereto, constructed after the effective date of this chapter, and no addition to a previously existing building shall be occupied, and no land, vacant on the effective date of this chapter, shall be used for any purpose until a certificate of occupancy has been issued by the Zoning Administrator.
(2)
No change in a use, other than that of a permitted use to another similar permitted use, shall be made until a certificate of occupancy has been issued by the Zoning Administrator.
B.
Every certificate of occupancy shall state that the use or occupancy complies with the provisions of this chapter.
C.
Application for certificate of occupancy.
(1)
Every application for a building/zoning permit shall be deemed to be an application for an certificate of occupancy. Submittal of a complete application and required application fee does not guarantee approval/issuance of the permit, certificate, or request.
(2)
Upon written request from the owner of any building or premises existing at the time of adoption of this chapter.
D.
Issuance of certificate of occupancy.
(1)
No certificate of occupancy for a building, or portion thereof, constructed after the effective date of this chapter shall be issued until construction has been completed and the premises inspected and certified by the Zoning Administrator to be in conformity with the plans and specifications upon which the building/zoning permit was based.
(2)
Pending the issuance of a regular certificate, a temporary certificate may be issued to be valid for a period not to exceed six months from its date during the completion of any addition or during partial occupancy of the premises.
(3)
The certificate of occupancy shall be issued or written notice shall be given to the applicant stating the reasons why a certificate cannot be issued, not later than 14 days after the Zoning Administrator is notified in writing that the building or premises is ready for occupancy.
(4)
Upon written request from the owner, the Zoning Administrator shall issue an certificate of occupancy for any building or premises existing at the time of adoption of this chapter certifying, after inspection, the extent and kind of use made of the building or premises and whether or not such use conforms to the applicable provisions of this chapter.
§ 395-72 Conditional use permits.
A.
Applicability.
(1)
A conditional use permit shall be required for the establishment of each use listed as a conditional use in § 395-14 of this chapter.
(2)
A conditional use permit shall be required for certain mobile wireless service facilities as described in Chapter 367 of this Code.
(3)
Expansions, changes to, or substitution of a use permitted as a conditional use shall require a conditional use permit and shall be subject to review and approval in accordance with this section, except that the minor expansion of a building housing a use permitted as a conditional use which will not increase the scale or intensity of such use and will not increase the floor area of such building shall only require a building/zoning permit.
B.
Application.
(1)
Application. All applications for conditional use permits shall be made to the Zoning Administrator using forms furnished by the Village of Mishicot. Such application shall include the following:
(a)
Facts and information, other than merely personal preferences or speculation, directly pertaining to the conditions and requirements relating to the conditional use, including the required information and plans as indicated on the application form furnished by the Village.
(b)
Plans and data which include:
[1]
The location, size and shape of the lot(s) involved and of any existing and proposed structures;
[2]
The existing and proposed use of each structure and lot.
[3]
Such factors as existing and proposed drainage, sanitary sewage disposal, water systems, waste disposal, driveway locations, off-street parking, highway access, neighboring land uses, and such other information regarding the proposed conditional use and surrounding area that may be required to determine conformity with this chapter.
(c)
Fees.
[1]
Application for conditional use permit shall be accompanied by a fee established by the Village Board.
[2]
The applicant shall pay the total cost associated with public hearing notification and legal publications to the Village of Mishicot.
[3]
Costs associated with a third-party consultant hired by the Village for review of an application (e.g., planning, engineering, architectural, legal, etc.) may be the responsibility of the applicant.
(2)
No application shall be accepted by the Zoning Administrator until complete as judged by the Zoning Administrator and until the fee established by the Village Board has been paid in full. Submittal of a complete application and required application fee does not guarantee approval/issuance of the permit, certificate, or request.
C.
Public hearing and notification.
(1)
A public hearing on all conditional use permits shall be held by the Plan Commission within 45 days after receipt of a complete application, unless the time is extended by agreement with the applicant.
(3)
Not less than 10 days before the hearing, a copy of the notice shall be provided to the Clerk of any municipality whose boundaries are within 1,000 feet of property affected by a conditional use permit and property owners of all lands located within 300 feet of any part of the parcel(s) affected by a conditional use permit. Failure to give such notice(s) shall not invalidate the public hearing nor any decision on the conditional use permit.
D.
Plan Commission recommendation.
(1)
Within 45 days after the public hearing and after consideration of comments provided therein, the Plan Commission shall review the conditional use permit application and make a recommendation to the Village Board that the permit be approved as proposed, approved with conditions or modifications, or denied, unless the time is extended by agreement with the applicant. If the Plan Commission makes a recommendation to deny the proposed conditional use permit, the Plan Commission shall include reasons for denial. If the Plan Commission fails to make a recommendation within this time frame, the application shall be forwarded to the Village Board without recommendation.
(2)
The Plan Commission recommendation to approve or deny the conditional use permit must be supported by substantial evidence.
E.
Village Board action.
(1)
Within 120 days after receipt of a complete application, the Village Board shall review the conditional use permit application and Plan Commission recommendation, and act to approve, approve with conditions or modifications, or deny the permit, unless the time is extended by agreement with the applicant. Failure of the Village Board to act within such time frame shall constitute approval of the conditional use permit as presented.
(2)
The Village Board may approve a conditional use permit by a favorable vote of a simple majority of a voting quorum.
(3)
The Village Board action/decision to approve or deny the conditional use permit must be supported by substantial evidence.
(4)
An applicant's failure to demonstrate, by substantial evidence, that the application and all applicable requirements in this chapter and conditions established by the Village relating to the conditional use are or will be satisfied shall be grounds to deny the conditional use permit. At all times the burden of proof to demonstrate satisfaction of these criteria remains with the applicant.
(5)
A copy of the decision with any conditions or reasons for rejection shall be sent promptly to the applicant. If the application is denied, the reasons for denial shall be stated in the decision.
F.
Basis of approval or denial.
(1)
The Plan Commission and Village Board shall review each conditional use permit application for compliance with all requirements applicable to that specific use and to all other relevant provisions of this chapter. The Plan Commission and Village Board action/decision to approve or deny the conditional use permit must be supported by substantial evidence.
(2)
To aid in the review and decisionmaking regarding the proposed conditional use, the Plan Commission and Village Board shall evaluate the following specific criteria, as applicable, but shall not be limited thereto:
(a)
The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger the health, safety, and general welfare of the Village and of the immediate area in which such use would be located.
(b)
The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity nor adversely affect property values in the area.
(c)
The establishment of the conditional use will not impede the normal and orderly development and improvement of the surround property for uses allowed in the district.
(d)
Adequate utilities, access, drainage, and/or other necessary facilities have been or are being provided.
(e)
The proposed use will be adequately served by essential public services and facilities and the use will not create excessive additional public costs or be detrimental to the economic welfare of the Village.
(f)
Adequate measures have been or will be taken to provide ingress and egress and the proposed project will not adversely affect traffic flow and congestion on public streets.
(g)
The conditional use conforms to the applicable regulations of the district in which it is located.
G.
Conditions.
(1)
The Village Board may, in approving an application for a conditional use permit, impose such conditions and requirements that it determines are required to prevent or minimize adverse effects from the proposed conditional use on other properties in the neighborhood and on the general health, safety, and welfare of the Village. All such conditions placed on a conditional use shall be:
(a)
Consistent with the general purpose or intent of this chapter.
(b)
Based upon substantial evidence, defined as facts and information other than merely personal preferences or speculation, directly pertaining to the requirements and conditions an applicant must meet to obtain a conditional use permit and that reasonable persons would accept in support of a conclusion; and
(c)
Measurable, to the extent practical.
H.
Expiration, duration, and transfer.
(1)
Expiration. All conditional use permits shall expire 12 months from the date of authorization by the Village Board where the Village Board determines that no action has commenced to establish the authorized use.
(2)
Duration. A conditional use permit will generally remain in effect as long as the conditions and requirements upon which the permit was issued are followed. The Village Board may, at its discretion, grant a limited term conditional use permit if a reasonable basis exists for such limitation. Any limited term conditional use permit may be subject to renewal after a re-evaluation of the use via a public hearing before the Plan Commission and approval by the Village Board.
(3)
Transfer. Subsequent owners of the property are generally allowed to continue the use, subject to conditions and requirements imposed on the original conditional use permit.
I.
Revocation of conditional use permit. Should a permit applicant, his heirs or assigns, fail to comply with the conditions of the permit issued by the Village Board or should the use, or characteristics of the use, be changed without prior written approval by the Village Board, the conditional use permit may be revoked. The process for revoking a permit shall generally follow the procedures for granting a permit as set forth in this chapter.
J.
Effect of denial. No application that has been denied (either wholly or in part) shall be resubmitted for a period of 12 months from the date of said order of denial, except on grounds of new evidence or proof of change of factors found valid by the Zoning Administrator.
§ 395-73 Sign permits.
Refer to Article VII, Signs, of this chapter for sign permit requirements and procedures.
§ 395-74 Amendments.
A.
Applicability. The Village Board may from time to time, on its own motion or on petition, amend, supplement or change the district boundaries or the regulations of this chapter following the procedures prescribed by § 62.23, Wis. Stats.
B.
Initiation. Amendments may be initiated by the Village Board, Plan Commission, or by any interested person or organization.
C.
Application.
(1)
Application. All applications for an amendment to this chapter shall be made to the Zoning Administrator using forms furnished by the Village of Mishicot. Such application shall include the following:
(a)
Name and address of the petitioner.
(b)
Signature of the petitioner.
(c)
If the application is for a zoning text amendment, the proposed text changes including reference(s) to the affected section(s) of this chapter.
(d)
If the application is for a zoning map amendment, a description of the affected property, the current zoning district classification(s), and the proposed zoning district classification(s).
(e)
Fees.
[1]
Application for an amendment shall be accompanied by a fee established by the Village Board.
[2]
The applicant shall pay the total cost associated with public hearing notification and legal publications to the Village of Mishicot.
[3]
Costs associated with a third-party consultant hired by the Village for review of an application (e.g., planning, engineering, architectural, legal, etc.) may be the responsibility of the applicant.
(2)
No application shall be accepted by the Zoning Administrator until complete as judged by the Zoning Administrator and until the fee established by the Village Board has been paid in full. Submittal of a complete application and required application fee does not guarantee approval/issuance of the permit, certificate, or request.
D.
Public hearing and notification.
(1)
A public hearing on all proposed amendments shall be held by the Plan Commission within 45 days after receipt of a complete application, unless the time is extended by agreement with the applicant.
(3)
Not less than 10 days before the hearing, a copy of the notice shall be provided to the following. Failure to give such notice(s) shall not invalidate the public hearing nor any decision on the proposed amendment.
(a)
The Clerk of any municipality whose boundaries are within 1,000 feet of property affected by a proposed amendment. (Note: For zoning text amendments, it is assumed that all properties within the Village are affected.)
(b)
For zoning map amendments (rezoning), property owners of all lands located within 300 feet of any part of the parcel(s) affected by a proposed zoning map amendment.
E.
Plan Commission recommendation.
(1)
Within 45 days after the public hearing and after consideration of comments provided therein, the Plan Commission shall review the proposed amendment and make a recommendation to the Village Board that the application be granted as requested or modified, or denied, unless the time is extended by agreement with the applicant. If the Plan Commission fails to make a recommendation within this time frame, the proposed amendment shall be forwarded to the Village Board without recommendation.
(2)
The Plan Commission shall not recommend adoption of a proposed amendment unless it finds that adoption of such amendment is consistent with the Village's adopted comprehensive plan and is in the public interest.
F.
Village Board action.
(1)
Within 120 days after receipt of a complete application, the Village Board shall review the proposed amendment and Plan Commission recommendation, and act to approve or deny the proposed amendment, unless the time is extended by agreement with the applicant. Failure of the Village Board to act within such time frame shall constitute approval of the proposed amendment as presented.
(2)
The Village Board may approve an amendment by a favorable vote of a simple majority of a voting quorum.
(3)
The Village Board shall not approve an amendment unless it finds that adoption of such amendment is consistent with the Village's adopted comprehensive plan and is in the public interest.
G.
Effect of denial. No application that has been denied (either wholly or in part) shall be resubmitted for a period of 12 months from the date of said order of denial, except on grounds of new evidence or proof of change of factors found valid by the Zoning Administrator.
§ 395-75 Variances.
A.
Applicability. The Board of Appeals may, upon appeal in specific cases, authorize variance from the terms of this chapter where it finds such variance will not be contrary to the public interest, where, owing to special conditions, a literal enforcement will result in practical difficulty or unnecessary hardship, so that the spirit of this chapter shall be observed, public safety and welfare secured, and substantial justice done.
B.
Application.
(1)
Application. All applications for variance from the terms of this chapter shall be made to the Zoning Administrator using forms furnished by the Village of Mishicot. Such application shall include the following:
(a)
Name and address of the petitioner.
(b)
Signature of the petitioner.
(c)
Location of property involved in the petition.
(d)
Proposed use or structure in question, including a site plan showing the preferred arrangement for which the variance is sought.
(e)
Section(s) of this chapter from which a variance is requested.
(f)
Details as to the narrowness, shallowness, shape, topography, or other characteristics of the land or the physical conditions applying to the building, structure, use or intended use which make it not merely inconvenient but extremely difficult, if not impossible, to comply with the provisions of this chapter.
(g)
A statement that the conditions detailed above are unique to this property and are not generally existing on other properties in the same zoning district.
(h)
A statement that the unnecessary hardship was not caused by the applicant nor by any persons still having an interest in the property.
(i)
Fees.
[1]
Application for a variance shall be accompanied by a fee established by the Village Board.
[2]
The applicant shall pay the total cost associated with public hearing notification and legal publications to the Village of Mishicot.
[3]
Costs associated with a third-party consultant hired by the Village for review of an application (e.g., planning, engineering, architectural, legal, etc.) may be the responsibility of the applicant.
(2)
No application shall be accepted by the Zoning Administrator until complete as judged by the Zoning Administrator and until the fee established by the Village Board has been paid in full. Submittal of a complete application and required application fee does not guarantee approval/issuance of the permit, certificate, or request.
C.
Public hearing and notification.
(1)
A public hearing on all variance applications shall be held by the Board of Appeals within 45 days after receipt of a complete application, unless the time is extended by agreement with the applicant.
(3)
Not less than 10 days before the hearing, a copy of the notice shall be provided to the Clerk of any municipality whose boundaries are within 1,000 feet of property affected by a variance application and property owners of all lands located within 300 feet of any part of the parcel(s) affected by a variance application. Failure to give such notice(s) shall not invalidate the public hearing nor any decision on the variance application.
D.
Board of Appeals action.
(1)
Within 45 days after the public hearing and after consideration of comments provided herein, the Board of Appeals shall review the variance application and act to approve, approve with conditions or modifications, or deny the variance, unless the time is extended by agreement with the applicant. Failure of the Board of Appeals to act within such time frame shall constitute approval of the variance as presented.
(2)
The Board of Appeals may approve a variance by a favorable vote of a simple majority of a voting quorum.
E.
Findings. No variance to the terms of this chapter shall be granted by the Board unless it finds by the preponderance of evidence presented that all the following facts and conditions exist. The burden of proof, at all times, remains with the applicant to establish that the proposed variance satisfies the following findings:
(1)
Preservation of Intent. No variance shall be granted that is not consistent with the purpose and intent of the regulations for the district in which the development is located. No variance shall have the effect of permitting a use in any district that is not a stated permitted use or conditional use in that particular district (i.e., use variances are prohibited).
(2)
Unnecessary hardship. No variance shall be granted unless compliance with the provisions of this chapter cause an unnecessary hardship. Unnecessary hardship exists when compliance would unreasonably prevent the owner from using the property for a permitted purpose (leaving the property owner without any use that is permitted for the property) or would render conformity with such restrictions "unnecessarily burdensome."
(3)
Unique property limitations. No variance shall be granted unless there are unique physical limitations of the lot or parcel that do not apply generally to other properties 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.
(4)
No harm to public interest. No variance shall be granted that will create substantial detriment to adjacent property and will materially impair or be contrary to the purpose and spirit of this chapter or the public interest.
(5)
Economic hardship and self-imposed hardship. No variance shall be granted solely on the basis of economic gain or loss. Self-imposed hardships shall not be considered as grounds for the granting of a variance.
(6)
Preservation of property rights. The variance must be necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same district and same vicinity.
F.
Review by court of record. Any person or persons aggrieved by any decision of the Board of Appeals may present to the 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 final decision of the Board of Appeals.
§ 395-76 Appeals.
A.
Applicability.
(1)
The Board of Appeals shall, upon appeal in specific cases, hear and decide appeals where it is alleged there is error in any order, requirement, decision or determination made by the Zoning Administrator.
(2)
Such appeals shall be filed with the Zoning Administrator within 30 days after the date of written notice of the order, requirement, decision or determination made by the Zoning Administrator.
(3)
Stays. An appeal shall stay all proceedings in furtherance of the action appealed from, unless the officer from whom the appeal is taken shall certify to the Board of Appeals, after the notice of appeal shall have been filed, that by reason of facts stated in the certificate a stay would cause imminent peril to life or property. In such case, proceedings shall not be stayed other than by a restraining order, which may be granted by the 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.
B.
Application.
(1)
Application. All appeals shall be made to the Zoning Administrator using forms furnished by the Village of Mishicot. Such appeal shall include the following:
(a)
Name and address of the appellant.
(b)
Signature of the appellant.
(c)
Location of property involved in the appeal.
(d)
The order, requirement, decision or determination being appealed and the grounds claimed for the appeal.
(e)
Additional Information as may be required by the Board of Appeals.
(f)
Fees.
[1]
Appeals shall be accompanied by a fee established by the Village Board.
[2]
The appellant shall pay the total cost associated with public hearing notification and legal publications to the Village of Mishicot.
[3]
Costs associated with a third-party consultant hired by the Village for review of an application (e.g., planning, engineering, architectural, legal, etc.) may be the responsibility of the appellant.
(2)
No appeal shall be accepted by the Zoning Administrator until complete as judged by the Zoning Administrator and until the fee established by the Village Board has been paid in full. Submittal of a complete appeal and required application fee does not guarantee approval of the appeal.
C.
Public hearing and notification.
(1)
A public hearing on all appeals shall be held by the Board of Appeals within 45 days after receipt of a complete application, unless the time is extended by agreement with the applicant.
(3)
Not less than 10 days before the hearing, a copy of the notice shall be provided to the Clerk of any municipality whose boundaries are within 1,000 feet of property affected by an appeal and property owners of all lands located within 300 feet of any part of the parcel(s) affected by an appeal. Failure to give such notice(s) shall not invalidate the public hearing nor any decision on the appeal.
D.
Board of Appeals action.
(1)
Within 45 days after the public hearing and after consideration of comments provided herein, the Board of Appeals shall review the appeal and act to approve, approve with conditions or modifications, or deny the appeal, unless the time is extended by agreement with the applicant. Failure of the Board of Appeals to act within such time frame shall constitute approval of the appeal as presented.
(2)
The Board of Appeals may approve a variance by a favorable vote of a simple majority of a voting quorum.
(3)
The burden of proof at all times remains with the appellant.
E.
Review by court of record. Any person or persons aggrieved by any decision of the Board of Appeals may present to the 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 final decision of the Board of Appeals.
§ 395-77 Fee schedule.
A.
Publishing. Fees for building/zoning permits, certificate of occupancy, conditional uses, sign permits, zoning amendments, variances, appeals, or other requests before the Village shall be required to defray the cost of administration, map preparation, inspections, public notices, and recordkeeping. The Village Board shall establish a Fee Schedule by resolution and the Fee Schedule shall be published and made available through the Village Clerk. The said Fee Schedule may be updated from time to time by resolution of the Village Board.
B.
Double fees. A double fee shall be charged by the Village if work is started before a permit is applied for and issued. Such double fee shall not release the applicant from full compliance with this chapter, nor from prosecution for violation of this chapter.
C.
Third-party consultation/assistance. Any costs associated with a third-party consultant hired by the Village for review of an application (e.g., planning, engineering, architectural, legal, etc.) may be the responsibility of the applicant.
§ 395-78 Violations and penalties.
A.
Any person, firm, or corporation, or agent, employee, or contractor of such, who violates, disobeys, omits, neglects, or refuses to comply with, or who resists enforcement of any provision of this chapter shall, upon conviction, remove the building, structure or part thereof or discontinue the use thereof which violates the terms of this chapter within 60 days of such conviction. Upon failure to do so, the Village Board shall order the removal of such building, structure, use or part thereof which violates the terms of this chapter. Such removal may be performed by an agent or by contract arrangement with private persons and the cost of such removal shall become a lien upon the property, collectible as are other taxes.
B.
Such person, firm or corporation may also be required, upon conviction, to forfeit not less than $20 nor more than $2,000 for each offense, together with the costs of prosecution, and in default of payment of such forfeiture and costs shall be imprisoned in the county jail of Manitowoc County until such forfeiture and costs are paid, but not to exceed 30 days. Each day that a violation continues to exist shall constitute a separate offense.
C.
Whenever a violation of this chapter occurs, any person may file a complaint in regard thereto. All such complaints must be in writing and shall be filed with the Zoning Administrator who shall properly record such complaint and immediately investigate in accordance with the provisions of this chapter and the duties of his office.
D.
The Zoning Administrator shall report all written complaints and the action taken to the Board of Appeals and the Village Board.