New Glarus City Zoning Code
ARTICLE XIV
Appeals and Variances
§ 305-100 Scope; powers of Zoning Board of Appeals.
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 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 upon which the action appealed from was taken.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
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 of Zoning Board of Appeals. See Chapter 16, § 16-2, Zoning Board of Appeals, Subsection C, Meeting and rules.
[Amended 7-1-2003 by Ord. No. 03-04, as amended]
D.
Powers of Zoning Board of Appeals. In addition to those 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, Building Inspector or other administrative official in the enforcement of Chapter 305, Zoning, or any ordinance adopted under § 61.35, 62.23, 62.231 (wetlands), 87.30 (floodplains), or 281.31 or Ch. 91 (farmland preservation), Wis. Stats.
(2)
Variances. To hear and rule on appeals for variances 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 practical difficulty or unnecessary hardship, so that the spirit and purposes of this chapter shall be observed and the public safety, welfare and justice secured.
(3)
Interpretations. To hear and decide application for interpretations 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 that 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, and 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.
§ 305-101 Filing of application or appeal.
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 and enjoyment of property within the Village is directly and adversely affected by a decision or order of the Building Inspector, 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 the 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.
§ 305-102 Hearings.
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 Secretary of the Plan Commission not less than 10 days prior to the date of the hearing.
(2)
Cases involving a variance, conditional use, exception, planned unit development or public utility exception.
[Amended 12-15-2009 by Ord. No. 09-12]
(a)
For properties in the Village, 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.
(b)
For properties in the Village’s Extraterritorial Zoning District, 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 600 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 the official newspaper 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 request 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.
(j)
Cross-examination as under Subsection G(2)(g).
(k)
Case-in-chief of other parties.
(l)
Questions by Board members.
(m)
Cross-examination as under Subsection G(2)(g).
(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.
§ 305-103 Decision and disposition of cases.
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 Chapter 305, Zoning.
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 a majority vote by a quorum of members.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
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.
§ 305-104 Variances.
[Amended 3-3-2020 by Ord. No. 20-03]
A.
Purpose.
[Amended 7-20-2021 by Ord. No. 21-03]
(1)
A request for a variance may be made when an aggrieved party can submit proof that strict adherence to the provisions of Chapter 305, Zoning, would cause him or her undue hardship or create conditions causing greater harmful effects than the initial condition.
(2)
Persons requesting a variance shall first submit such request to the Zoning Administrator, who shall make a determination that a variance is required. Where the Zoning Administrator determines that a variance is required, persons 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 Chapter 305, Zoning, per the procedures, standards, and limitations of this section and Wisconsin law.
B.
Application for variance. The application for a variance shall be filed pursuant to § 305-101.
C.
Public hearing on application. The public hearing for a variance shall be conducted pursuant to § 305-102.
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 and been denied 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 to grant a variance, it must first find that all of the following standards have been met:
(1)
An exceptional or extraordinary circumstance or special factors are present on the subject property, which are not present on most other properties in the same zoning district. The applicant shall clearly indicate how the subject property contains factors which are not present on most other properties in the same zoning district. Specifically:
(a)
The hardship or difficulty shall be peculiar to the subject property and different from that of other properties, and not one which affects all properties similarly. Such a hardship or difficulty shall have arisen because of the unusual shape of the original lot; unusual topography or elevation; or because the lot was created before the passage of the current, applicable zoning regulations, and is not economically suitable for a permitted use or will not accommodate a structure of reasonable design for a permitted use if all area, yard, green space, and setback requirements are observed;
(b)
Loss of profit or pecuniary hardship shall not, in and of itself, be grounds for a variance;
(c)
Self-imposed hardship shall not be grounds for a variance. Reductions resulting from the sale of portions of a property reducing the remainder of said property below buildable size or cutting off existing access to a public right-of-way or deed restrictions imposed by the owner's predecessor in title are considered to be such self-imposed hardships;
(d)
Violations by, or variances granted to, neighboring properties shall not justify a variance;
(e)
The alleged hardship shall not be one that would have existed in the absence of a zoning ordinance. (For example, if a lot were unbuildable because of topography in the absence of any or all setback requirements.)
(2)
The factors identified in Subsection E(1) above would unreasonably prevent the property owner from using the subject property for a permitted purpose, or would render conformity with this chapter unnecessarily burdensome. The applicant shall clearly indicate how the requested variance makes the subject property developable so that property rights enjoyed by the owners of similar properties can be enjoyed by the owners of the subject property.
(3)
The granting of the proposed variance shall not impose a substantial detriment to adjacent properties. The applicant shall clearly indicate how the proposed variance will have no substantial detriment on adjacent properties.
(4)
The proposed variance would make the subject property developable so that property rights enjoyed by the owners of similar properties can be enjoyed by the owners of the subject property.
(5)
The granting of the proposed variance would not result in a substantial or undue adverse impact on the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare, either as they now exist or as they may in the future be developed as a result of the implementation of the intent, provisions, and policies of this chapter, the Comprehensive Plan, or any other plan, program, map, or ordinance adopted or under consideration pursuant to official notice by the Village or other governmental agency having jurisdiction to guide growth and development.
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.
§ 305-105 Review by court of record.
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 offices of the Zoning Board of Appeals.