ZBA Decision Making Process Paul G. Sanderson, Esq.
Why is a ZBA established? • RSA 673:1, IV, failure to include provision for a ZBA will render a zoning ordinance invalid. May 3, 2014 • Jaffrey v. Heffernan, 104 NH 249 (1962) • A constitutional “safety valve” to prevent indirect Planning & Zoning Conference taking of private property for public use without just compensation (inverse condemnation). • US Constitution, 5th amendment • NH Constitution, Part 1, Articles 2 & 12 • Provides a mechanism for relief via administrative appeal, special exception, variance and equitable waiver powers in RSA 674:33. 2
No Legislative or Executive Powers • The ZBA interprets local land use documents as they exist, and does not create or modify the ordinance or May 3, 2014 implementing regulations. • Daily decisions implementing the ordinances and Planning & Zoning Conference regulations are made by: • Building Inspector for building permits and state building code decisions • Local fire chief for State Fire Code decisions • The ZBA has no authority to enforce its decisions. 3
Relationship to the Public • Municipalities have a constitutional obligation to provide assistance to all citizens. May 3, 2014 • Procedural due process, notice and the opportunity to be heard. Planning & Zoning Conference • Richmond Co. v. City of Concord, 149 NH 312 (2003) • The test is a “reasonable” obligation, not a duty to educate or inform beyond notices legally required. • Kelsey v. Town of Hanover, 956 A.2d 297 (NH 2008) 4
ZBA – Meetings • Meetings “held at the call of the chairperson and at such other times as the board may determine” May 3, 2014 • No requirement for a monthly meeting • A majority of the membership constitutes a quorum Planning & Zoning Conference necessary to transact business • 3 votes needed to approve relief. • Chairperson designates which alternate sits for a member who is absent or who has recused herself, • Ex-officio from the governing body (if any) may only be replaced by person named by governing body 5
A Quasi-Judicial Body • In a public meeting, the ZBA adjudicates: • Collects evidence, and finds the facts, May 3, 2014 • Decisions based solely on the evidence, not on the presence or absence of opposition, Planning & Zoning Conference • Applies legal tests to determine if relief from the ordinance should be granted. • Develops a Record for Court review • The burden of proof is upon the applicant. • ZBA interprets the ordinance and has the final say on the meaning of the language. 6
“Procedural Due Process” • To protect against an unfair loss of a property right, the federal and state constitutions require minimum May 3, 2014 safeguards: • Notice to affected persons of a proposed action Planning & Zoning Conference • An opportunity to be heard at a public hearing • Ability to appear and speak through counsel • Decision by an impartial tribunal • Deliberation based upon evidence and facts • A written decision with reasons • Appeal to seek correction of error 7
N.H. Statute & Due Process • Notice to affected persons • RSA 676:7, I (a) May 3, 2014 • Opportunity to be heard at a public hearing, to appear and speak through counsel; Planning & Zoning Conference • RSA 676:7, I and III • Decision by an impartial tribunal • RSA 673:14 • Deliberation based upon evidence and facts • RSA 674:33 and RSA 91-A • A written decision with reasons; • RSA 676:3 8
One Bite at the Apple • Subsequent applications by unsuccessful petitioners are limited. May 3, 2014 • Second application must be materially different in nature and degree from the original application. Planning & Zoning Conference • Fisher v. Dover, 120 N.H. 187 (1980) • A change in applicable legal standards may be such a change. • A variance denied in 1994 was subject of 2009 reapplication, following substantial changes in both statute and case law relating to variances. • Brandt v. Somersworth, 162 N.H. 553 (2011) 9
May 3, 2014 Planning & Zoning Conference Opportunity to be Heard and Notice THE ADJUDICATIVE PROCESS BEGINS 10
The Road to Decision • Application submitted to ZBA • Rules of procedure, RSA 676:1 May 3, 2014 • Appropriate notice to parties and public • Public meetings & public hearings Planning & Zoning Conference • Consideration of disqualification • Right to Know Law and site views • Adjudication that provides procedural due process • Clarity and ability to be reviewed • Rehearing, and the correction of errors 11
ZBA – General Provisions • RSA 676:1; Rules of Procedure • Must adopt rules of procedure at a regular meeting of May 3, 2014 the board. Rules must be on file with the town clerk • RSA 676:2; Joint Meetings Planning & Zoning Conference • Any of the land use boards may hold joint meetings to decide cases involving jurisdiction of both boards • May notify the Planning Board of ordinance language that is unclear or difficult to apply in practice. • Attendance at RSA 675:3 public hearings on ordinance changes. 12
Working With Other Boards • When a proposal requires both ZBA relief and Planning Board subdivision or site review approval: May 3, 2014 • Who hears the case first? • Whose conditions prevail? Planning & Zoning Conference • These are the cases where joint meetings (RSA 676:2) are most helpful • To the applicant, saving time and money • To the land use boards, in that a single presentation from a single set of plans is heard 13
Right to Know Law Applies • Right-to-Know Law, RSA 91-A, applies • No Secret Ballots permitted, either as to the organization May 3, 2014 of the board, or on any case. • Scheduled site walks are public meetings. Planning & Zoning Conference • Beware communications outside of meetings, either in person or electronically, RSA 91-A:2-a. • All deliberations must occur in public. • Written notes, audio or video recordings, etc. used to create the minutes, as well as any document provided to a quorum of the board are governmental records subject to disclosure. 14
Providing Proper Notice • Notice to the public in accordance with the Right to Know Law is required, (24 hours, 2 public places, 1 of May 3, 2014 which may be municipal website) • Notice to parties and the public via newspaper is an Planning & Zoning Conference additional requirement, RSA 676:7 • Certified Mail to parties, 5 days prior to hearing • Newspaper publication, 5 days prior to hearing • Hearing held within 30 days of receipt of notice of appeal 15
May 3, 2014 Planning & Zoning Conference The Right to an Impartial Board CONFLICT OF INTEREST AND DISQUALIFICATION 16
Types of Decisions • Land Use Board Cases: RSA 673:14, I • When acting in a “judicial capacity”, must recuse with May 3, 2014 • Direct personal or pecuniary interest in the outcome, or • Would be disqualified to act as a juror in an action at law Planning & Zoning Conference • “Direct personal interest” means: • Interest must be “immediate, definite and capable of demonstration; not remote, uncertain, contingent or speculative.” • Atherton v. Concord , 109 N.H. 164 (1968) 17
Types of Decisions • Judicial or Quasi-judicial Capacity • ZBA almost always acts in a judicial capacity when acting May 3, 2014 on applications before it • Public hearings – hearing the parties and considering Planning & Zoning Conference evidence • Joint meetings with other boards on a pending case • Legislative or Administrative • Preparing rules of procedures • Considering zoning amendments 18
Juror Standard: RSA 500-A:12 • Ultimate question: whether the land use board member is “not indifferent” May 3, 2014 • Expects to gain or lose upon disposition of case; • Is related to either party; Planning & Zoning Conference • Has advised or assisted either party; • Has directly or indirectly given opinion or formed opinion; • Is prejudiced to any degree; or • Is employed by or employs any party in case; • Employs any of the counsel appearing in the case 19
Reasons for Disqualification • Business relations • “It is not every business relation that disqualifies a juror” May 3, 2014 • McLaughlin v. Union Leader Corp., 99 N.H. 492 (1955) • Family relations Planning & Zoning Conference • Member whose wife leading effort to block project not disqualified. • Webster v. Candia, 146 N.H. 430 (2001) • Employment relations • Full-time employee in a small business vs. an employee of one division of a large company 20
Reasons for Disqualification • Abutters • Always disqualified from acting on the application May 3, 2014 • Prior Expression of opinion • Member expressed opinion of case before he was a board Planning & Zoning Conference member – disqualified • Winslow v. Holderness, 125 N.H. 262 (1984) • Timing is important: One week after public hearing closed, board member came to the meeting with written memo detailing reasons to deny the application; Court held, “His motion was not evidence of ‘prejudgment’ but of judgment exercised at the appropriate time and place.” 21 • Webster v. Candia, 146 N.H. 430 (2001).
May 3, 2014 Planning & Zoning Conference Finding the Facts, Applying the Law A DELIBERATION BASED UPON EVIDENCE 22
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