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HomeMy WebLinkAbout11202008 ZBA Rules of Procedure OLM) City of West University Place A Neighborhood City ® Recycled Paper Zoning Board of Adjustment Rules of Procedures ARTICLE I Meetings Section 1. Regular meetings of the Zoning Board of Adjustment (ZBA) shall be held at 6:30 PM, on the third Thursday of each month. The City Manager, with concurrence from the Presiding Officer may reschedule any meeting of tile ZBA. Section 2. Special meetings may be called by the Presiding Officer of the ZBA. Section 3. Notice of all meetings shall be posted as required by Texas Local Governtnent Code 55 212 and Article 11 of the City's Code of Ordinances. Each member of the ZBA shall be notified in writing at least 72 hours prior to the meeting except in the case of emergency meetings, which can be called with two hours notice. Section 4. A quorum for hearing by the Board shall consist of four members. A lesser number may meet and reschedule, recess or adjourn a meeting or hearing. Section 5. If any regular member of the Board is absent from a meeting, the alternate(s) to serve and vote at that meeting shall be as designated by the Mayor or City Manager. Each atternate may participate in the discussions and deliberations for each matter heard, however only the designated voting alternate(s) may vote on any matter before the board. ARTICLE II Applications Before the Board Section 1. Each application to the Board shall be made on the standard City forms and shall be tiled in the office of the Building Division, 3826 Amherst, West University Place, Texas. Section 2. To be considered for placement on the agenda of the next regular meeting, all required data must be received and docketed by 12 noon on the 20`" day prior to the next regular meeting. The Board may reject any application not made on the prescribed form properly filled out with all required data attached. Section 3. Every appeal must be filed on or before the tenth regular City business day following the date the Building Official refuses to issue a permit, or the date the Administrative Official enters an order, ruling, decision, or determination, that is the subject of the appeal, and the Administrative Official shall so advise the applicant in writing. Upon written motion and a showing of good cause, the Board may allow an appeal to be late-filed (after the ten-day period specified above). 3800 University Boulevard 0 West University Place, Texas 77005-2899 0 713.66804441 0 wwtiv.westu.org Section 4. Any communication purporting to be an appeal shall be regarded as mere notice to seek relief until it is made in the form required by these rules. ARTICLE III The Docket; Notices of Hearings, Etc. Section 1. Each application filed in proper form with the required data shall be numbered serially, docketed, dated, and placed upon the agenda of the board by the Recording Secretary. The docket numbers shall begin anew on January first of each year and shall be hyphenated with the number of the year in which the application is filed. Section 2. All cases docketed more than 20 days preceding a regular meeting day, and for which the notice requirement can be met, shall be set for hearing on the succeeding regular meeting day. Cases docketed within 19 or fewer days of the regular meeting day, for which the notice requirements cannot be met, shall be set for hearing no later than the second regular meeting day after docketing of the application. Section 3. Applications shall be heard in the order in which they appear on the agenda, unless the Board changes the order by motion. Action or further proceedings on an application may be suspended at any time as determined by the Board upon motion. Where all applications cannot be disposed of on the day set, the Board may adjourn from day to day, or until the next regular meeting, as it may order. Section 4. Notice as prescribed in Section 11-101 of the Zoning Ordinance will be given to applicants or other interested parties by the Board; provided however, notice may be posted on the site of the property which is the subject of the hearing, rather than published in a newspaper. Section 5. No informal request for advice, or hypothetical questions, will be considered by the Board. (However, the Administrative Official may seek advice or guidance from the Board by formally presenting matters to the Board at a meeting.) ARTICLE IV Hearings Section 1. Hearings shall be held by the ZBA in the Municipal Building, or at such other place as set forth in the notice of hearing. Section 2. All hearings shall be open to the public. Section 3. The applicant may appear personally or be represented by agent or attorney at the hearing. In the absence of any personal appearance on behalf of the applicant, the Board will proceed to dispose of the matter on the record before it, or the Board may provide for a hearing at a future date, in which event it shall give verbal notice at the hearing, so that all present will be on notice of the date set for future hearing. If required by state law or city ordinance, additional notices shall be given. Section 4. The normal order of proceedings for hearings before the ZBA is as follows; 1. Call to order and administration of oaths to witnesses (I do solemnly affirm that I will testify to the truth tinder penalty of perjury so help me God.) 2. Procedural Matters (designation of parties, determination of time periods of presentations, etc.) 3. Presentation by the applicant 4. Receipt of written comments, protests, etc. 5. Presentations by other interested persons 6. Presentation by City staff 7. Response by the applicant (limited to issues raised by interested persons, other parties, City staff, written comments, etc.) S. Incorporation of testimony, exhibits, etc. into record and close of hearing. Section 5. Members of the ZBA may pose questions to each witness. Other persons may submit written questions to be asked by the Presiding Officer, at the Presiding Officer's discretion. If requested by written motion and supported by a showing of good cause and true need, the ZBA may allow direct cross-questioning. ARTICLE V Meeting Procedures Section 1. Except as otherwise prescribed by these rules, the ZBA meetings may be conducted in accordance with Robert's Rules of Order Neivly Revised, [10th ed.], p. 15, 1. 17-25; p. 561-62, 569; at the Presiding Officer's discretion or at the discretion of two board members. If any question arises as to procedure, the ruling of the Presiding Officer shall be final unless reversed by a vote of at least three members. Section 2. Informal voice voting shall be used, unless a ZBA member requests a roll call vote. Where there is a single vote on a group of items, under circumstances where no member requests a separate vote, the vote on the group is deemed the same as a separate, identical vote on each item. Section 3. The presiding officer will preserve order and decorum, preventing the impugning of any member's motives or other personal comments not relevant to the orderly conduct of business. The presiding officer shall request all speakers to keep comments brief and relevant to the question before the ZBA. All persons present in the meeting room should eschew abusive, rude or inappropriate conduct. Section 4. This paragraph applies to general comments in public sessions (not formal public hearings). Speakers should limit their presentations to three minutes each or other such limitations as may be decided by the Presiding Officer or a majority vote of the ZBA members present. Speakers should direct all remarks and questions to the presiding officer, who may refer them for investigation, response or other action. The Texas Open Meetings Act requires the City to post a notice, in advance, listing every topic or subject to be considered by the ZBA. This law may prevent the ZBA from considering a subject raised by a member of the public. In this case, the presiding officer may refer the matter and the ZBA may direct that the matter be placed on the agenda for an upcoming meeting. Section 5. Any of the rules prescribed by this section may be suspended, for any single meeting, by a vote of three-fourths of the ZBA members present. ARTICLE VI Final Disposition Section 1. The Board's decision shall: (1) affirm, modify or reverse the refusal of a permit by, or any order or decision of, the Building Official, (ii) grant, modify or deny a special exception or variance, or (iii) include two or more of these actions. Each decision shall be reduced to writing and shall set forth the action taken and the conditions, if any, imposed. Every application shall be deemed disallowed, unless the concurring vote of four members of the Board shall favor the application prior to adjournment, unless another disposition is expressly made by the Board (such as, for example, taking the matter under advisement or postponing action to the next meeting). The vote of each member present on each decision shall be recorded with the decision. An appeal or an application for variance or special exception shall be deemed denied upon the vote of two or more voting members supporting a motion to deny; or upon the vote of one or more voting members supporting a motion to deny if only four members are present provided, a second to the motion shall not be deemed a second vote for the denial, unless decided otherwise by a majority of those present and voting prior to adjournment. Section 2. Any applicant may, in writing, or upon the record at a meeting withdraw his application prior to a final disposition by the Board. Section 3. If an application is granted by the Board, the written decision shall contain conditions as follows: (i) that all permits necessary for the prosecution of work shall be applied for within 90 days, or such other period determined by the Board, (ii) that construction shall be commenced and completed within two years from the date of granting by the Board, unless otherwise prescribed in the decision itself, or unless an extension of time is granted by the Board and (iii) the decision shall be recorded with Harris County Clerk's Office (Real Property Records). No extensions may be granted by the Building Official unless authorized to do so by the Board. Neither additional notice nor hearing is required for granting a time extension. If any such condition is not fulfilled within the prescribed time, the decision remains in effect but is subject to reversal or modification by the Board without additional notice or hearing. Section 4. The applicant and the Building Official will be notified of the decision of the ZBA. 4 ARTICLE VII Rehearing Section 1. No rehearing of any decision by the Board shall be heard except on motion or notification to the Recording Secretary by a member of the Board to reconsider the vote. The motion or notification for rehearing shall be made within 10 days of the date the decision is filed in the Board's office. The request for rehearing shall be acted upon within 30 days after the decision has been filed or at the next regular meeting of the ZBA (whichever comes later) and carried by not less than four concurring votes. Section 2. No motion for a rehearing shall be entertained except upon a suggestion that new evidence will be submitted, which was not presented at the meeting at which the hearing was originally heard. The Board may require the presentation of new evidence and may affirm the original decision upon a finding that no new evidence has been presented without hearing additional evidence. Section 3. If a rehearing is granted, the case shall be put on the calendar for a rehearing and new notices sent to property owners in accordance with provisions of these rules and notice posted as required. Section 4. After the decision of the Board is final (that is, no rehearing or appeal to the District Court is pending), the Board need not conduct a hearing unless there shall have been a substantial change in the circumstances affecting such property since the prior decision on substantially the same issue. The Board may first hear evidence on the issue of substantial change in the circumstances, and then make the determination whether it will hold a hearing on the application or dismiss the application. ARTICLE VIII Precedents Section 1. Recognizing that each parcel of real property is unique, that the facts presented in each case are almost always unique and that the applicant may not always meet the heavy burden of proof imposed by state law and city ordinance, no action of the Zoning Board of Adjustment shall set a precedent. Each case shall be decided upon its merits and upon the circumstances attendant thereto. ARTICLE IX Officers Section 1. The City Council may provide for appointments of the Presiding Officer and the Vice-Presiding Officer, and may allow one or both such officers to be selected by the ZBA. Section 2. The Presiding Officer shall preside at all meetings and hearings of the Board. In the event of the absence or disability of the Presiding Officer, the Vice-Presiding 5 Officer shall preside. In the event of the absence or disability of both the Presiding Officer and Vice-Presiding Officer, a temporary Presiding Officer shall be elected to preside. Section 3. The Presiding Officer, subject to these rules, shall decide all points of procedure unless otherwise directed by a majority of the Board in session at that time. Section 4. The Presiding Officer may designate members of the Board to make personal inspections when necessary fronn time to time and, unless directed by a majority of the Board, shall appoint such committees as may be found necessary. Section 5. The Presiding Officer shall report at each meeting on all official transactions that have not otherwise come to the attention of the Board. Section 6. The Presiding Officer shall, subject to these rules and further instructions from the Board, transact the official business of the Board and exercise general disciplinary power. Section 7. The Recording Secretary shall be such person as may be designated by the City Manager. Section 8. The Recording Secretary, subject to the provisions of the Zoning Ordinance, these rules, and the direction of the Board and Presiding Officer, shall conduct all correspondence of the Board; shall attend all meetings of the Board and all hearings; shall scrutinize all applications to see that these rules are complied with; shall keep all dockets and minutes of the Board's proceedings; shall maintain the necessary files and indexes and generally supervise all clerical work of the Board. The Recording Secretary shall, upon docketing any application notify any property owner or other person required to be notified under the provisions of the Zoning Ordinance and State Law. Section 9. The Recording Secretary shall require from the applicant such additional information and data as may be required to fully advise the Board with reference to the application, whether or not such information and data is called for by the official forms or not. Any failure or refusal on the part of the applicant to furnish such additional information or data shall be grounds for the dismissal of tine application by the Board. ARTICLE X Minute Book Section 1. The Recording Secretary shall keep a permanent Minute Book which shall record all applications docketed, disposition of action of the ZBA by individual vote and in the case of denial of an application considered by the ZBA, state the reason or reasons given by the Board for such denial. 6 ARTICLE XI Resolutions Section 1. Every resolution not otherwise provided for shall require a majority vote of the members present at a legally constituted meeting. ARTICLE XII Amendments; Suspension Section 1. These Rules of Procedures may be amended at any meeting by a vote of not less than four members of the Board, provided that such amendment is presented in writing at a regular meeting as a special agenda item. Any of the rules may be suspended, for any single meeting or proceeding, by a vote of at least four members. ARTICLE XIII Valid Action Any action taken by the ZBA, in compliance with applicable law, shall be deemed to have waived these Rules of Procedure as to the action taken. Such action shall be valid despite any technical noncompliance with these Rules of Procedure or their predecessors. Adopted by the Zoning Board of Adjustment of the City of West University Place, effective the 20`x' day of November, 2008. Richard J. Wil on, P siding Officer Zoning Board o Tjustment City of West University Place 7