Opinion ID: 2257670
Heading Depth: 1
Heading Rank: 3

Heading: The Town's Authority to Grant Variances in the Shoreland Zone

Text: [¶ 13] The Petersons' 1994 variance request was denied by the Board because the Board concluded that the Town has made no provision in its ordinances authorizing variances pursuant to the statute governing the expansion of structures in volume or floor area by 30% or more within 250 feet of a great pond. The statute, 38 M.R.S.A. § 439-A(4) (Supp.1997), provides: Notwithstanding any provision in a local ordinance to the contrary, all new principal and accessory structures and substantial expansions of such structures within the shoreland zone as established by section 435 shall meet the water setback requirements approved by the board ... For purposes of this subsection, a substantial expansion of a building shall be an expansion which increases either the volume or floor area by 30% or more. This subsection is not intended to prohibit a municipal board of appeals from granting a variance, subject to the requirements of this article and Title 30-A, section 4353.... (emphasis added). [¶ 14] The Town's position is that its own ordinance could not empower the Board to grant variances if State law prohibits it: As used in this Ordinance, a variance is authorized only for height, area and size of structures or size of yards or open spaces. Establishment or expansion otherwise prohibited shall not be allowed by variance .... Town of Rangeley Zoning Ordinance § 8(D)(2) (emphasis added). [¶ 15] Title 38 M.R.S.A. § 439-A(4), however, does not prohibit expansions, and in fact states that it is not intended to prohibit a municipal board of appeals from granting a variance. Moreover, section 8(D)(2) of the Town's zoning ordinance specifically authorized variances for height, area and size of structures, unless otherwise prohibited. Title 38 M.R.S.A. § 4353 does not prohibit the Town from granting a variance to the Petersons, provided they otherwise meet the criteria. Indeed section 4353 authorizes boards of appeals to interpret zoning ordinances and grant variances. See also 30-A M.R.S.A. § 3001 (Any municipality, by the adoption, amendment or repeal of ordinances or bylaws, may exercise any power or function which the Legislature has power to confer upon it, which is not denied either expressly or by clear implication, and exercise any power or function granted to the municipality by the Constitution of Maine, general law or charter.). [¶ 16] Further, section 3(c)(1)(a) of the Town's ordinance implements the state shoreland zoning statute, in that it provides that nonconforming structures within the shoreland area shall not be expanded by 30% or more. At the same time, section 3(d)(1) provides that [e]xpansion of nonconforming uses may be allowed after review and under certain conditions. Accordingly, the Board has the authority to grant such a variance. See Cope v. Town of Brunswick, 464 A.2d 223, 226 (Me.1983) (a variance is authority extended to a landowner to use his property in a manner prohibited by the ordinance (absent such variance)). [¶ 17] The Board did not reach the merits of the Petersons' variance request. The Petersons have a right to have that request heard. Accordingly, the case must be remanded for that purpose. The entry is: Judgment as to declaratory judgment portion of the complaint is affirmed. Judgment on the Rule 80B appeal is vacated. Remanded to the Superior Court with instructions to remand to the Rangeley Zoning Board of Appeals for further proceedings consistent with this opinion.