AllEnergy Corporation v. Trempealeau County Environment & Land Use Committee

2017 WI 52

SUPREME COURT OF WISCONSIN
CASE NO.: 2015AP491
COMPLETE TITLE: AllEnergy Corporation and AllEnergy Silica,
Arcadia, LLC,
Petitioners-Appellants-Petitioners,
v.
Trempealeau County Environment & Land Use
Committee,
Respondent-Respondent.
REVIEW OF A DECISION OF THE COURT OF APPEALS
Reported at 370 Wis. 2d 261, 881 N.W.2d 358
(2016 - Unpublished)

OPINION FILED: May 31, 2017
SUBMITTED ON BRIEFS:
ORAL ARGUMENT: January 11, 2017

SOURCE OF APPEAL:
COURT: Circuit
COUNTY: Trempealeau
JUDGE: Elliott M. Levine

JUSTICES:
CONCURRED: ZIEGLER, J. concurs, joined by ROGGENSACK, C.J.
(opinion filed)
DISSENTED: KELLY, J. dissents, joined by GABLEMAN, J. and
R.G. BRADLEY, J.
NOT PARTICIPATING:

ATTORNEYS:
For the petitioners-appellants-petitioners, there were
briefs filed by Gary A. Van Cleve and Larkin, Hoffman, Daly and
Lindgren Ltd., Minneapolis, and oral argument by Gary A. Van
Cleve.

For the respondent-respondent, there was a brief filed by
Ronald S. Stadler, Aaron J. Graf and Mallery & Zimmerman, S.C.,
Milwaukee, and oral argument by Ronald Stadler.

An amici curiae brief was filed on behalf of CSI Sands
(Wisconsin) LTD., D/B/A Canadian Silica Industries, Superior
Silica Sands LLC, Mississippi Sand LLC, and High Country Sand
LLC by Anders B. Helquist and Weld Riley, S.C., Eau Claire.

An amici curiae brief was filed on behalf of Wisconsin
Counties Association and Wisconsin Towns Association by Richard
Manthe, Shawano.

An amici curiae brief was filed on behalf of Wisconsin
Realtors Association and Wisconsin Builders Association by
Thomas D. Larson, Madison.

2
 2017 WI 52
NOTICE
This opinion is subject to further
editing and modification. The final
version will appear in the bound
volume of the official reports.
No. 2015AP491
(L.C. No. 2013CV245)

STATE OF WISCONSIN : IN SUPREME COURT

AllEnergy Corporation and AllEnergy Silica,
Arcadia, LLC,

Petitioners-Appellants-Petitioners,
FILED
v.
MAY 31, 2017
Trempealeau County Environment & Land Use
Committee, Diane M. Fremgen
Clerk of Supreme Court
Respondent-Respondent.

Review of a decision of the Court of Appeals. Affirmed.

¶1 SHIRLEY S. ABRAHAMSON, J.1 This is a review of an

unpublished decision of the court of appeals affirming an order

1
Although four justices agree with the mandate of this
opinion that the decision of the court of appeals is affirmed,
only Justice Ann Walsh Bradley joins this opinion (which makes
it the opinion of two justices). Justice Annette K. Ziegler
(joined by Chief Justice Patience D. Roggensack) joins the
mandate and writes separately in concurrence. Justice Daniel
Kelly (joined by Justice Michael J. Gableman and Justice Rebecca
Grassl Bradley) dissents. This opinion is a lead opinion
because four justices do not agree with or join its reasoning.

(continued)
 No. 2015AP491

of the circuit court for Trempealeau County, La Crosse County

Circuit Court Judge Elliott M. Levine, presiding.2 The order of

the circuit court affirmed the Trempealeau County Environment &

Land Use Committee's denial of the conditional use permit

application for non-metallic mineral mining submitted by

AllEnergy Corporation and AllEnergy Silica, Arcadia, LLC

(collectively AllEnergy). The non-metallic mineral mining in

the instant case is mining, processing and transporting silica

sand used in hydraulic fracturing (fracking).

¶2 Naming the Trempealeau County Environment & Land Use

Committee as respondent, AllEnergy sought certiorari review in

the circuit court of the denial of its application for a

conditional use permit; appealed the order of the circuit court

As Justice Ann Walsh Bradley recently explained in State v.
Weber, 2016 WI 96, ¶83 n.1, 372 Wis. 2d 202, 887 N.W.2d 554 (Ann
Walsh Bradley, J., dissenting), although "the term 'lead'
opinion . . . is undefined in our Internal Operating Procedures,
its use here is consistent with past description. We have said
'that a lead opinion is one that states (and agrees with) the
mandate of a majority of the justices, but represents the
reasoning of less than a majority of the participating
justices.'" (quoting State v. Lynch, 2016 WI 66, ¶143, 371
Wis. 2d 1, 885 N.W.2d 89 (Abrahamson & Ann Walsh Bradley, JJ.,
concurring in part and dissenting in part) (citing Hoffer
Props., LLC v. DOT, 2016 WI 5, 366 Wis. 2d 372, 874
N.W.2d 533)).
2
AllEnergy Corp. v. Trempealeau County Env't & Land Use
Comm., No. 2015AP491, unpublished slip op. (Wis. Ct. App. May
10, 2016).

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 No. 2015AP491

to the court of appeals; and then sought review of the decision

of the court of appeals in this court.3

¶3 The issues presented in AllEnergy's brief and

addressed by the Trempealeau County Environment & Land Use

Committee's brief are the following:

I. Did the Trempealeau County Environment & Land Use
Committee, an appointed body without the power to
legislate, exceed its jurisdiction by denying a
conditional use permit based on broad legislative
concerns over the public health, safety, and
welfare?

II. Did substantial evidence in the administrative
record support the denial of a conditional use
permit for non-metallic mining?

III. Should the court adopt a new doctrine that a
conditional use permit applicant is entitled to
the permit where (A) all ordinance conditions and
standards are met and (B) additional conditions
can be adopted that address potentially-adverse
impacts from the use?4
3
Briefs were submitted in this court by amici curiae as
follows: Joint brief of CSI Sands (Wisconsin) LTD., D/B/A
Canadian Silica Industries, Superior Silica Sands LLC,
Mississippi Sand LLC, and High Country Sand LLC; Wisconsin
Realtors Association and Wisconsin Builders Association; and
Wisconsin Counties Association and Wisconsin Towns Association.
4
Brief of Petitioners-Appellants-Petitioners (AllEnergy) at
vi (emphasis added).

AllEnergy's petition for review stated the issues somewhat
differently as follows (emphasis added):

I. Does a conditional use permit ("CUP") applicant
have a property right of entitlement to issuance
of a CUP when a county zoning committee adopts 37
specific conditions of approval for a CUP, but
then denies it based on generalized quasi-
legislative concerns?
(continued)
3
 No. 2015AP491

¶4 AllEnergy's statement of the third issue is premised

on AllEnergy's argument that AllEnergy satisfied, as a matter of

law, all the specific conditions in the ordinance and that the

Trempealeau County Environment & Land Use Committee cannot

require AllEnergy to satisfy "subjective," "generalized"

conditions and standards in the ordinance.

¶5 Before we address each issue in turn, we briefly state

the certiorari standard of review to provide context for the

issues and our decision.

II. Do unsubstantiated public comments on the
possible negative impacts of a non-metallic mine
constitute substantial evidence upon which to
base a CUP denial?

III. Should the court adopt a new doctrine that where
a CUP applicant has shown that all conditions and
standards, both by ordinance and as devised by
the zoning committee, have been or will be met,
the applicant is entitled to the issuance of the
permit?

IV. Did [the Environment & Land Use Committee] exceed
its jurisdiction by denying a CUP based upon
generalized concerns, reflecting the exercise of
policy-based, quasi-legislative authority by a
committee whose members are appointed, not
elected?

V. In addition to violating the judicial notice
statute, did it violate the due process and equal
protection rights of the CUP applicant for the
courts below to refuse to take mandatory judicial
notice of certain governmental documents?

This court's order granting AllEnergy's petition for review
limited review to issues II, III, and IV, above.

4
 No. 2015AP491

¶6 The first two issues stated above relate to certiorari

review of the Trempealeau County Environment & Land Use

Committee's decision denying AllEnergy a conditional use permit.5

A person aggrieved by the denial of a conditional use permit may

commence an action seeking the remedy available by certiorari.

Wis. Stat. § 59.694(10) (2013-14).6

¶7 In the instant certiorari review, the decision of the

Trempealeau County Environment & Land Use Committee is accorded

a presumption of correctness and validity.7 Certiorari review is

5
See State ex rel. Skelly Oil Co. v. Common Council, City
of Delafield, 58 Wis. 2d 695, 700-701, 207 N.W.2d 585 (1973)
(footnote omitted):

Conditional uses or as they are sometimes referred to,
special exceptions uses, enjoy acceptance as a valid
and successful tool of municipal planning . . . .[A]s
flexibility devices, which are designed to cope with
situations where a particular use, although not
inherently inconsistent with the use classification of
a particular zone, [conditional uses] may well create
special problems and hazards if allowed to develop and
locate as a matter of right in [a] particular zone.
6
All subsequent references to the Wisconsin Statutes are to
the 2013-14 version unless otherwise indicated.

"Certiorari is used to test the validity of decisions made
by administrative or quasi-judicial bodies." Acevedo v. City of
Kenosha, 2011 WI App 10, ¶8, 331 Wis. 2d 218, 793 N.W.2d 500.
7
See, e.g., Lamar Cent. Outdoor, Inc. v. Bd. of Zoning
Appeals of City of Milwaukee, 2005 WI 117, ¶16, 284 Wis. 2d 1,
700 N.W.2d 87; Edward Kraemer & Sons, Inc. v. Sauk Cty. Bd. of
Adjustment, 183 Wis. 2d 1, 8, 515 N.W.2d 256 (1994); Sills v.
Walworth Cty. Land Mgt. Comm., 2002 WI App 111, ¶6, 254
Wis. 2d 538, 648 N.W.2d 878.

5
 No. 2015AP491

limited to whether the Trempealeau County Environment & Land Use

Committee:

1. Kept within its jurisdiction;

2. Proceeded on a correct theory of law;

3. Acted in an arbitrary, oppressive, or unreasonable

manner that represented its will and not its judgment;

and

4. Might reasonably make the order or determination in

question based on evidence.8

¶8 AllEnergy's focus——and therefore our focus and that of

the circuit court and court of appeals——is on the first and

fourth inquiries on certiorari review. Nevertheless, we

recognize that AllEnergy sometimes seems to fuse its arguments

on the first and fourth inquiries in a certiorari review with

the third inquiry, namely whether the Trempealeau County

Environment & Land Use Committee acted in an arbitrary,

oppressive, or unreasonable manner that represented its will,

not its judgment. Our discussion of the first and fourth
inquiries demonstrates that the determination of the Committee

was not arbitrary, oppressive, or unreasonable: The Committee

8
Oneida Seven Generations Corp. v. City of Green Bay, 2015
WI 50, ¶41, 362 Wis. 2d 290, 865 N.W.2d 162 (citing Ottman v.
Town of Primrose, 201 WI 18, ¶35, 332 Wis. 2d 3, 796
N.W.2d 411).

In challenging whether the evidence was such that the
Trempealeau County Environment & Land Use Committee might
reasonably make the determination in question, courts apply the
substantial evidence test. See Part III, infra.

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 No. 2015AP491

addressed AllEnergy's arguments; the Committee addressed the

provisions of the county's ordinance and its decision was the

result of deliberation and judgment exercised within the range

of discretion accorded it in the ordinance; and the Committee's

determination was reasonable, had a rational basis, and was

supported by substantial evidence.9

¶9 On certiorari, this court reviews the record of the

Trempealeau County Environment & Land Use Committee, rather than

the judgment or findings of the circuit court or the decision of

the court of appeals.10 We have undertaken an independent review

of the Committee's record but have benefitted from the court of

appeals' comprehensive review.

9
A determination of a local governmental entity represents
its will and not its judgment when its action is "arbitrary,
oppressive, or unreasonable." Snyder v. Waukesha Cty. Zoning
Bd. of Adj., 74 Wis. 2d 468, 475-76, 247 N.W.2d 98 (1976) (An
action is "arbitrary o[r] capricious if it is unreasonable or
without a rational basis."); see also Olson v. Rothwell, 28
Wis. 2d 233, 239, 137 N.W.2d 86 (1965) ("Arbitrary or capricious
action on the part of an administrative agency occurs when it
can be said that such action is unreasonable or does not have a
rational basis. . . . and [is] not the result of the 'winnowing
and sifting' process.") (internal citations omitted); State ex
rel. Harris v. Annuity & Pension Bd., Emp. Ret. Sys. of City of
Milwaukee, 87 Wis. 2d 646, 651–52, 275 N.W.2d 668, 671 (1979)
(the fourth certiorari criterion, whether the evidence was such
that the governmental entity might reasonably make the order
based on evidence, controls the third criterion); see also
Williams v. Housing Auth. of City of Milwaukee, 2010 WI App 14,
¶10, 323 Wis. 2d 179, 779 N.W.2d 185 (a challenge under criteria
three and four of a certiorari review requires a court to
determine whether the decision is founded on insufficient
evidence).
10
Oneida Seven Generations Corp., 362 Wis. 2d 290, ¶42.

7
 No. 2015AP491

¶10 For the reasons set forth, we conclude as follows:

I. The Trempealeau County Environment & Land Use

Committee applied the factors and considerations set

forth in the applicable ordinance and thus kept within

its jurisdiction in denying a conditional use permit

to AllEnergy.

II. There is substantial evidence in the record to support

the Trempealeau County Environment & Land Use

Committee's decision denying AllEnergy's application

for a conditional use permit.

III. The court will not overturn settled law governing

review of a grant or denial of a conditional use

permit. The court does not adopt the new legal

doctrine urged by AllEnergy, namely that an applicant

for a conditional use permit is entitled to the permit

for a conditional use when it meets the specific

conditions set forth in the ordinance and any

additional conditions set forth, and that an applicant
cannot be required to meet other conditions and

standards in the ordinance.

¶11 Part I describes the proposed project for which

AllEnergy sought a conditional use permit. In Parts II, III,

and IV, we address each issue stated above. Issues I and II

require a fact-intensive analysis to determine whether the

Trempealeau County Environment & Land Use Committee kept within

its jurisdiction and whether substantial evidence exists to
support the Committee's denial of AllEnergy's application for a
8
 No. 2015AP491

conditional use permit; the facts are set forth in Parts II and

III.

I

¶12 Trempealeau County is home to several frac sand mines.

Trempealeau County's rolling and bucolic hills hide vast

reserves of silica sand. Silica sand is often called "frac

sand," in reference to the material's use as a proppant in

hydraulic fracturing, that is, in "fracking." Fracking is a

process used to extract previously inaccessible buried reserves

of oil and natural gas. The process involves drilling an oil or

natural gas well and using explosives to create cracks or

fissures in the rock or subsurface material. A mixture of

water, chemicals, and frac sand is injected to expand and hold

open the cracks or fissures created by the explosives. The oil

or natural gas reserves leach out of the cracks and fissures and

into the wells.11

¶13 In May 2013, AllEnergy located a site in the Town of

Arcadia in Trempealeau County for a frac sand mine. The site is
located in an Exclusive Agriculture 2 (EA-2) zoning district,

which has the stated purpose to "preserve[] class I, II and III

soils and additional irrigated farmland from scattered

residential developments that would threaten the future of

11
For a more in-depth discussion of fracking and frac sand,
see Wisconsin Department of Natural Resources, Industrial Sand
Mining in Wisconsin, June 2016,
http://dnr.wi.gov/topic/EIA/documents/ISMSA/ISMSA.pdf (last
visited May 22, 2017).

9
 No. 2015AP491

agriculture . . ." and "to preserve woodlands, wetlands, natural

areas and the rural atmosphere of the County."12

¶14 Because non-metallic mineral mining, including frac

sand mining, requires a conditional use permit in Trempealeau

County, AllEnergy filed an application for such a permit and a

non-metallic mineral mining reclamation plan with the County on

August 2, 2013. The application describes a 550-acre project,

which includes a 265-acre mine site, a processing plant, a

conveyor system (to move sand and other materials around the

facility), storm water retention ponds, and a rail spur

connecting the facility to a Canadian Northern rail line.

¶15 AllEnergy's application also explains that it had

received "favorable determinations" from various state and

federal agencies regarding wetland-fill, storm water discharge,

and highway-related permits.

¶16 Trempealeau County's Department of Land Management

initially received the application and referred it to an

engineering firm for third-party review. In response to the
engineering firm's concerns, AllEnergy made changes to its plan.

12
See Trempealeau County Zoning Ordinance § 2.03(2).

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 No. 2015AP491

On August 27, 2013, the Department of Land Management deemed the

plan "complete."13

¶17 Tasked with deciding whether a sand mine should be

permitted in the EA-2 zoning district, the Trempealeau County

Environment & Land Use Committee held a public hearing on

AllEnergy's application on October 9, 2013. During the hearing,

AllEnergy's representatives and its experts gave presentations

on the project.

¶18 After AllEnergy's presentations, the hearing was

opened to public testimony. Thirteen people testified against

permitting the proposed non-metallic mine and two supported the

mine. In addition, letters and e-mails were read into the

record. According to the circuit court, "[a]pproximately 368

people went on record as being in favor of granting the

conditional use permit, with the vast majority registering their

support via form letter with little or no comment, including

approximately 51 people who are residents of another state.

Approximately 38 people went on record as being opposed to
granting the conditional use permit, the majority of whom

provided a reason for their position."

13
The Department of Land Management deemed the application
complete days before the County adopted a one-year moratorium on
permitting new frac sand mines on August 30 (effective September
1, 2013). The County adopted the moratorium in order to study
the health and environmental effects of the recent boom in frac
sand mining. Because AllEnergy submitted a complete application
before September 1, the moratorium did not apply to AllEnergy.

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 No. 2015AP491

¶19 Generally, those favoring granting the conditional use

permit cited increased employment. Those opposed cited

environmental, health, and cultural concerns.

¶20 A lengthy discussion ensued between AllEnergy's

representatives and the members of the Trempealeau County

Environment & Land Use Committee regarding the concerns

expressed by the public about the project.

¶21 During the public hearing, the Trempealeau County

Environment & Land Use Committee reviewed the provisions of the

County ordinance concerning conditional use permits, non-

metallic mineral mining permits, and non-metallic mine

reclamation. See Trempealeau County Zoning Ordinance chs. 10,

13, 20. The substance of these ordinance provisions will be

discussed below. For now, it suffices to say that the Committee

discussed many of the factors in the ordinance and that

AllEnergy was involved in this discussion.

¶22 After reviewing the ordinance provisions governing its

decision, the Trempealeau County Environment & Land Use
Committee discussed what conditions would have to be imposed on

AllEnergy's conditional use permit before it would vote to grant

the permit. After extensive discussion, the Committee voted 7-1

in favor of imposing numerous conditions on the conditional use

permit.

¶23 After deciding on the approved conditions, the

Trempealeau County Environment & Land Use Committee voted 5-3 to

deny AllEnergy's application for a conditional use permit even
with those conditions in place. The five members of the
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 No. 2015AP491

Committee who voted to deny the application stated their reasons

for doing so on the record. The Committee also prepared a

written summary of its decision pursuant to Trempealeau County

Zoning Ordinance § 13.03(4).14

II

¶24 AllEnergy's first challenge is that the Trempealeau

County Environment & Land Use Committee did not keep within its

jurisdiction when denying a conditional use permit to AllEnergy

when it based its denial on "legislative concerns implicating

public health, safety, and welfare."

¶25 To support this challenge, AllEnergy makes three

arguments.

¶26 AllEnergy argues that the Trempealeau County Board of

Supervisors decided, as a legislative matter in enacting the

ordinance, that the public health, safety, and welfare may be

served by allowing non-metallic mineral mining in an Exclusive

Agriculture 2 (EA-2) zoning district. AllEnergy reasons that

the Trempealeau County Environment & Land Use Committee did not
keep within its jurisdiction in denying AllEnergy a conditional

use permit because the designation of a use in a zoning code as

14
Under our cases, no requirement exists that a written
decision be prepared, but, for meaningful review, a reviewing
court must be able to discern from the record or the transcript
of the proceedings before the board the reasons for the denial
of the application for a conditional use permit. See Lamar
Cent. Outdoor, 284 Wis. 2d 1, ¶¶31-35.

13
 No. 2015AP491

a conditional use by the Board of Supervisors conclusively

establishes that the use is in the public interest.

¶27 AllEnergy also argues that because the Trempealeau

County Board of Supervisors included non-metallic mineral mining

as a conditional use within an EA-2 zoning district, such a use

is presumptively valid and the proper inquiry for the

Trempealeau County Environment & Land Use Committee is whether

the conditional use at the particular location carries impacts

greater than the adverse impacts ordinarily associated with that

use. AllEnergy asserts further that it is entitled to a

conditional use permit as of right because no evidence in the

record demonstrates that the proposed non-metallic mineral

mining site at the particular location carries impacts greater

than the adverse impacts ordinarily associated with that use.15

¶28 AllEnergy further bolsters its position that the

Trempealeau County Environment & Land Use Committee did not keep

within its jurisdiction by arguing that the guideline of "public

health, safety or general welfare" is too general to supply the
necessary guidance for action by the Committee. In making this

argument AllEnergy does not refer to the constitution in its

briefs, but its argument is a constitutional one attacking the

ordinance as an invalid delegation of power to the Committee.

15
AllEnergy relies on Maryland cases adopting this
standard. See, e.g., Mossburg v. Montgomery Cty., 666 A.2d 1253
(Md. Ct. App. 1995).

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 No. 2015AP491

¶29 At oral argument, Justice Ziegler asked whether

AllEnergy was challenging the constitutionality of the

ordinance. Counsel for AllEnergy replied that the court stopped

him from making such an argument.

¶30 The dialogue at oral argument proceeded as follows:

Justice Ziegler: I'm curious, it doesn't seem that
you have specifically made constitutional arguments
that this is an unconstitutional delegation of
authority or that this ordinance is unconstitutional
either facially or as applied, or any other
constitutional claims. I'm curious why not.

AllEnergy's counsel: Because this court told me I
couldn't make them. That was one of the issues that
we raised in our petition for review and the court
granted review on the three issues that are stated in
its order granting the petition. We did raise a
constitutional issue, but it is not before this court.
¶31 Justice Ziegler and counsel, however, spoke past each

other. AllEnergy's response to Justice Ziegler should have been

that it did not raise an unconstitutional delegation of

authority claim or make any facial or as-applied constitutional

claim in its petition for review. See ¶3 n.3, supra (describing
AllEnergy's statement of issues in its petition for review).

¶32 AllEnergy's petition for review did raise a

constitutional issue that the court did not address in granting

review. AllEnergy's petition for review raised a violation of

due process and equal protection relating to judicial notice of

certain documents. See ¶3 n.3, supra. This was not the

constitutional argument to which Justice Ziegler was referring.

¶33 Undeniably, AllEnergy's brief attacks the
constitutionality of the Trempealeau County ordinance, relying

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 No. 2015AP491

throughout its brief (in pages too numerous to cite in its Table

of Authorities) on State ex rel. Humble Oil & Refining Co. v.

Wahner, 25 Wis. 2d 1, 130 N.W.2d 304 (1964), a case successfully

challenging the constitutionality of an ordinance on the grounds

of invalid standards in the ordinance.

¶34 Trempealeau County's brief correctly objects to

AllEnergy's diverging into a constitutional argument in its

discussion of whether the Trempealeau County Environment & Land

Use Committee exceeded its jurisdiction.

¶35 We disagree with the positions that AllEnergy urges.

We conclude:

(A) By adhering to the Trempealeau County ordinance, the

Trempealeau County Environment & Land Use Committee

kept within its jurisdiction in denying AllEnergy's

application for a conditional use permit in the

instant case.

¶36 AllEnergy supports its challenge to the Committee's

jurisdiction by three arguments. As to these three arguments,
we conclude:

(B) Designation of non-metallic mineral mining as a

conditional use in the zoning code does not

conclusively establish that the use is in the public

interest.

(C) The proper inquiry is not whether the proposed

conditional use carries impacts greater than the

adverse impacts ordinarily associated with that use,
and
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 No. 2015AP491

(D) The guidelines in the Trempealeau County ordinance,

including the requirement that the Committee consider

"public health, safety or general welfare," are

constitutional.

A

¶37 To determine whether the Trempealeau County

Environment & Land Use Committee kept within its jurisdiction,

we compare the terms of the ordinance to the Committee's action.

The "kept within its jurisdiction" inquiry on certiorari review

considers whether the applicable ordinance grants the

Trempealeau County Environment & Land Use Committee the

authority to take the action it took. The Trempealeau County

Environment & Land Use Committee, as an agency created by the

County's legislative body, has those powers that are expressly

conferred or that are necessarily implied by the ordinances

under which it operates.16

¶38 The Trempealeau County Zoning Ordinance enacted by the

Trempealeau County Board of Supervisors lists various criteria
the Trempealeau County Environment & Land Use Committee is to

16
Kimberly-Clark Corp. v. Pub. Serv. Comm'n of Wis., 110
Wis. 2d 455, 461–62, 329 N.W.2d 143 (1983) (citing Elroy-
Kendall-Wilton Schs. v. Coop. Educ. Serv., 102 Wis. 2d 274, 278,
306 N.W.2d 89 (Ct. App. 1981)). See also Wis. Citizens
Concerned for Cranes & Doves v. DNR, 2004 WI 40, ¶14, 270
Wis. 2d 318, 334–35, 677 N.W.2d 612 ("It is axiomatic that
because the legislature creates administrative agencies as part
of the executive branch, such agencies have only those powers
which are expressly conferred or which are necessarily implied
by the statutes under which it operates.") (internal quotation
marks omitted).

17
 No. 2015AP491

consider in deciding whether to grant or deny an application for

a conditional use permit.

¶39 The ordinance requires the Trempealeau County

Environment & Land Use Committee to "review each conditional use

permit application for compliance with all requirements

applicable to that specific use and to all other relevant

provisions of this Ordinance." The ordinance specifically

directs the Committee to approve a conditional use permit only

if it determines that "the proposed use at the proposed location

will not be contrary to the public interest and will not be

detrimental or injurious to the public health, public safety, or

character of the surrounding area." Trempealeau County Zoning

Ordinance § 10.04(5)(a).

¶40 The Trempealeau County Zoning Ordinance provides 16

other factors to guide the Trempealeau County Environment & Land

Use Committee's inquiry in its decision-making function

regarding a conditional use permit, including:

1. Whether the proposed project will adversely affect
property in the area.

2. Whether the proposed use is similar to other uses
in the area.

3. Whether the proposed project is consistent with
adopted Trempealeau County plans or any officially
adopted town plan.

. . . .

7. Whether the proposed use creates noise, odor, or
dust.

. . . .

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 No. 2015AP491

11. Provision for proper surface water drainage.

. . . .

13. Whether the proposed project creates excessive
exterior lighting glare or spillover onto neighboring
properties.

14. Whether the proposed project leads to a change in
the natural character of the area through the removal
of natural vegetation or altering of the topography.

15. Whether the proposed project would adversely
affect the natural beauty of the area.

16. Whether the proposed project would adversely
affect any historic or archeological sites.
Trempealeau County Zoning Ordinance § 10.04(5)(b).

¶41 Moreover, the Trempealeau County Environment & Land

Use Committee is not limited to considering the factors

specified in the ordinance. It may consider "additional factors

as are deemed by it to be relevant to its decision making

process . . . ." Trempealeau County Zoning Ordinance

§ 10.04(5)(b). The Committee did not rely on this latter

provision.

¶42 In addition to the criteria governing the granting of
conditional use permits stated above, additional considerations

for authorizing non-metallic mineral mining are set forth in

chapter 13 of the Trempealeau County Zoning Ordinance. The

Trempealeau County Environment & Land Use Committee is required

to analyze proposals for non-metallic mineral mining "in light

of the County's interest in providing for the wise use of the

natural resources of the county, aesthetic implications of the
siting of such a mine at a given location and the impacts of

19
 No. 2015AP491

such a mining operation on the general health, safety and

welfare of the public." Trempealeau County Zoning Ordinance

§ 13.01.

¶43 The zoning ordinance governing non-metallic mineral

mining sets forth another eight factors the Trempealeau County

Environment & Land Use Committee shall consider, "among other

factors," when considering an application for a non-metallic

mineral mine permit:

(a) When considering an application for a non-metallic
mineral mine permit, the County shall consider, among
other factors, the following: the effect or impact of
the proposed operation upon; (1) public
infrastructure, including but not limited to streets
and highways, schools and other public facilities; (2)
present and proposed uses of land in the vicinity of
the proposed operation; (3) surface water drainage,
water quality and supply; (4) soil erosion; (5)
aesthetics, including but not limited to scenic beauty
and the conservation of natural resources of
outstanding quality or uniqueness; (6) the market
value of lands in the vicinity of the proposed
operation; (7) the physical practicality of
reclamation of the site after the operation has been
concluded; and (8) the public interest from the
standpoints of smoke, dust, noxious or toxic gases and
odors, noise, vibration, blasting and the operation of
heavy machinery and equipment.
Trempealeau County Zoning Ordinance § 13.03(3)(a).

¶44 The ordinance also requires the Committee to determine

whether the proposed non-metallic mining operation is an

appropriate land use at the site in question, including the

ability of the operator to avoid harm to the legitimate

interests of properties in the vicinity of the proposed
operation, as follows:

20
 No. 2015AP491

(b) In order to grant a conditional use permit for
non-metallic mineral mining, the County shall find
that the proposed operation is an appropriate land use
at the site in question, based upon consideration of
such factors as: existence of non-metallic mineral
deposits; proximity of site to transportation
facilities and to markets; and the ability of the
operator to avoid harm to the public health, safety
and welfare and to the legitimate interests of
properties in the vicinity of the proposed operation.
Trempealeau County Zoning Ordinance § 13.03(3)(b).

¶45 The ordinance acknowledges, however, despite the

extensive criteria outlined above, that it is "impossible to

prescribe the criteria upon which such a permit may be granted

in each and every case." Trempealeau County Zoning Ordinance

§ 13.01.

¶46 In determining whether to grant AllEnergy a

conditional use permit, the Trempealeau County Environment &

Land Use Committee considered and applied the criteria set forth

in the ordinance.

¶47 Each member of the Trempealeau County Environment &

Land Use Committee who voted against granting AllEnergy's

application stated his or her reasons as follows:

Committee member Vold: The reason I thought it was an
attempt to [negate] the moratorium was that——I wasn't
here for the moratorium but I read it. I thought that
the booklet was quite incomplete, there was too many
unanswered questions in the application process and I
felt there was more questions than there were answers.

Committee member Zeglin: I too agree that the plan
seemed to be rushed; it was revised after the third
party review. Things should have completed before
that and it leads one to wonder how many times it may
be revised again. The lack of a reclamation plan
provided in the initial plan. That should have been

21
 No. 2015AP491

done initially. I have numerous environmental
concerns about the significant wetlands in the area,
the river at this point historically was and is
constantly changing it is very hard to plan anything
on a long range basis. I'm very concerned with the
water table in the area——it is very high. I haven't
been convinced that it will not be disturbed. Virg
you can add the river constantly floods, changes
course.

Committee member Brandt: My reasons were wetland
location is too close to sensitive water and wildlife
resources and the inability of the applicant to
mitigate those concerns to my satisfaction. Um, the
possibility of possible significant danger to ground
water, by processes involved in mining and processing,
and the high capacity well. Number 3 is the
significant change to the landscape and to the local
cultural . . . and social conditions. Um, and the
other issues that had been brought up by staff and the
public included the reclamation plan.

Committee member Patzner: Well, I represent the Farm
Service Agency and I'm for agriculture. Agriculture
has a history of bringing stability and jobs to our
local economy, where sand mines have a history of boom
or bust on the local economy, therefore destroying
good productive agricultural land is not a wise
decision. We don't want to destroy our outdoor
recreation potential, like hunting, biking and other
activities that attract visitors, retirees and people
that love scenic beauty who are close to work and live
here. There are health concerns with mining so we
need to protect our residents.

Committee member Bawek: Based on information given as
referenced and my own findings, along with public
concerns given at this meeting, this siting does not
seem to be in the best interest of our citizens nor in
the best use of our natural resources of Trempealeau
County. Soil around and in the site bring into
question the potential for water problems. Trout Run
Creek and the close proximity to the Trempealeau River
deem this site as poor. The potential loss of some
unique resources for both ourselves and future
generations comes into question. That's it.

22
 No. 2015AP491

¶48 It is evident that the Trempealeau County Environment

& Land Use Committee exercised the powers conferred by the

ordinance. It considered factors set forth in the ordinance for

granting a conditional use permit. These factors included the

impact of AllEnergy's mine on the general health, safety, and

welfare of the public; the wise use of the county's material

resources; the aesthetic implications of the siting of the mine;

and the adverse effects of the mine on the environment

(including water quality, ground water, and wetlands), scenic

beauty, wildlife, and recreational opportunities. After

considering these factors, the Committee determined that

AllEnergy's application for a conditional use permit should be

denied.

¶49 Because the Trempealeau County Environment & Land Use

Committee considered the factors the Trempealeau County Board of

Supervisors directed the Committee to consider, we conclude that

the Committee kept within its jurisdiction.

B
¶50 Our case law has not accepted what AllEnergy advocates

as a new doctrine in Wisconsin, namely that a legislative

listing of a conditional use equates to a legislative

determination that the use is in the public interest. AllEnergy

urges the court to apply this doctrine and hold that the

Trempealeau County Environment & Land Use Committee did not keep

within its jurisdiction when it denied a conditional use permit

for non-metallic mineral mining, a conditional use listed in the
ordinance.
23
 No. 2015AP491

¶51 In Edward Kraemer & Sons, Inc. v. Sauk County Board of

Adjustment, 183 Wis. 2d 1, 7, 16-17, 515 N.W.2d 256 (1994), the

court declared that the court of appeals erred in believing

"that the mineral extraction permit had to be granted and if

conditions were necessary to ensure compliance with the

ordinance, the Board was obligated to fashion them."

¶52 Indeed, the Kraemer court concluded that conditional

uses may be authorized pursuant to the ordinance, but they are

not uses as of right. They are allowed only if approved by the

appropriate local governmental authority.17

¶53 In Delta Biological Resources, Inc. v. Board of Zoning

Appeals of the City of Milwaukee, 160 Wis. 2d 905, 912, 467

N.W.2d 164 (Wis. App. 1991), the court of appeals emphasized:

"[T]he presumption that the conditional use serves the public

interest[ ] does not exist in Wisconsin. . . . The zoning

ordinance allows certain uses, provided certain conditions are

met. These conditions are not presumed to be met either by

judicial fiat or by the terms of the ordinance . . . ."18

17
See also Town of Rhine v. Bizzell, 2008 WI 76, ¶¶55-57,
311 Wis. 2d 1, 751 N.W.2d 780 (quoting Primeco Pers. Commc'ns,
L.P. v. City of Mequon, 242 F. Supp. 2d 567, 576 (E.D. Wis.
2003)).
18
Delta Biological's argument, which the court of appeals
dismissed, was that "a presumption arises that [a conditional]
use serves the public interest from the fact that the
legislature permits it, and the special use itself, therefore,
presumes a legislative determination that a public need for the
use exists." Delta Biological Res., Inc. v. Bd. of Zoning
Appeals of the City of Milwaukee, 160 Wis. 2d 905, 911-12, 467
N.W.2d 164 (Wis. App. 1991).

24
 No. 2015AP491

¶54 In Wisconsin, and in many states, a conditional use is

one that has been legislatively determined to be compatible in a

particular area, not a use that is always compatible at a

specific site within that area. In these states, the decision

whether to grant a conditional use permit is discretionary. The

relevant entity determines whether a particular site will

accommodate a proposed particular use. In other states,

decision makers have less discretion on requests for a

conditional use permit.19

¶55 Thus, our precedent dictates that no presumption

exists that a conditional use is ipso facto consistent with the

public interest or that a conditional use is a use as of right

at a particular site within an area zoned to permit that

conditional use.20 No compelling reason has been given to

justify deviating from Wisconsin precedent and eliminating site-

specific flexibility in local zoning matters.

C

19
See Daniel R. Mandelker & Allan Wolk, Land Use Law § 6.53
(6th ed. 2016); 2 Patricia E. Salkin, American Law of Zoning
§§ 14:1, 14:6 (6th ed. 2016); Rathkopf's The Law of Zoning and
Planning §§ 60:5, 60:9, 60:10, 61:5-:8, 61:34-:38 (2016).
20
"The principle of stare decisis applies to published
decisions of the court of appeals, and stare decisis requires us
to follow court of appeals precedent unless a compelling reason
exists to overrule it." Wenke v. Gehl Co., 2004 WI 103, ¶21,
274 Wis. 2d 220, 682 N.W.2d 405 (citations omitted). See also
State v. Ziegler, 2012 WI 73, ¶114, 342 Wis. 2d 256, 816
N.W.2d 238; Wis. Stat. § 752.41(2) ("Officially published
opinions of the court of appeals shall have statewide
precedential effect.").

25
 No. 2015AP491

¶56 No Wisconsin case has concluded that the proper

inquiry for a local government entity in considering an

application for a conditional use permit is whether the

conditional use carries adverse impacts greater than the adverse

impacts ordinarily associated with that use. This approach does

not comport with precedent, and no compelling reason has been

given to justify deviating from precedent.

D

¶57 AllEnergy bolsters its argument that the Trempealeau

County Environment & Land Use Committee did not keep within its

jurisdiction in denying AllEnergy's application for a

conditional use permit with the contention that the provisions

of the Trempealeau County ordinance impermissibly require the

Committee to look at "legislative considerations of public

health, safety and welfare." According to AllEnergy, the

Committee can consider only objective factors, not public

interest factors.

¶58 It appears that AllEnergy is trying to shoehorn a
constitutional challenge into the "exceeds jurisdiction" aspect

of certiorari review without explicitly saying so. See ¶¶29-33,

supra.

¶59 We understand AllEnergy to be challenging the

Trempealeau County Ordinance on the ground that its standards

are unconstitutionally vague and do not guide the Trempealeau

County Environment & Land Use Committee's decision-making

26
 No. 2015AP491

process.21 We are not persuaded by AllEnergy's implied

constitutional argument.

¶60 To begin, we emphasize our role in determining the

constitutionality of an ordinance. An ordinance is presumed

valid. It must be liberally construed in favor of the decision

rendered by the local governmental entity.22 A party challenging

the constitutionality of an ordinance bears a heavy burden to

show that the ordinance is unconstitutional beyond a reasonable

doubt:

The role of courts in zoning matters is limited
because zoning is a legislative function. An
ordinance is presumed valid and must be liberally
construed in favor of the municipality. The party
challenging the constitutionality of an ordinance
bears a heavy burden. In Wisconsin, "an ordinance
will be held constitutional unless the contrary is
shown beyond a reasonable doubt, and the ordinance is
entitled to every presumption in favor of its
validity."
Town of Rhine v. Bizzell, 2008 WI 76, ¶26, 311 Wis. 2d 1, 751

N.W.2d 78 (citations omitted).

¶61 Edward Kraemer & Sons, Inc. v. Sauk County Board of

Adjustment, 183 Wis. 2d 1, 515 N.W.2d 256 (1994), illustrates an

ordinance permissibly requiring a zoning entity to consider

public interest factors in issuing a conditional use permit.

21
"When an ordinance vests discretionary power in
administrative officials it must prescribe standards to guide
their action." State ex rel. Humble Oil & Refining Co. v.
Wahner, 25 Wis. 2d 1, 7, 130 N.W.2d 304 (1964).
22
Bizzell, 311 Wis. 2d 1, ¶26 (citing State ex rel. Am. Oil
Co. v. Bessent, 27 Wis. 2d 537, 546, 135 N.W.2d 317 (1965)).

27
 No. 2015AP491

¶62 In Kraemer, the Sauk County Board of Adjustment denied

an application for a conditional use permit to extract minerals

because of concern that the project would harm the Baraboo

Bluffs, "an important natural resource." Kraemer, 183

Wis. 2d at 11. The court explained that, under the ordinance

governing the granting of a special exception permit for mineral

extraction,23 the Board must consider "the ability of the

operation . . . to avoid harm to the public health, safety and

welfare and to the legitimate interests of nearby properties."

Kraemer, 183 Wis. 2d at 6.

¶63 The petitioner, Edward Kraemer & Sons, argued that the

standards in the ordinance are not sufficiently specific to

withstand attack on the grounds that they constitute an

unconstitutional delegation of legislative authority. Kraemer,

183 Wis. 2d at 13.

¶64 The Kraemer court upheld the constitutionality of the

Sauk County ordinance's standard of public health, safety, and

welfare as permissible criteria for the Board to consider in
determining whether to grant a conditional use permit, stating:

[T]he "public health, safety and welfare" standard[ ]
is a general standard that provides the Board with
flexibility and discretion to consider how a proposed
special exception could affect the public welfare.
The standard allows the Board to consider potential
harm to individuals living near the proposed mineral

23
The phrase "special exception permit" has been used
interchangeably with "conditional use permit." State ex rel.
Skelly Oil Co. v. City of Delafield, 58 Wis. 2d 695, 700, 207
N.W.2d 585 (1973).

28
 No. 2015AP491

extraction site, including exposure to health hazards
from the dust and threats to safety posed by blasting.
The public health, safety and welfare standard is also
broad enough to enable the Board to consider the
generalized effects on the public welfare that
concerned the Board in this case——harm to the public
that would result from partial destruction of a
natural area that both permit supporters and opponents
agree is of great geological importance.
Kraemer, 183 Wis. 2d at 11.

¶65 The Kraemer court, 183 Wis. 2d 1, 14, citing 3 Edward

H. Ziegler, Rathkopf's The Law of Zoning and Planning § 41.11 at
41-49 (4th ed. 1993), further declared that these "generalized

standards are acceptable in most jurisdictions." The mere fact

that the "standards are general in nature does not impair the

validity of these portions of the ordinance." Kraemer, 183

Wis. 2d 1, 14-15. According to the Kraemer court, 183

Wis. 2d 1, 14 (quoting Rathkopf's § 41.11 at 41-49), the

ordinance's general standards served a beneficial purpose:

The purpose of the special exception-conditional use
technique is to confer a degree of flexibility in the
land use regulations. This would be lost if overly
detailed standards covering each specific situation in
which the use is to be granted or, conversely, each
situation in which it is to be denied, were required
to be placed in the ordinance.

29
 No. 2015AP491

¶66 The Kraemer court ultimately ruled that the standards

in the Sauk County ordinance were specific enough to guide the

action of the Board. Kraemer, 183 Wis. 2d at 11-12.24

¶67 AllEnergy calls on the court to overrule Kraemer and

to be guided instead by State ex rel. Humble Oil & Refining Co.

v. Wahner, 25 Wis. 2d 1, 130 N.W.2d 304 (1964). The reference

to Humble Oil is unavailing.

¶68 In Humble Oil, a town's zoning ordinance classified

gas stations as conditional uses. Gas stations were permitted

as a conditional use in a commercial zone only if approved by

the zoning board of appeals. The only "guideline" in the

ordinance provided that "in interpreting and applying the

provisions of this ordinance they shall be held to be the

minimum requirements for the promotion of the public health,

safety, convenience, prosperity or general welfare . . . ."

Humble Oil, 25 Wis. 2d at 7.

¶69 The Humble Oil court concluded that this "guideline"

does not prescribe adequate standards to govern the board in its
disposition of a request to build a filling station. The court

characterized the "guideline" as a listing of factors that

24
Criteria to be considered such as the following appear in
the statutes governing the granting of applications for various
permits: ""enjoyment of natural scenic beauty and environmental
quality," "will not endanger life, health or property,"
"reasonable needs of the public," "public interest," "not have
undue adverse impact on other environmental values such as, but
not limited to, ecological balance, public health and
welfare, . . . the aesthetics of land and water and recreational
use" See, e.g., Wis. Stat. §§ 31.06(3), 31.08, 196.491(3)(d).

30
 No. 2015AP491

justify the zoning ordinance; the factors are too general and

too remotely related to what the board is required to do to

supply the necessary guidelines for the board or Humble Oil.

The court stated that the ordinance did not "inform Humble and

any other parties hoping to build filling stations of what was

required of them and what factors were to be considered by the

board in disposing of each application . . . and this was bound

to create a situation in which the board could do just as it

pleased." Humble Oil, 25 Wis. 2d at 11.

¶70 The court was careful in Humble Oil, however, to

preserve the board's exercise of discretion and judgment in

issuing conditional use permits. The Humble Oil court reviewed

several cases that addressed the validity of the standards set

forth in zoning ordinances. Humble Oil, 25 Wis. 2d at 8-9. For

instance, in discussing prior cases ruling on whether an

ordinance was too broad, the court referred approvingly to

ordinances that "contained guidelines that pinpointed some of

the considerations that were to govern the exercise of
discretionary power either by the common council or the zoning

board." Humble Oil, 25 Wis. 2d at 9. In contrast, the

ordinance in the Humble Oil case did not pinpoint any such

considerations.

¶71 Applying Kraemer and Humble Oil, we conclude that the

Trempealeau County ordinance at issue in the instant case is

more similar to the Kraemer ordinance and to the ordinance the

court upheld in Smith v. City of Brookfield, 272 Wis. 1, 7-10,

31
 No. 2015AP491

74 N.W.2d 770 (1956),25 than to the ordinance the court declared

unconstitutionally vague in Humble Oil.

¶72 After comparing Humble Oil and Smith, the court of

appeals in Guse v. City of New Berlin, 2012 WI App 24, ¶¶10-12,

339 Wis. 2d 399, 810 N.W.2d 838, concluded that "ordinances may

vest boards with some (and even significant) discretion without

being unconstitutionally vague." Like the ordinances in

Kraemer, Smith, and Guse, Trempealeau County's zoning ordinance

does not "blanket the [Committee] with unfettered discretion."

Guse, 339 Wis. 2d 399, ¶11.26

¶73 In sum, the Trempealeau County Environment & Land Use

Committee kept within its jurisdiction. It exercised its

discretion in deciding whether to grant AllEnergy's application

25
In Smith v. City of Brookfield, 272 Wis. 1, 7-10, 74
N.W.2d 770 (1956), the court held that a general statement of
purpose contained in the preamble to the town's comprehensive
zoning ordinance provided sufficient guidance. The stated
purpose was "to provide adequate light, pure air, and safety
from fire and other dangers, to conserve the taxable value of
land and buildings throughout the township, to avoid congestion
in the public streets and highways and to promote the public
health, safety, comfort, morals, and welfare, all in accordance
with a comprehensive zoning plan . . . ." (Emphasis in
original.)
26
See also Town of Grand Chute v. U.S. Paper Converters,
Inc., 229 Wis. 2d 674, 686, 600 N.W.2d 33 (Ct. App. 1999)
(concluding that "a town, regulating development within its
boundaries, must create an ordinance [with enough specificity]
to give developers reasonable notice of the areas of inquiry
that the town will examine in approving or disapproving proposed
sites.").

32
 No. 2015AP491

for a conditional use permit, adhering to the criteria set forth

in the ordinance.

III

¶74 We turn now to the second issue AllEnergy presents:

Whether the Trempealeau County Environment & Land Use Committee

"might reasonably make the order or determination in question

based on evidence." This issue raises the question of the

sufficiency of the evidence supporting the Committee's decision.

The sufficiency of the evidence is determined under the

substantial evidence test.27

¶75 Substantial evidence is evidence of such convincing

power that reasonable persons could reach the same decision as

the local governmental entity,28 even if there is also

substantial evidence to support the opposite decision.29

27
Gehin v. Wis. Group Ins. Bd., 2005 WI 16, ¶6 nn.5-6, 278
Wis. 2d 111, 692 N.W.2d 572 (citing State ex rel. Harris &
Annuity Pension Bd., 87 Wis. 2d 646, 652, 275 N.W.2d 668
(1979)).
28
Oneida Seven Generations Corp., 362 Wis. 2d 290, ¶43.

See also Gehin, 278 Wis. 2d 111, ¶48 ("Substantial evidence
has been defined in the case law as 'that quantity and quality
of evidence which a reasonable [person] could accept as adequate
to support a conclusion.") (footnotes and citations omitted).
29
Sills v. Walworth Cty. Land Mgt., 2002 WI App 111, ¶¶10-
11, 254 Wis. 2d 538, 648 N.W.2d 878 ("We must uphold the
Committee's decision so long as it is supported by substantial
evidence, even if there is also substantial evidence to support
the opposite conclusion.").

33
 No. 2015AP491

Reasonable inferences may be drawn from credible evidence.30 If

"credible, relevant and probative evidence upon which reasonable

persons could rely to reach a decision" supports the decision of

the Trempealeau County Environment & Land Use Committee, the

court will uphold the decision.31

¶76 Quantitatively, substantial evidence is less than a

preponderance of the evidence, Smith v. City of Milwaukee, 2014

WI App 95, ¶22, 356 Wis. 2d 779, 854 N.W.2d 857, but "more than

'a mere scintilla' of evidence and more than 'conjecture and

speculation.'" Gehin v. Wis. Group Ins. Bd., 2005 WI 16, ¶48,

278 Wis. 2d 111, 692 N.W.2d 572 (quoted sources omitted).

¶77 AllEnergy contends that there is no substantial

evidence in the record upon which the Trempealeau County

Environment & Land Use Committee could deny AllEnergy's

application because the Committee could not rely on the

"uncorroborated hearsay" in the record or the lay opinions by

persons lacking appropriate special expertise.

¶78 AllEnergy errs in trying to apply the Wisconsin Rules
of Evidence to the instant case. The Wisconsin Rules of

Evidence govern court proceedings, not administrative

proceedings. Wisconsin Stat. § 901.01 states that Chapters

901.01 to 901.11, the Wisconsin Rules of Evidence, "govern

30
Delta Biological Res., Inc. v. Bd. of Zoning Appeals of
City of Milwaukee, 160 Wis. 2d 905, 910-915, 467 N.W.2d 164 (Ct.
App. 1991).
31
See Sills, 254 Wis. 2d 538, ¶11.

34
 No. 2015AP491

proceedings in the courts of the state of Wisconsin . . . ."

The Wisconsin Rules of Evidence, by their very terms, do not

govern the proceedings of the Trempealeau County Environment &

Land Use Committee, administrative proceedings.

¶79 More recently, this court stated: "[A]n agency or

hearing examiner is not ordinarily bound by common law or

statutory rules of evidence." Gehin, 278 Wis. 2d 111, ¶¶6, 49-

50.32

¶80 AllEnergy cites Folding Furniture Works v. Wisconsin

Labor Relations Board, 232 Wis. 170, 285 N.W. 851 (1939), as

support for its restrictive view of what constitutes substantial

evidence. But Folding Furniture does not support AllEnergy.

¶81 In Folding Furniture, 232 Wis. at 188, the court

stated that an administrative decision cannot be based on

32
On certiorari review, the substantial evidence test is
the same substantial evidence test used for the review of
administrative determinations under Wis. Stat. ch. 227. Gehin,
278 Wis. 2d 111, ¶6.

The statute governing the admission of evidence before
administrative agencies in contested cases, Wis. Stat.
§ 227.45(1), states that an agency is not bound by common law or
statutory rules of evidence and adopts a "reasonable probative
value test" for admission of testimony:

[A]n agency or hearing examiner shall not be bound by
common law or statutory rules of evidence. The agency
or hearing examiner shall admit all testimony having
reasonable probative value, but shall exclude
immaterial, irrelevant or unduly repetitious
testimony . . . . Basic principles of relevancy,
materiality and probative force shall govern the proof
of all questions of fact.

35
 No. 2015AP491

uncorroborated hearsay alone; uncorroborated hearsay alone does

not constitute substantial evidence. But Folding Furniture made

clear that an administrative decision is based on substantial

evidence if it is based on evidence having rational probative

force.

¶82 Folding Furniture, 232 Wis. at 189, quotes with favor

Consolidated Edison Co. of New York v. National Labor Relations

Board, 305 U.S. 197, 229-30 (1938), in which the United States

Supreme Court stated: Mere uncorroborated evidence does not

constitute substantial evidence. Substantial evidence means

evidence having rational probative force, that is, relevant

evidence accepted by a reasonable mind as adequate to support a

conclusion. The Consolidated Edison Court stated as follows:

The obvious purpose of this and similar provisions
[freeing an administrative agency of rules of
evidence] is to free administrative boards from the
compulsion of technical rules so that the mere
admission of matter which would be deemed incompetent
in judicial proceedings would not invalidate the
administrative order. . . . But this assurance of a
desirable flexibility in administrative procedure does
not go so far as to justify orders without a basis in
evidence having rational probative force. Mere
uncorroborated hearsay or rumor does not constitute
substantial evidence.

. . . .

Substantial evidence is more than a mere scintilla.
It means such relevant evidence as a reasonable mind
might accept as adequate to support a conclusion.
(Emphasis added and citations omitted).
¶83 As this court discussed in Gehin, a subsequent United
States Supreme Court case, Richardson v. Perales, 402 U.S. 389,

36
 No. 2015AP491

407-08 (1971), explained the Consolidated Edison language that

"mere uncorroborated hearsay" is not substantial evidence by

emphasizing the language "rational probative effect" and

explaining that hearsay can have such an effect:

Although the [medical] reports are hearsay in the
technical sense, because their content is not produced
live before the hearing examiner, we feel that the
claimant and the Court of Appeals read too much into
the single sentence from Consolidated Edison. The
contrast the Chief Justice was drawing, at the very
page cited, was not with material that would be deemed
formally inadmissible in judicial proceedings but with
material 'without a basis in evidence having rational
probative force.' This was not a blanket rejection by
the Court of administrative reliance on hearsay
irrespective of reliability and probative value. The
opposite was the case.
¶84 In Gehin v. Wisconsin Group Insurance Board, 2005 WI

16, ¶54, 278 Wis. 2d 111, 692 N.W.2d 572, the court reinforced

Folding Furniture (and Consolidated Edison), stating that

Folding Furniture allows flexibility in the admission of hearsay

evidence but that "this flexibility does not go so far as to

justify administrative findings that are not based on evidence
having a rational probative force."

¶85 Folding Furniture (adopting the Consolidated Edison

language) has been followed in Wisconsin since 1939. Gehin, 278

Wis. 2d 111, ¶56. We adhere to Folding Furniture in the instant

case.

¶86 In any event, the Trempealeau County Environment &

Land Use Committee did not base its denial of AllEnergy's

application for a conditional use permit solely on
uncorroborated hearsay. Indeed, as we illustrate below, the

37
 No. 2015AP491

record is replete with specific and substantial representations

of people describing their first-hand experiences with frac sand

mines and their opinions.

¶87 The Committee and the courts would be remiss to ignore

the words of concerned persons familiar with frac sand mining

and the environs. Zoning is a matter of local concern, and many

of the people commenting at the hearing on AllEnergy's proposal

have either lived near a frac sand mine or will be living,

working, and recreating alongside the proposed mine. The

language of the Trempealeau County Zoning Ordinance clearly

anticipates and invites public opinion. Thus, public

expressions of support or opposition establish a valid basis——

that is, substantial evidence——for a decision on AllEnergy's

application for a conditional use permit.33

¶88 The substantial evidence test is a significant hurdle

for AllEnergy to overcome because, in applying the test, this

33
Substantial evidence, defined similarly to the Wisconsin
definition, is used in case law of other jurisdictions. See,
e.g., Ocean View Estates Homeowners Ass'n v. Montecito Water
Dist., 116 Cal. App. 4th 396, 402 (2004) (opinions and
observations about aesthetics can constitute substantial
evidence); State of Missouri ex rel. Karch v. Camden Co., 302
S.W.2d 754 (Mo. Ct. App. 2010) (lay witnesses' testimony that
increased boat traffic endangered public health or safety and
would destroy nature of area constituted substantial evidence);
City of Las Vegas v. Laughlin, 893 P.2d 383, 385 (Nev. 1995)
(public concerns over increased traffic where children walk to
school and preserving residential nature of neighborhood
constituted substantial evidence); Bellsouth Mobility v. Miami-
Dade Cty., 153 F. Supp. 2d 1345, 1354 (S.D. Fla. 2001) (decision
on proposed cellular facility based on residents' aesthetic
concerns was based on substantial evidence).

38
 No. 2015AP491

court is deferential to the decision of the Trempealeau County

Environment & Land Use Committee.34 Certiorari review accords

the decision of the local governmental entity a presumption of

"correctness and validity."35

¶89 Finally, in applying the substantial evidence test on

certiorari review, a court does not reweigh the evidence.

Roberts v. Manitowoc Cty. Bd. of Adjustment, 2006 WI App 169,

¶32, 295 Wis. 2d 522, 721 N.W.2d 499. Rather, we consider only

whether the Trempealeau County Environment & Land Use Committee

made a reasonable decision based on the evidence before it.36 In

making this determination, we may look to the whole record.

"[A] reviewing court should consider the context of the evidence

when determining whether it supports a municipality's action."

Oneida Seven Generations Corp. v. City of Green Bay, 2015 WI 50,

¶45, 362 Wis. 2d 290, 865 N.W.2d 162.

34
See Clark v. Waupaca Cty. Bd. of Adjustment, 186
Wis. 2d 300, 305, 519 N.W.2d 782 (1993) (citing Van Ermen v.
DHSS, 84 Wis. 2d 57, 64, 267 N.W.2d 17 (1978) ("As the
substantial evidence test is highly deferential to the board's
findings, we may not substitute our view of the evidence for
that of the board when reviewing the sufficiency of the evidence
on certiorari.")).
35
Kapischke v. Cty. of Walworth, 226 Wis. 2d 320, 328, 595
N.W.2d 42 (Ct. App. 1999).
36
Roberts v. Manitowoc Cty. Bd. of Adjustment, 2006 WI App
169, ¶28, 295 Wis. 2d 522, 721 N.W.2d 499 ("[I]t is not
'substantial concerns' that will overcome the Board's decision,
but rather the absence of substantial supporting evidence.").

39
 No. 2015AP491

¶90 The context in which we consider the evidence in the

instant case is the location and nature of the proposed non-

metallic mineral mine, the applicable provisions of the

Trempealeau County ordinance, and the record of the hearing

before the Trempealeau County Environment & Land Use Committee.

¶91 The proposed mine area was to be located in an

Exclusive Agriculture (EA-2) district. Non-metallic mineral

mining, including industrial frac sand mining, is a conditional

use in EA-2 districts. Trempealeau County Zoning Ordinance

§ 13.01. "Conditional uses are for those particular uses that a

community recognizes as desirable or necessary but which the

community will sanction only in a controlled manner." Town of

Rhine v. Bizzell, 2008 WI 76, ¶20, 311 Wis. 2d 1, 751

N.W.2d 780. The Trempealeau County Board of Supervisors

concluded that non-metallic mineral mines may be desirable in

EA-2 districts, but only if the applicant for a conditional use

permit demonstrates that it will meet the standards contained in

the County's ordinance. See ¶¶39-45, supra.
¶92 Under the provision in the ordinance governing

conditional uses, the Trempealeau County Environment & Land Use

Committee has to determine that AllEnergy's proposed mine "will

not be contrary to the public interest and will not be

detrimental to or injurious to the public health, public safety,

or character of the surrounding area." Trempealeau County

Zoning Ordinance § 10.04(5)(a). The Trempealeau County Board of

Supervisors set forth several factors to guide the Committee's
inquiry into the public health, public safety, and character of
40
 No. 2015AP491

the surrounding area. Trempealeau County Zoning Ordinance

§ 10.06(6). See ¶39, supra.

¶93 Because AllEnergy applied for a conditional use permit

to open and operate a non-metallic mineral mine, it also had to

satisfy the standards the Trempealeau County Board of

Supervisors established for non-metallic mineral mining,

including the wise use of natural resources, aesthetics, the

market value of land, and the legitimate interests of properties

in the vicinity. See Trempealeau County Zoning Ordinance

Chapter 13 (Non-metallic Mining); ¶¶43-45, supra.

¶94 Having set forth the substantial evidence test and the

provisions of the county ordinance governing the standards and

factors that the Trempealeau County Environment & Land Use

Committee must consider, we examine the record to determine

whether substantial evidence exists in the record to support the

Committee's denial of AllEnergy's application for a conditional

use permit.

¶95 AllEnergy has the burden of proof (persuasion) to
demonstrate satisfaction of the criteria for a conditional use

permit. Trempealeau County Zoning Ordinance § 10.04(5)(c). The

Trempealeau County Environment & Land Use Committee is directed

to deny an application for a conditional use permit if the

application does not meet any of the conditional use or non-

metallic mineral mining standards. Trempealeau County Zoning

41
 No. 2015AP491

Ordinance § 10.04(5)(c).37 If substantial evidence supports any

of the Committee's reasons for denying AllEnergy's application

pursuant to the criteria in the ordinance, the court will affirm

the Committee's decision.38 We conclude that substantial

evidence supports the reasons expressed by the members of the

Committee for denying AllEnergy's application for a conditional

use permit.

¶96 The court of appeals aptly synthesized the Trempealeau

County Environment & Land Use Committee's reasons for denying

AllEnergy's application for a conditional use permit. The

Committee denied AllEnergy's application for four primary

reasons:

(1) AllEnergy's plan was "rushed," "incomplete," and
had been modified between the time of the plan's
preliminary review and presentation at the public
hearing;

(2) The proposed mine raises environmental concerns;

(3) The proposed mine would change the landscape and
would have adverse effects on wildlife and
recreational opportunities available to residents and
tourists; and
37
"At all times the burden of proof to demonstrate
satisfaction of these criteria remains with the applicant." See
also Delta Biological, 160 Wis. 2d at 910-12 ("The burden of
proof at all times remains with the applicant.").
38
Clark v. Waupaca Cty. Bd. of Adjustment, 186 Wis. 2d 300,
304, 519 N.W.2d 782 (Ct. App. 1994) ("[I]f we conclude that any
one of the board's reasons for denying the variances at issue
passes certiorari review, we affirm without commenting on the
board's other reasons."); see also Trempealeau County Zoning
Ordinance § 10.04(5) (the Committee may deny the application if
it does not satisfy any of the ordinance's criteria).

42
 No. 2015AP491

(4) The proposed mine raised health concerns and would
result in changes in local culture and conditions.
¶97 The court of appeals reviewed whether substantial

evidence supports the first reason for denying the permit. We

do not. We look to the other primary reasons, summarized above,

beginning with whether substantial evidence supports denying the

application on the ground that the project raised environmental

concerns, including the condition of Trout Run Creek, water

quality, flooding, and wetlands.

¶98 Marlys Kolstad opined that the proposed mine on the

banks of Trout Run Creek would endanger this Class II trout

stream and tributary of the Trempealeau River. She explained

that a 2014 report39 noted that the stream was on the verge of no

longer being able to sustain healthy populations of trout. The

Creek's impairment was caused by "run-off from uplands and

barnyards, [which] continue[s] to degrade habitat conditions,"

and with the "external draining associated with frac sand

mining, sediment can be carried into the creek causing further

damage to the health of this trout stream."
¶99 Building the proposed mine on wetlands next to Trout

Run Creek worried Noah Slaby, an Arcadia resident with two young

children and two properties bordering the proposed site of the

mine:

Of all the possible negative effects of this project,
the location of the rail spur and processing facility

39
The reference is to a publicly available publication of
the Wisconsin Department of Natural Resources.

43
 No. 2015AP491

is the most disturbing with its close proximity to a
registered trout stream, river, and wetland. This
river bottom is also very prone to flooding and with
my own experience with farming and pasturing cattle in
this low lying area, less than a mile away[,] I can't
imagine trying to control piles of sand, overburden
and containment ponds when such common flooding
occurs. . . . [W]ater quality is dependent upon
wetlands to purify the water we drink and to filter
out impurities that exist in our water from field run-
off and other human pollutants.
¶100 Concern about the proposed mine's potential to

aggravate flooding in a flood-prone area was repeated time and

time again to the Committee. For instance, Henry Schultz

opposed allowing a mine "whose process and loading facilities

are to be located within a flood prone area. [Because] [h]igh

water won't be an unusual occurrence; it will be a recurrent

problem."

¶101 Indeed, Pat and Mary Slaby, who own a farm a mile

downstream from the site of the proposed mine, reiterated the

flooding concern in an e-mail that was read into the record:

"This past year alone the river bridge crossing had been closed

on at least three different occasions . . . . We have been
battling high water in our fields, roads, and basements and each

year it seems to get worse." According to the Slabys, filling

in these upstream wetlands would be akin to "giving up our

greatest asset on battling flood water."

¶102 Kathy Lockington explained that a neighboring mine's

development has caused numerous water quality problems. For

example, since the sand mine was built, she has spent $550 on
water quality testing that looks for both dust and

44
 No. 2015AP491

polyacrylamides (one of the chemicals used in frac sand mining).

She explained: "Our water softener has sand. The guy came and

said you have sand in your filter. I have drawn out water and

if you set it in a white bucket, the sand is in there."

¶103 Clearly, the Trempealeau County Environment & Land Use

Committee had substantial evidence on which to conclude that the

proposed mine raises environmental concerns and would have an

adverse impact upon "surface water drainage, water quality and

supply," factors the Trempealeau Zoning Ordinance required the

Committee to consider.

¶104 Turning to the effect of the mine on the landscape,

wildlife, and recreational opportunities, Abby Johnson's e-mail

read into the record stated that wetlands are "very important

ecosystems that need protection from developments." The

wetlands were described as seasonal home to "[v]arious species

of waterfowl . . . as their breeding ground." "A rail spur

would decrease the livability and functionality of these unique

ecosystems that are important for maintaining a diverse
population of waterfowl and plant species."

¶105 The record also demonstrates that placing a sprawling,

550-acre frac sand mine among Trempealeau County's rolling hills

would change the landscape. The Trempealeau County Environment

and Land Use Committee had sufficient evidence to conclude that

the project would be "detrimental to or injurious to

the . . . character of the surrounding area," and would have an

adverse effect on "aesthetics, including but not limited to
scenic beauty and the conservation of natural resources of
45
 No. 2015AP491

outstanding quality or uniqueness." Trempealeau County Zoning

Ordinance §§ 10.04(5)(a), 13.03(3)(a)(5).

¶106 Aesthetic concerns, that is, changes to the landscape,

were raised repeatedly by members of the public.40 Duane and

Theresa Matelski reported that they "marvel everyday at the

breathless beauty in the ridges and valleys that make up our

County. It saddens us greatly that this unique beauty is so

quickly disappearing, and the eyesore of yet another mine dots

what was once a beautiful vista here in Trempealeau County."

¶107 Henry Schultz noted the aesthetic degradation inherent

to the project: AllEnergy's plan called for "extract[ing] sand

from several sites over time that are not connected except by a

network of conveyors that greatly expands the footprint of the

whole operation . . . sprawling over the landscape."

¶108 Noah Slaby stated: "This driftless area has brought

people here to visit and live. What incentive do young families

have to stay in this area when the very values and landscape

that they love continue to be compromised?" He noted that
AllEnergy's representative even "commented on what a beautiful

40
See VoiceStream Minneapolis, Inc. v. St. Croix Cty., 342
F.3d 818, 831 (7th Cir. 2003) ("Indeed, every circuit to
consider the issue [of telecommunications siting] has determined
that aesthetics may constitute a valid basis for denial of a
wireless permit if substantial evidence of the visual impact of
the tower was before the board."). See also Village of
Menomonee Falls v. DNR, 140 Wis. 2d 579, 607, 412 N.W.2d 505
(Ct. App. 1987).

46
 No. 2015AP491

area this is, but yet he is here to change the topography of the

land."

¶109 To some residents, the proposed mine would result in

changes in local culture and conditions. The mine would

eliminate their pastoral lifestyles. For example, Diane

Waniorek's letter read into the record expressed her concern

that she "will no longer be able to maintain the farm that has

been in [her] family for over 100 years." She explained that

"[h]aving a sand mine so close to my home will decrease the

property value and quality of life . . . [and] may force my

family to abandon land on which [it] has lived for over a

century."

¶110 Clearly, the Trempealeau County Environment & Land Use

Committee had substantial evidence in the record to support its

conclusion that the proposed mine would result in changes in

local culture and aesthetics.

¶111 Finally, many people who lived near existing frac sand

mines testified about health problems caused by sand and dust.
¶112 Bobbi and Richard Halvorsen's e-mail read into the

record described problems that their family faced from the dust

caused by a frac sand mine. They eventually had to move away

from the mine because their daughter had "asthma which grew

progressively worse," Bobbi Halvorsen "lived with a constant

headache," and their "five year old [had] continuing problems

with allergies. . . ." All of these health problems disappeared

once the family moved away from the mine.

47
 No. 2015AP491

¶113 Lois Taylor, a registered nurse, reiterated these

health concerns in an e-mail that was read into the record at

the hearing. She stated that she believes "there needs to be a

land use impact study focusing on health risks related to air

and water quality . . . ." Sherie Sacia, a health worker,

expressed concern in an e-mail read into the record that the

health impacts of frac sand mining are unknown and that it is

"[b]etter to slow the process down until we are sure of any

health impacts. All of our famil[ies'] health depends on you."

¶114 Once again, health concerns——ranging from anecdotal to

professionally based——were substantial evidence on which the

Trempealeau County Environment & Land Use Committee could base

its denial of AllEnergy's application. The Committee is

required by the ordinance to analyze a proposal for non-metallic

mineral mining in light of the "impacts . . . on the general

health, safety and welfare of the public." Trempealeau County

Zoning Ordinance § 13.01.

¶115 The Trempealeau County Environment & Land Use
Committee's decision must be upheld if any reason set forth in

the ordinance for denying the permit is supported by substantial

evidence. Surely, a reasonable person could conclude that the

public comments at the hearing were relevant, probative

evidence, providing substantial evidence in the record to

support the Committee's decision to deny AllEnergy's application

because the proposed mine raises environmental concerns, changes

the landscape, would have adverse effects on wildlife and

48
 No. 2015AP491

recreational opportunities, would result in changes in local

culture and aesthetics, and raises public health concerns.

¶116 AllEnergy contends, however, that its experts had an

adequate response to each and every one of the concerns

expressed by the members of the Trempealeau County Environment &

Land Use Committee who voted against the application.

¶117 AllEnergy's arguments amount to asking this court to

reweigh the evidence. Reweighing the evidence is not part of

the substantial evidence test or the role of this court.41 The

Committee need not have accepted an expert's testimony. It had

the discretion to weigh the expert's testimony against other

evidence in the record. Expert testimony, for example, cannot

allay aesthetic concerns raised by a large open mine site in a

beautiful part of the state.

¶118 On review of the record, we conclude that substantial

evidence exists to support the Trempealeau County Environment &

Land Use Committee's decision to deny AllEnergy's application

for a conditional use permit.
IV

41
For example, AllEnergy argues that its expert testimony
rebutted public comments regarding runoff concerns.
"AllEnergy's ecologist testified that the project would minimize
and improve 'the current conditions by controlling runoff and
storm water through construction of storm water retention
basin[s] and infiltration basins as well." Brief of
Petitioners-Appellants-Petitioners (AllEnergy) at 38. The
Trempealeau County Environment and Land Use Committee apparently
was not persuaded by AllEnergy's expert. The Committee,
instead, opted to give more weight to the reports of members of
the public who lived near the proposed mine site.

49
 No. 2015AP491

¶119 Finally, we address AllEnergy's request that the court

"adopt a new doctrine that where a conditional use permit

applicant has shown that all conditions and standards, both by

ordinance and as devised by the zoning committee, have been or

will be met, the applicant is entitled to the issuance of the

permit." As we explained previously, this request is based on

AllEnergy's assertion that AllEnergy satisfied all the specific

conditions in the ordinance as a matter of law and cannot be

required to satisfy subjective, generalized conditions and

standards in the ordinance.

¶120 Quoting Rathkopf's The Law of Zoning and Planning,

AllEnergy proposes the following rule: "If the administrative

body finds compliance with the standards or requisites set forth

in the ordinance, the right to the exception exists, subject to

such specific safeguarding conditions which the agency may

impose by reason of the nature, location, and incidents of the

particular use."42

¶121 AllEnergy argues that other states follow this rule,
but provides very little justification for our discarding

precedent beyond the following cursory statement: "The

rationale for recognition of the right has been that a decision

to deny a CUP [conditional use permit] is arbitrary where the

applicant has met the ordinance standards and where conditions

42
Brief of Petitioners-Appellants-Petitioners (AllEnergy)
at 45 (quoting Rathkopf § 61:37 at 61-99) (emphasis added).

50
 No. 2015AP491

can be adopted to address additional potentially-adverse

impacts."43

¶122 We discussed AllEnergy's "entitlement" argument

previously in our discussion of whether the Trempealeau County

Environment & Land Use Committee kept within its jurisdiction in

denying AllEnergy's application for a conditional use permit.

We declined to adopt AllEnergy's argument. See Part II, ¶¶50-

54, supra.

¶123 Less than a decade ago, the court in Town of Rhine v.

Bizzell, 2008 WI 76, 311 Wis. 2d 1, 751 N.W.2d 780, rejected——on

the merits——a nearly identical rule as the one AllEnergy urges

in the instant case. In Bizzell, 311 Wis. 2d 1, ¶56, the court

concluded that the entitlement argument was "without merit."

¶124 In elucidating the difference between permitted uses

and conditional uses, the Bizzell court explained that "[e]ven

though conditional uses may be authorized pursuant to the

ordinance, that does not render them uses as of right."

Bizzell, 311 Wis. 2d 1, ¶56 (citing Gail Easley, Conditional
Uses: Using Discretion, Hoping for Certainty, American Planning

Association Zoning Practice, May 2006, at 8).44 Rather, the

43
Brief of Petitioners-Appellants-Petitioners (AllEnergy)
at 48.
44
See also Bizzell, 311 Wis. 2d 1, ¶59:

[W]hile discussing rules that generally govern
conditional uses, Anderson's American Law of Zoning
states, '[t]he designation of a use in a zoning
district as a conditional use does not constitute an
authorization or assurance that such use will be
(continued)
51
 No. 2015AP491

Bizzell court further explicated that "[c]onditional uses are

for those particular uses that a community recognizes as

desirable or necessary but which the community will sanction

only in a controlled manner." Bizzell, 311 Wis. 2d 1, ¶20

(citing State ex rel. Skelly Oil Co. v. Common Council, City of

Deerfield, 58 Wis. 2d 695, 701, 207 N.W.2d 585 (1973)). "[U]ses

subject to a conditional use permit are necessary to the

community, but because they often represent uses that may be

problematic, their development is best governed more closely

rather than as of right." Bizzell, 311 Wis. 2d 1, ¶24. Whether

a conditional use can be sanctioned depends on whether the use

meets the criteria set forth in the governing ordinance.

¶125 Looking to the language of the Town of Rhine ordinance

governing conditional uses in Bizzell, the Bizzell court

concluded that the Town of Rhine ordinance's language in and of

itself foreclosed an entitlement argument. The standards for

"obtaining a conditional use permit [were] subject to

significant interpretation." Bizzell, 311 Wis. 2d 1, ¶58.
¶126 For example, the ordinance at issue in Bizzell

directed the zoning board to consider whether a conditional use

permit would "preserve natural growth and cover and promote the

natural beauty of the township." Bizzell, 311 Wis. 2d 1, ¶58.

This standard, and others like it, were "simply not specific

approved.' 5 Alan C. Weinsten, Anderson's American Law
of Zoning, § 34.23, at 573 (4th ed. 1997). While
perhaps not dispositive, this assertion casts doubt on
the Town of Rhine's entitlement argument.

52
 No. 2015AP491

enough that one can reasonably say that any use as of right

exists . . . ." Bizzell, 311 Wis. 2d 1, ¶58.

¶127 Additionally, nothing in the Bizzell ordinance stated

that "[i]f all requirements are met, the conditional use permit

shall be granted." Bizzell, 311 Wis. 2d 1, ¶59.

¶128 AllEnergy faces the same roadblock in the instant

case. The Trempealeau County ordinance uses language similar to

that in Bizzell to set forth factors for the Trempealeau County

Environment & Land Use Committee to consider. See, e.g.,

Trempealeau County Zoning Ordinance § 10.04(5)(b)15. ("adversely

affect[s] the natural beauty"), § 13.01 ("wise use of natural

resources"). No language in the Trempealeau County Zoning

Ordinance guarantees that a conditional use permit shall be

granted if all requirements are met.

¶129 AllEnergy has failed to provide a compelling reason

for this court to depart from long-standing precedent. We shall

therefore adhere to stare decisis and reaffirm Bizzell's

rejection of AllEnergy's "entitlement" approach to conditional
use permits.

V

¶130 In conclusion, we affirm the decision of the court of

appeals. On certiorari review, we accord the decision of the

Trempealeau County Environment & Land Use Committee a

presumption of validity and correctness. AllEnergy has not

successfully rebutted that presumption. The Trempealeau County

Environment & Land Use Committee kept within its jurisdiction in
denying AllEnergy's application for a conditional use permit.
53
 No. 2015AP491

It relied on standards that the Trempealeau County Board of

Supervisors adopted and explicitly directed the Committee to

consider. The Committee's denial of AllEnergy's application was

based on substantial evidence in the record.

¶131 Finally, we reject AllEnergy's entitlement approach to

conditional use permits. This approach has no basis in our

precedent or the language of the Trempealeau County ordinance;

it has been rejected previously by the court. Without a

compelling reason, and none has been given, the court will not

overturn settled law.

¶132 For the reasons set forth, we affirm the decision of

the court of appeals.

By the Court.—The decision of the court of appeals is

affirmed.

54
 No. 2015AP491.akz

¶133 ANNETTE KINGSLAND ZIEGLER, J. (concurring). I

respectfully concur in the mandate. In my view, the lead

opinion and the dissent have made this case much more

complicated and potentially more far-reaching in effect than it

should be. This case can and should be decided narrowly: ours

is a certiorari review.

¶134 Our review in this case is limited. On certiorari

review we examine:

(1) whether the [Trempealeau County Environment & Land
Use Committee ("the Committee")] kept within its
jurisdiction; (2) whether it proceeded on a correct
theory of law; (3) whether its action was arbitrary,
oppressive, or unreasonable and represented its will
and not its judgment; and (4) whether the evidence was
such that it might reasonably make the order or
determination in question.
Oneida Seven Generations Corp. v. City of Green Bay, 2015 WI 50,

¶41, 362 Wis. 2d 290, 865 N.W.2d 162 (quoting Ottman v. Town of

Primrose, 2011 WI 18, ¶35, 332 Wis. 2d 3, 796 N.W.2d 411).

¶135 Moreover, our review in this case must be deferential.

The decision of the Committee "is entitled to a presumption of

correctness and validity." Sills v. Walworth Cty. Land Mgmt.

Comm., 2002 WI App 111, ¶6, 254 Wis. 2d 538, 648 N.W.2d 878.

¶136 I cannot conclude, given these controlling legal

standards, that the Committee's decision is invalid. See

Ottman, 332 Wis. 2d 3, ¶34 ("Certiorari is a mechanism by which

a court may test the validity of a decision rendered by a

municipality, an administrative agency, or an inferior

tribunal."). I agree with the lead opinion that the Committee's
decision survives the specific challenges made by AllEnergy

1
 No. 2015AP491.akz

Corporation and AllEnergy Silica, Arcadia, LLC ("AllEnergy")

under this framework. That is, I agree that the Committee kept

within its jurisdiction and that the evidence was such that it

might reasonably have made the determination in question.

Although AllEnergy was able to complete its application shortly

before a moratorium on such projects went into effect, as the

court of appeals explained and as the lead opinion reiterates,

legitimate environmental and health concerns, among others,

supported the Committee's decision to nevertheless deny the

permit. The disposition of this case is appropriate when one

recognizes that decisions of the type made by the Committee

involve "local concerns" best handled at the local level. See

id., ¶51.1

¶137 Unfortunately, the lead opinion examines a number of

matters not necessary to this case and is not written narrowly

1
The dissent suggests it is improper to state that the
disposition of this case is in some way tied to the fact that
this appeal involves local decision-making. The dissent fails
to recognize that the correct disposition of this case depends
largely on the limited and deferential nature of our certiorari
review——a standard of review applied in part because we pass
upon the decision of a local governmental entity. It is
recognized, for example, that "[a] certiorari court may not
substitute its view of the evidence for that of the
municipality." Ottman v. Town of Primrose, 2011 WI 18, ¶53, 332
Wis. 2d 3, 796 N.W.2d 411. I of course agree that the
Committee, like any other governmental unit, must conduct itself
according to the law. But no one disputes, for instance, that
the Committee "proceeded on a correct theory of law"; that prong
of certiorari review was not invoked on this appeal. To say
that the local nature of the issues in this case bears upon the
outcome is consistent with our precedent and thus upholds the
rule of law rather than thwarts it.

2
 No. 2015AP491.akz

enough for me to join it. For example, the lead opinion engages

in a discussion of the constitutionality of certain of

Trempealeau County's ordinances, in disregard of the basic

judicial principle that courts do not adjudge the

constitutionality of legislation unless it is necessary to do

so. See, e.g., Cty. of Milwaukee v. Williams, 2007 WI 69, ¶63,

301 Wis. 2d 134, 732 N.W.2d 770 ("[I]t is fundamental that a

court should not reach a constitutional question unless it is

essential to the determination of the case before it."). It is

most certainly not necessary to reach a constitutional question

on this certiorari review.

¶138 Indeed, one would think that if the lead opinion's

constitutional detour were necessary to our decision, the word

"constitution" might appear somewhere in AllEnergy's briefing.

It does not. That word does appear, however, in the Committee's

briefing, where it explains that "of course, AllEnergy has made

no argument in this case that the Zoning Ordinance is

unconstitutional." And even if AllEnergy were attempting to

sneak a constitutional argument in through the back door, I fail

to see why its gambit should be rewarded. See, e.g., Cemetery

Servs., Inc. v. Wis. Dep't of Regulation & Licensing, 221

Wis. 2d 817, 831, 586 N.W.2d 191 (Ct. App. 1998) ("For us to

address undeveloped constitutional claims, we would have to

analyze them, develop them, and then decide them. We cannot

serve as both advocate and court. For this reason, we generally

choose not to decide issues that are not adequately developed by
the parties in their briefs."). Little more need be said to

3
 No. 2015AP491.akz

illustrate the gratuitousness of the lead opinion's discussion

in this regard.

¶139 I also part ways with the lead opinion's consideration

of AllEnergy's request that this court "adopt a new doctrine"

that a conditional use permit applicant has a "right to the

permit if the applicant shows that ordinance conditions have

been, or will be met and if concerns of potentially-adverse

impacts can be addressed by imposing additional conditions."

This issue, at least, is properly before the court. The

request, however, comprising the last few pages of AllEnergy's

brief, turns out to be moot. The Committee responded to

AllEnergy's argument in part by stating that the law already

required that "[i]f an applicant is able to unilaterally satisfy

all requirements and considerations of the ordinance, and no

substantial evidence is offered in opposition, for all practical

purposes the body would be required to grant the permit," but

added that AllEnergy had not established that it had met this

standard. Consequently, the question boiled down to whether

AllEnergy's permit application was properly denied. And, as

discussed, the Committee's decision that AllEnergy's application

should be denied under local law is valid. Consequently, the

court need not and should not weigh in on the necessity or

propriety of adoption of AllEnergy's proposed rule in this case.

¶140 In sum, our review in this case is limited and

deferential, and I agree that the decision of the court of

appeals should be affirmed. Of course, the appropriate
legislative body is always free to amend these ordinances.

4
 No. 2015AP491.akz

However, in the case now before us, the presumption of

correctness and validity of the Committee's decision has not

been overcome. That is where our analysis should end.

¶141 For the foregoing reasons, I respectfully concur in

the mandate.

¶142 I am authorized to state that Chief Justice PATIENCE

DRAKE ROGGENSACK joins in this concurrence.

5
 No. 2015AP491.dk

¶143 DANIEL KELLY, J. (dissenting). We are "a government

of laws, and not of men."1 Unless one is trying to obtain a

conditional use permit from a municipality's land-use committee,

in which case the opposite is true. A government of laws

requires us to conform our actions to pre-existing standards

with discernible content. A government of men requires us to

conform our actions to a governing authority's ad hoc wishes.

Because our decision today condones the latter, I respectfully

dissent.

¶144 AllEnergy Corporation and AllEnergy Silica, Arcadia,

LLC (collectively, "AllEnergy") have an interest in a parcel of

property in an area zoned to allow non-ferrous mining as a

conditional use (I will refer to this property as the AllEnergy

Property2). AllEnergy wishes to mine sand on that property, and

so (along with the title owners) filed a conditional use permit

application with the Committee. The Committee denied the

application, citing the various concerns discussed in the

court's opinion.

¶145 Our obligation, in reviewing this case, was to

determine whether the Committee properly denied the application.

A municipal entity commits reversible error if it exceeds its

jurisdiction, incorrectly applies controlling legal principles,

1
J. Adams, 4 Life and Works of Johns Adams 99, 106 (1851)
(Novanglus Letter No. VII) (referring to the definition of a
"republic" as understood by Aristotle, Livy, and Harrington).
2
AllEnergy's application for a conditional use permit
identifies Gary Haines, Cortland Farm LLC, and Francis
Pronschinske as the title owners of the property.

1
 No. 2015AP491.dk

acts arbitrarily by exercising its judgment instead of its will,

or bases its decision on insufficient evidence. Oneida Seven

Generations Corp. v. City of Green Bay, 2015 WI 50, ¶41, 362

Wis. 2d 290, 865 N.W.2d 162.

¶146 The Committee exceeded its jurisdiction when it took

upon itself the task of determining whether a sand mine, as a

general proposition, is an appropriate use of the AllEnergy

Property. This is a determination already answered by the

Trempealeau County Board, and the Committee had no authority to

second-guess the wisdom of its decision. The Committee also

acted arbitrarily by failing to apply appropriate pre-existing

standards to the specific proposal contained in AllEnergy's

application.3

I

¶147 The Committee exceeded its jurisdiction for the same

reason our opinion is in error today. That is, we both failed

to account for what a County Board accomplishes when it includes

certain conditional uses in a zoning district. Both the

Committee and our opinion treat the conditional use as a piece

of unfinished zoning business, which the Committee may complete

when an owner applies for a permit. But a conditional use is

not a loose end. It is a determination that the identified use

3
This is not to say, however, that I believe the record is
sufficiently developed to conclude that the Committee should
have issued the conditional use permit. Because the Committee
did not complete its assigned task, as I discuss below, the
proper course would be to remand the matter to the Committee for
further proceedings.

2
 No. 2015AP491.dk

is compatible with the zoning district, and is subject only to

appropriate conditions to control for the potentially hazardous

aspects of the specific proposal under consideration.

¶148 Our error caused us to review the wrong question. We

(and the Committee) inquired into the general advisability of

operating a sand mine on the AllEnergy Property. Our duty was

to accept the County Board's determination that sand mining,

with all the incidents that necessarily accompany such a use, is

appropriate on that property. If we had done this, our

attention would have been focused where it belongs, to wit, on

whether AllEnergy's specific proposal created such hazards that

they could not be controlled even with the imposition of

appropriate conditions.4

A

¶149 By juxtaposing "conditional uses" and "permitted

uses," we can gain some useful insight into the essential nature

of the former. That insight will, in turn, illuminate how the

4
The concurring opinion says the "disposition of this case
is appropriate when one recognizes that decisions of the type
made by the Committee involve 'local concerns' best handled at
the local level." Concurrence, ¶136. This is a category error.
The "localness" of the governmental body making the decisions
has absolutely nothing to say about whether it made them
correctly. The rule of law does not lose its grip as the scope
of the governmental body scales down. The smallest unit of
government owes the same duty as the greatest: To conduct
itself according to law. We defer to a local government's
policy decisions because they are outside the remit of the
judiciary, but the legality of its decisions never is. So to
suggest the disposition of this case has anything to do with the
level of government making the decision is to miscategorize the
nature of our inquiry.

3
 No. 2015AP491.dk

Committee improperly took to itself authority to address a

question already answered by the County Board.

¶150 The chief characteristic of a permitted use is that it

is one to which an owner may put his property as a matter of

right. Town of Rhine v. Bizzell, 2008 WI 76, ¶19, 311

Wis. 2d 1, 751 N.W.2d 780 ("In general, zoning ordinances

provide landowners with permitted uses, which allow a landowner

to use his or her land, in said manner, as of right."). Thus,

for example, a person desiring to build a residence in a

residential zoning district need only comply with whatever

parameters may exist in that district (such as density, building

size, setbacks, height, etc.). So long as that zoning pertains,

and the proposed development does not exceed the district's

explicit limitations, the municipality may not deny a building

permit.5

¶151 This is not the case with "conditional uses." As we

have said before, a conditional use classification "allows a

property owner 'to put his property to a use which the ordinance

expressly permits when certain conditions [or standards] have

been met.'" Id., ¶21 (brackets in original; emphasis added)

(quoting State ex rel. Skelly Oil Co. v. Common Council, City of

Delafield, 58 Wis. 2d 695, 701, 207 N.W.2d 585 (1973)). Such a

5
"Permissible uses are by-right uses, i.e., the uses are
named in the zoning ordinance and a property owner has the right
to establish the use so long as it conforms to the standards and
criteria of the zoning ordinance." Town of Rhine v. Bizzell,
2008 WI 76, ¶50, 311 Wis. 2d 1, 751 N.W.2d 780 (internal marks
omitted).

4
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classification allows a municipality "to cope with situations

where a particular use, although not inherently inconsistent

with the use classification of a particular zone, may well

create special problems and hazards if allowed to develop and

locate as a matter of right in [a] particular zone." Skelly Oil

Co., 58 Wis. 2d at 701. The purpose of conditional use

classifications, therefore, is to provide for "those particular

uses that a community recognizes as desirable or necessary but

which the community will sanction only in a controlled manner."

Bizzell, 311 Wis. 2d 1, ¶20; see also 3 Edward H. Ziegler,

Rathkopf's The Law of Zoning and Planning § 61.1 at 61-3 (4th

ed. 1993) (stating the purpose of the conditional use

classification is to provide "same-site-specific discretionary

review of proposed uses that are generally deemed to be

presumptively compatible or desirable in a particular area or

zoning district."). They are "necessary to the community, but

because they often represent uses that may be problematic, their

development is best governed more closely rather than as of

right." Bizzell, 311 Wis. 2d 1, ¶24.6

¶152 From this we may distill that a conditional use is one

a municipality has determined is "desirable" or "necessary to

the community" and is not "inherently inconsistent with the use

classification of a particular zone . . . ." Id., ¶¶23-24. But

6
"Current zoning journals also support the conclusion that
the common, accepted zoning practice is to provide permitted
uses as of right and then, in addition to permitted uses, the
ordinance may provide for conditional uses." Bizzell, 311
Wis. 2d 1, ¶50.

5
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it is also one that "may well create special problems and

hazards if allowed to develop and locate as a matter of

right . . . ." Id., ¶23. So a "conditional use" listing is a

declaration that "the community will sanction [it] only in a

controlled manner." Id., ¶20. The manner in which the

community exercises its control is by allowing development to

proceed only "'when certain conditions [or standards] have been

met.'" Id., ¶21 (quoting Skelly Oil Co., 58 Wis. 2d at 701)

(brackets in Bizzell).

¶153 This means, of course, that a property owner is not

entitled to a conditional use permit as a matter of right. If

the use is dependent on satisfaction of "certain conditions or

standards," it necessarily follows that property owners have no

guarantee a permit will issue. We have previously said as much:

"'[T]he designation of a use in a zoning district as a

conditional use does not constitute an authorization or

assurance that such use will be approved.'" Bizzell, 311

Wis. 2d 1, ¶59 (quoting 5 Alan C. Weinstein, Anderson's American

Law of Zoning § 34.23, at 573 (4th ed. 1997)).

¶154 However, just because a property owner has no

guarantee a permit will issue does not mean a municipal

committee has free rein to deny an application. One of these

propositions is not the negation of the other, and we have been

very careful not to say so. For example, in Bizzell we

considered whether a municipality could create a zoning district

in which there were no permitted uses, only conditional uses.
Mr. Bizzell asserted that there must be some use to which a

6
 No. 2015AP491.dk

person may put his property as a matter of right. See id., 311

Wis. 2d 1, ¶14. The Town of Rhine responded that "conditional

uses are permitted uses because once the standards have been

satisfied a landowner is 'entitled' to the conditional use."

Id., ¶55. We rejected that argument as lacking any merit. See

id., ¶¶55-56. But we did so on the basis that "[p]ermitted uses

and conditional uses are different" in large part because there

is no absolute right to the latter. Id., ¶¶55-56 (citing S.

Kemble Fischer Realty Trust v. Bd. of Appeals of Concord, 402

N.E.2d 100, 103 (Mass. App. Ct. 1980) (stating that "[n]o one,

of course, has an absolute right to a special permit")). We did

not say a municipality could deny the application because it

does not believe the conditional use is appropriate for the

applicant's property. We just affirmed the proposition that

there is never an absolute (that is, unconditional) right to a

permit.

¶155 And in Edward Kraemer & Sons, Inc. v. Sauk County

Board of Adjustment, 183 Wis. 2d 1, 515 N.W.2d 256 (1994), we

said the court of appeals was mistaken in believing that a

"mineral extraction permit had to be granted and if conditions

were necessary to ensure compliance with the ordinance, the

Board was obligated to fashion them." Id. at 7. But that was

in the context of determining who bears the burden of

establishing compliance with the municipality's identified

standards. See id. at 16-17. We did not say the municipality

could deny an application because the proposed use comprised the
essential attributes of a mining operation.

7
 No. 2015AP491.dk

¶156 The court of appeals has not been similarly

circumscribed. In Delta Biological Resources, Inc. v. Board of

Zoning Appeals of Milwaukee, 160 Wis. 2d 905, 467 N.W.2d 164

(Ct. App. 1991), the appellant asserted that "a presumption

arises that the use serves the public interest from the fact

that the legislature permits it, and the special use[7] itself,

therefore, presumes a legislative determination that a public

need for the use exists." Id. at 911 (footnote added). From

this Delta Biological argued that "because the legislature's

provision for a special use exception is a determination that

such use does not materially affect the area adversely, denial

is proper only upon proof that adverse impact upon public

interest is greater than that which might be normally expected."

Id. at 912.

¶157 The court of appeals disagreed, stating "[w]e reject

Delta's argument because its linchpin, the presumption that the

conditional use serves the public interest, does not exist in

Wisconsin." Id. The court of appeals accurately identified

that argument as the linchpin in determining whether there are

circumstances in which a municipality must grant a conditional

use permit. See id. at 911-12. What it did not identify is any

authority for its surprising assertion that there is no

presumption that a conditional use serves the public interest.

7
"Special use" is synonymous with "conditional use." See,
e.g., Bizzell, 311 Wis. 2d 1, ¶20 ("ordinances may also provide
for conditional uses by virtue of a special use or conditional
use permit.").

8
 No. 2015AP491.dk

Nor did it identify any rationale that would make it an accurate

description of the state of the law.

¶158 Our opinion today recognizes that AllEnergy and Delta

Biological's arguments share the same linchpin. After quoting

Delta Biological's authority-free statement of the law, it

concludes that "our precedent dictates that no presumption

exists that a conditional use is ipso facto consistent with the

public interest or that a conditional use is a use as of

right . . . ." Lead op., ¶55. The latter part of the quote is

not material to the analysis because no one equates conditional

uses and uses as of right. But whether a "conditional use is

ipso facto consistent with the public interest" is a question of

the greatest moment here. Indeed, AllEnergy's case succeeds or

fails based on whether Delta Biological answered that question

correctly.

¶159 Delta Biological's answer is not correct. Bizzell——a

supreme court decision considerably more recent than Delta

Biological——teaches that a conditional use is one a municipality

has determined is "desirable" or "necessary to the community,"

and is not "inherently inconsistent with the use classification

of a particular zone . . . ." See Bizzell, 311 Wis. 2d 1,

¶¶23-24. It also tells us that when a community identifies a

"conditional use" with a property, it is sanctioning that use so

long as it is done "in a controlled manner." See id., ¶20.

This description of conditional uses is entirely inconsistent

with the court of appeals' statement that "the presumption that
the conditional use serves the public interest[] does not exist

9
 No. 2015AP491.dk

in Wisconsin." See Delta Biological, 160 Wis. 2d at 912. We

should not assume that a municipality would "sanction" a use

that is contrary to the public interest. And the principle of

non-contradiction should prevent us from concluding that a use

that is "desirable" or "necessary to the community" can somehow

simultaneously not serve the public interest.

¶160 This places substantial limitations on the reasons a

municipality can give for denying a conditional use permit.

Because the types of uses identified as conditional uses are

"sanctioned," and either "desirable" or "necessary to the

community," an application for such a use may not be denied

because the owner proposes to engage in that type of use. That

is to say, if an ice-cream shop is a conditional use, a land-use

committee may not deny a permit because the committee's members

object to the owner selling ice-cream on his property. Such

objections are in order when the municipality adopts (or amends)

its zoning ordinance and considers which conditional uses (if

any) to include in each of its zoning districts. Upon adding a

conditional use to a zoning district, the municipality rejects,

by that very act, the argument that the listed use is

incompatible with the district. See, e.g., People's Counsel v.

Mangione, 584 A.2d 1318, 1322-23 (Md. Ct. Spec. App. 1991)

(explaining that a zoning ordinance providing for a special

exception is a legislative predetermination that such special

exception, subject to certain guides and standards, is

compatible with other uses identified for that zone); State ex
rel. Straatmann Enters., Inc. v. Cty. Of Franklin, 4 S.W.3d 641,

10
 No. 2015AP491.dk

650 (Mo. Ct. App. 1999) (explaining that a conditional use is

one authorized by a local legislative body that, in the absence

of having met certain conditions, may otherwise be incompatible

with the location).

¶161 An application for a conditional use permit is not an

invitation to re-open that debate. A permit application is,

instead, an opportunity to determine whether the specific

instantiation of the conditional use can be accomplished within

the standards identified by the zoning ordinance. See, e.g.,

Matter of Cove Pizza v. Hirshon, 61 A.D.2d 210, 212-13

(N.Y. App. Div. 1978) (where a special use ordinance allows for

certain types of restaurants, board cannot deny application

because it objects to the allowed special use). A land-use

committee, therefore, must focus on the owner's specific

proposal and determine whether that proposal can be made

compatible with the zoning ordinance's standards. See, e.g.,

id.; see also DeMaria v. Enfield Planning and Zoning Comm'n, 271

A.2d 105, 106-108 (where zoning ordinance provides for special

use and identifies requirements for obtaining such permit, board

cannot deny application because it does not like the esthetic

effect of the proposed apartment complex or because the board

does not believe the proposal presents a satisfactory image of

what apartments in the town should look like).

B

¶162 Our decision today would look considerably different

if we had taken our guidance from Bizzell instead of Delta
Biological. The logic behind Bizzell teaches us that (as

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relevant here) testimony related to a proposed use of property

has two distinct functional purposes depending on the stage of

the zoning process in which it is offered. One stage relates to

a municipality's adoption or amendment of a zoning ordinance.

The other relates to the consideration of an owner's application

for a use permit.

¶163 When the Trempealeau County Board writes its zoning

code, or considers amendments, the testimony it needs, and is

appropriate to consider, is whether a type of use is compatible

with a designated zoning district. This is the stage at which

the County has the greatest discretion in determining what may,

and may not, be allowed on various tracts of property. See Wis.

Stat. § 59.69(13) ("The powers granted in this section shall be

liberally construed in favor of the county exercising

them . . . ."); see also Cohen v. Dane Cty. Bd. of Adjustment,

74 Wis. 2d 87, 90, 246 N.W.2d 112 (1976). It is also the stage

at which it is necessary to draw most deeply on the wisdom,

experience, and discretion of the community and its

representatives. The community's testimony plays a key role in

answering these land-use questions wisely.

¶164 Once the County adopts its zoning code, however,

testimony about a proposed use has a narrower function. Its

purpose is to help the Committee determine whether the proposal

satisfies the parameters already adopted by the Trempealeau

County Board. And when the testimony relates to a "conditional

use," its function is to provide the information necessary to

12
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determine what conditions to impose on the use.8 In making this

determination, the Committee must interpret and apply the zoning

code with a bias towards the free use of property. See, e.g.,

Cohen, 74 Wis. 2d at 91 (zoning ordinances are to be construed

"in favor of the free use of private property.").

1

¶165 Consequently, the zoning ordinance's terms inform the

Committee of both the scope of its discretion, as well as the

type of testimony on which it may rely in considering an

application for a conditional use permit. The AllEnergy

Property bears the EA-2 zoning designation, which Trempealeau

County describes as follows:

This district preserves class I, II and III soils and
additional irrigated farmland from scattered
residential developments that would threaten the
future of agriculture in Trempealeau County. The
district is also established to preserve woodlands,
wetlands, natural areas and the rural atmosphere of
the County. . . .
Trempealeau County, Wis., Zoning Ordinance § 2.03(2). Chapter

13 of Trempealeau County's zoning ordinance makes non-ferrous

mineral mining a conditional use in the EA-2 district:

Non-metallic mining is a conditional use of land in
the EA, EA-2, PA and TA districts. In addition to
taking into consideration the general criteria
governing the granting of conditional use permits
under Sec. 10.04, the County shall specifically

8
It is conceivable that there could be no set of conditions
sufficient to control the potential adverse impacts of a
specific instantiation of a conditional use. However, the
Committee did not suggest that was the case, so this proposition
needs no further consideration here.

13
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analyze non-metallic mineral mining proposals in light
of the County's interest in providing for the wise use
of the natural resources of the county, aesthetic
implications of the siting of such a mine at a given
location and the impacts of such a mining operation on
the general health, safety and welfare of the public.
Each application shall be judge on its own merits.
Subject only to the standards set forth in this
section and in the zoning ordinance as a whole, it is
impossible to prescribe the criteria upon which such a
permit may be granted in each and every case.
Trempealeau County, Wis., Zoning Ordinance § 13.01.9

¶166 Bizzell says these zoning provisions establish that

the Trempealeau County Board has legislatively determined that

sand mining is not inherently inconsistent with the EA-2 zoning

district. See id., 311 Wis. 2d 1, ¶23. Bizzell also says we

must conclude from these provisions that sand mining is a type

of use sanctioned by the County Board and deemed desirable, or

necessary to the community, in this district. See id., ¶24.

¶167 Presumably, when the members of the Trempealeau County

Board authorized non-ferrous mineral mining as a conditional use

of the AllEnergy Property, it knew at least the basics about the

type of activity it was designating as sanctioned and either

necessary or desirable. I trust the members would not be

surprised to learn that sand mining will change the topography

of the property, alter the course of surface waters, create

dust, make the property unavailable for agricultural uses (at

9
I cite to Trempealeau County, Wis., Zoning Ordinance
§ 13.01 as it existed at the time AllEnergy filed its
conditional use application. That zoning ordinance, however,
has since been amended. All references to § 13.01 in this
dissent are to the version existing at the time AllEnergy filed
its application.

14
 No. 2015AP491.dk

least until remediation and maybe thereafter), and not

contribute to scenic beauty.

¶168 These are expected and necessary consequences of sand

mining, and are baked into the County Board's decision that sand

mining should nonetheless be allowed on the AllEnergy Property,

subject only to appropriate conditions. Just as a municipality

may not deny a conditional-use application for an ice-cream

parlor because the owner intends to have ice-cream on the

premises, the Committee may not deny AllEnergy's application

because his proposed use will comprise the essential

characteristics of a sand mine.

¶169 The people of Trempealeau County should be

congratulated on their interest in, and concern for, their

community. The testimony they offered was, for the most part,

relevant, instructive, and trenchant. Some of it, however,

related to the wisdom of the Trempealeau County Board's

determination that sand mining is a sanctioned and desirable or

necessary use in AllEnergy's zoning district.

¶170 Thus, for instance, various community members objected

to AllEnergy's proposal because it would affect the landscape,

detract from scenic beauty, impact the conservation of natural

resources, or eliminate their pastoral lifestyle. Members of

the Committee raised similar concerns. Committee member George

Brandt rejected AllEnergy's application, in part, because of

"the significant change to the landscape and to the local

cultural and social conditions." Committee member Ed Patzner

15
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frankly stated a sand mine is not compatible with this zoning

district:

Well, I represent the Farm Service Agency and I'm for
agriculture. Agriculture has a history of bringing
stability and jobs to our local economy, where sand
mines have a history of boom or bust on the local
economy, therefore destroying good productive
agricultural land is not a wise decision. We don't
want to destroy our outdoor recreation potential, like
hunting, biking and other activities that attract
visitors, retirees and people that love scenic beauty
who are close to work and live here.
Committee member Jeff Bawek was no less blunt in his conclusion
that a sand mine simply does not belong on the AllEnergy

Property:

Based on information given as referenced and my own
findings, along with public concerns given at this
meeting, this siting does not seem to be in the best
interest of our citizens nor in the best use of our
natural resources of Trempealeau County . . . . Trout
Run Creek and the close proximity to the Trempealeau
River deem this site as poor.
¶171 All of this testimony, and the concerns raised by the

Committee members, appear to be well-founded and offered in good

faith. But it is also all directed at a question they had no

authority to address. Trempealeau County has legislatively

disagreed with Mr. Bawek on whether a sand mine on the AllEnergy

Property is in the best interest of the community, or is a

"poor" site. Also, we should presume the County was aware of

the relative economic benefits of mines and farms (as described

by Mr. Patzner). But the County legislatively disagreed with

him as well. So, too, with Mr. Brandt's concern about the
cultural and social implications of developing a mine on the

AllEnergy Property. And the County surely knew, when it decided
16
 No. 2015AP491.dk

that a mine would be a necessary or desirable use of the

AllEnergy Property, that it would change the landscape, be less

attractive, and affect natural resources and recreational

activities.

¶172 The County knows a sand mine will do and be all these

things, but nonetheless declared them unobjectionable on the

AllEnergy Property. So although the testimony and concerns

described above are valid, they should have been raised when the

County was developing its zoning ordinance in the first place.

When, as here, the task is to apply the zoning decisions already

made to a conditional use permit application, the Committee

lacks authority to second-guess the County Board's legislative

decisions.

2

¶173 Whether the specific attributes of AllEnergy's

proposed mining operation would comply with all the necessary

criteria upon which a permit may be conditioned is a question of

an altogether different nature. Here, the Committee's specific

task was to decide whether the imposition of an appropriate set

of conditions could sufficiently control for the "special

problems and hazards" this type of use presents. See Bizzell,

311 Wis. 2d 1, ¶23; see also Halfway House v. City of Waukegan,

641 N.E.2d 1005 (Ill. App. Ct. 1994) (city could impose

reasonable conditions such as limiting halfway house to 32

residents); Council Rock Sch. Dist. v. Wrightstown Twp. Zoning

Hearing Bd., 709 A.2d 453 (Pa. Commw. Ct. 1998) (special
exception uses may require imposition of "reasonable conditions

17
 No. 2015AP491.dk

for the protection of the health, safety, and welfare of the

community which the applicant must meet"). The community's

concerns about AllEnergy's specific implementation of that use

are not only relevant, they are critical to the Committee's

deliberations over the permit application.

¶174 Although the community offered a wealth of information

relevant to this task, the Committee used it for the wrong

purpose. It should have used the testimony to determine what

specific standards AllEnergy would be required to satisfy before

obtaining a sand mining permit. Instead, the Committee used the

testimony to address a question already answered by the

Trempealeau County Board, to wit, whether it would be advisable

to operate a sand mine on the AllEnergy Property. That is a

legislative determination already settled by § 13.01 of the

zoning code, and the County Board settled it in AllEnergy's

favor.

¶175 The mismatch between the community's testimony and the

question the Committee answered becomes incandescent upon review

of the Committee's justification for denying AllEnergy's

application. Community members offered heartfelt and reasoned

input on the proposed mine's impact on nearby Trout Run Creek

and associated wetlands, surface water drainage, the health

effects of wind-borne dust, the potential consequence of

flooding in the vicinity, water quality, and the continued

viability of various ecosystems. As the court's opinion

demonstrates, each of these topics relates to standards the

18
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zoning code requires the Committee to consider in ruling on

AllEnergy's application.

¶176 But the Committee did not use the testimony to

determine what conditions it might be necessary to impose on

AllEnergy's planned use. It instead acted as though it was

determining, in the first instance, whether sand mining was

compatible with the AllEnergy Property. Committee member Kathy

Zeglin, for instance, said she had

numerous environmental concerns about the significant
wetlands in the area, the river at this point
historically was and is constantly changing it is very
hard to plan anything on a long range basis. I'm very
concerned with the water table in the area——it is very
high. I haven't been convinced that it will not be
disturbed.
Committee member George Brandt expressed similar concerns:

[T]he possibility of possible significant danger to
ground water, by processes involved in mining and
processing, and the high capacity well . . . .
[W]etland location is too close to sensitive water and
wildlife resources and number 2 is the possibility of
significant damage to groundwater by processes
involved in mining and high capacity well.
Committee member Ed Patzner noted "[t]here are health concerns
with mining so we need to protect our residents." And finally,

Committee member Jeff Bawek observed that "[s]oil around and in

the site bring into question the potential for water problems."

¶177 Each of these concerns is entirely legitimate. And if

the Committee had the authority to determine whether sand mining

should be listed as a conditional use in the zoning district

encompassing the AllEnergy Property, perhaps this would have led
them to say "no." But that was not its duty, and in acting as

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though it was, it exceeded its jurisdiction and usurped the

Trempealeau County Board's authority to answer that question.

II

¶178 There is some disagreement about how specific an

ordinance governing issuance of conditional use permits must be

to prevent arbitrary decision-making. We have recognized that

they at least "must be sufficiently specific . . . to allow for

judicial review." Bizzell, 311 Wis. 2d 1, ¶21 n.9 (citing 3

Kenneth H. Young, Anderson's American Law of Zoning § 21.09, at

709 (4th ed. 1996) (discussing the specificity of standards)).

An ordinance does not satisfy this requirement if it "'fails to

provide suitable standards where it confers on a board [ ]

"unlimited discretion to condition the issuance of the permit on

the basis of such norms or standards as it may from time to time

arbitrarily determine."'" Bizzell, 311 Wis. 2d 1, ¶21 n.9

(citing 3 Young at 711). Some courts strike ordinances as

insufficiently specific when they simply require that the

conditional use be in the "public interest," promote the

"general welfare," or are "'consistent with the purpose or

intent of the zoning ordinance.'" Bizzell, 311 Wis. 2d 1, ¶21

n.9 (quoting Daniel R. Mandelker & Michael Allan Wolf, Land Use

Law § 6.03, at 6-6 (5th ed. 2003) (one set of quotations

omitted); see, e.g., Clark v. Bd. of Appeals, 204 N.E.2d 434

(Mass. 1965) (rejecting zoning ordinance as too broad);

Fitanides v. Crowley, 467 A.2d 168 (Me. 1983) (finding portion

of zoning ordinance unconstitutional because it did not provide
the board with "specific guidelines that allow the board to

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determine what special characteristics of a proposed use render

it detrimental to the public health, safety or general welfare

of the neighborhood."). Others uphold similar ordinances,

citing the need for flexibility in the administration of

conditional use permits. Bizzell, 311 Wis. 2d 1, ¶21 n.9; see,

e.g., Burrell v. Lake Cty. Plan Comm'n, 624 N.E.2d 526 (Ind. Ct.

App. 1993)(concluding that that the complained of "health,

safety, and general welfare standard" was not improper); Schultz

v. Bd. of Adjustment, 139 N.W.2d 448 (Iowa 1966) (concluding

that a general zoning ordinance was "constitutionally adequate

and [gave] reasonably sufficient guidelines governing the grant

or denial of a conditional use permit for operation of a

sanitary landfill.").

¶179 The court's opinion today identifies a lengthy list of

standards AllEnergy must navigate en route to issuance of a

conditional use permit. Some are relatively specific.10 Others

For
10
example, Trempealeau County Zoning Ordinance
§ 10.04(5)(b) requires the Committee to consider, amongst other
criteria:

1. Whether the proposed project will adversely affect
property in the area.

2. Whether the proposed use is similar to other uses
in the area.

3. Whether the proposed project is consistent with
adopted Trempealeau County plans or any
officially adopted town plan.
. . . .

7. Whether the proposed use creates noise,
odor, or dust.

(continued)
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are as broad as those struck down in other jurisdictions.11

There may be legitimate debate about where to place each of

these standards on the continuum between "sufficiently specific"

and "unbridled discretion." But there should be no debate that

an explicit refusal to identify all of the applicable standards

rings the "unbridled discretion" bell, and smartly.

¶180 Whatever success Trempealeau County may have in

convincing us its standards are sufficiently specific, it

forfeits by giving itself an escape hatch so generous it makes

the standards superfluous. As our decision today acknowledges,

. . . .

11. Provision for proper surface water drainage.

. . . .

13. Whether the proposed project creates
excessive exterior lighting glare or
spillover onto neighboring properties.

. . . .

16. Whether the proposed project would adversely
affect any historic or archeological sites.
11
The Committee must assess an application for a sand
mining permit "in light of the County's interest in providing
for the wise use of the natural resources of the county,
aesthetic implications of the siting of such a mine at a given
location and the impacts of such a mining operation on the
general health, safety and welfare of the public." Trempealeau
County, Wis., Zoning Ordinance § 13.01. Nor may the Committee
issue a conditional use permit unless it first determines "the
proposed use at the proposed location will not be contrary to
the public interest and will not be detrimental or injurious to
the public health, public safety, or character of the
surrounding area." Trempealeau County, Wis., Zoning Ordinance
§ 10.04(5)(a).

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the Committee "is not limited to considering the factors

specified in the ordinance." Lead op., ¶41. Instead, it may

look to "additional factors as are deemed by it to be relevant

to its decision making process." Trempealeau County, Wis.,

Zoning Ordinance § 10.04(5)(b). This is not an isolated

sentiment——the County is committed to not letting the listed

standards cabin its discretion: "Subject only to the standards

set forth in this section and in the zoning ordinance as a

whole, it is impossible to prescribe the criteria upon which

such a permit may be granted in each and every case."

Trempealeau County, Wis., Zoning Ordinance § 13.01.

¶181 So the County reserves to itself the right to make up

the standards as it goes along. But the whole point of

requiring a set of knowable standards is to limit the bases on

which the County may deny a permit. As we noted in Bizzell, a

zoning ordinance may not confer on the County "unlimited

discretion to condition the issuance of the permit on the basis

of such norms or standards as it may from time to time

arbitrarily determine." Id., 311 Wis. 2d 1, ¶21 n.9 (quoting 3

Young, § 21.09 at 711) (internal marks omitted). This unbridled

discretion soundly defeats any attempt at judicial review. If

the Committee may announce a standard at the same time it rules

the applicant failed to satisfy it, what are we to review? How

closely the post hoc standard conforms to the evidence it was

designed to match? That's a rhetorical inquiry, not judicial

review.

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¶182 Ultimately, creating standards at will gives rise to

the same problem as the vague "wisdom" and "public interest"-

type standards. It forces permit applicants to play the "guess

what's in my head" game with the Committee. AllEnergy consulted

the ordinances in an attempt to discern what standards its

application must satisfy to get a conditional use permit from

the Committee. At the hearing, it listened as the Committee

members touched the ordinance talismans before voting against

the application. It learned the Committee members had concerns

about a sand mine's effect on wetlands, trout streams, soil,

beauty, recreation, topography, culture, and farming (to name a

few). What it did not learn was anything about why the

Committee members thought AllEnergy's specific proposal would

immanentize their concerns. Just as it had to guess at what

might cause the Committee to deny the application while drafting

it, AllEnergy must now retrospectively guess at what could be

done to allay the members' inchoate fears.

¶183 Not coincidentally, that is also what we must do. The

thing we are supposed to review is still secreted away in the

Committee members' minds. The generalized concerns they

expressed certainly track the ordinance's language, but our job

is not to evaluate whether they can repeat that language while

denying an application. It is to determine whether the

Committee properly measured AllEnergy's specific proposal

against knowable and certain standards, and then determined

whether the imposition of appropriate conditions would allow
implementation of the proposal while simultaneously protecting

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the public's legitimate interests. Only the Committee members

can know whether they did this, because no evidence of it made

its way into the record.

¶184 A proper record, and proper exercise of discretion,

would demonstrate the Committee actually engaged with the

specifics of AllEnergy's proposal, and then determined whether

appropriate conditions would protect against the hazards of this

type of conditional use. So for example, after identifying that

sand mines in general might threaten Trout Run Creek and

surrounding wetlands, the Committee should have informed

AllEnergy of the nature of the threat it feared and given it an

opportunity to develop an alleviating condition. Flooding is

apparently a recurrent event in this area, so the Committee

could have, and should have, required AllEnergy to develop a

condition that would control for such an eventuality. Blowing

dust consequent upon sand mining potentially has adverse health

effects, so the Committee should have required AllEnergy to

quantify the problem and propose a condition to address it. And

so on with each of the specific issues raised by the community

or Committee members. This is the Committee's core function,

and it was left undone.

¶185 Because the Committee did not complete its assigned

task, its decision to reject AllEnergy's application reflects an

exercise of will, not judgment. "Judgment" would have been the

result of applying the standards already adopted by the

Trempealeau County Board to the facts presented by AllEnergy's
application, including the determination that sand mining at

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this location is sanctioned and either necessary or desirable.

But the Committee jettisoned those standards. And with respect

to the exceedingly vague "public interest" and "wisdom"

standards, it required AllEnergy to guess at what specific

aspects of a sand mine would cause concern for its members. And

then it required AllEnergy to guess at what might be necessary

to allay those concerns. Wherever the arbitrary and capricious

line might lie, "Guess what's in my head" certainly falls on the

wrong side of it.

¶186 Because of this, we (along with AllEnergy) must guess

at whether the imposition of conditions on AllEnergy's proposed

sand mine would be capable of properly controlling the hazards

incident to such a use. So our decision today does not actually

review whether the Committee properly considered an application

for a conditional use permit. It reviews whether the Committee

expressed sufficient misgivings about mining for sand on the

AllEnergy Property. Because the Committee addressed itself to a

question outside its jurisdiction, and because its failure to

complete its task made its decision arbitrary and capricious, we

should have reversed the decision and remanded for further

proceedings. Because we did not, I respectfully dissent.

¶187 I am authorized to state that Justices MICHAEL J.

GABLEMAN and REBECCA GRASSL BRADLEY join this dissent.

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