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rezoning to a new zoning district with no permitted uses,
<br /> only special uses)and a quasi-judicial zoning decision(the - NoticE OF NbnCta PUBLIC SMARM N°CNE fee
<br /> MARX NEARING poi 0 rassee aPua
<br /> decision on the special-use permit for a particular Yin herdwNdrnrrrwlnrrrdd• N0 t'Otr.aornb.""'bGavtdY"Y°"saod
<br /> Thr w..Hens.,Ceenry nqurr w.rrrM tM alt .1
<br /> project). Therefore both types of hearings are required, rn°Pi�, r°1g10{,� „ , ,.'"4 Lel ""hs* Orel $o ,,,,ro hour-
<br /> , pp Ai,a•t r7�' rdbw,b.rr ore°rrlat of°Ill m Mar•oun and the local government must exercise particular care y jb b��Rc , G.E: M°H N Mirnwn n* wlkaNan:
<br /> -1 O$ I Mr.Zi d Fvt Pan ha.
<br /> in observing whichever rules apply to each stage of its . . .P.115.0 PIN"e S.R"""'' m�olsa on I aO w
<br /> g FP Y g RAM HEARINGS ,,,- l.eelaanlh.nsthdM
<br /> NU 1:SPeelst.USE Mier• besot Rob 4-S I rok" rIp Z me
<br /> decision making. Ream) w2re aotrruq Or,b vun.FNrar)•wasu. °" Unweror,e owmto Zan(
<br /> i fund.a.bel.ry an M tP.4tt nNlal.wry F,West onlha lot (that bulia41,
<br /> U.S e`f a d are4r�tedr loco rowan qw nwlh Wr el Ii at lot PM 1W Nq,
<br /> pNOOdrdt)./a.000.tM)TMFWs - Aeeler b.M.r,Mead rcatM�onyMilh Gm Roca.
<br /> MN land r.um.onds tired. M Down Street here 5.41.R1 almOl`Iw�oORO In iM R l dtrttr°k7,
<br /> Rules for Zoning Hearings R°d'; �P 'Mef`""I""""r ml. .ml,ao,rn will b.
<br /> Rrllmt Jenlee b b• nleq abler any.asitor,el
<br /> Aw.:drr Wow st be « . ry ` ebaIrrd°a° g°w1Qwm.m a'
<br /> N�tom�...�TMs.MuN4eubdRAN• r tn.t of rwl.n ids% J r 14 1lTJ of
<br /> O{i.7ia11 trwRase, sIVOO gem 4• •m•rn Raom 7W of tM
<br /> Inerrf.dd?tw, b,qt»n aaurtteTRt.
<br /> Informal Public Meetings fTfad> tale now. N r M 111,,,All earl' ld,r.rlp.ur
<br /> 1�detarilde rp, haw et d1E �.wowl,,di E - Zonro A Comm.
<br /> Can Nalco TN nen al Heel. hr�d rdowa are laminaAdminbtruta
<br /> A local government may decide that it is advisable to „r,;;,! r,,� ,l.r hw*m•
<br /> g Y I#°7i I wH.»TOa The s* IO of 9uncrnb.
<br /> .IS nu l.r TOO avowr dw let dlscrlml an 1M
<br /> hold informal public meetings on zoning issues prior to NON.rt uC'EARINGS mgs1PaMI m«�.s • b.b1s a dloobltl'l°rro in /M
<br /> F g g P UV!OH< ri aarnilskm a °aces to or
<br /> 4:6"-4 wnseusrmr itlIllo.
<br /> conducting the required legislative or evidentiary hear- R1iar4t":SUB NNM+. „ ,..,,b,,.,, „, R.glreeN pPproPrle+....•
<br /> t4ag 7 de.dyrojzzoot h NSA J, 1,tta, ran olds oed qry wen
<br /> ing. These may be held for a variety of purposes: to `°°'�r`rr' . IbCS»arY ro dtser�°oeo..son
<br /> timid.Is�-a.7A71 with a dISwllh an equal
<br /> maerhs,tty I. nAklparo in
<br /> gather public opinion prior to an update of the zoning o,,,,wrb,�r new
<br /> Wants,
<br /> ordinance or the land-use plan,to discuss potential policy d a� hi, ame Co,na at enla:
<br /> hn yam..c at Ph.sang
<br /> changes,to explain a new provision of the ordinance,or "'""w'l;.' �IN 'b°" �mb. COW), Buncombe
<br /> g P P �:..�»m ar.er l o.a,. EOO nu err�rorr,b.
<br /> f s TOO number Is 1704)
<br /> to discuss a particularly controversial project or policy. mina
<br /> """ " '""' `
<br /> P Y P 1 P Y Juno 27,1P7J
<br /> They may be conducted by the governing board, the ''7 , f.
<br /> planning board,staff,or a neighborhood advisory group.
<br /> An informal public meeting-is just that.It is not a for- Pubic hearings on a legislative zoning decision are usually advertised
<br /> mal hearing;it is not mandated by statute.While it needs in legal ads in the classified section of the newspaper.
<br /> to be conducted in a fair and reasonable manner,it is not
<br /> subject to the legal restrictions that apply to the legislative formal public hearings, but it is no longer required by
<br /> and evidentiary hearings discussed below.; So the local state law to do so.6
<br /> government is free to set whatever reasonable ground
<br /> - rules it chooses for publicizing and conducting these pub- Newspaper Notice
<br /> lic meetings. A local government must publish notice of the gov-
<br /> erning board's required public hearing on the proposed
<br /> Legislative Hearings adoption,amendment,or repeal of a zoning ordinance.
<br /> G.S. 160A-364 for cities and G.S. 153A-323 for counties
<br /> As mentioned above, state statutes and court deci- require that the notice be published in a newspaper of
<br /> sions have established some detailed rules for hearings on general circulation in the community once a week for
<br /> legislative zoning decisions, which must be followed two successive calendar weeks,with the first notice be-
<br /> whenever a zoning ordinance is adopted,amended, or ing published not less than ten nor more than twenty-
<br /> repealed.The requirements for notice of the hearing,its five days prior to the hearing. The advertisement is
<br /> speakers,the information presented,and when an addi- usually run as a legal ad in the classified section of the
<br /> tional hearing is required are set out below. newspaper,but some local governments purchase larger
<br /> display ads to provide more prominent notice. While
<br /> Requirements for a Hearing news stories about forthcoming zoning hearings are also
<br /> Since its adoption in 1923, North Carolina's zoning common, they cannot take the place of the formal ad-
<br /> enabling statute has mandated a formal public hearing vertisement.Likewise,publication in a homeowners'as-
<br /> prior to the adoption or amendment of a zoning ordi- sociation newsletter or other informal publication is
<br /> nance,as well as prior to repeal of zoning.'This hearing permissible but may not substitute for newspaper pub-
<br /> must be held by the governing board;a hearing by the lication. State statutes do not require posting of a sign
<br /> planning board alone is not sufficient s The hearing may on the site of a proposed rezoning,although a number
<br /> be conducted as part of the governing board's regular of zoning ordinances add that requirement.
<br /> meeting or it may be held as a special meeting at a sepa- The published notice must be sufficiently detailed to
<br /> rate time and place. The planning board may also hold allow a citizen to determine what is being proposed and
<br /> POPULAR GOVERNMENT Spring 1993 29
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