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<br /> Zoning Hearings:
<br /> Knowing Which Rules to Apply
<br /> David W. Owens
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<br /> Armed with petitions,lapel pins,and lawyers,200 agi-
<br /> tated citizens crowd into the courthouse to voice
<br /> their objection to a proposed rezoning.They have been
<br /> -........ -..-.,1E . : ". t _ :..:.:. . . • :
<br /> and calling the county commissioners ever since
<br /> .. , . . .
<br /> • the notice of the hearing appeared in the local paper a
<br /> 10writing
<br /> .
<br /> few weeks ago.How should this hearing be conducted?
<br /> • . Must everyone be allowed to speak for as long as he or
<br /> she wants?May the board consider the strong personal
<br /> opinions it is about to hear? What about the petitions
<br /> and the calls the commissioners got last week? If the
<br /> board decides on a compromise that gives petitioners
<br /> `'' only part of what they want,is another hearing required?
<br /> When it comes time to make a decision,does the board
<br /> : have to justify its conclusion?
<br /> Consider another situation.On the same night,a few
<br /> miles awa y,a city council is holding shearing on aspecial-
<br /> ..,::,.,::t.;,.•. t;. use permit application for a controversial project.This,, . hearing room is also packed with angry neighbors,and the
<br /> ., oTicE
<br /> ::::::::,,,,,,,,,,,,,,,,,,, -.,...,,-- N .....„,,.... ..
<br /> council members have to struggle with most of the same. ::.,:....::„.„.....::::::::::::,.....:....„."....
<br /> ..„....„,..............` aitF} $% t at < f %Yt4t Y> }4 4}n� questions,plus a few more.Does everyone who speaks
<br /> r.. < ` t.:::4.::. .:;.:,.`db:::...'..�:.: .'::'}.'.:'::':.,:' need to be under oath?Does there have to be a transcript
<br /> ::< <; :•. :}> :_ : < <:,•'';.::............. of the hearing?Since the city's zoning ordinance calls for
<br /> this decision to be made by the city council instead of a•:..¢:::, :::{}>. .;. board of adjustment,can informal procedures be used?•
<br /> . x The answers are different in these two situations.
<br /> e a 41.i:::::': } • They illustrate the two different types of zoning hear-
<br /> . ........v:;:::.
<br /> •••••••'� 4` ings,which have different purposes and rules of conduct.
<br /> •: r Because both types are commonly called"public hear-
<br /> r ;
<br /> a 4 a ings,"the difference is confusing to those attending as
<br /> t>: ;>,�a>x x v. well as those conducting the hearings.
<br /> y x°}�'a .. ° t a Zoning decisions can profoundly affect landowners,
<br /> :.;• k rs,a entire community—often with a sig-
<br /> neighbo nd the enti
<br /> ::}::r::���<:�:::::;.;<::::>::»:<:.;.>:.;:<:.}}:.}%:is::t4::4}}at.;.:::.;.:.;:..:,.. ...: • '.,..'.:.'.:..': .'}; nifican impact on
<br /> .::>.>;:.>:,.:•.}:•.:>,.;::;::a..:.::.;....;. .4 `.�..}.:.;:• .: ..�.,}aX<::•::<t;.::<;•:•:::•;::a:;t:r}::;:::t:> t p ct o property values, the character of
<br /> 'y:.;..:::•.Y:tiit,:j:::;:•:•:i:i%i::t,:,•Y.:`v':•i:':::ti1:ri tt4i::}: :: .......:.:.yt::.::,},...:.;::.....:;.. ...:•::..::.::::..:..•
<br /> :.;:�:.:;•:}.'.>'.:>}'.:.}}.:>'.>�::�<•}.::.;'.}t:.;t'•>:;;:;:%•::;..::.. ::~f }:;.::.:>:;.:.<::�.:,:.}•.:r,::::,:>r:�;::.a,;.<;,. ..,.}..:..,,.,,.:�.� neighborhoods,and even
<br /> }:4 }:t::.}:,::,,.,..:;... ;..' gh a en the future quality of commu-
<br /> v
<br /> .;:?':::;::>::::}:::.:;.: :::t;x.}}:w:o::,:x:•}:•�:a:4:•}x aaa>}}a rr X}'•}'•t%}:'::i£+'.}'}:'
<br /> }}:•$0::4}•,.4{} :$Y:iio•.•.;•:: :•4:•:•,, •v.$•..k.:: ::�.,.... ...•,• ...r..}•: .. nity life—so the law imposes special requirements to
<br /> ::.a: :t.•;v.•X:•}:,.wr•'..�'•.•••1>.:.t•:%..w.•O'• �X:a'.S -1 P P� q
<br /> •
<br /> The author is an Institute of Government faculty member who
<br /> specializes in land-use law.
<br /> Highly visible,bright yellow signs are posted at or near the site
<br /> of a proposed rezoning in Charlotte.
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