All boards shall follow quasi-judicial procedures in determining appeals of administrative decisions, special use permits, certificates of appropriateness, variances, or any other quasi-judicial decision.

(Ord. No. 22-051, § 33, 12-13-22)

The zoning administrator shall give notice of any hearing required by section 15-101 as follows:

(a)

Notice of evidentiary hearings shall be mailed to:

(1)

The person or entity whose appeal, application, or request is the subject of the hearing;

(2)

The owner of the property that is the subject of the hearing if the owner did not initiate the hearing;

(3)

The owners of all parcels of land abutting the parcel of land this is the subject of the hearing, and to all owners of parcels of land within 100 feet of the lot or parcel of land that is the subject of the hearing; and

(4)

To any other person who makes a written request for such notice.

(b)

In the absence of evidence to the contrary, the city may rely on the county tax listing to determine owners of property entitled to mailed notice. The notice must be deposited in the mail at least ten days, but not more than 25 days, prior to the date of the hearing. Within that same time period, the city shall also prominently post a notice of the hearing on the site that is the subject of the hearing or on an adjacent street or highway right-of-way.

(c)

If an evidentiary hearing is set for a given date and a quorum of the board is not then present, the hearing shall be continued until the next regular board meeting without further advertisement.

(d)

The notice required by this section shall state the date, time and place of the hearing, reasonably identify the lot or parcel of land that is the subject of the application or appeal, and give a brief description of the action requested or proposed.

(Ord. No. 22-051, § 33, 12-13-22)

The zoning administrator shall transmit to the board all applications, reports, and written materials relevant to the matter being considered. The administrative materials may be distributed to the members of the board prior to the hearing if at the same time they are distributed to the board a copy is also provided to the appellant or applicant and to the landowner if that person is not the appellant or applicant. The administrative materials shall become a part of the hearing record. The administrative materials may be provided in written or electronic form. Objections to inclusion or exclusion of administrative materials may be made before or during the hearing. Rulings on unresolved objections shall be made by the board at the hearing.

(Ord. No. 22-051, § 33, 12-13-22)

(a)

The applicant, the city, and any person who would have standing to appeal the decision under G.S. 160D-1402(c) shall have the right to participate as a party at the evidentiary hearing. Other witnesses may present competent, material, and substantial evidence that is not repetitive as allowed by the board.

(b)

Objections regarding jurisdictional and evidentiary issues, including, but not limited to, the timeliness of an appeal or the standing of a party, may be made to the board. The board chair shall rule on any objections, and the chair's rulings may be appealed to the full board. These rulings are also subject to judicial review pursuant to G.S. 160D-1402. Objections based on jurisdictional issues may be raised for the first time on judicial review.

(Ord. No. 22-051, § 33, 12-13-22)

The official who made the decision or the person currently occupying that position, if the decision maker is no longer employed by the city, shall be present at the evidentiary hearing as a witness. The appellant shall not be limited at the hearing to matters stated in a notice of appeal. If any party or the city would be unduly prejudiced by the presentation of matters not presented in the notice of appeal, the board shall continue the hearing.

(Ord. No. 22-051, § 33, 12-13-22)

The chair of the board or any member acting as chair and the clerk to the board are authorized to administer oaths to witnesses in any matter coming before the board. Any person who, while under oath during a proceeding before the board determining a quasi-judicial matter, willfully swears falsely is guilty of a class 1 misdemeanor.

(Ord. No. 22-051, § 33, 12-13-22)

(a)

In response to questions or comments by persons appearing at the hearing or to suggestions or recommendations by the planning and zoning board or board of adjustment, the applicant may agree to modify his application, including the plans and specifications submitted.

(b)

Unless such modifications are so substantial or extensive that the board cannot reasonably be expected to perceive the nature and impact of the proposed changes without revised plans before it, the board may approve the application with the stipulation that the permit will not be issued until plans reflecting the agreed upon changes are submitted and approved by the planning staff.

(Ord. No. 22-051, § 33, 12-13-22)

The board making a quasi-judicial decision under this ordinance through the chair or, in the chair's absence, anyone acting as chair may subpoena witnesses and compel the production of evidence. To request issuance of a subpoena, the applicant, the city, and any person with standing under G.S. 160D-1402(c) may make a written request to the chair explaining why it is necessary for certain witnesses or evidence to be compelled. The chair shall issue requested subpoenas he or she determines to be relevant, reasonable in nature and scope, and not oppressive. The chair shall rule on any motion to quash or modify a subpoena. Decisions regarding subpoenas made by the chair may be immediately appealed to the full board. If a person fails or refuses to obey a subpoena issued pursuant to this subsection, the board or the party seeking the subpoena may apply to the general court of justice for an order requiring that its subpoena be obeyed, and the court shall have jurisdiction to issue these orders after notice to all proper parties.

(Ord. No. 22-051, § 33, 12-13-22)

The concurring vote of four-fifths of the board shall be necessary to grant a variance. A majority of the members shall be required to decide any other quasi-judicial matter or to determine an appeal made in the nature of certiorari. For the purposes of this subsection, vacant positions on the board and members who are disqualified from voting on a quasi-judicial matter under subsection 15-12(d) of this ordinance shall not be considered members of the board for calculation of the requisite majority if there are no qualified alternates available to take the place of such members.

(Ord. No. 22-051, § 33, 12-13-22)

(a)

The board shall determine contested facts and make its decision within a reasonable time. When hearing an appeal, the board may reverse or affirm, wholly or partly, or may modify the decision appealed from and shall make any order, requirement, decision, or determination that ought to be made. The board shall have all the powers of the official who made the decision. Every quasi-judicial decision shall be based upon competent, material, and substantial evidence in the record. Each quasi-judicial decision shall be reduced to writing, reflect the board's determination of contested facts and their application to the applicable standards, and be approved by the board and signed by the chair or other duly authorized member of the board. A quasi-judicial decision is effective upon filing the written decision with the clerk to the board. The decision of the board shall be delivered within a reasonable time by personal delivery, electronic mail, or first-class mail to the applicant, landowner, and any person who has submitted a written request for a copy prior to the date the decision becomes effective. The person required to provide notice shall certify to the city that proper notice has been made, and the certificate shall be deemed conclusive in the absence of fraud.

(b)

A record of all hearings required under this article shall be made by a court reporter or by electronic means. Accurate minutes shall also be kept of all such proceedings.

(c)

All documentary evidence presented at a hearing as well as all other types of physical evidence shall be made a part of the record of the proceedings. With the approval of the parties, copies may be submitted for the originals. Such evidence shall be kept by the city for at least five years; provided, however, such evidence shall be disposed of by agreement of the parties or by the rendering of a final decision by the court.

(Ord. No. 22-051, § 33, 12-13-22)

Every quasi-judicial decision shall be subject to review by the superior court in the nature of certiorari pursuant to G.S. 160D-1402. Appeals shall be filed within the time frame specified in G.S. 160D-1405(d).

(Ord. No. 22-051, § 33, 12-13-22)