Whenever the zoning administrator receives a verbal or written signed complaint alleging a violation of this ordinance, he shall investigate the complaint, take whatever action is warranted, and inform the complainant verbally or in writing what actions have been or will be taken.

(Ord. No. 22-051, § 34, 12-13-22)

The owner, tenant, or occupant of any building or land or part thereof and any architect, builder, contractor, agent or other person who participates in, assists, directs, creates, or maintains any situation that is contrary to the requirements of this ordinance may be held responsible for the violation and suffer the penalties and be subject to the remedies herein provided.

(Ord. No. 22-051, § 34, 12-13-22)

This ordinance may be enforced by any remedy provided by G.S. 160A-175. If a building or structure is erected, constructed, reconstructed, altered, repaired, converted, or maintained, or any building, structure, or land is used or developed in violation of this ordinance, the city, in addition to other remedies, may institute any appropriate action or proceedings to prevent the unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance, use, or development; to restrain, correct or abate the violation; to prevent occupancy of the building, structure, or land; or to prevent any illegal act, conduct, business, or use in or about the premises.

(Ord. No. 22-051, § 34, 12-13-22)

When the zoning administrator determines work or activity has been undertaken in violation of this ordinance or any approval issued hereunder, a written notice of violation may be issued. The notice of violation shall be delivered to the holder of the approval and to the landowner of the property involved, if the landowner is not the holder of the approval, by personal delivery, electronic delivery, or first-class mail and may be provided by similar means to the occupant of the property or the person undertaking the work or activity. The notice of violation may be posted on the property. The person providing the notice of violation shall certify to the city that the notice was provided, and the certificate shall be deemed conclusive in the absence of fraud. A notice of violation may be appealed to the board of adjustment, and the board of adjustment shall follow quasi-judicial processes as set forth in this ordinance.

(Ord. No. 22-051, § 34, 12-13-22)

Whenever any work or activity subject to regulation pursuant to this ordinance is undertaken in substantial violation of any state or local law, or in a manner that endangers life or property, the zoning administrator may order the specific part of the work or activity that is in violation or presents such a hazard to be immediately stopped. The order shall be in writing, directed to the person doing the work or activity, and shall state the specific work or activity to be stopped, the reasons therefor, and the conditions under which the work or activity may be resumed. A copy of the order shall be delivered to the holder of the approval and to the owner of the property involved (if that person is not the holder of the approval) by personal delivery, electronic delivery, or first-class mail. The person or persons delivering the stop work order shall certify to the city that the order was delivered, and that certificate shall be deemed conclusive in the absence of fraud. A stop work order may be appealed to the board of adjustment, and the board shall follow quasi-judicial processes as set forth in this ordinance. No further work or activity shall take place in violation of a stop work order pending a ruling on the appeal. Violation of a stop work order shall constitute a class 1 misdemeanor.

(Ord. No. 22-051, § 34, 12-13-22)

Development approvals may be revoked by the city by notifying the holder in writing stating the reason for the revocation. The city shall follow the same development review and approval process required for issuance of the development approval, including any required notice or hearing, in the review and approval of any revocation of that approval. Development approvals shall be revoked for any substantial departure from the approved application, plans, or specifications; for refusal or failure to comply with the requirements of any applicable local development regulation or any state law delegated to the city for enforcement purposes in lieu of the state; or for false statements or misrepresentations made in securing the approval. Any development approval mistakenly issued in violation of an applicable state or local law may also be revoked. The revocation of a development approval by a staff member may be appealed pursuant to article 5 herein. If an appeal is filed regarding a development regulation adopted by the city pursuant to G.S. ch. 160D, the provisions herein regarding stays apply.

(Ord. No. 22-051, § 34, 12-13-22)

The zoning administrator and his/her staff may inspect work undertaken pursuant to a development approval to assure that the work is being done in accordance with applicable state and local laws and of the terms of the approval. In exercising this power, staff are authorized to enter any premises within the jurisdiction of the city at all reasonable hours for the purposes of inspection or other enforcement action, upon presentation of proper credentials; provided, however, that the appropriate consent has been given for inspection of areas not open to the public or that an appropriate inspection warrant has been secured.

(Ord. No. 22-051, § 34, 12-13-22)

(a)

In addition to the foregoing, any person who, being the owner or agent of the owner of any land located within the planning and development regulation jurisdiction of the city, thereafter subdivides the land in violation of this ordinance or transfers or sells land by reference to, exhibition of, or any other use of a plat showing a subdivision of the land before the plat has been properly approved under this ordinance and recorded in the office of the county register of deeds, is guilty of a class 1 misdemeanor. The description by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring land does not exempt the transaction from this penalty.

(b)

The city may bring an action for injunction of any illegal subdivision, transfer, conveyance, or sale of land, and the court shall, upon appropriate findings, issue an injunction and order requiring the offending party to comply with the subdivision regulation. Building permits required pursuant to G.S. 160D-1110 may be denied for lots that have been illegally subdivided. In addition to other remedies, the city may institute any appropriate action or proceedings to prevent the unlawful subdivision of land, to restrain, correct, or abate the violation, or to prevent any illegal act or conduct.

(Ord. No. 22-051, § 34, 12-13-22)

(a)

In accordance with G.S. 160A-175, where no specific penalty is provision of this provided in any appendix A, any act constituting a violation of the provisions of appendix A or a failure to comply with any of its requirements including violations of any conditions and safeguards established in connection with the granting of variances or special use permits, shall subject the offender to a civil penalty as follows:

•

The sum of $500.00 for failure to correct said violation within 31 days of notice;

•

An additional sum of $1,000.00 (for a total sum of $1,500.00) for failure to correct said violation within 61 days of notice;

•

An additional sum of $1,500.00 (for a total sum of $3,000.00) for failure to correct said violation within 91 days of notice;

•

An additional sum of $2,000.00 (for a total sum of $5,000.00) for failure to correct said violation within 121 days of notice; and

•

An additional sum of $2,000.00 ($5,000.00 plus $2,000.00 per month) for each additional 30-days or fraction thereof for continuing failure to correct said violation as required in the initial notice after 121 days of notice, which includes administrative fees. If the offender fails to correct the violation within 31 days after being cited for said violation, the penalty may be recovered by the city in a civil action in the nature of a debt. In addition, should the offender commit the same violation within a 12-month period from the date of the initial violation and fail to correct said violation after due notice, the penalty shall be double the amounts established herein. A civil penalty may not be appealed to the board of adjustment if the offender was sent final notice of violation in accordance with section 15-113 and did not take an appeal to the board of adjustment within the prescribed time.

(b)

The provisions of this appendix A may also be enforced by any appropriate equitable action authorized by law, including injunctive relief, whether or not there is an adequate remedy at law.

(c)

Each day that any violation continues, regardless of the date of notice, shall be considered a separate offense for purposes of the accruing penalties and remedies specified in this section. In such an event, civil penalties begin to accrue from the date of the first notice of violation. For continuing violations, the initial citation and requirement that the civil penalty be paid within the time prescribed there in shall be the only notice required to be given; and shall be deemed to be an ongoing citation and notice for continuing violation after the date of the citation.

(d)

Any one, or any combination of the foregoing penalties and to remedies may be used enforce the provisions of this appendix A.

(e)

Violation of the provisions of this appendix A or failure to comply with any of its requirements, including violations of any conditions and safeguards established in connection with grants of variances, or special use permits, shall not constitute a misdemeanor as provided in G.S. 14-4, unless any specific penalty provision in appendix A provides to the contrary.

(Ord. No. 22-051, § 34, 12-13-22)