Opinion ID: 1248735
Heading Depth: 1
Heading Rank: 1

Heading: special use permits

Text: A county has the authority to regulate and restrict the use of property pursuant to section 153A-340 of the North Carolina General Statues, which provides in pertinent part: (a) For the purpose of promoting health, safety, morals, or the general welfare, a county may regulate and restrict the height, number of stories and size of buildings and other structures, the percentage of lots that may be occupied, the size of yards, courts and other open spaces, the density of population, and the location and use of buildings, structures, and land for trade, industry, residence, or other purposes, and to provide density credits or severable development rights for dedicated rights-of-way pursuant to G.S. 136-66.10 or G.S. 136-66.11. .... (c) The regulations may provide that a board of adjustment may determine and vary their application in harmony with their general purpose and intent and in accordance with general or specific rules therein contained. The regulations may also provide that the board of adjustment or the board of commissioners may issue special use permits or conditional use permits in the classes of cases or situations and in accordance with the principles, conditions, safeguards, and procedures specified therein and may impose reasonable and appropriate conditions and safeguards upon these permits. Where appropriate, the conditions may include requirements that street and utility rights-of-way be dedicated to the public and that recreational space be provided. When issuing or denying special use permits or conditional use permits, the board of commissioners shall follow the procedures for boards of adjustment except that no vote greater than a majority vote shall be required for the board of commissioners to issue such permits, and every such decision of the board of commissioners shall be subject to review by the superior court by proceedings in the nature of certiorari. N.C.G.S. § 153A-340(a), (c) (2001). A county may create a planning agency to perform the zoning duties of a board of adjustment, N.C.G.S. § 153A-344(a) (2001); N.C.G.S. § 153A-345(a) (2001), including issuing special use permits to permit special exceptions to the zoning regulations in classes of cases or situations and in accordance with the principles, conditions, safeguards, and procedures specified in the ordinance, N.C.G.S.§ 153A-345(c). A special use permit is one which is expressly permitted in a given zone upon proof that certain facts and conditions detailed in the ordinance exist. Application of Ellis, 277 N.C. 419, 425, 178 S.E.2d 77, 80 (1970). `It does not entail making an exception to the ordinance but rather permitting certain uses which the ordinance authorizes under stated conditions.' Woodhouse v. Board of Comm'rs of Nags Head, 299 N.C. 211, 218, 261 S.E.2d 882, 887 (1980) (quoting with approval Syosset Holding Corp. v. Schlimm, 15 Misc.2d 10, 11, 159 N.Y.S.2d 88, 89 (N.Y.Sup.Ct.1956), modified on other grounds, 4 A.D.2d 766, 164 N.Y.S.2d 890 (1957)). It is granted or denied after compliance with the procedures prescribed in the ordinance. Humble Oil & Ref. Co. v. Board of Aldermen of Chapel Hill, 284 N.C. 458, 467, 202 S.E.2d 129, 135 (1974). Respondent is a planning agency appointed by the Randolph County Board of Commissioners, performing the functions of the board of adjustment in accordance with N.C.G.S. § 153A-345(a). The Zoning Ordinance of Randolph County, North Carolina (the Ordinance) is designed to encourage the protection and development of the various physical elements of the county in accordance with a comprehensive plan of land use and population density and for the purpose of promoting the public health, safety, morals and general welfare; promoting the orderly development of the county, preventing the overcrowding of land; and regulating the location and use of structures and land for trade, industry, residences or other purposes except farming. It provides that a special use permit may be granted by respondent, noting that: Permitting Special Uses adds flexibility to the Zoning Ordinance. Subject to high standards of planning and design, certain property uses are allowed in the several districts where these uses would not otherwise be acceptable. By means of controls exercised through the Special Use Permit procedures, property uses which would otherwise be undesirable in certain districts can be developed to minimize any bad effects they might have on surrounding properties. One special use set out in the Ordinance is for Public Utilities[] (Substations, Transformers, Radio or T.V. Towers, etc.), which may be located in an area zoned residential/ agricultural. Pursuant to section 4.2 of the Ordinance, respondent must find four factors before granting a special use permit. These factors are: (1) that the use will not materially endanger the public health or safety if located where proposed and developed according to the plan as submitted and approved; (2) that the use meets all required conditions and specifications; (3) that the use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity; and (4) that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the Land Development Plan for Randolph County. The Ordinance further provides that if respondent fails to find any factor and denies the Special Use Permit, it shall enter the reason for its action in the minutes of the meeting at which the action is taken.