Opinion ID: 1737501
Heading Depth: 1
Heading Rank: 1

Heading: Estimated Development Schedule

Text: A multi phased development commencing construction in Mid-1987, with subsequent phases spaced at approximately 18 month intervals, for a total development completion in about ten years. This schedule clearly supplied the information necessary under the preliminary development plan to inform the City of the proposed schedule of development. The trial court certainly was not plainly or palpably wrong in finding that the information contained in the preliminary development plan complied with the requirements of the PMUD ordinance and that the City was not arbitrary and capricious in its decision to rezone the property. HCA and Fritschi also contend that the City failed to give adequate notice of the rezoning hearings, because the notices misdescribed the existing zoning classification of the property in question. We disagree. Ala.Code 1975, § 11-52-77, and Act No. 1123, Sept. 17, 1973, codified as Appx. § 1059(29) Code of Alabama of 1940 (Recomp.1958) (1973 Supp.) (both of which were incorporated into and made a part of the Homewood zoning ordinance), govern what notice is due prior to the enactment of zoning legislation. Neither section requires that the then-current zoning classification be a part of such notice. Section 11-52-77 requires publication of the proposed ordinance on two occasions, one week apart, and both at least 15 days prior to the enactment of the ordinance. It also requires that the notice be published in a newspaper of general circulation within the municipality. The notice must state the time and place that the ordinance is to be considered by the municipal legislative authorities, and state that all persons who desire shall have an opportunity to be heard in opposition to, or in favor of, the ordinance. In the instant case, the City published the entire proposed ordinance in the Shades Valley Sun (a newspaper of general circulation), on two occasions, one week apart and more than 15 days prior to the public hearing. The notices stated that the ordinance, as amended, would be considered by the Homewood City Council at Homewood High School, 1901 South Lakeshore Drive in Homewood, on February 9, 1987, at 7:00 p.m.; and that all persons who desired would have the opportunity to be heard in opposition to, or in favor of, the ordinance or any provision thereof. In addition to § 11-52-77, Act 1123 requires that written notice be sent to all persons owning land located within 500 feet of the boundaries of the property subject to being rezoned. The notice must state the street address of the property to be rezoned, if any, and state that a protest may be filed with respect to such proposed change. The notice is deemed given when deposited in the United States mail, first class, postage prepaid. Marilyn Grubbs, the clerk of the City of Homewood, testified that written notice of the proceedings was sent by certified mail on January 19, 1987, to all persons owning land within 500 feet of the boundaries of the property whose zoning is at issue in this case. The notice gave the time, place, and date of the public hearing and a legal description of the property proposed to be rezoned. Attached to the notice was a map illustrating the area proposed to be rezoned in relation to the surrounding properties, highways, and streets. The notice also stated that a protest to the proposed rezoning could be filed with the clerk at any time prior to the day before the hearing. We need not decide whether HCA has standing to sue in this action, because the standing of the other two plaintiffs/appellants, Ouida and Bruno Fritschi, was not questioned and the case was heard on its merits, and we affirm on the merits. Alabama Education Ass'n v. James, 373 So.2d 1076 (Ala.1979). HCA was not dismissed until after having presented all of its evidence at trial; thus, HCA was able to argue the merits of the case before it was dismissed. Any possible error arising from dismissal of HCA is, therefore, harmless. James, supra. AFFIRMED. HORNSBY, C.J., and MADDOX, ALMON and KENNEDY, JJ., concur.