Court Opinion

ID: 9667285
Source: CourtListenerOpinion
Date Created: 2023-08-24 01:41:40.698505+00
Date Added: 2024-06-11T18:15:36.830699
License: Public Domain

MADDOX, Justice
(concurring specially)-
I concur in the opinion in every respect except that portion which holds that Act 1177 is void and inoperative because it fails to provide in the text of the Act a procedure which would give affected property owners notice and an opportunity to be heard. As I understand the facts, after closer examination on application for rehearing, the zoning change which gave rise to the controversy here was made only after notice was published in the Birmingham Post-Herald and a public hearing was conducted in the Jefferson County Courthouse. Therefore, procedural due process was accorded the property owners in this case.
*70I would not strike down Act 1177 merely because the Act does not set out a procedure to be followed. Where notice and an opportunity to be heard actually has been provided, I can see no constitutional infirmity. In other words, I do not think the legislative grant of authority has to spell out in the Act the procedural requirements, although I readily admit that this is the prevalent and preferable method.
I agree also with the general proposition that if a person’s property interest is affected, he must have notice and an opportunity to be heard. I do find some authority, however, for the proposition that public hearings and public approval are mandatory only when required by the Legislature.1
I am not willing to say that in every zoning case notice and a public hearing are mandatory although I believe it would probably be the preferable procedure. Constitutionally, owners who have an interest in affected property are entitled to reasonable notice and a reasonable opportunity to be heard. But the question of what property is affected could be an open one. While I do not necessarily think that procedural due process requirements are available only to actual owners, I would not attempt to specify all who would be classified as “affected property owners” under a given fact situation. In general, only persons whose rights are injuriously affected by zoning regulations may attack their validity. 101 C.J.S. Zoning § 20, p. 718.
It is interesting to note that in Sikes v. Pierce, 212 Ga. 567, 94 S.E.2d 427 (1956), and Gilgert v. Stockton Port Dist., 7 Cal.2d 384, 60 P.2d 847 (1936), which are cited in the opinion, the parties objecting to the zoning were actual owners. The same is true in Bell v. Studdard, 220 Ga. 756, 141 S.E.2d 536 (1965). From the reports of these cases, I cannot tell whether there was any notice or public hearing before the ordinances were adopted, or whether those courts would have considered that of any significance. I think it is very significant that the Jefferson County Commission gave notice and held a hearing in this case. In short, I think Act 1177 is not unconstitutional because it contains no method of procedure. If the Jefferson County Commission, when purporting to zone under the authority granted by Act 1177, follows the method of procedure set out in Act 344, as amended by Act 1178, as it did here, such procedure would comport with due process, in my judgment.

. See Cleaver v. Board of Adjustment, 414 Pa. 367, 200 A.2d 408 (1964).
In Burke v. Board of Representatives of Stamford, 148 Conn. 33, 166 A.2d 849 (1961), the Legislature did not make specific provisions for notice and hearing by the city board in its review of an amendment to a zoning map adopted by the zoning board. The court held that it could not write such a requirement into the law by judicial fiat. See also, 101 C.J.S. Zoning § 11, p. 696.