(a)      (1)      Zoning regulations, restrictions, and boundaries may periodically be amended or repealed.

            (2)      (i)      Where the purpose and effect of the proposed amendment is to change the zoning classification, the local legislative body shall make findings of fact that include the following matters:

                        1.      Population change;

                        2.      The availability of public facilities;

                        3.      Present and future transportation patterns;

                        4.      Compatibility with existing and proposed development for the area;

                        5.      The recommendation of the planning commission; and

                        6.      The relationship of the proposed amendment to the local jurisdiction's plan.

                  (ii)      The local legislative body may grant the amendment to change the zoning classification based on a finding that there was:

                        1.      A substantial change in the character of the neighborhood where the property is located; or

                        2.      A mistake in the existing zoning classification.

            (3)      The local legislative body shall keep a complete record of the hearing and the votes of all members of the local legislative body.

      (b)      A local legislative body may not accept the filing of an application for a reclassification of the whole or part of any land for which a reclassification has been denied by the local legislative body on the merits in the 12 months before the date of the application.

      (c)      The provisions of § 4.04 of this subtitle concerning public hearings and official notice apply in the same manner and to the same extent to reclassifications.

      (d)      (1)      A local legislative body may authorize the planning director or another designee to grant administrative adjustments from the following requirements in a zoning ordinance enacted by the local legislative body:

                  (i)      Local height requirements;

                  (ii)      Local setback requirements;

                  (iii)      Local bulk requirements;

                  (iv)      Local parking requirements;

                  (v)      Local loading, dimensional, or area requirements; or

                  (vi)      Similar local requirements.

            (2)      Before developing criteria and procedures for administrative adjustments under this subsection, the local legislative body shall:

                  (i)      Consult with the planning commission and the board of appeals; and

                  (ii)      Provide:

                        1.      Reasonable public notice of the proposed criteria and procedures;

                        2.      An opportunity for public hearing; and

                        3.      An opportunity for public review and comment.

            (3)      The criteria for an administrative adjustment shall include:

                  (i)      Standards for actions on requests;

                  (ii)      Standards for the classes of development that are eligible for an administrative adjustment; and

                  (iii)      The maximum variation from a zoning requirement that is allowed under an administrative adjustment.

            (4)      Procedures for administrative adjustments may include:

                  (i)      Applications;

                  (ii)      Notice to the public and to the parties in interest;

                  (iii)      An opportunity for public hearing;

                  (iv)      An opportunity for the taking of testimony and evidence; and

                  (v)      Decision making.

            (5)      A decision on an application for an administrative adjustment shall include written findings of fact.

            (6)      By the enactment of an ordinance or the adoption of a procedure, a local legislative body may authorize the appeal to the board of appeals of a decision to approve or deny an administrative adjustment.

            (7)      Nothing in this subsection is intended to authorize a local government to permit an administrative adjustment to State or local requirements that are intended to protect environmentally sensitive areas, such as streams, slopes, wetlands, natural heritage areas, or critical areas.

      (e)      (1)      A local legislative body may authorize, on application by a property owner, how the uses allowed in a zoning classification are to be applied to a particular improved property by granting an adaptive reuse.

            (2)      Before granting an adaptive reuse, the local legislative body shall make specific findings supported by facts in the record that:

                  (i)      The change is consistent with the plan for the local jurisdiction;

                  (ii)      The change is in the public interest and provides a positive benefit to the community; and

                  (iii)      Literal enforcement of the zoning classification would deprive the owner of all reasonable economically viable use of the property.