ÿWPC¿A ¥ÍÌeƒ°að$/ÌùÚy¶yàç`´¥Ã……2j±ê³ãÇ‘ ?:V‘Þ8å}Ѿfu ;VqwÒ¿ÔÑÞ¼gI ¼›wÁ{ì>ŒÒòi»Àgy u‚}£¤rmÜÉÆàmˆÑa›äX»5³dõáÊ.„ÝlK¾ûHLp÷)ÔÆ®êT7cg^Á{o«ž8òoç¸îœßD™ÈýÝEæŽ 7ö! &ظA¯î ô ëó†¤Å­&Ä{œ²àâ”sãGàRå-VQ¾¹=´¦O@øª<.ŒdH"ýÞö¬Â*ÛP]¡|n@rÛJ¤~ý³OŒt/Ò6’Y“kþ9)¢Bò`P=¯ %XÌ‹ Ž·g’þˆ„¡eÚ>#–üë sæu€ý*ƒ’þ«ÂÎ$Ÿä‰CË>ú«G€@2êWÁOÄzrßÅ;üv”#…=©u Ä!•?c¡j¸î`¡Bb#Á\^  %) 0ˆ/ U"N· w 4 z Ò— i x mz Ä‘ ÆUÆÆáƧ 0 DmN±Ü³ 0UEä 0ãæ 0ÅÉ 0¿ŽŽŽŽáM 0¹. 0³ç 0­š 0§G! 0¡î! 0Å" 0ÑT# 0³%$ 0­Ø$ 0§…% 0¡,& 0›Í& 0•h' 0ý' 0Š( 0ÎL)b* 0°"* 0ªÒ* 0¤|+ 0ž , 0˜¾, 0’V- 0Šè- 0£r. B-/U>B/B/Ä€/UD1K™2Ïä3F³5³5Zù6US8S8S8S8S8S8¨:¨:¨:¨:¨:¨:¨:¨:¨:¨:¨: 0 ë¼<¼<¼<¼< B§=§= 0¤Ä= D3h> D-›> 0KÈ>È> AS?Æf? 0¤,@ 0DÐ@ A«A˜HP LaserJet 4050 Series PCL 5eÈÈ,,,,ÈÈ0œ™;+s »(`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regularj5+am Files(…® ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|x ÿU‹ÿÀÀÀ ºÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔThe€procedures€for€petitions€for€review€under€Tenn.€Code€Ann.€ðð€4„5„322€are€comparable€to€those€for€noticesÐ 8 Ðof€appeal€under€Tenn.€R.€App.€P.€4(a)òò.€€Schering„Plough€Healthcare€Prods.,€Inc.€v.€State€Bd.€of€Equalizationóó,€999Ð üÄ ÐS.W.2d€773,€776€(Tenn.€1999);€òòBatson€East„Land€Co.€v.€Boydóó,€4€S.W.3d€185,€188€(Tenn.€Ct.€App.€1998).€€Like€anÐ Àˆ Ðappeal€governed€by€Tenn.€R.€App.€P.€4(a)€and€a€petition€for€review€governed€by€Tenn.€Code€Ann.€ðð€4„5„322,×ÃG×× C ×€a€petitionÐ „L Ðfor€common„law€writ€of€certiorari€is€a€continuation€of€the€proceeding€that€was€originally€commenced€in€the€lower€courtÐ H Ðor€administrative€board€or€agency.€€Its€purpose€is€to€provide€judicial€review€of€these€proceedings.€€òòTennessee€Cent.€R.R.Ð  Ô Ðv.€Campbellóó,€109€Tenn.€640,€647,€75€S.W.€1012,€1013€(1903).€The€parties€to€the€proceeding€in€the€lower€court€or€theРИ Ðadministrative€board€or€agency€have€already€been€determined€and€are€of€record€by€the€time€the€petition€for€common„lawÐ ” \ Ðwrit€of€certiorari€is€filed.€€òòSee€Schering„Plough€Healthcare€Prods.,€Inc.€v.€State€Bd.€of€Equalizationóó,€999€S.W.2d€at€776„Ð X  Ð77€(construing€a€Tenn.€Code€Ann.€ðð€4„5„322€petition€for€review);€òòJaco€v.€Department€of€Health,€Bureau€of€Medicaidóó,Ð  ä  Ð950€S.W.2d€350,€352€(Tenn.€1997)€(same);€òòBatson€East„Land€Co.€v.€Boydóó,€4€S.W.3d€at€188€(same).€€These€parties€are,Ð à ¨  Ðby€operation€of€law,€parties€to€the€certiorari€proceeding.€€òòSee€United€Steelworkers€of€Am.€v.€Tennessee€Air€PollutionÐ ¤ l  ÐControl€Bd.óó,€3€S.W.3d€468,€472€(Tenn.€Ct.€App.€1998)€(construing€a€Tenn.€Code€Ann.€ðð€4„5„322€petition€for€review).Ð h 0  ÐLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(#Ã$òòÚ  Ú0Ú  Úóó LevysfloodplainBoddieNorthlandCashionGavitMeighanSuntrustDishmon CmtyDeptServsCaton PicRidenAssnSaltsmanArendaleRaschLaffertyNanceHardinSadler S.W. JacoBatsonFairhavenCommnSizemoreThandiweTraughber AlaBeierGovtJemeznonjoinderNatl i]t suasponte*+ ÿÿ(_26Ô2ÔÔ3  Ôà..à*G+G ÿÿ(_25Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  Ôà..àÓ/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó*8+8 ÿÿ(_24Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  Ôà..àÓ,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó*5+5 ÿÿ(_23Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  Ôà..àÓ) hÀpÈ xÐ )ÓÓ ` Ó ×Ý ƒRš$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔWe€note€that€both€the€trial€courtððs€order€and€Mr.€Levyððs€appellate€brief€refer€to€an€amended€petition€namingÐ 8 ÐMr.€and€Ms.€Franks€as€respondents€in€the€second€proceeding€involving€the€swimming€pool.€€The€appellate€recordÐ üÄ Ðcontains€no€such€amended€petition€or€even€a€motion€to€amend€the€original€petition€to€review€the€Boardððs€decision€to€grantÐ Àˆ ÐMr.€and€Ms.€Franks€a€variance€for€their€swimming€pool.€€The€only€motion€to€modify€found€in€the€record€bears€the€docketÐ „L Ðnumber€of€the€proceeding€involving€the€storage€shed.*2+2 ÿÿ(_22Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  Ôà..àÓ&hhÀpÈ xÐ &ÓÓ ¸ Ó*/+/ ÿÿ(_21Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  Ôà..àÓ#ÀÀpÈ xÐ #ÓÓ  Ó*,+, ÿÿ(_20Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  Ôà..àÓ pÈ xÐ ÓÓ h Ó*)+) ÿÿ(_19Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  Ôà..àÓppÈ xÐ ÓÓ À Ó*&+& ÿÿ(_18Ó  ÓÓÈÈ xÐ ÓÔ2ÔÔ3  Ôà..àÓÈÈ xÐ ÓÓ  Ó*AA ÿÿ(_17Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ2ÔÔ3  Ô€Ó5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó*GG ÿÿ(_16Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  Ô€Ó/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó*88 ÿÿ(_15Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  Ô€Ó,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó*55 ÿÿ(_14Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  Ô€Ó) hÀpÈ xÐ )ÓÓ ` Ó*22 ÿÿ(_13Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  Ô€Ó&hhÀpÈ xÐ &ÓÓ ¸ Ó*// ÿÿ(_12Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  Ô€Ó#ÀÀpÈ xÐ #ÓÓ  Ó*,, ÿÿ(_11Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  Ô€Ó pÈ xÐ ÓÓ h Ó*)) ÿÿ(_10Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  Ô€ÓppÈ xÐ ÓÓ À Ó(&& ÿÿ&_9Ó  ÓÓÈÈ xÐ ÓÔ2ÔÔ3  Ô€ÓÈÈ xÐ ÓÓ  Ó(AA ÿÿ&_8Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ2ÔÔ3  ÔÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó(GG ÿÿ&_7Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  ÔÓ/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó- ù-(88 ÿÿ&_6Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  ÔÓ,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó(55 ÿÿ&_5Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  ÔÓ) hÀpÈ xÐ )ÓÓ ` Ó(22 ÿÿ&_4Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  ÔÓ&hhÀpÈ xÐ &ÓÓ ¸ Ó(// ÿÿ&_3Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  ÔÓ#ÀÀpÈ xÐ #ÓÓ  Ó(,, ÿÿ&_2Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  ÔÓ pÈ xÐ ÓÓ h Ó()) ÿÿ&_1Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  ÔÓppÈ xÐ ÓÓ À Ó&&& ÿÿ$_Ó  ÓÓÈÈ xÐ ÓÔ2ÔÔ3  ÔÓÈÈ xÐ ÓÓ  Ó({2í_$©©Ý ƒ£ª!ÝÑ€.ÑÑ8€V»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ý)Hairline dô\  `&Times New Roman ºÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔIn€cases€of€this€sort,€the€local€board€or€agency€whose€decision€is€being€reviewed€is€primarily€responsible€forÐ 8 Ðdefending€its€actions.€€Requiring€that€the€parties€to€the€proceedings€be€notified€or€named€as€parties€is€not€intended€toÐ üÄ Ðassist€the€board€or€agency€to€defend€itself. KÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú4Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔThe€Board€has€not€argued€that€the€absence€of€Mr.€and€Ms.€Franks€in€this€proceeding€will€somehow€undermineÐ 8 Ðits€ability€to€defend€its€decisions€regarding€their€storage€shed€or€their€pool. AÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú5Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔBut€see€òòRichter€v.€City€of€Greenwood€Villageóó,€577€P.2d€776,€777€(Colo.€Ct.€App.€1978);€òòNorth€Street€AssððnÐ 8 Ðv.€City€of€Olympiaóó,€635€P.2d€721,€725„26€(Wash.€1981). ÅÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú6Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔOther€state€courts€have€differed€regarding€whether€the€landowner€is€a€necessary€or€indispensable€party€in€casesÐ 8 Ðof€this€sort.€€We€need€not€address€this€question€because€Tenn.€Code€Ann.€ðð€27„9„104€requires€landowners€to€be€namedÐ üÄ Ðas€parties.€€Therefore,€they€are,€by€statute,€necessary. <Ý ƒRš$ÝÓ  Óà  àòòÚ  Ú7Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔAs€early€as€February€10,€1999,€the€Boardððs€lawyer€included€the€lawyer€representing€Mr.€and€Ms.€Franks€in€theÐ 8 Ðcertificate€of€service€on€papers€she€filed€with€the€court. PÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú8Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔThe€trial€court€had€not€scheduled€a€hearing€on€Mr.€Levyððs€petition€involving€the€storage€shed€when€Mr.€LevyÐ 8 Ðfiled€his€motion€to€amend€his€petition€to€add€Mr.€and€Ms.€Franks€as€defendants. KÝ ƒRš$ÝÓ  Óà  àòòÚ  Ú9Ú  ÚóóÔ€ôíÍò»»ÔÝ  ÝÔ_ÔWe€express€no€opinion€regarding€Mr.€Levyððs€second€petition€involving€the€Boardððs€decision€to€grant€Mr.€andÐ 8 ÐMs.€Franks€a€variance€to€build€their€swimming€pool.€€This€motion,€if€it€was€ever€filed,€is€not€in€the€record.€€Suffice€it€toÐ üÄ Ðsay€that€any€motion€to€amend€this€petition€should€be€decided€using€the€same€standards€used€to€consider€the€motion€toÐ Àˆ Ðamend€the€petition€involving€the€storage€shed. Ý ƒR½"$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ‡ôózò»»ÔÝ  ÝÔ_ÔIn€this€regard,€petitions€for€review€under€Tenn.€Code€Ann.€ðð€4„5„322€are€comparable€to€notices€of€appealÐ ° Ðunder€Tenn.€R.€App.€P.€4(a)òò.€€Schering„Plough€Healthcare€Prods.,€Inc.€v.€State€Bd.€of€Equalizationóó,€999€S.W.2d€773,Ð xÈ Ð776€(Tenn.€1999);€Ô_ÔòòBatsonÔ_Ô€East„Land€Co.€v.€Boydóó,€4€S.W.3d€185,€188€(Tenn.€Ct.€App.€1998).(|G2š$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€V»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôíÍò»»Ô d(|3‰Q$££Ý ƒ£ª!ÝÑ€.ÑÑ8€V»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3‰Q$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€V»»dXXdì8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€V»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑTRY,3Ø'LetterXà3Ø' Letter 3Ø' Letterÿ3Ø'TÑÑ8°ÑÑÀ°ÑÑ  ÑÔ€¼V»»»ÔÑ8€YXXdì»»d8ÑÑ  Ñà@ü ü ìàÔ‡î_TVÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ 8 Ðà@kk$ìàAT€NASHVILLEÔ#†¼V»îî_T|#ԈР^& ÐÓ  ÓNovember€10,€1999€SessionÐ „L ÐÔ‡XYX»¼VÔÌò òÔ#†¼V»XXYf#ÔHOWARD€LEVY€v.€BOARD€OF€ZONING€APPEALS,€Ð ‚J ÐWILLIAMSON€COUNTYÔ‡XYX»¼VÔó óÐ – ^ ÐÌà@@½½ìàò òConsolidated€Appeals€from€the€Circuit€Court€for€Williamson€CountyÐ – ^ Ðà@@øøìàNos.€II„98696€&€II„99054€€€€€€Russ€Heldman,€JudgeÐ ‚ J ÐÌà@@ìì*ìàßA€V) °°` d€÷E<Y` AßÐ Z"  ÐÌà@@TTìàNo.€M1999„00126„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€September€27,€Ô_Ô2001Ô_ÔÐ U  ÐÌßA€V) °°` dE<,` AßÐ -õ  Ðó óÌÓ  ÓThis€appeal€involves€a€dispute€between€neighboring€property€owners€over€a€storage€shed€and€aÐ (ð  Ðswimming€pool.€€After€the€Williamson€County€Board€of€Zoning€Appeals€authorized€one€of€theÐ Ü Ðproperty€owners€to€move€the€storage€shed€and€to€construct€the€swimming€pool,€the€other€propertyÐ È Ðowner€filed€separate€petitions€for€a€common„law€writ€of€certiorari€in€the€Circuit€Court€forÐ ì´ ÐWilliamson€County€asserting€that€the€Board€had€erred€by€permitting€his€neighbors€to€move€theirÐ Ø  Ðstorage€shed€and€to€construct€their€swimming€pool.€€The€Board€moved€to€dismiss€the€petitionsÐ ÄŒ Ðbecause€they€failed€to€name€the€neighbors€who€owned€the€storage€shed€and€the€swimming€pool€asÐ °x Ðdefendants€as€required€by€Tenn.€Code€Ann.€ðð€27„9„104€(2000).€€After€consolidating€the€petitions€forÐ œd Ðhearing,€the€trial€court€dismissed€them€on€the€ground€that€the€petitioning€neighborððs€failure€to€nameÐ ˆP Ðhis€neighbors€as€defendants€was€jurisdictional.€€We€have€determined€that€the€petitioning€neighborððsÐ t< Ðfailure€to€comply€with€Tenn.€Code€Ann.€ðð€27„9„104€did€not€affect€the€trial€courtððs€subject€matterÐ `( Ðjurisdiction.€€We€have€also€determined€that€the€trial€court€erred€by€denying€the€petitioning€propertyÐ L Ðownerððs€motion€to€amend€one€of€the€petitions€to€cure€the€failure€to€comply€with€Tenn.€Code€Ann.Ð 8 Ððð€27„9„104.€€Accordingly,€we€reverse€the€order€dismissing€the€petitioning€neighborððs€petitions€forÐ $ì Ðcommon„law€writ€of€certiorari.€€Ð Ø ÐÌÓUÓò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Circuit€Court€Reversedó óÐ è °  ÐÌòòÓ  ÓÔ#†¼V»àXYú#ÔÔ‡XYX.¼VÔWilliam€C.€Koch,€Jr.,óó€J.,€delivered€the€opinion€of€the€court,€in€which€òòBen€H.€Cantrell,€P.J.,€M.S.,óóÐ À"ˆ" Ðand€òòPatricia€J.€Cottrell,€J.óó,€joined.Ð ¬#t# ÐÌPeter€H.€Curry,€Nashville,€Tennessee,€for€the€appellant,€Howard€Levy.Ð „%L!% ÐÌKristi€D.€Earwood,€Franklin,€Tennessee,€for€the€appellee,€Board€of€Zoning€Appeals,€WilliamsonÐ \'$#' ÐCounty.Ð H($( ÐÓ‰ ÓÌò òOPINIONó óÔ#†¼V»XXY¸ #ÔÔ‡XYX»¼VÔÐ  *è%* ÐÔ#†¼V»XXYÃ#ÔÓ  ÓÔ€XYX»¼VÔÌà@¬¬)ìàò òI.ó óˆÐ ø+À', ÐÌà  àHoward€and€Sue€Levy€and€James€and€Rhonda€Franks€live€next€door€to€each€other€on€HollyÐ Ð-˜). ÐHill€Drive€in€Williamson€County.€€The€Levysðð€one„acre€tract€and€the€sixteen„acre€tract€owned€by€Mr.Ð ¼.„*/ý Ðand€Ms.€Franks€were€created€as€residual€lots€when€the€Franks€family€developed€the€Redwing€FarmsÐ 8 ÐSubdivision€from€property€that€had€been€used€for€agricultural€purposes.€€The€Levysðð€property€isÐ $ì Ðassessed€as€residential;€while€the€property€owned€by€Mr.€and€Ms.€Franks€is€zoned€as€a€suburbanÐ Ø Ðestate€and€is€assessed€as€agricultural€with€a€residence.€€The€Levys€share€a€common€driveway€fromÐ üÄ ÐHolly€Hill€Drive€with€Mr.€and€Ms.€Franks,€but€the€Levysðð€house€is€closer€to€the€roadway€than€theirÐ è° Ðneighborsðð€house.€€The€Levysðð€property€is€surrounded€on€three€sides€by€property€owned€by€Mr.€andÐ Ôœ ÐMs.€Franks.Ð À ˆ ÐÌà  àFor€some€reason€not€apparent€in€the€record,€these€neighbors€have€been€embroiled€in€oneÐ ˜ ` Ðcontroversy€after€another€regarding€Mr.€and€Ms.€Franksððs€use€of€their€property.€€In€late€1997€or€earlyÐ „ L  Ð1998,€Mr.€Levy€complained€to€the€Williamson€County€Codes€Compliance€Department€that€Mr.€andÐ p 8  ÐMs.€Franks€were€violating€several€zoning€provisions€by€constructing€a€storage€shed€in€a€floodplainÐ \$  Ðand€by€operating€Mr.€Franksððs€construction€business€from€their€home.€€In€August€1998,€Mr.€FranksÐ H  Ðagreed€to€stop€conducting€business€from€the€property€and€to€remove€the€storage€shed€from€theÐ 4ü  Ðfloodplain.€€The€local€building€authorities€also€approved€Mr.€Franksððs€plan€to€relocate€the€storageÐ  è  Ðshed.€€This€plan€called€for€moving€the€storage€shed€much€closer€to€the€Levysðð€house€and€for€plantingÐ  Ô  Ðan€evergreen€buffer€along€Mr.€and€Ms.€Franksððs€east€property€line.Ð øÀ ÐÌà  àThe€plan€approved€by€the€local€building€authorities€did€not€suit€Mr.€Levy.€€He€appealed€toРИ Ðthe€Williamson€County€Board€of€Zoning€Appeals,€claiming€that€Mr.€Franks€had€misrepresented€toÐ ¼„ Ðthe€local€building€officials€that€the€new€location€of€the€storage€shed€was€in€his€backyard€when,€inÐ ¨p Ðfact,€it€was€in€his€front€yard.€€On€September€24,€1998,€the€Board€approved€the€new€location€for€theÐ ”\ Ðstorage€shed€after€determining€that€it€was€an€agricultural€structure€and,€therefore,€that€Tenn.€CodeÐ €H ÐAnn.€ðð€13„7„114€(1999)€obviated€the€need€for€a€building€permit€or€any€other€sort€of€approval.€€Mr.Ð l4 ÐLevy€disagreed€and,€on€November€12,€1998,€filed€a€petition€for€common„law€writ€of€certiorari€in€theÐ X  ÐCircuit€Court€for€Williamson€County€seeking€judicial€review€of€the€Boardððs€decision.€€His€petitionÐ D  Ðnamed€the€Board€as€the€respondent€but€did€not€name€Mr.€and€Ms.€Franks.Ð 0ø ÐÌà  àWhile€the€battle€over€the€storage€shed€proceeded,€acrimony€between€the€neighbors€broke€outÐ Ð Ðon€another€front.€€In€June€1998,€Mr.€Franks€sought€and€obtained€a€zoning€variance€and€a€buildingÐ ô¼ Ðpermit€to€construct€a€swimming€pool€on€his€property.€€Mr.€Levy€did€not€approve€of€the€location€ofРਠÐthe€new€pool,€and€in€January€1999,€he€filed€a€second€petition€for€common„law€writ€of€certiorari€inÐ Ì ” Ðthe€Circuit€Court€for€Williamson€County,€asserting€that€Mr.€and€Ms.€Franks€should€not€have€receivedÐ ¸!€  Ða€variance€for€their€pool.€€Just€like€his€first€petition,€Mr.€Levy€named€the€Board€as€a€respondent€butÐ ¤"l! Ðagain€failed€to€name€Mr.€and€Ms.€Franks€as€defendants.Ð #X" ÐÌà  àThe€Board€responded€to€both€of€these€petitions€by€moving€to€dismiss€them€on€the€ground€thatÐ h%0!$ ÐMr.€Levy€had€failed€to€comply€with€Tenn.€Code€Ann.€ðð€27„9„104,€which€required€that€Mr.€and€Ms.Ð T&"% ÐFranks€be€named€as€respondents€because€they€had€been€parties€of€record€in€both€proceedings€beforeÐ @'#& Ðthe€Board.€€Mr.€and€Ms.€Franks€appeared€specially€to€support€the€Boardððs€claim€that€Mr.€LevyððsÐ ,(ô#' Ðpetitions€should€be€dismissed€for€failure€to€comply€with€Tenn.€Code€Ann.€ðð€27„9„104.€€Soon€afterÐ )à$( Ðâ âbeing€confronted€with€the€motions€to€dismiss€based€on€Tenn.€Code€Ann.€ðð€27„9„104,€Mr.€LevyÐ *Ì%) Ðmoved€to€amend€the€petition€in€the€proceeding€involving€the€storage€shed€to€add€Mr.€and€Ms.€FranksÐ 8 Ðas€respondents.׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×Ð $ì Ðâ âÌà  àThe€trial€court€consolidated€the€proceedings€involving€Mr.€Levyððs€two€petitions.€€FollowingÐ üÄ Ða€bench€trial,€the€trial€court€characterized€Tenn.€Code€Ann.€ðð€27„9„104€as€ð ðjurisdictionalðð€and€heldÐ è° Ðthat€it€was€without€jurisdiction€to€consider€either€of€Mr.€Levyððs€petitions€or€his€motion€to€amend€hisÐ Ôœ Ðfirst€petition€because€Mr.€Levy€had€failed€to€name€Mr.€and€Ms.€Franks€as€respondents€along€with€theÐ À ˆ ÐBoard.€€Mr.€Levy€appealed,€and€we€have€consolidated€these€two€cases€because€they€involve€commonÐ ¬ t Ðpoints€of€law.Ð ˜ ` ÐÌà@……)ìàò òII.ó óˆÐ p 8  Ðà@  ìàòòò òThe€Trial€Courtððs€Subject€Matter€Jurisdictionó óóóˆÐ \$  ÐÌà  àThe€trial€court€agreed€with€the€Boardððs€argument€that€it€lacked€subject€matter€jurisdictionÐ 4ü  Ðover€Mr.€Levyððs€petitions€because€of€Mr.€Levyððs€failure€to€comply€with€Tenn.€Code€Ann.€ðð€27„9„104.€Ð  è  ÐAlthough€we€have€addressed€the€concept€of€subject€matter€jurisdiction€on€numerous€occasions,€it€isÐ  Ô  Ðapparent€that€we€must,€like€the€English€soldiers€at€Agincourt€on€Saint€Crispinððs€Day,€step€Ô_ÔÔ_ÔÔ_ÔonceÔ_Ô€moreÐ øÀ Ðunto€the€breach.Ð ä¬ ÐÌà  àCivil€courts€serve€as€neutral€forums€to€enable€persons€who€have€quarrels€with€their€neighborsÐ ¼„ Ðto€adjust€their€differences.€€òòBoddie€v.€Connecticutóó,€401€U.S.€371,€391,€91€S.€Ct.€780,€793€(1971)Ð ¨p Ð(Black,€J.,€dissenting).€€The€concept€of€subject€matter€jurisdiction€relates€to€the€power€of€these€courtsÐ ”\ Ðto€adjudicate€a€particular€type€of€case€or€controversy.€€òòNorthland€Ins.€Co.€v.€Stateóó,€33€S.W.3d€727,Ð €H Ð729€(Tenn.€2000);€òòTurpin€v.€Conner€Bros.€Excavating€Co.óó,€761€S.W.2d€296,€297€(Tenn.€1988);Ð l4 ÐòòCashion€v.€Robertsonóó,€955€S.W.2d€60,€63€(Tenn.€Ct.€App.€1997).€€It€has€nothing€to€do€with€eitherÐ X  Ðthe€creation€or€the€recognition€of€substantive€legal€rights.€€Rather,€it€serves€as€a€ð ðlimitation€on€theÐ D  Ðpower€of€a€court€to€act€as€a€court.ðð€€Bernard€C.€Gavit,€òòJurisdiction€of€the€Subject€Matter€and€ResÐ 0ø ÐJudicataóó,€80€U.€Pa.€L.€Rev.€386,€386€(1932).Ð ä ÐÌà  àThe€courts€derive€their€subject€matter€jurisdiction€from€the€Constitution€of€Tennessee€or€fromÐ ô¼ Ðlegislative€act.€€òòMeighan€v.€U.S.€Sprint€Communications€Co.óó,€924€S.W.2d€632,€639€(Tenn.€1996)òò;РਠÐKane€v.€Kaneóó,€547€S.W.2d€559,€560€(Tenn.€1977);€òòSuntrust€Bank€v.€Johnsonóó,€46€S.W.3d€216,€221Ð Ì ” Ð(Tenn.€Ct.€App.€2000).€€They€cannot€exercise€subject€matter€jurisdiction€unless€it€has€been€conferredÐ ¸!€  Ðon€them€explicitly€or€by€necessary€implication.€€òòDishmon€v.€Shelby€State€Cmty.€Collegeóó,€15€S.W.3dÐ ¤"l! Ð477,€480€(Tenn.€Ct.€App.€1999).€€Thus,€Ô‡8XYXXXYÔthe€parties€cannot€confer€subject€matter€jurisdiction€on€a€trialÐ #X" Ðor€an€appellate€court€by€appearance,€plea,€consent,€silence,€or€waiver.€€Ô#†XYXX8XY¬/#ÔòòState€ex€rel.€Depððt€of€SocialÐ |$D # ÐServs.€v.€Wrightóó,€736€S.W.2d€84,€85€n.2€(Tenn.€1987);€òòCaton€v.€Pic„Walsh€Freight€Co.óó,€211€Tenn.Ð h%0!$ Ð334,€338,€364€S.W.2d€931,€933€(1963).€€Judgments€and€orders€entered€by€courts€without€subjectÐ T&"% Ðmatter€jurisdiction€are€void.€€òòBrown€v.€Brownóó,€198€Tenn.€600,€610,€281€S.W.2d€492,€497€(1955);Ð @'#& ÐòòRiden€v.€Snideróó,€832€S.W.2d€341,€343€(Tenn.€Ct.€App.€1991);€òòScales€v.€Winstonóó,€760€S.W.2d€952,Ð 8 Ð953€(Tenn.€Ct.€App.€1988).€Ð $ì ЀÌà  àA€courtððs€subject€matter€jurisdiction€in€a€particular€circumstance€depends€on€the€nature€ofÐ üÄ Ðthe€cause€of€action€and€the€relief€sought.€€òòLanders€v.€Jonesóó,€872€S.W.2d€674,€675€(Tenn.€1994).Ð è° ÐThus,€when€a€courtððs€subject€matter€jurisdiction€is€questioned,€the€court€must€first€ascertain€theÐ Ôœ Ðnature€or€gravamen€of€the€case€and€then€must€determine€whether€the€Constitution€of€Tennessee,€theÐ À ˆ ÐGeneral€Assembly,€or€the€common€law€have€conferred€on€it€the€power€to€adjudicate€cases€of€thatÐ ¬ t Ðsort.€€Issues€involving€subject€matter€jurisdiction€are€purely€questions€of€law.€€Accordingly,€a€trialÐ ˜ ` Ðcourtððs€decision€regarding€its€subject€matter€jurisdiction€is€not€entitled€to€a€presumption€ofÐ „ L  Ðcorrectness€on€appeal.€€òòNorthland€Ins.€Co.€v.€Stateóó,€33€S.W.3d€at€729;€òòSouthwest€Williamson€CountyÐ p 8  ÐCmty€Assððn€v.€Saltsmanóó,€No.€M2001„00943„COA„R3„CV,€2001€WL€980763,€at€*3€(Aug.€28,€2001).Ð \$  ÐÌà  àBeyond€all€question,€circuit€courts€have€subject€matter€jurisdiction€to€issue€writs€of€certiorariÐ 4ü  Ðto€review€decisions€of€local€boards€of€zoning€appeals.€€Not€only€can€this€authority€be€found€in€Tenn.Ð  è  ÐCode€Ann.€ðð€27„8„104(a)€(2000),€but€it€can€also€be€found€in€Tenn.€Const.€art.€VI,€ðð€10.€€Based€onÐ  Ô  Ðthese€authorities,€the€courts€have€repeatedly€upheld€a€circuit€courtððs€exercise€of€subject€matterÐ øÀ Ðjurisdiction€in€cases€of€this€sort.€€òòE.g.,€Arendale€v.€Raschóó,€196€Tenn.€374,€268€S.W.2d€102€(1954);Ð ä¬ ÐòòLafferty€v.€City€of€Winchesteróó,€46€S.W.3d€752€(Tenn.€Ct.€App.€2000);€òòBrunetti€v.€Board€of€ZoningРИ ÐAppeals€of€Williamson€Countyóó,€No.€01A01„9803„CV„00120,€1999€WL€802725€(Tenn.€Ct.€App.€Oct.Ð ¼„ Ð7,€1999)€(No€Tenn.€R.€App.€P.€11€application€filed);€òòCampbell€v.€Nanceóó,€555€S.W.2d€407€(Tenn.€Ct.Ð ¨p ÐApp.€1976);€òòHouston€v.€Memphis€and€Shelby€County€Bd.€of€Adjustmentóó,€488€S.W.2d€387€(Tenn.€Ct.Ð ”\ ÐApp.€1972).€€Accordingly,€the€Circuit€Court€for€Williamson€County€has€subject€matter€jurisdictionÐ €H Ðto€issue€a€writ€of€certiorari€to€review€a€decision€of€the€Williamson€County€Board€of€Zoning€Appeals.Ð l4 ÐÌà  àConcluding€that€the€trial€court€has€subject€matter€jurisdiction€over€proceedings€to€reviewÐ D  Ðdecisions€of€the€local€board€of€zoning€appeals€does€not€end€the€matter.€€Parties€seeking€judicialÐ 0ø Ðreview€of€a€local€boardððs€decision€must€take€the€steps€required€to€invoke€the€courtððs€jurisdiction.€€òòSeeÐ ä ÐRandolph€&€Jenks€v.€Merchantsðð€Natððl€Bankóó,€77€Tenn.€63,€68€(1882)€(holding€that€ð ð[i]t€is€anÐ Ð Ðelementary€principle€that€the€courts€can€only€act€upon€such€matters€as€are€properly€brought€beforeÐ ô¼ Ðthem€by€the€parties,€according€to€the€settled€law,€practice€and€usageðð).€€As€one€party€has€put€it,€ð ðTheРਠÐjurisdiction€and€power€of€a€court€remain€at€rest€until€called€into€action€by€some€suitor;€it€cannot€byÐ Ì ” Ðits€own€act€institute€a€proceeding€sua€sponte.€€The€action€of€a€court€must€be€called€into€exercise€byÐ ¸!€  Ðpleading€and€process€.€.€.€by€some€suitor€.€.€.€requesting€the€exercise€of€the€power€of€the€court.ðð€Ð ¤"l! ÐTimothy€Brown,€òòCommentaries€on€the€Jurisdiction€of€Courts€óóðð€2a€(2d€ed.€1901).Ð #X" ÐÌà@^^(ìàò òIII.ó óˆÐ h%0!$ Ðà@Ö Ö ìàòòò òCompliance€With€Tenn.€Code€Ann.€ðð€27„9„104ó óóóˆÐ T&"% ÐÌà  àThe€Board€convinced€the€trial€court€to€dismiss€both€of€Mr.€Levyððs€petitions€for€common„lawÐ ,(ô#' Ðwrit€of€certiorari€because€of€his€failure€to€comply€with€Tenn.€Code€Ann.€ðð€27„9„104.€€Mr.€LevyÐ )à$( Ðconcedes€that€his€original€petitions€did€not€comply€with€Tenn.€Code€Ann.€ðð€27„9„104€but€insists€thatÐ *Ì%) Ðthe€trial€court€erred€by€refusing€to€permit€him€to€amend€them€to€correct€the€oversight.€€We€agree€thatÐ ð*¸&* ÐMr.€Levyððs€failure€to€name€Mr.€and€Ms.€Franks€as€defendants€should€not€prevent€him€from€obtainingÐ Ü+¤'+ Ðjudicial€review€of€the€Boardððs€decisions.€€Tenn.€R.€Civ.€P.€19.01€and€21€provide€a€basis€forÐ È,(, Ðpermitting€Mr.€Levy€to€amend€his€petition€even€though€the€deadline€for€filing€petitions€for€common„Ð 8 Ðlaw€writ€of€certiorari€had€passed.Ð $ì ÐÌà@‹‹)ìàò òA.ó óˆÐ üÄ ÐÌà  àThe€issues€in€this€appeal€relating€to€the€procedural€requirements€for€filing€a€common„law€writÐ Ôœ Ðof€certiorari€mirror€those€that€have€been€raised€involving€the€requirements€for€filing€a€notice€ofÐ À ˆ Ðappeal€under€Tenn.€R.€App.€P.€4(a)€and€a€petition€for€judicial€review€under€Tenn.€Code€Ann.€ðð€4„5„Ð ¬ t Ð322€(1998).€€Our€decisions€with€regard€to€notices€of€appeal€and€petitions€for€judicial€review€light€ourÐ ˜ ` Ðpath€in€this€case.€€Chief€among€the€principles€undergirding€these€decisions€is€the€principle€thatÐ „ L  Ðprocedural€rules€should€be€construed€to€enhance,€rather€than€impede,€the€search€for€justice€and€toÐ p 8  Ðavoid€legal€technicalities€and€procedural€niceties.€€òòDoyle€v.€Frostóó,€49€S.W.3d€853,€856€(Tenn.€2001);Ð \$  ÐòòJohnson€v.€Hardinóó,€926€S.W.2d€236,€238„39€(Tenn.€1996).€€Thus,€in€the€absence€of€prejudice,Ð H  Ðprocedural€rules€should€not€be€used€to€thwart€the€consideration€of€cases€on€their€merits.€€òòDavis€v.Ð 4ü  ÐSadleróó,€612€S.W.2d€160,€161€(Tenn.€1981);€òòWallace€v.€Wallaceóó,€733€S.W.2d€102,€106€(Tenn.€Ct.Ð  è  ÐApp.€1987);€Tenn.€R.€App.€P.€1;€Tenn.€R.€Civ.€P.€1.Ð  Ô  ÐÌà  àThe€basic€procedural€framework€for€seeking€judicial€review€using€a€common„law€writ€ofÐ ä¬ Ðcertiorari€can€be€found€in€Tenn.€Code€Ann.€ðððð€27„9„101,€„114€(2000).€€òòFairhaven€Corp.€v.€TennesseeРИ ÐHealth€Facilities€Commððnóó,€566€S.W.2d€885,€886€(Tenn.€Ct.€App.€1976).€€In€the€absence€ofÐ ¼„ Ðprocedures€required€by€another€statute€or€private€act,€Tenn.€Code€Ann.€ðð€27„9„102€requires€thatÐ ¨p Ðpetitions€for€both€common„law€and€statutory€writs€of€certiorari€be€filed€within€sixty€(60)€days€fromÐ ”\ Ðthe€entry€of€the€order€or€judgment€for€which€review€is€sought.€€The€purpose€of€this€provision€is€toÐ €H Ðpromote€the€timely€resolution€of€disputes€by€establishing€filing€deadlines€that€will€keep€cases€movingÐ l4 Ðthrough€the€system.€€òòState€ex€rel.€Sizemore€v.€United€Physicians€Risk€Retention€Groupóó,€___€S.W.3dÐ X  Ð___,€___,€2001€WL€360698,€at€*6€(Tenn.€Ct.€App.€Apr.€12,€2001)€(discussing€the€purpose€ofÐ D  Ðdeadlines€generally).Ð 0ø ÐÌà  àTenn.€Code€Ann.€ðð€27„9„102ððs€deadline€has€been€analogized€to€the€deadline€for€filing€a€noticeÐ Ð Ðof€appeal€under€Tenn.€R.€App.€P.€4(a).€€òòThandiwe€v.€Traughberóó,€909€S.W.2d€802,€804€(Tenn.€Ct.Ð ô¼ ÐApp.€1994).€€Accordingly,€like€a€notice€of€appeal,€failure€to€file€a€petition€for€common„law€writ€ofРਠÐcertiorari€within€the€time€required€by€Tenn.€Code€Ann.€ðð€27„9„102€causes€the€party€filing€the€petitionÐ Ì ” Ðto€forfeit€its€right€to€seek€judicial€review€and€requires€the€courts€to€decline€to€exercise€theirÐ ¸!€  Ðjurisdiction€to€grant€the€writ€because€the€petition€is€time„barred.€€òòAððla€v.€Tennessee€Depððt€of€Corr.óó,Ð ¤"l! Ð914€S.W.2d€914,€916€(Tenn.€Ct.€App.€1995)€(holding€that€a€petition€filed€longer€than€sixty€days€afterÐ #X" Ða€final€order€is€not€timely€filed);€òòBrannon€v.€County€of€Shelbyóó,€900€S.W.2d€30,€34€(Tenn.€Ct.€App.Ð |$D # Ð1994)€(holding€that€a€petition€not€filed€within€sixty€days€is€time„barred).Ð h%0!$ ÐÌà  àA€second€procedural€requirement€relating€to€common„law€writs€of€certiorari€is€found€in€Tenn.Ð @'#& ÐCode€Ann.€ðð€27„9„104,€which€requires€the€petitioner€to€ð ðname€as€defendants€the€particular€board€orÐ ,(ô#' Ðcommission€and€such€other€parties€of€record,€if€such,€as€were€involved€in€the€hearing€before€theÐ )à$( Ðboard€or€commission€.€.€..ðð€€Like€the€parties€in€cases€appealed€in€accordance€with€Tenn.€R.€App.€P.Ð *Ì%) Ðâ â4(a)€or€€petitions€for€review€under€Tenn.€Code€Ann.€ðð€4„5„322,€the€parties€in€a€certiorari€proceedingÐ ð*¸&* Ðare€the€same€as€the€parties€before€the€lower€court€or€the€administrative€board€or€agency.׃ ×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€By€virtueÐ 8 Ðâ âof€their€prior€involvement,€they€are€already€aware€of€the€dispute.€€The€chief€purpose€of€provisionsÐ $ì Ðsuch€as€Tenn.€Code€Ann.€ðð€27„9„104€is€to€provide€the€affected€parties€with€notice€that€the€courtsÐ Ø Ðhave€been€asked€to€review€the€lower€courtððs€or€agencyððs€decision.€€òòSee€Legate€v.€John€Ward€&€Co.óó,Ð üÄ Ð45€Tenn.€(5€Cold.)€451,€453€(1868);€òòUnited€Steelworkers€of€Am.€v.€Tennessee€Air€Pollution€ControlÐ è° ÐBd.óó,€3€S.W.3d€at€473.׃:H ×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×Ð Ôœ ÐÌà  àIn€other€contexts,€parties€seeking€to€frustrate€judicial€review€of€a€lower€courtððs€decision€haveÐ ¬ t Ðargued€unsuccessfully€that€a€timely€filed€notice€of€appeal€does€not€confer€jurisdiction€on€theÐ ˜ ` Ðreviewing€court€if€the€notice€or€petition€fails€to€comply€with€all€other€technical€requirements.€Ð „ L  ÐAccordingly,€once€a€timely€notice€of€appeal€has€been€filed,€the€courts€have€declined€to€use€theÐ p 8  Ðprocedural€rules€to€erect€formalistic€barriers€to€considering€an€appeal€on€its€merits.€€òòCobb€v.€Beieróó,Ð \$  Ð944€S.W.2d€343,€345„46€(Tenn.€1997)€(reversing€the€dismissal€of€an€appeal€because€the€appellantÐ H  Ðhad€failed€to€serve€a€copy€of€its€notice€of€appeal€on€the€appellate€court€clerk€as€then€required€byÐ 4ü  ÐTenn.€R.€App.€P.€5(a));€òòJohnson€v.€Hardinóó,€926€S.W.2d€at€240€(reversing€the€dismissal€of€an€appealÐ  è  Ðbecause€the€appellant€had€failed€to€comply€with€Tenn.€R.€App.€P.€24(a)ððs€requirements€for€using€lessÐ  Ô  Ðthan€a€full€record€on€appeal).Ð øÀ ÐÌà  àThe€courts€have€adopted€a€similar€approach€with€regard€to€petitions€for€review.€€We€haveРИ Ðheld€that€Tenn.€Code€Ann.€ðð€4„5„322€does€not€require€that€all€parties€to€an€administrative€proceedingÐ ¼„ Ðbe€named€as€parties€in€the€petition€for€review.€€òòSchering„Plough€Healthcare€Prods.,€Inc.€v.€State€Bd.Ð ¨p Ðof€Equalizationóó,€999€S.W.2d€at€776„77;€òòBatson€East„Land€Co.€v.€Boydóó,€4€S.W.3d€at€188.€€We€haveÐ ”\ Ðalso€held€that€Tenn.€Code€Ann.€ðð€4„5„322€does€not€require€the€issuance€of€summonses,€òòJaco€v.Ð €H ÐDepartment€of€Health,€Bureau€of€Medicaidóó,€950€S.W.2d€at€353,€and€that€Tenn.€Code€Ann.€ðð€4„5„322Ð l4 Ðdoes€not€require€a€timely€filed€petition€for€review€to€be€served€on€the€parties€prior€to€the€sixty„dayÐ X  Ðfiling€deadline.€€òòSchering„Plough€Healthcare€Prods.,€Inc.€v.€State€Bd.€of€Equalizationóó,€999€S.W.2dÐ D  Ðat€777;€òòUnited€Steelworkers€of€Am.€v.€Tennessee€Air€Pollution€Control€Bd.óó,€3€S.W.3d€at€474.€€Ð 0ø ÐÐ ä Ðà@)ìàò òB.ó óˆÐ 8 ÐÌà  àLawyers€should€comply€with€all€the€technical€procedural€requirements€for€filing€petitions€forÐ Ø Ða€common„law€writ€of€certiorari€to€avoid€placing€their€clients€in€an€imbroglio€such€as€the€one€inÐ üÄ Ðwhich€Mr.€Levy€currently€finds€himself.€€Mr.€Levyððs€lawyer€did€not€comply€fully€with€Tenn.€CodeÐ è° ÐAnn.€ðð€27„9„104.€€This€oversight,€however,€should€not€provide€the€Board€with€a€basis€for€evadingÐ Ôœ ÐÔ‡8XYXXXYÔjudicial€review€of€its€decisions.€€The€Board€has€not€demonstrated€that€it€was€prejudiced€by€Mr.Ð À ˆ ÐLevyððs€failure€to€name€Mr.€and€Ms.€Franks€as€defendants€in€his€original€petitions€or€by€Mr.€LevyððsÐ ¬ t Ðfailure€to€serve€copies€of€his€petitions€on€Mr.€and€Ms.€Franks.׃;×Ý ƒ#ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€€Accordingly,€the€trial€court€shouldÐ ˜ ` Ðhave€held€that€the€timely€filing€of€the€two€petitions€naming€only€the€Board€as€a€defendant€wasÐ „ L  Ðsufficient€compliance€with€Tenn.€Code€Ann.€ðð€27„9„102€to€invoke€its€jurisdiction€under€Tenn.€CodeÐ p 8  ÐAnn.€ðð€27„8„104(a)€to€review€the€Boardððs€decisions.Ð \$  ÐÌà  àWe€reached€a€similar€conclusion€approximately€fifteen€years€ago€in€an€appeal€involving€aÐ 4ü  Ðcertiorari€proceeding€to€review€a€disciplinary€decision€of€the€Shelby€County€Civil€Service€Board.€Ð  è  ÐAfter€the€board€reversed€the€employeeððs€ninety„day€suspension,€the€county€filed€a€timely€petition€forÐ  Ô  Ðcommon„law€writ€of€certiorari€in€the€Chancery€Court€for€Shelby€County.€€However,€the€county€didÐ øÀ Ðnot€fully€comply€with€Tenn.€Code€Ann.€ðð€27„9„104€because€it€named€the€board€as€a€defendant€butÐ ä¬ Ðdid€not€name€the€employee.€€Several€months€after€filing€the€petition,€long€after€the€deadline€for€filingРИ Ðthe€certiorari€petition€had€expired,€the€county€cured€its€oversight€by€amending€its€petition€to€nameÐ ¼„ Ðthe€employee€as€a€defendant€along€with€the€board.€€When€the€employee€argued€that€the€countyððsÐ ¨p Ðpetition€was€not€timely€filed€because€it€had€not€fully€complied€with€Tenn.€Code€Ann.€ðð€27„9„104,Ð ”\ Ðthe€court€stated€that€the€petition€was€timely€and€that€the€countyððs€later€amendment€cured€the€problemÐ €H Ðwith€Tenn.€Code€Ann.€ðð€27„9„104.€€òòShelby€County€Govððt€v.€Tayloróó,€Shelby€Eq.€No.€40,€1986€WLÐ l4 Ð13430,€at€*4€(Tenn.€Ct.€App.€Dec.€1,€1986)€(No€Tenn.€R.€App.€P.€11€application€Ô_ÔfiledÔ_ÔÔ_Ô).Ô_ÔÐ X  ÐÌà  àOur€decision€in€òòShelby€County€Govððt€v.€Taylor€óóis€consistent€with€the€decisions€of€other€stateÐ 0ø Ðcourts€in€cases€similar€to€the€one€before€us.€€While€these€decisions€are€not€unanimous,€the€prevailing,Ð ä Ðand€in€our€judgment€better€reasoned,€view€is€that€a€timely€filed€petition€for€common„law€writ€ofÐ Ð Ðcertiorari€naming€a€local€board€as€a€defendant€is€sufficient€to€invoke€the€courtððs€jurisdiction€and€thatÐ ô¼ Ða€failure€to€name€one€of€the€parties€to€the€proceeding€before€the€local€board€could€be€cured€by€a€laterРਠÐamendment.€€òòPreston€v.€Board€of€Adjustmentóó,€772€A.2d€787,€790€(Del.€2001);€òòState€ex€rel.€Sweet€v.Ð Ì ” ÐVillage€of€Jemez€Springs,€Inc.€City€Councilóó,€837€P.2d€1380,€1383€(N.M.€Ct.€App.€1992);€òòBoard€ofÐ ¸!€  ÐSupervisors€v.€Board€of€Zoning€Appealsóó,€302€S.E.2d€19,€20€(Va.€1983);€òòCounty€of€Rusk€v.€Rusk€Bd.Ð ¤"l! Ðof€Adjustmentóó,€585€N.W.2d€706,€708„09€(Wis.€Ct.€App.€1998).׃<×Ý ƒ#ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€€Accordingly,€we€find€that€the€trialÐ #X" Ðcourt€erred€by€determining€that€Mr.€Levyððs€failure€to€comply€fully€with€Tenn.€Code€Ann.€ðð€27„9„104Ð |$D # Ðdeprived€it€of€jurisdiction€to€consider€his€petitions€for€common„law€writs€of€certiorari.Ð h%0!$ ÐÌÐ @'#& Ðà@‹‹)ìàò òC.ó óˆÐ 8 ÐÌà  àFailing€to€name€the€successful€applicant€for€a€variance€as€a€defendant€as€required€by€Tenn.Ð Ø ÐCode€Ann.€ðð€27„9„104€is€akin€to€failing€to€join€a€necessary€party€in€a€civil€proceeding.׃=×Ý ƒ#ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×€€This€sort€ofÐ üÄ Ðoversight€does€not€amount€to€a€jurisdictional€defect.€€òòCrosby€v.€City€of€Spokaneóó,€971€P.2d€32,€40Ð è° Ð(Wash.€1999).€€Thus,€instead€of€dismissing€the€petition,€the€remedy€for€nonjoinder€is€to€direct€theÐ Ôœ Ðpetitioner€to€cure€the€oversight€by€joining€the€necessary€party€or€parties.€€òòCitizens€Real€Estate€&€LoanÐ À ˆ ÐCo.€v.€Mountain€States€Dev.€Corp.óó,€633€S.W.2d€763,€766€(Tenn.€Ct.€App.€1981).€Ð ¬ t ÐÌà  àCertiorari€proceedings€such€as€the€one€involved€in€this€case€should€not€be€permitted€toÐ „ L  Ðproceed€until€all€the€parties€to€the€proceeding€before€the€local€board,€including€the€landowner€whoÐ p 8  Ðhas€obtained€the€variance,€license,€or€certificate,€have€been€made€parties€and€are€before€the€court.€Ð \$  ÐTenn.€R.€Civ.€P.€19.01,€21,€and€24€provide€two€vehicles€for€bringing€necessary€parties€before€theÐ H  Ðcourt.€€First,€the€trial€court€may€add€a€necessary€party€on€motion€of€one€of€the€parties€or€on€its€ownÐ 4ü  Ðmotion.€€Second,€the€trial€court€may€permit€a€necessary€party€to€intervene€in€the€proceeding.Ð  è  ÐÌà  àJoining€additional€parties,€other€than€the€local€board€or€agency€whose€decision€is€beingÐ øÀ Ðreviewed,€is€not€subject€to€the€relation„back€requirements€of€Tenn.€R.€Civ.€P.€15.03.€€CertiorariÐ ä¬ Ðproceedings€such€as€this€one€do€not€involve€claims€against€the€property€owner€or€the€other€affectedРИ Ðparties,€but€rather€are€challenges€to€the€local€boardððs€decision.€The€purpose€of€Tenn.€Code€Ann.€ððÐ ¼„ Ð27„9„104€is€to€assure€that€all€persons€whose€interests€could€be€affected€by€the€proceeding€have€noticeÐ ¨p Ðand€an€opportunity€to€be€heard.€€Accordingly,€the€trial€court€should€grant€petitions€to€amend€petitionsÐ ”\ Ðfor€common„law€writs€of€certiorari€to€add€omitted,€but€necessary€parties,€as€along€as€these€partiesÐ €H Ðhave€not€been€prejudiced€and€have€been€afforded€adequate€time€to€prepare€and€present€their€case.€Ð l4 ÐòòSee€United€Steelworkers€of€Am.€v.€Tennessee€Air€Pollution€Control€Bd.óó,€3€S.W.3d€at€473„74€(holdingÐ X  Ðthat€notice€of€the€filing€of€a€Tenn.€Code€Ann.€ðð€4„5„322€petition€for€review€was€adequate€as€long€asÐ D  Ðthe€party€receiving€notice€has€sufficient€time€to€prepare€and€be€heard).€€Ð 0ø ÐÌà  àMr.€and€Ms.€Franks€were€obviously€aware€of€the€proceedings€before€the€Williamson€CountyÐ Ð ÐBoard€of€Zoning€Appeals€involving€their€storage€shed€and€pool.€€After€all,€they€had€requested€theÐ ô¼ Ðvariance€to€construct€their€pool,€and€they€had€actively€worked€with€the€local€officials€involving€theРਠÐrelocation€of€their€storage€shed.€€They€actively€participated€in€the€Boardððs€meetings,€and€they€wereÐ Ì ” Ðalso€fully€aware€that€Mr.€Levy€was€seeking€judicial€review€of€the€Boardððs€decisions.€€While€theyÐ ¸!€  Ðwere€not€named€as€defendants€by€Mr.€Levy€and€were€not€served€with€the€original€petitions,€theirÐ ¤"l! Ðlawyer€received€the€motions€and€other€papers€filed€by€the€parties€in€the€trial€court.׃>Ü×Ý ƒ#ÃÝòòÚ  Ú7Ú  ÚóóÝ  Ý×  ×€€Their€lawyerÐ #X" Ðeven€entered€a€special€appearance€in€the€trial€court€to€support€the€Boardððs€motion€to€dismiss€Mr.Ð |$D # ÐLevyððs€petitions€for€failure€to€comply€fully€with€Tenn.€Code€Ann.€ðð€27„9„104.€€€Thus,€Mr.€and€Ms.Ð h%0!$ ÐFranks€were€not€caught€unaware€when€Mr.€Levy€moved€to€add€them€as€defendants.€Ð T&"% Їà  àAs€owners€of€the€affected€property,€Mr.€and€Ms.€Franks€were€necessary€parties€to€theseÐ 8 Ðproceedings.€€Thus,€they€should€have€been€named€as€defendants€in€accordance€with€Tenn.€Code€Ann.Ð $ì Ððð€27„9„104,€and€they€should€have€the€opportunity€to€participate€in€the€judicial€review€of€the€BoardððsÐ Ø Ðproceedings.€€The€record€contains€no€indication€that€granting€Mr.€Levyððs€motion€would€have€delayedÐ üÄ Ðthe€proceedings€or€would€have€hampered€the€Boardððs€ability€to€defend€its€decision.€€Likewise,€thereÐ è° Ðis€no€basis€for€concluding€that€making€Mr.€and€Ms.€Franks€party€defendants€would€have€prejudicedÐ Ôœ Ðtheir€ability€to€participate€effectively€in€any€future€hearing€regarding€Mr.€Levyððs€petitions.׃@×Ý ƒ#ÃÝòòÚ  Ú8Ú  ÚóóÝ  Ý×  ׀РÀ ˆ ÐAccordingly,€under€the€facts€of€this€case,€the€trial€court€erred€by€denying€Mr.€Levyððs€motion€toÐ ¬ t Ðamend€his€petition€seeking€judicial€review€of€the€Boardððs€decision€to€permit€Mr.€and€Ms.€Franks€toÐ ˜ ` Ðmove€their€storage€shed.׃A×Ý ƒ#ÃÝòòÚ  Ú9Ú  ÚóóÝ  Ý×  ×Ô#†XYXX8XYÕc#ÔÔ‡8XYXXXYÔÐ „ L  ÐÌà@dd)ìàò òIV.ó óˆÐ \$  ÐÌà  àWe€reverse€the€order€dismissing€the€petitions€for€common„law€writ€of€certiorari€and€remandÐ 4ü  Ðthe€cases€to€the€trial€court€for€further€review€and€action€consistent€with€this€opinion.€€Even€thoughÐ  è  ÐMr.€Levy€has€prevailed€on€this€appeal,€the€appeal€would€not€have€been€necessary€had€Mr.€LevyÐ  Ô  Ðcomplied€with€the€clear€requirements€of€Tenn.€Code€Ann.€ðð€27„9„104.€€Accordingly,€pursuant€toÐ øÀ ÐTenn.€R.€App.€P.€40(a),€we€tax€the€costs€of€this€appeal€to€Howard€Levy€and€his€surety€for€whichÐ ä¬ Ðexecution,€if€necessary,€may€issue.РИ ÐÌÌÌÔ#†XYXX8XY܇#Ôà  àà ` àà ¸ àà  àà h àà À àà  à_____________________________€Ð €H Ðà  àà ` àà ¸ àà  àà h àà À àà  àWILLIAM€C.€KOCH,€JR.,€JUDGE