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SwannSPROULPaduchBledsoeMcReynoldsauditaquerelaKendrickCommn(CEKQW]cioAutoList1i.i.i.i.i.i.i.i.<( 9Z &Courier Regular XYZ[D\]e^+_`aӀWtuvwxyz#,37=CIQYag1.a.i.(1)(a)(i)1)a)(;s$2,  0  .3  0    I$  %XX     1    _ `   ` 279111.HearingFindings.  v  ` ....  f   ` (d)Inmakingsuchfindingsoffact,thejudgeshallweightheevidenceanddeterminethefactsbythepreponderanceoftheproof. `   I$  ZUXX     1    _ `   ` 279111.HearingFindings.  v  ` ....  f   ` (d)Inmakingsuchfindingsoffact,thejudgeshallweightheevidenceanddeterminethefactsbythepreponderanceoftheproof. ` <6X9`(*Courier 12pt10cpi  I$  \UXX     1    _ `   ` 279111.HearingFindings.  v  ` ....  f   ` (d)Inmakingsuchfindingsoffact,thejudgeshallweightheevidenceanddeterminethefactsbythepreponderanceoftheproof. ` <6X9`(*Courier 12pt10cpi(3$ F!   `X@XXX`$X`X@ Ad   FILED`/`$   December17,1998  CecilCrowson,Jr.AppellateCourtClerk GGGG'dxd,cAZ"Arial Regular(O{$0  2,  a  .3  0` (#(#(bD$0  0` (#(#2,   .3  0 ` (#` (#(x$0  0` (#(#0 ` (#` (#2,(  0  )3  0 (# (#(Ƃ$0  0` (#(#0 ` (#` (#0 (# (#2,(  a  )3  0h(#(#($0  0` (#(#0 ` (#` (#0 (# (#0h(#(#2,(   )3  0h(#h(#(4$0  0` (#(#0 ` (#` (#0 (# (#0h(#(#0h(#h(#2,  0  )3  0(#(#($0  0` (#(#0 ` (#` (#0 (# (#0h(#(#0h(#h(#0(#(#2,  a  )3  0p(#(#]C<< CLevel 1Level 2Level 3Level 4Level 5($$   1  ' dxdP Pd FT!   ]]_  7zXXdd7TR[A'Legal3'A' Legal3'T`   XTXzXXX@LLINTHECOURTOFAPPEALS `  al^_6&"h 8 `E) tt06H( lߛ HH(#(#a@ |ATKNOXVILLE   ` IVAMADDOX@@@#|@@*)  LOUDONCOUNTY x @@@#|)  03A019802CH00074 @   PlaintiffAppellant@@@#|) h   (#(#HH   `  @*)   p  0  Ѐ h @*)       v.@*)   `  @*)0  HON.FRANKV.WILLIAMS,III,( (#(# Ѐ@*)  CHANCELLOR P  LOUDONCOUNTYBOARDOF@*)     ZONINGAPPEALS@*)@@*     @*)   H    DefendantAppellee@*)0  AFFIRMEDANDREMANDED p(#(# HUBERTPATTYOFMARYVILLEFORAPPELLANTHARVEYL.SPROULOFLENOIRCITYFORAPPELLEE   `     h      p     @$OPINION !8    `     h      p   Goddard,P.J. % $    ` IvaMaddoxinitiatedthislawsuitintheChanceryCourtofLoudonCountybyfilingacomplaintagainsttheCountyofLoudon,lateramendedbyconsenttosubstitutetheLoudonCountyBoardofZoningAppealsasthepartyDefendant.Ms.MaddoxsoughttooverturnarulingoftheBoardofZoningAppealsthatshewasnotentitledtoavarianceastosetbacklineswithregardtoanadditiontoherhome.   ` Although,asalreadynoted,thesuitbeganbyacomplaintfiledbyMs.Maddox,thepartiesandtheChancellortreatedthecomplaintasapetitionforawritofcertiorariwhich,afterthefilingofthepetition,thepartiesandtheChancellortreatedthewritasgranted.Thereupon,the (<2A trialproceededtoaresolutiononthatbasis.    ` TheChancellorheldthatthewritwasacommonlawwritofcertiorariratherthanastatutoryone,andthatthestandardofreviewwouldbewhethertheBoardofZoningAppeals exceededitsjurisdiction,or actedillegally,arbitrarily,orfraudulently.PetitionofGant,937S.W.2d842(Tenn.1996),   citingHooverMotorExpressCo.v.Railroad&PublicUtilities p Commission,195Tenn.593,261S.W.2d233(Tenn.1953),     ` Havingsofound,theTrialCourtalsofoundthattheBoardofZoningappealsproperlydeniedMs.Maddoxavariance.   ` Ms.Maddoxappeals,raisingthefollowingthreeissuesforourconsideration:L QEh(#VWL Ws   Ws2Eh  1  .3  0 `   HowextensiveisStatutoryJudicialReview?Ws݌% $` `  Ќ   Ws   Ws2Eh  2  .3  0 `   WastheactionoftheAppelleeanadministrative '& agencyunreasonable?Ws݌ ` `  Ќ   Ws   Ws2Eh  3  .3  0 `   IstheAdministrativeAgencyboundbyestoppel?Ws ݌h) )` `  Ќ     ` Ourreviewoftherecord,includingtheinitialhearingbeforetheBoardofZoningAppealsandthesecondhearingwhereinMs.MaddoxaskedtheBoardtoreconsideritsearlierdetermination,aswellasproofintroducedintheChanceryCourt,persuadesusthattheChancellorwascorrectinhisdeterminationandthatthisisapropercaseforaffirmanceunderRule10ofthisCourt.   ` Havingsaidthat,webelieveitisappropriatetocommentastoissuesoneandthree. :81? Ї   ` Astoissueone,therelevantCodeSectionsdealingwithcommonlawandstatutorywritsofcertiorariareasfollows:@%CommonLaw #@   ` 27-8-101.Constitutionalbasis. Thewritof `'  certiorarimaybegrantedwheneverauthorizedbylaw,andalsoinallcaseswhereaninferiortribunal,board,orofficerexercisingjudicialfunctionshasexceededthejurisdictionconferred,orisactingillegally,when,inthejudgmentofthecourt,thereisnootherplain,speedy,oradequateremedy.ThissectiondoesnotapplytoactionsgovernedbytheTennesseeRulesofAppellateProcedure.@&Statutory 0`'*   ` 27-8-102.Casesinwhichwritlies. Certiorari 2@), lies:(1)Onsuggestionofdiminution;(2)Wherenoappealisgiven;(3)Asasubstituteforappeal;(4)Insteadofauditaquerela;or(5)Insteadofwritoferror.  :04 ThissectiondoesnotapplytoactionsgovernedbytheTennesseeRulesofAppellateProcedure.   ` Ms.Maddoxcontendsthatunder279111(d),]^X^^[^]]Y] K   1      ׀the  standardofreviewinbothinstancesisbyapreponderanceoftheevidence.ThatCodeSection,however,wasconstruedinHoover p  MotorExpressCo.v.Railroad&PublicUtilitiesCommission,195 P  Tenn.593,261S.W.2d233(Tenn.1953),torequiretheTrialCourttousesuchastandardindeterminingwhetherthepublicentityhadexceededitsjurisdictionoractedfraudulently,illegally,orarbitrarily.   ` Additionally,amorerecentcaseofthisCourt,Kendrickv.CityofChattanoogaFiremensandPolicemens  p InsuranceandPensionFundBoard,799S.W.2d668(Tenn.App.1990), "P JudgeFranks,speakingforthisCourt,saidthefollowing(atpage668): ` TheactionoftheBoardwassubjecttoreviewbyacommonlawwritofcertiorarisincetheagencywasactinginajudicialorquasijudicialcapacity.Davisonv.Carr,659S.W.2d361(Tenn.1983);T.C.A.XFXXTXF#TXFXXXF# -#& 278101.Incontrast,statutorycertiorariapplieswhenaparticularstatutoryschemesetsforththescopeandmethodofreviewofanadministrativeaction.Statutorywritsofcertiorarioftenprovideforatrial 0`'* ]de]]Defendant]novo;theprecisenatureofreviewistobe `  determinedfortheprovisionsofthestatute.See P  e.g.,Cooperv.AlcoholCommnofMemphis,745S.W.2d @  278(Tenn.1988);Cooperv.WilliamsonCountyBd.of 0  Educ.,746S.W.2d176(Tenn.1987).W   WXXYYZ   ` Z_Infurt_`hersupportofourconclusion`_ZFinallyZ_ZastothisZ\issue\\ZpointZ\Z,wenotethattheinitialpleadingsclearlyshowthatacommonlawwritofcertiorariwassoughtinthatinthebodyofthecomplaintandintheprayerforreliefMs.MaddoxchargesthattheactionoftheBoardofZoningAppealswas arbitraryandcapricious.Z[[XXYY   ` Astoissuethree,theChancellorfoundundertheproofadducedanduponweighingthecredibilityofthewitnessesappearingbeforehim,thatnorepresentationwasevermadethattheadditionwassatisfactoryandthatMs.Maddoxmightproceed.Additionally,wepointoutthatexceptinrareincidencespublicagenciesarenotsubjecttothedoctrineofestoppel.Paduchv. `'  CityofJohnsonCity,896S.W.2d767(Tenn.1995);BledsoeCounty @)" v.McReynolds,703S.W.2d123(Tenn.1985).  +!$    ` Finallyastothisissue,weareoftheopinionevenifapreponderanceofevidenceisaproperstandardofreviewtherecordsupportstheChancellorsaction.   ` FortheforegoingreasonsthejudgmentoftheTrialCourtisaffirmedandthecauseremandedforsuchfurtherproceedings,ifany,asmaybenecessaryandcollectionofcosts  :04 below.CostsofappealareadjudgedagainstMs.Maddoxandhersurety.XFXXTXF   `     h   _______________________________   `     h   HoustonM.Goddard,P.J.CONCUR:________________________________HerschelP.Franks,J.________________________________CharlesD.Susano,Jr.,J.#TXFXXXF )#