A protest against a license renewal may be filed with the Administration by at least 10 individuals who are: residents, commercial tenants who are not holders of or applicants for a license, or real estate owners; and located within 1,000 feet of the licensed premises. A protest against a license renewal shall: be on the basis of: a violation of this title; a violation of civil or criminal law; conduct by a licensee that creates or maintains conditions that allow other individuals to act in a manner that disturbs the public peace, including: obstruction of public rights–of–way by unruly crowds; assault, battery, or other disorderly conduct that disturbs the public peace; vandalism; or littering; or any other violation established by the Administration by regulation; and be signed under oath. Except as provided under paragraph (2) of this subsection, if a protest against a license renewal is filed at least 30 days before the license expires, the Administration may not approve the renewal without holding a hearing. The Administration may approve a license renewal without a hearing if the Administration finds that the basis of the protest filed against the renewal is without any reasonable ground. In hearing and making a determination on a protest filed against a license renewal, the Administration: may consider only: issues arising out of specific complaints about the operation of the licensed premises; and the performance of the license holder for the 4–year period immediately preceding the date of the renewal application; and may not consider zoning issues. The Administration may adopt regulations to implement this section.