Authority. The Board of Aldermen of Knob Noster may, by ordinance, amend, supplement, change, modify or repeal these Zoning Regulations and the district boundaries. No such amendment or change shall be adopted by the Board of Aldermen until the Planning Commission has held a public hearing and submitted its recommendation.

Proposal Of Amendments. Amendments may be initiated by the Board of Aldermen, the Planning Commission, or, in the case of a map change, upon application by the owners of the property affected.

Applications. When the owner of the property affected initiates an amendment to the Zoning Regulations or the district boundaries, an application for such amendment shall be obtained from the Zoning Official. Said application shall be completed in its entirety and filed with the Zoning Official so that a public hearing date can be established.

Ownership List. The application for an amendment shall be accompanied by an ownership list, compiled by the applicant from County records.

Disposition Of Amendment Proposals. Upon receipt of a proposed amendment from the Board of Aldermen or an application for an amendment from the owner of the property affected, the Planning Commission shall hold a public hearing on the proposed amendment, and forward to the Board of Aldermen its findings and recommendations with respect to the proposed amendment.

Public Hearing. The Planning Commission shall hold a public hearing on each proposed amendment that is referred to, filed with, or initiated by it. The Planning Commission shall select a reasonable hour and place for such public hearing, and it shall hold such hearing within sixty (60) days from the date on which the proposed amendment is referred to, filed with, or initiated by it. An applicant for an amendment may waive the requirement that such hearing be held within sixty (60) days.

Notice Of Hearing. Public notice of a hearing on a proposed amendment shall be published once in the official City newspaper and at least fifteen (15) days shall elapse between the date of the publication and the date set for such hearing. Such notice shall state the date, time and place of the hearing and shall contain a statement regarding the proposed change in regulations or restrictions, or the zoning classification or Zoning District boundaries of the property. If the proposed amendment would change the zoning classification of any property, or the boundaries of any Zoning District, such notice shall contain the legal description and street address or general street location of such property, its present zoning classification, and the proposed classification. When a proposed amendment will affect the zoning classification of specific property, the City shall mail a written notice of the public hearing thereon. The Planning Commission may give such additional notice to other persons as it may from time to time provide by its rules. Prior to the date of the public hearing, the applicant shall prepare a list of those owners acknowledging the receipt of the Notice of Public Hearing and submit said list to the Secretary of the Planning Commission.

Conduct Of Hearings. The hearing shall be conducted and a record of the proceedings shall be preserved in such manner and according to such procedures as the Planning Commission may from time to time prescribe by rule. Any interested person or party may appear and be heard at the hearing in person, by agent or by attorney. The Planning Commission may request a report on any proposed amendment from any governmental official or agency, or any other person, firm or corporation. If such a report is made, a copy thereof shall be made available to the applicant and any other interested persons and shall be available for review in the offices of the Planning Commission at least three (3) days before the date set for the public hearing.

Recommendations. Upon the conclusion of the public hearing, the Planning Commission shall prepare and adopt its recommendations and shall submit the same, together with a record of the hearing thereon, to the Board of Aldermen. Said recommendations may be for approval, disapproval or approval in part, and reasons for the recommendation shall be included.

Amendments To Text. When a proposed amendment would result in a change in the text of these Zoning Regulations, but would not result in a change of zoning classification of any specific property, the recommendation of the Planning Commission shall contain a statement as to the nature and effect of such proposed amendment and determinations as to the following items:

Amendments To Change Zoning Districts. When a proposed amendment would result in a change of the zoning classification of any specific property, the report of the Planning Commission shall contain statements as to the present classification, the classification under the proposed amendment, and character of the neighborhood, the zoning and land uses of the properties nearby and findings to the following:

Receipt Of Planning Commission Report And Recommendation. The Board of Aldermen shall act only after the Planning Commission has submitted either a recommendation of approval or disapproval, or a "failure to recommend".

Consideration Of The Planning Commission Recommendation. The Board of Aldermen shall consider the Planning Commission's recommendation at the next regularly scheduled Board of Aldermen meeting for which the agenda item can be docketed, except that no recommendation on a Zoning District amendment shall be considered by the Board of Aldermen until fifteen (15) days after the close of the Planning Commission public hearing on such amendment.

The Board of Aldermen shall:

Reconsideration By The Board Of Aldermen. The Board of Aldermen, upon receipt of a second (2nd) recommendation from the Planning Commission, may adopt or may revise or amend and adopt such recommendation by ordinance; or it need take no further action thereon. If the Planning Commission fails to deliver its second (2nd) recommendation to the Board of Aldermen within fifteen (15) days after receipt of the Board of Aldermen's statement specifying disapproval, the Board of Aldermen shall consider such inaction on the part of the Planning Commission as a resubmission of the original recommendations and proceed accordingly.

Inaction By Board Of Aldermen. If a proposed amendment is considered by the Board of Aldermen but not acted upon finally within one hundred twenty (120) days of the date when the Planning Commission report and recommendation was considered, such proposed amendment shall be deemed to have been denied, unless the applicant for such amendment shall have consented to an extension of such period in time.

If the Board of Aldermen approves an application, it shall adopt an ordinance to that effect.

If the Official Zoning Map has been adopted by reference, the amending ordinance shall define the change or boundary as amended, shall order the Official Zoning Map to be changed to reflect such amendment, and shall amend the Section of the Zoning Regulation incorporating the same and shall reincorporate such map as amended.

For the purpose of wholly or partially defraying the costs of the amendment proceedings, including publication costs, a fee as established in Subsection (B) below shall be paid upon the filing of each application for a change of district boundaries or classifications.