Promote the public health, safety, and general welfare;

Ensure that all development approvals, legislation and public/private acts are consistent with the adopted Comprehensive Plan;

Promote orderly, appropriate and balanced use and development of land consistent with sound environmental policies;

Protect the quality and quantity of prime agricultural and environmentally sensitive lands;

Facilitate safe and economical provision of streets, water, wastewater disposal, stormwater drainage, schools, libraries, utilities, parks, fire and police facilities, and other public requirements;

Regulate the density of population, the location and use of buildings, structures and land for trade, industry, residence, mixed uses, prevent the overcrowding of land, and avoid the undue concentration of population;

Preserve features of historic and archeological significance;

Establish levels of service in these regulations to ensure the availability and location of concurrent and adequate public facilities by State, County, regional, or other service providers (including transportation, stormwater management, sewer, water, telephone, electric and gas utilities, emergency services, fire, police, parks, open space, library and schools) consistent with the Comprehensive Plan, as amended; and to insure appropriate financing for services and facilities necessary to protect the health, safety and general welfare of current and future residents;

Establish administrative regulations to oversee the land development process and to establish appropriate and proportional fees for City, State and Board review of development approvals;

Maintain predictability of the development approval process, protect vested rights, and assure fairness for affected landowners; and

Protect the planning process through adoption of interim development controls during studies, citizen forums and public hearings necessary for the formulation and adoption of updated Comprehensive Plans and amended land development regulations by preventing the establishment of non-conforming uses during the planning process which would be inconsistent with proposed amendments and insuring full citizen and developer participation.

Existing Uses. Existing use which have been legally established under prior City or County zoning regulations may continue as legal non-conforming uses pursuant to the provisions of these regulations.

Non-Conforming Lots And Uses. All uses of land made non-conforming by these regulations or by prior regulations of the City or Jackson County shall obtain a certificate of non-conformity from the Board of Adjustment in accordance with these regulations, except as otherwise provided in Section 410.070.

Development Under Review. Any development for which a valid building permit has been issued by the City or County prior to the effective date of these regulations or any amendments hereto shall be permitted to continue, provided that:

The effect of such decision shall be limited to that provision or provisions which are expressly stated in the decision to be invalid; and

Such decision shall not affect, impair or nullify these regulations as a whole or any other part thereof, but the rest of these regulations shall continue in full force and effect.

Serve as staff for the Board of Aldermen, Planning and Zoning Commission, and the Board of Adjustment and shall act as a liaison to other governments, districts, utilities, neighborhoods and associations in land use matters;

Review and render interpretations of these regulations, the official Zoning Map, the major street plan and the capital improvements program;

Review and render interpretations of all provisions of the Comprehensive Plan;

Make recommendations to the Board of Aldermen, Planning and Zoning Commission and Board of Adjustment regarding amendments to the Comprehensive Plan, these regulations, the official Zoning Map, the major street plan and the capital improvements program;

Accept applications for development approval; certify the completeness of submitted applications with the requirements of these regulations; review and prepare staff reports recommending approval, approval with conditions or denial of applications for amendments to the Comprehensive Plan, amendments to the Future Land Use Map, amendments to the text of these regulations, subdivisions, variances, conditional use permits, site plans, planned developments, and overlay zoning districts;

Accept applications for review, and approve, approve with conditions or deny applications for all development approvals; zoning, building and grading permits; and all other certificates and permits which the Zoning Administrator is authorized to issue;

Monitor developments to ensure compliance with conditions of a development approval;

Facilitate the creation and adoption of special area, corridor, neighborhood and floodplain plans;

Monitor and assist in the enforcement of these regulations;

Review all floodplain development approval applications to ensure that the provisions of these regulations will be met;

Review development applications to ensure that all necessary permits, licenses, franchises and approvals have been obtained from Federal, State, local governmental districts, public and private utilities and other public agencies;

Notify adjacent communities, Jackson County, and the Missouri Department of Natural Resources (MoDNR) prior to any proposed alteration or relocation of a watercourse and submit evidence of such notifications to the Federal Emergency Management Agency;

Keep a record of all permits, appeals, variances, certificates, reviews and such other transactions and correspondence pertaining to the administration of these regulations;

Accept applications for vacations of rights-of-way and easements, and forward such applications to the City Engineer, Jackson County and the Missouri Department of Transportation (MoDOT) for processing; and

Such other responsibilities as may be assigned by the Mayor.

The discontinuance of the illegal use of land, buildings or structures;

The removal of illegal buildings or structures, or additions, alterations or structural changes thereto;

The discontinuance of any illegal work being done; or

Any other action authorized by these regulations, the Planning and Zoning Commission, Board of Adjustment and the Board of Aldermen to ensure compliance and to prevent violation of these regulations.

Terms Of Office. The members shall be appointed for four-year terms which terms shall be staggered and shall be arranged so that the terms of not more than two (2) members will expire each year. Members may be reappointed for additional terms.

Vacancies. Vacancies shall be filled by appointment by the Mayor with approval by the Board of Aldermen for the unexpired term of any member whose term becomes vacant.

Removal From The Planning And Zoning Commission. Members of the Planning and Zoning Commission may be removed by the Board of Aldermen, upon written notice of the charges and after a public hearing for inefficiency, neglect of duty or malfeasance in office.

Officers. The Planning and Zoning Commission shall elect its Chairman and Secretary from among the citizen members. The terms of Chairman and Secretary shall be for one (1) year with eligibility for re-election. The Planning and Zoning Commission may also elect for a term of one (1) year a Vice Chairman who shall serve in the absence or disqualification of the Chairman.

Expenditures And Reimbursement. The expenditures of the Planning and Zoning Commission, exclusive of grants and gifts, shall be within the amounts appropriated by the Board of Aldermen. All members of the Planning and Zoning Commission shall serve without compensation except for such amounts determined appropriate by the Board of Aldermen to offset expenses incurred in the performance of their duties.

Review and recommend action on all requests for amendments to the Comprehensive Plan and all special area, corridor, neighborhood or floodplain plans;

Review and recommend action on subdivision site plans and conditional use permits to the Board of Aldermen;

Review and recommend action on all requests for amendments to the Zoning Map or the text of these regulations, including creation of overlay zoning districts;

Decide all requests for variance or other discretionary administrative process from the provisions of these regulations that are not assigned to the Board of Adjustment or the Board of Aldermen;

Review and make recommendations to the Board of Aldermen on all requests for approval of planned development plans;

Recommend to the Board of Aldermen, from time to time, amendments, supplements, changes or modifications to these regulations, the official Zoning Map, major street plan and capital improvements programs; and

Perform such other duties as may be assigned by State law, these regulations and/or the Board of Aldermen.

Approval. No street or other public facility, nor any public utility, whether publicly or privately owned, shall be authorized, located or constructed in the municipality, or shall be accepted, widened, removed, extended, relocated, narrowed, vacated, abandoned, changed, and no land shall be acquired for sale or lease of any street or other public facility until the location, extent and character thereof has been submitted to and approved by the Planning and Zoning Commission. Such street, utility or public facility authorization, location or construction shall be consistent with the Comprehensive Plan. If such street, utility or public facility is not depicted in the Comprehensive Plan, the major street plan or a capital improvements program, then such Comprehensive Plan, major street plan or capital improvements program shall first be amended before any activity described in this Section may be commenced. The failure of the Planning and Zoning Commission to act or seek amendment of the Comprehensive Plan, major street plan or capital improvements program within sixty (60) days after the date of official submission to it shall be deemed approval.

Disapproval. In case of disapproval, where authorized by these regulations, the Planning and Zoning Commission shall communicate in writing its findings and conclusions to the Board of Aldermen, and the Board of Aldermen, by vote of not less than two-thirds (2/3) of its entire membership, may overrule such disapproval.

Appeal. All decisions of the Planning and Zoning Commission may be appealed by the applicant or other party with standing to the Board of Aldermen within thirty (30) days after the filing of such decision with the City Clerk. No appeal shall lie from any recommendation or failure to make a recommendation of the Planning and Zoning Commission to the Board of Adjustment.

Rules Of Procedure. The Planning and Zoning Commission shall adopt rules of procedure and administrative rules and regulations consistent with the provisions of these regulations, which rules shall not conflict with State law or City ordinance and regulations, and shall promptly file said rules with the City Clerk with a request that said rules or regulations be submitted to the Board of Aldermen for adoption by ordinance. Rules and regulations may be amended from time to time by action of the Planning and Zoning Commission and approval by ordinance passed by the Board of Aldermen.

Chairperson Administers Oath. The chairperson, or in the absence of the Chairperson the Acting Chairperson or Zoning Administrator, shall administer oaths and compel attendance of witnesses.

Meetings. The Planning and Zoning Commission shall hold regular meetings and special meetings as they provide by rule, and shall adopt rules for the transaction of business and keep a record of its proceedings. The Planning and Zoning Commission shall hold its regular meeting(s) on the second Wednesday of any month designated for such a meeting, at a time and place designated by the Chairman; provided, however, that any regular meeting of the Planning and Zoning Commission may be omitted if, in the sole discretion of the Chairman, there are too few items on the agenda to justify the expense of holding the meeting. Other meetings may be designated by the Planning and Zoning Commission or may be called by the Chairman. All meetings of the Planning and Zoning Commission shall be open to the public and shall be either video- or audiotaped or transcribed by an official stenographer.

Notice Of Meetings. Publication of the notice of public hearing and notification of affected property owners shall be done in conformance with these regulations. The agenda for each Planning and Zoning Commission meeting shall be posted in the City offices not later than three (3) days prior to the scheduled meeting.

Conduct Of Meetings. Robert's Rules of Order shall prevail at all meetings of the Planning and Zoning Commission unless superseded by these regulations.

Minutes. All decisions of the Planning Board shall be in writing and shall contain findings of fact, supporting evidence and conclusions. The decision shall be adopted at the public hearing or at any continuation of such hearing to a date certain within the time limit prescribed by law. The Planning and Zoning Commission shall keep minutes of its proceedings, showing the vote of each member upon each question, or, if absent, abstaining, disqualified or failing to vote, indicating such fact, and shall keep records of its examinations and other official actions. The minutes shall be filed upon their approval in the office of the Zoning Administrator and shall be public record.

Conflict Of Interest. No Planning and Zoning Commissioner shall participate in any discussion or vote on any item in which the Planning and Zoning Commissioner or such Planning and Zoning Commissioner's family has any interest, or in which any conflict of interest under State law or any perceived or actual violation of the ethical rules of the American Planning Association occurs. If a Planning and Zoning Commission member votes on a recommendation or decision as to which the provisions of this Subsection apply, the member's vote or decision shall be voided and the Planning and Zoning Commission action shall be voided if the vote in favor of the action thereupon falls below four (4).

Public Hearing Procedure. The Planning and Zoning Commission shall conduct its public hearing with regard to any quasi-judicial matter before it so as to conform to procedural due process of law including reasonable allowance of the following:

Term Of Office. The terms shall be overlapping five-year terms. Members may be reappointed for additional terms.

Alternates. Three (3) alternate members with the same qualifications as members may be appointed by the Mayor with the approval of the Board of Aldermen to serve in the absence of or the disqualification of the regular members. Alternate members shall be appointed for terms of three (3) years each. Alternates may be reappointed for additional terms.

Vacancies. Vacancies shall be filled by appointment by the Mayor with the approval of the Board of Aldermen for the unexpired term of any member whose term becomes vacant.

Chairman. The Board of Adjustment shall appoint a Chairman and Vice Chairman from among its members for a term of two (2) years, and may be reappointed for additional terms.

Removal From Office. Members of the Board of Adjustment may be removed from office by the Board of Aldermen, after written notice and public hearing, for inefficiency, neglect of duty or malfeasance in office.

Reimbursement. All members of the Board of Adjustment shall serve without compensation except for such amounts determined appropriate by the Board of Aldermen to offset expenses incurred in the performance of their duties.

Interpret these regulations when there is dispute as to the meaning or application of any provision of these regulations between the applicant/owner and the Zoning Administrator, or when the location of a zone boundary is in doubt;

Hear and decide appeals from any non-discretionary order, requirement, decision or determination made by the Zoning Administrator in the enforcement of these regulations where it is alleged by the appellant that there is clear error in fact or law in such order, requirement, decision or refusal made by the Zoning Administrator based on or made in the enforcement of these regulations;

Hear and decide upon applications for use and area variances in accordance with the provisions of these regulations;

Hear and decide upon applications for legal non-conforming use or area certificates;

Undertake such other responsibilities as may be required by these regulations or by the Board of Aldermen.

Rules Of Procedure. The Board of Adjustment shall adopt rules and administrative regulations governing its procedure consistent with the provisions of these regulations and State law.

Chairman Administers Oath. The Chairman, or in the absence of the Chairman the Acting Chairman, shall administer oaths and compel attendance of witnesses.

Meetings. The Board of Adjustment may meet once a month, and more often if necessary, for the transaction of business.

Notice Of Meetings. Publication of the notice of public hearing and notification of affected property owners shall be done in conformance with these regulations. The agenda for the meeting shall be posted in the City offices three (3) days prior to the scheduled meeting.

Conduct Of Meetings. All public meetings of the Board of Adjustment shall be open to the public.

Minutes. The Board of Adjustment shall keep minutes of its proceedings, showing the vote of each member upon each question, or, if absent or failing to vote, indicating such fact, and shall keep records of its examinations and other official actions. Every rule, regulation, amendment or appeal thereof, and every order, requirement or determination of the Board of Adjustment shall be immediately filed in the office of the City Clerk and shall be a public record. All decisions of the Board of Adjustment shall be in writing and shall include a written finding of fact based on testimony and evidence together with conclusions specifying the reasons for the Board of Adjustment action.

Reporter To Be Employed. All testimony, objections thereto, and rulings thereon shall be taken down or taped by a reporter employed by the Board for that purpose. The reporter may be an employee of the City designated by the Chairman as official reporter for the Board. The notes or tapes taken by the reporter shall be preserved for three (3) years, but no longer unless specifically requested by the chairman or the City Attorney.

Conflict Of Interest. No Board of Adjustment member shall participate in any discussion or vote on any item in which the Board of Adjustment member, the family of such member of the Board of Adjustment has any interest or in which such member has any conflict of interest under State law, or where there is a perceived or actual violation of the ethical rules of the American Planning Association. Any action of the Board of Adjustment shall be voided if a Board of Adjustment member votes on a matter in which the member has a conflict of interest.

Vote And Quorum. The affirmative vote of four (4) members of the Board of Adjustment shall be required to approve any request, application or variance. A quorum of four (4) members of the Board of Adjustment shall be required for a meeting to be held.

The Board of Adjustment shall conduct its public hearing with regard to any quasi-judicial matter before it so as to conform to procedural due process of law, including the reasonable allowance of the following:

Approve the appointment of a Zoning Administrator;

Approve the appointment of members of the Planning and Zoning Commission;

Approve the appointment of members of the Board of Adjustment;

Decide all requests for amendments to the Comprehensive Plan;

Decide all requests for amendments to the text of these regulations, the official Zoning Map, the major street plan, capital improvements program and all requests for establishment of an overlay zoning district;

Consider and adopt other development manuals and land development regulations;

Consider and adopt special area, corridor, neighborhood or floodplain plans; and

Designate local historic and archeological sites, structures and districts.