Existing conditions, and

The conservation of property values, and

The direction of building development to the best advantage of the entire City, and

The uses to which property is devoted at the time of the adoption of such amendatory ordinance.

The proposed language of the zoning ordinance to be inserted, and

A legal description and map of the property affected, if affecting a change in the Zoning Map, together with a complete legal description of any zoning districts changed (i.e., a legal description of the zoning district as it would be constituted if the zoning amendment were granted and a legal description of the zoning district from which the land was taken as the same would exist if the amendment was granted; together with such other information as the Board of Aldermen shall require), and

The names and addresses of all property owners of the frontage within two hundred (200) feet of the boundaries of the tract proposed to be changed.

The application for amendment shall be filed with the City zoning enforcement person together with proof of the mailing of the notices required in Subsection (A)(4) below.

All applications shall be set for at least one (1) public hearing on such application with the Planning Commission at which parties of interest and citizens shall have an opportunity to be heard.

The time and place for the public hearing on each application held in front of the Planning Commission shall be established by the Planning Commission.

At least fifteen (15) days' notice of the date, time and place of such 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 shall be published in an official newspaper or a newspaper of general circulation within the City of Platte City.

If the proposed amendment will affect the zoning classification of a specific property, the applicant shall mail a written notice of the public hearing thereon, return receipt requested, containing the same information as the published notice thereof, to the owner or owners of the property affected and to the owners of all property within two hundred (200) feet of the boundaries thereof at least fifteen (15) days prior to the date of such hearing.

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 the public hearing and submit said list to the Secretary of the Planning Commission.

The hearing of the Planning Commission shall be conducted and a record of such proceedings shall be preserved in such a manner as the Planning Commission shall, by rule, prescribe from time to time.

Any interested person or party may appear and be heard at the hearing in person, by agent or by attorney.

Prior to the hearing, 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.

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 a hearing thereon, to the Governing Body. Said recommendation may be for approval, disapproval or approval in part and shall contain reasons for such recommendation.

When a proposed amendment would result in a change in the text of these regulations but would not result in a change of the zoning classification of any specific property, the recommendation of the Planning Commission shall contain a statement as to the nature and affect of such proposed amendment and determinations as to the following items:

Such recommendation shall be submitted to the Board of Aldermen of Platte City, Missouri.

Upon receipt of the recommendation of the Planning Commission and any protest petitions that have been submitted, the Board of Aldermen shall consider the application and may approve the recommendations of the Planning Commission or take whatever action it deems necessary.

If a proposed amendment is not acted upon finally by the Board of Aldermen within one hundred twenty (120) days after the recommendation of the Planning Commission, such proposed amendment shall be deemed to have been defeated and denied, unless the applicant for such amendment shall have consented to an extension of such period of time. If a proposed amendment is defeated, either by vote of the Board of Aldermen or by reason of the operation of this Section, such amendment shall not thereafter be passed without a further public hearing and notice thereof as provided in this Chapter.

If a written protest against a proposed amendment is filed in the office of the City Clerk within seven (7) days after the date of the conclusion of the hearing on a proposed amendment, duly signed and acknowledged by the owners of thirty percent (30%) or more of the property proposed to be rezoned or by the owners of thirty percent (30%) or more of the total area, exclusive of streets and alleys, which is located within two hundred (200) feet of the boundaries of the property proposed to be rezoned, then such proposed amendment shall not be passed except by a two-thirds (⅔) vote of the Board of Aldermen.

If the Board of Aldermen approves an application, it shall adopt an ordinance to that effect and shall order the official Zoning Map to be changed to reflect such amendment and shall amend the section of the ordinance incorporating the same and shall reincorporate such map as amended.