No Zoning Ordinance shall be adopted or amended until after the Planning Board has adopted the Land Use Plan element of a Master Plan, and all of the provisions of such Zoning Ordinance or any amendment or revision thereto shall either be substantially consistent with the Land Use Plan element of the Master Plan or designed to effectuate such plan element, provided that the governing body may adopt a Zoning Ordinance or amendment or revision thereto which, in whole or in part, is inconsistent with or not designed to effectuate the Land Use Plan element, but only by affirmative vote of a majority of the full authorized membership of the governing body with the reasons of the governing body for so acting recorded in its minutes when adopting such a Zoning Ordinance.

No Zoning Ordinance shall be adopted, amended or repealed until after a public hearing thereon by the City Council at which parties in interest and citizens shall have an opportunity to be heard. Said ordinance and notice of the time and place of hearing thereon shall be published at least once in an official newspaper, if there is one, or otherwise in a newspaper of general circulation in the municipality, and such publication shall take place 10 or more days prior to such hearing.

Within 30 days after the adoption of any such ordinance or amendment thereto, a copy of said document shall be transmitted to the County Planning Board for its information and files.

The City Clerk shall notify the County Planning Board of the introduction of any revision or amendment of any such ordinance which affects lands adjoining county roads or other county lands or lands lying within 200 feet of a municipal boundary or proposed facilities or public lands as shown on the County Master Plan or Official County Map. Such notice shall be given to the County Planning Board at least 10 days prior to the public hearing thereon by personal delivery or by certified mail of a copy of the official notice of the public hearing, together with a copy of the proposed ordinance.

Such regulations, limitations and restrictions may be amended, changed, modified or repealed, and the boundaries of such districts may be changed, by ordinance, but no amendment or change shall become effective unless the ordinance proposing such amendment or change shall first have been submitted to the Planning Board. The governing body, when considering the adoption of a development regulation, revision or amendment thereto, shall review the report of the Planning Board and may disapprove or change any recommendation by a vote of a majority of its full authorized membership and shall record in its minutes the reasons for not following such recommendations. Failure of the Planning Board to transmit its report within the thirty-five-day period provided herein shall relieve the governing body from the requirements of this subsection with regard to the proposed development regulation, revision or amendment thereto referred to the Planning Board.

A protest against any proposed amendment or revision or a Zoning Ordinance may be filed with the Municipal Clerk, signed by the owners of 20% or more either of the area of the lots or land included in such proposed change or of the lots or land extending 200 feet in all directions therefrom, inclusive of street space, whether within or without the municipality. Such amendment or revision shall not become effective following the filing of such protest except by the favorable vote of 2/3 of all the members of the governing body of the municipality.

All applications for development filed prior to the effective date of this chapter may be continued, but any appeals arising out of decisions made on any such application shall be governed by the provisions of this chapter.

Any building permits heretofore issued pursuant to any ordinance which provides for the erection of a building or structure in conformity to the ordinance shall be fully valid and fully effective and shall be governed by the terms and provisions of the ordinance in effect as of the time said building permit was issued.