[Zoning Order §4.200, 4-2-2008; Ord. No. 16-0100 §2, 1-4-2016[1]]
A. 
Approval By Ordinance. All zoning text amendments shall be approved by ordinance.
B. 
Public Hearing Required. Consideration of zoning text amendments, rezonings, and conditional use permits shall require a public hearing before the Planning and Zoning Commission following publication notice as provided in Section 400.1050.
C. 
Action By Planning And Zoning Commission. A vote either for or against a zoning text amendment, rezoning, or conditional use permit by a majority of all of the Planning Commissioners present shall constitute a recommendation of the Planning and Zoning Commission. If a motion for or against the zoning text amendment, rezoning, or conditional use permit fails to receive a majority vote, the Planning and Zoning Commission may entertain a new motion. The Planning and Zoning Commission recommendation to approve, approve with conditions, or disapprove shall be submitted to the County Council accompanied by a transcript of the hearing and all evidence presented. In the instance of a tie vote by the Planning and Zoning Commission, the matter shall be forwarded to the County Council with no recommendation and shall be accompanied by a transcript of the hearing and all evidence presented.
[Ord. No. 20-0406, 9-29-2020]
D. 
County Council Action Upon Planning and Zoning Commission Recommendation. No ordinance or resolution relating to zoning which is contrary to a recommendation of the Planning and Zoning Commission shall be adopted by the Council except by an affirmative vote of a majority of All Council Votes. The phrase "All Council Votes" shall have the meaning as defined in the Home Rule Charter of Jefferson County, Missouri. When the Planning and Zoning Commission submits a recommendation to the County Council, the County Council may take such action as it deems appropriate, including approval, approval with conditions, disapproval, amendment of the application and adoption as amended, or the County Council may, by an affirmative vote of a majority of the Council Members present, remand the application to the Planning and Zoning Commission for further consideration and analysis of additional relevant evidence not originally presented at the public hearing. The County Council may only remand the action back to the Planning and Zoning Commission a total of one (1) time. At its sole and absolute discretion, by a majority of All Council Votes, upon a motion made and seconded, the County Council may elect to hold a public hearing upon any ordinance or resolution related to zoning, provided that:
1. 
The application to be given a public hearing by the County Council has already had a public hearing before the Planning and Zoning Commission;
2. 
The County Council complies with notification requirements pursuant to Sections 400.1050, 400.1060, and 400.1070 of this UDO; and
3. 
The County Council complies with the procedural and evidentiary requirements of the UDO related to public hearings before the Planning and Zoning Commission.
E. 
Applications Remanded To The Planning And Zoning Commission. Upon receipt of an application remanded by the County Council, the Planning and Zoning Commission may resubmit its original recommendation giving the reasons therefor or submit a new or amended recommendation. If the Planning and Zoning Commission fails to deliver its recommendation to the County Council within thirty (30) days after receipt of the remanded application, the County Council may consider this inaction as a resubmission of the original recommendation and proceed with its consideration. For purposes of this Subsection, the "receipt" of an application remanded by the County Council shall be deemed to occur on the date of the first Planning and Zoning Commission meeting on which the returned item is placed on the agenda for consideration.
F. 
Reconsideration By The County Council. Upon receipt of the Planning and Zoning Commission's recommendation after reconsideration or if the thirty (30) day period has elapsed following the Planning and Zoning Commission's receipt of the County Council's remanded application, the County Council shall approve, approve with conditions, disapprove or again remand the application to the Planning and Zoning Commission for further consideration. Unless the County Council remands the application to the Planning and Zoning Commission for further consideration or continues its consideration of the matter, the County Council's action on the application shall constitute a final decision.
[1]
Editor’s Note: Ord. No. 16-0100 also changed the title of this Section from “Consideration of Zoning Text Amendments” to “Consideration of Rezoning, Conditional Use Permits, and Zoning Text Amendments.”
[Zoning Order §4.210, 4-2-2008]
A. 
The following items shall be submitted in support of an application for rezoning to a non-planned district ("RA-5", "LR-2", "R-40", "R-20", "R-10", "R-7", "NC-1", "CC-2" and "NPI") and rezoning to a planned district ("PR-1", "PR-2", "PC", "PB", "PI" and "PM"):
[Ord. No. 16-0100 §2, 1-4-2016]
1. 
Date submitted.
2. 
Name, address and telephone number of the applicant and the name, address and telephone number of the landowner if different than the applicant.
3. 
Size of the land area covered by the application.
4. 
Accurate legal description of the property for which the application is submitted. A survey plat with deed calls on lines is evidence of legal description closure.
5. 
Parcel number(s).
6. 
Proof of ownership and/or affidavit, letter of consent, copy of the sale contract or other authorization of owner under contract or agent pursuant to Section 400.910, if applicable.
7. 
Historic use of the property for the past twenty (20) years.
8. 
Any technical studies that may be required by the Director pursuant to Section 400.950.
9. 
Existing and requested zone districts.
10. 
A statement of the existing use and the intended use of the property and any reasons why rezoning is being requested and any other information that may be useful.
11. 
A statement of the availability of urban services (water, sewer, transportation access, etc.) that exist or are proposed to serve the land area covered by the application.
12. 
The timing of development, including phases.
13. 
The required number of copies of a development plan shall be submitted when rezoning to a planned district. The submission of the development plan shall be subjected to the requirements set forth in Section 400.1220.
14. 
Small location map of the site with north arrow and scale.
[Zoning Order §4.220, 4-2-2008]
A. 
The following items shall be submitted in support of an application for a conditional use permit:
1. 
Date submitted.
2. 
Name, address and telephone number of the applicant and the name, address and telephone number of the landowner if different than the applicant.
3. 
Size of the land area covered by the application.
4. 
Accurate legal description, accompanied by a legal description survey plat, of the property for which the application is submitted.
5. 
Parcel number(s).
6. 
Proof of ownership and/or affidavit, copy of the sale contract with letter of consent or other authorization of owner under contract or agent pursuant to Section 400.910, if applicable.
7. 
Existing zone district, existing land use and requested conditional use.
8. 
A comprehensive narrative description of the use sought, both as to function and operation and as to special conditions relating to the operation of the proposed uses, site development and other pertinent descriptive factors.
9. 
The calendar length of the conditional use's term, if applicable.
10. 
A statement of the availability of urban services (water, sewer, transportation access, etc.) that exist or are proposed to serve the land area covered by the application.
11. 
Historic use of the property for the past twenty (20) years.
12. 
Any technical studies that may be required by the Director pursuant to Section 400.950.
13. 
A sketch plan, accompanied by the number of copies required by the Director, containing the following information on one (1) sheet:
a. 
North arrow.
b. 
Scale not to exceed 1:200, unless approved by the Director.
c. 
Location of property lines of the subject property to scale.
d. 
Any land areas within the floodway and 100-year floodplain, including the flood hazard area from the FEMA map.
e. 
Locations and dimensions of all existing and proposed right-of-way and easements within one hundred twenty-five (125) feet of the land area covered by the application.
f. 
General location and approximate size of all existing utility easements, wet or dry watercourses and other significant physical features on the land area covered by the application.
g. 
General location and approximate size of all parking areas, drives, sidewalks/pedestrian ways.
h. 
Screening and buffering areas, open space and other amenities.
i. 
Location and approximate size of the proposed structures or lots, where applicable.
j. 
Sufficient dimensions to indicate relationships between lots, structures, property line, parking areas and other elements of the plan, where applicable.
k. 
Identification of the proposed uses of the land or the structures.
[Zoning Order §4.230, 4-2-2008; Ord. No. 16-0100 §2, 1-4-2016]
A. 
The Planning and Zoning Commission shall observe all of the following procedural requirements while taking evidence at public hearings.
1. 
Evidence must be introduced by interested parties or their authorized representatives.
2. 
Oral evidence shall only be taken in compliance with this Section.
3. 
All proceedings shall be suitably recorded and preserved. A copy of the transcript of such proceeding shall be made available to any interested person upon the payment of a fee which shall in no case exceed the reasonable cost of preparation and supply.
4. 
Records and documents of the Planning and Zoning Commission may be introduced so as to be a part of the record, but the records and documents may be considered as a party record by reference thereto when so offered.
5. 
The Planning and Zoning Commission shall take official notice of the Home Rule Charter of Jefferson County, Missouri, codes, and ordinances and may take official notice of all matters of which the courts may take judicial notice. The Planning and Zoning Commission may also take official notice of technical or scientific facts, not judicially cognizable, within their competence, if they notify the parties, either before the hearing or during the hearing of the facts of which they propose to take such notice and give the parties reasonable opportunity to contest such facts or otherwise show that it would not be proper for the Commission to take such notice of them.
6. 
Copies of writings, documents and records shall be admissible without proof that the originals thereof cannot be produced, if it shall appear by testimony or affidavit or certification by the custodian of the writings, documents or records that the copy offered is a true copy of the original.
7. 
Any writing or record, whether in the form of an entry in a book or otherwise, made as a memorandum or record of an act, transaction, occurrence of event, shall be admissible as evidence of the act, transaction, occurrence or event, if it shall appear that it was made in the regular course of any business, and that it was the regular course of such business to make such memorandum or record at the time of such act, transaction, occurrence, or event or within a reasonable time thereafter. All other circumstances of the making of such writing or record, including lack of personal knowledge by the entrant or maker, may be shown to affect the weight of such evidence, but such showing shall not affect its admissibility. The term "business" shall include business, profession, occupation and vocation of every kind.
8. 
The results of statistical examinations or studies, or of audits, compilation of figures, or surveys, including interviews with many persons or examination of many records, or of long or complicated accounts, or of a large number of figures, or involving the ascertainment of many related facts, shall be admissible as evidence of such results, if it shall appear that such examination, study, audit, compilation of figures, or survey was made by or under the supervision of a witness, who is present at the hearing, who testifies to the accuracy of such results, and who is subject to cross-examination by the Planning and Zoning Commission, and if it shall further appear by evidence adduced that the witness making or under whose supervision such examination, study, audit, compilation of figures, or survey was made was basically qualified to make it. All the circumstances relating to the making of such an examination, study, audit, compilation of figures or survey, including the nature and extent of the qualifications of the maker, may be shown to affect the weight of such evidence, but such showing shall not affect its admissibility.
9. 
Any party, or the Planning and Zoning Commission, desiring to introduce an affidavit into evidence at a public hearing must file the affidavit with the Planning Division not later than seven (7) days prior to the hearing.
10. 
Protest Petitions. In case of a protest petition against any proposed change, revision, or amendment signed and acknowledged by forty percent (40%) of the owners of real property within six hundred (600) feet of the parcel of land for which the change, revision, or amendment is proposed, or in cases where the land affected lies within one and one-half (1 1/2) miles of the corporate limits of a municipality having in effect ordinances zoning property within the corporate limits of such municipality, made by resolution of the City Council or Board of Trustees thereof, and filed with the Planning Division, the County Council shall hold a public hearing thereon, and such change, revision, or amendment may not be passed except by majority vote of all Council votes.
[Ord. No. 20-0406, 9-29-2020; Ord. No. 21-0558, 12-27-2021]
11. 
Criteria For Considering Applications. In considering any application for any rezoning, conditional use permit, conceptual development plan or preliminary development plan, the Planning and Zoning Commission and the County Council may give consideration to the criteria stated below, to the extent they are pertinent to the particular application. The Planning and Zoning Commission and County Council may also consider other factors that may be relevant to a particular application:
a. 
The character of the neighborhood.
b. 
The existing and any proposed zoning and uses of adjacent properties and the extent to which the proposed use is compatible with the adjacent zoning and uses.
c. 
The extent to which the proposed use facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements.
d. 
The suitability of the property for the uses to which it has been restricted under the applicable zoning district regulations.
e. 
The length of time, if any, the property has remained vacant as zoned.
f. 
The extent to which the proposed use will negatively affect the character of the property and neighboring property.
g. 
The extent to which the proposed use will seriously injure the appropriate use of, or detrimentally affect, neighboring property.
h. 
The extent to which the proposed use will adversely affect the capacity or safety of the portions of the street network impacted by the use or present parking problems in the vicinity of the property.
i. 
The extent to which the proposed use will address and conserve the natural resources of the site, effectively manage storm water runoff and prevent air, water and noise pollution and conserve habitat.
j. 
The impact the proposed use has on achieving the goal of economic diversity in the community.
k. 
The ability of the applicant to satisfy any requirements applicable to the specific use imposed pursuant to this UDO.
l. 
The extent to which public facilities and services are available and adequate to meet the demand for facilities and services generated by the proposed use.
m. 
The gain, if any, to the public health, safety and welfare due to approval of the application as compared to the hardship imposed upon the landowner, if any, as a result of denial of the application.
n. 
The conformance of the proposed use to the Official Master Plan and other adopted planning policies.
o. 
The analysis by professional staff.
[Zoning Order §4.240, 4-2-2008; Ord. No. 15-0166 §2, 2-25-2015]
A. 
Transferability.
1. 
A conditional use permit may be conveyed with the land. Nothing in this Article shall be construed to alter the expiration date of permits or the authority of the County Council to revoke a permit.
2. 
A permit cannot be assigned or transferred to a different parcel of land.
3. 
Every entity attempting to convey a conditional use permit shall give notice, in writing, to the Director within seventy-two (72) hours after having sold, transferred, given away or otherwise disposed of an interest in or control of a parcel of land for which a conditional use permit has been issued. This notice shall include the name and address of the successor in interest or control of the parcel. Receipt of this notice shall not constitute acceptance of an invalid transfer.
B. 
Lapse. A conditional use permit shall lapse and become void unless the applicant fully implemented the proposed use in accordance with an approved development plan authorized by the conditional use permit within two (2) years of the date of approval by the County Council. Upon the written request of the property owner and for good cause shown, the Director may grant one (1) extension of not more than one (1) year. An application for extension will be considered only if it is submitted, in writing, prior to the expiration of the initial period. This provision shall not apply to telecommunication antenna tower/mounts.
C. 
Expiration. With the exception of conditional use permits issued for telecommunication antenna tower/mounts, a conditional use permit shall be valid for a specific period of time if so stated in the permit. A permit may be renewed upon application to the County Council, subject to the same procedures, standards and conditions as an original application. All regulations in Article XV regarding lawful non-conforming uses shall apply to the extension of a non-conforming conditional use pursuant to this paragraph.
D. 
Revocation. A conditional use permit may be revoked in accordance with the provisions of Section 400.330 of Article III.
[Zoning Order §4.250, 4-2-2008]
The Planning Commission may recommend and the County Council may adopt, with the concurrence of the applicant, a rezoning that is a lesser change, for example a lower density or a less intense use, than the rezoning requested by the applicant, provided that the type of zoning district (residential, commercial or industrial) to which the property is rezoned by the County Council is the same type of zoning district requested in the rezoning application. In no case may a rezoning to a residential district be approved if the application is for a commercial or industrial district and in no case may a commercial district be approved if the application is for an industrial district. In no case may a rezoning to any district other than a planned district be approved if the application is for a planned district. The Planning Commission also may recommend and the County Council may adopt a rezoning that covers less area than the area described in the publication notice for the public hearing.
[Zoning Order §4.260, 4-2-2008]
In an instance where an applicant seeks approval of two (2) different requests simultaneously for the same parcel, such as a rezoning and a conditional use permit, the applicant shall submit all necessary documents, plans, maps and other required information in accordance with the provisions relating to both of the submitted applications and pay all appropriate fees for both applications.
[Ord. No. 20-0406, 9-29-2020]
A. 
Any residential development that proposes one hundred (100) or more lots or units shall only be permitted within a planned zone district. Any person proposing a residential development with one hundred (100) or more lots or units shall:
1. 
Apply to have the property rezoned to the applicable planned zone district in accordance with Section 400.1120; and
2. 
Submit a development plan in accordance with Section 400.1220; and
3. 
Submit a comprehensive traffic study that determines the effects of the proposed development on the street/highway system. The traffic study shall be submitted with the application for rezoning or development plan.
[Zoning Order §4.270, 4-2-2008]
A. 
No application for rezoning or conditional use permit shall be accepted if the application for rezoning is to the same zoning classification or is for substantially the same plan that has been filed and advertised for public hearing within the preceding one hundred twenty (120) days.
B. 
For purposes of Subsection (A) of this Section, the preceding one hundred twenty (120) day period shall be determined as follows:
1. 
If there was final action (either approval or denial) on the prior application, the one hundred twenty (120) day period shall run from the date of the action.
2. 
If the prior application was withdrawn after being advertised for public hearing, the one hundred twenty (120) day period shall run from the date the application was withdrawn.
C. 
The Director shall determine if an application concerns "substantially the same plan" as a prior application.
[Ord. No. 23-0177, 3-30-2023]
D. 
The County Council may waive the limitation in this Section for good cause shown.