[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
The Board of Aldermen shall designate an Administrative Official to administer and enforce this Chapter. Unless otherwise provided for in this Chapter, the Administrative Official or his/her duly designated and authorized representative shall have the following responsibilities:
1. 
Receive applications for zoning district amendments, variances, appeals and conditional use permits; receive applications for permits for construction, erection, alteration, enlargement and removal of buildings, structures, and signs; receive applications for certificates of occupancy and other permits as required by this Chapter; and receive applications for proposed amendments to this Chapter.
2. 
Conduct inspections of buildings, structures, signs, uses of any premises to determine compliance with the terms of any application, permit or certificate issued under the provisions of this Chapter.
3. 
Interpret the provisions of this Chapter in connection with the above prescribed duties.
4. 
Maintain records of applications, interruption, and inspections by the Administrative Official, and official actions of the Board of Aldermen, Planning and Zoning Commission, Board of Zoning Adjustment and the functions of City Administrative Officials related to the administration of this Chapter.
5. 
Carry out other such duties as may be prescribed by the Board of Aldermen in administration and enforcement of this Chapter.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Inspections Authorized. The Administrative Official and his/her duly authorized representatives are authorized to make inspections on all buildings, structures, and premises within the City limits to determine compliance with the provisions of this Chapter. The inspector shall have the authority to enter or conduct such inspection at any reasonable hour.
B. 
Notification Required. It shall be the responsibility of the developer, owner or person engaged in the construction of any building, structure, or premises to obtain all necessary permits and inspections. A minimum of twenty-four (24) hours' notice shall be given to the City prior to the commencement of any activity requiring inspection.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Persons Liable. Any person, firm or corporation who fails to comply with or violates any of the provisions of this Chapter may be held responsible for the violation and be subject to the penalties and remedies herein provided.
B. 
Stop Order. Whenever any work is being done or any building or property is being used contrary to the provisions of this Chapter, the inspector may order the work or use stopped and may also revoke any permit that has been issued for said work or use. Any person, firm, partnership, or corporation who, having been served with a written order by the City to remove or cease any such violation, shall be subject to the penalties prescribed herein for each day until the violation is remedied.
C. 
Penalties.
1. 
Unless otherwise specified in other provisions of this Chapter, violations of this Chapter or failure to comply with any of its requirements shall constitute an offense, punishable by a fine of not less than ten dollars ($10.00) nor more than two hundred fifty dollars ($250.00) for each and every day that such violation continues, or by imprisonment for ten (10) days for each and every day such violation continues, or by both such fine and imprisonment in the discretion of the court. However, for the second (2nd) and subsequent offenses involving the same violation at the same building or premises, the punishment shall be a fine of not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00) for each and every day that such violation continues, or by imprisonment for ten (10) days for each and every day such violation continues, or by both such fine and imprisonment in the discretion of the court.
2. 
Each day that any such violation continues after written notification by the City, delivered by certified mail, that such violation exists, shall be considered a separate offense for purposes of the penalties and remedies specified herein.
D. 
Civil Enforcement. Any person who having been served with an order to remove any such violation shall fail to comply with such order within ten (10) days after such service or shall continue to violate any provision of this Chapter in the respect named in such order shall also be subject to a civil penalty of two hundred fifty dollars ($250.00). Appropriate actions and proceedings may be taken by law or in equity pursuant to Section 89.120, RSMo., to prevent any violation of these regulations, to prevent unlawful erection, construction, reconstruction, alteration, conversion, maintenance or use, to restrain, correct or abate a violation, to prevent illegal occupancy of a building, structure or land, or to prevent any illegal conduct, business, or use in or about such premises, and these remedies shall be in addition to the penalties described above.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Composition Of Commission. The Planning and Zoning Commission shall be constituted in accordance with the provisions of Sections 89.070 and 89.320, RSMo. The Planning and Zoning Commission shall consist of not more than fifteen (15) nor less than seven (7) members, including:
1. 
The Mayor, if the Mayor chooses to be a member;
2. 
A member of the Board of Aldermen, selected by the Board of Aldermen, if the Board of Aldermen chooses to have a member serve on the Commission; and
3. 
Not more than fifteen (15) nor less than five (5) citizens, who shall be residents of the City, appointed by the Mayor and approved by the Board of Aldermen. Commission members shall serve without compensation.
B. 
Period Of Appointment. The terms of each of the citizen members shall be four (4) years. Any vacancy in a membership shall be filled for the unexpired term by appointment by the Mayor and approval by the Board of Aldermen. The Board of Aldermen may remove any citizen member for cause stated in writing and after public hearing.
C. 
Officers, Rules And Meetings.
1. 
The Commission shall elect a Chair and Secretary from among its citizen members. The term of Chair and Secretary shall be for one (1) year with eligibility for re-election.
2. 
The Commission shall adopt rules and regulations governing the procedures and operations of the Commission, not inconsistent with the provisions of this Chapter.
3. 
The Commission shall establish a regular meeting schedule and shall meet frequently enough in order to take action in a timely manner on matters brought before the Commission.
4. 
The Commission shall conduct its meetings so as to obtain necessary information and to promote the full and free exchange of ideas and evidence.
5. 
Minutes shall be kept of all Commission proceedings.
6. 
All Planning and Zoning Commission meetings shall be open to the public and the agenda for each meeting shall be made available in advance of the meeting as required by law.
7. 
The Commission may appoint employees or staff necessary for its work duties under the provisions of this Chapter; provided that, all expenditures of the Commission, exclusive of grants and gifts, shall be within the amounts appropriated for the purpose by the Board of Aldermen.
D. 
Power And Duties Of Planning And Zoning Commission. The Planning and Zoning Commission shall have the following powers and duties:
1. 
Conduct studies and recommend to the Board of Aldermen plans, goals and objectives relating to the growth, development and redevelopment of the City.
2. 
Prepare and recommend to the Board of Aldermen policies, ordinances and administrative procedures, and other means for carrying out plans for the City in a coordinated and efficient manner.
3. 
Prepare and recommend to the Board of Aldermen regulations governing the zoning and subdivision of land within the City including, among other things, requirements for the coordinated development of the City. Recommendations may be made for the coordination of streets within subdivisions with other existing or planned streets or with other features of the Comprehensive Plan or Official Map; for adequate open spaces for traffic, recreation, light and air; for distribution of population and traffic; for requirements as to the extent and manner of installation of all utility facilities; and recommended manner of enforcement. All recommendations shall be in conformity with Chapter 89, RSMo.
4. 
Make recommendations to the Board of Aldermen concerning zoning amendments, conditional uses, text amendments, and proposed Zoning Map changes.
5. 
Hold public hearings on applications for zoning amendments (rezonings), text amendments and conditional uses and make recommendations to the Board of Aldermen regarding the approval or disapproval of such zoning amendments, text amendments and conditional uses.
6. 
Make reports to the Board of Aldermen, as it may deem proper or as requested by the Board of Aldermen, on its investigations, transactions and recommendations, and other reports relative to its prescribed responsibilities and authority.
7. 
Carry out other such work and activity as may be requested by the Board of Aldermen, pursuant to Chapter 89, RSMo.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Composition Of Board Of Adjustment. The Board of Adjustment shall be constituted in accordance with the provisions of Section 89.080, RSMo. The Board of Adjustment shall consist of five (5) members, all of who shall be residents of the City appointed by the Mayor and approved by the Board of Aldermen. Three (3) alternate members may be appointed to serve in the absence or disqualification of regular members. Members shall serve without compensation. The Board of Adjustment shall elect a Chair, Vice Chair, and Secretary from its membership.
B. 
Period Of Appointment. Members and alternates shall be appointed for terms of five (5) years each. Any vacancy in a membership shall be filled for the unexpired term by appointment by the Mayor and approval by the Board of Aldermen. The Board of Aldermen may remove any member for cause stated in writing and after public hearing.
C. 
Board Of Adjustment Quorum. Four (4) members of the Board shall constitute a quorum. A member who has withdrawn from the proceedings without an excuse, as provided for in Subsection (H), shall be counted as present for purposes of determining a quorum.
D. 
Rules Of Procedure. The Board of Adjustment shall adopt rules of procedure in accordance with the provisions of Sections 89.010 through 89.170, RSMo.
E. 
Meetings. Meetings of the Board of Adjustment shall be held at the call of the Chair and at such other times as a majority of the Board of Adjustment may determine. Meetings shall be held frequently enough so that applications and appeals may be processed expeditiously.
1. 
Meetings shall be conducted in accordance with the quasi-judicial procedures as set forth in Section 401.150 and Section 401.160.
2. 
All meetings of the Board of Adjustment shall be open to the public and the agenda for each meeting shall be made available to the public in advance of the meeting as required by law.
F. 
The Board Shall Act By Resolution. The Board shall keep minutes of its proceedings, showing the vote of each member upon each question. The minutes shall reflect if a member is absent or fails to vote. All minutes shall be filed with the City Clerk and shall become public record. All testimony, objections thereto and rulings thereon shall be taken down by a reporter or by electronic recording and may be transcribed upon request; provided that, the cost of such transcription is paid to the City Clerk at the time the request is made.
G. 
Powers And Duties Of Board Of Adjustment. The Board of Adjustment shall hear and decide:
1. 
Appeals where it is alleged that there is an error in any order, decision, or interpretation made by an Administrative Official in the enforcement of the provisions of this Chapter, in accordance with the provisions of Section 401.150.
2. 
Questions involving interpretations of the Zoning Map, including disputed district boundary lines and lot lines.
3. 
Requests for variances from the strict application of the provisions of this Chapter, in conformance with the provisions of Section 401.160.
4. 
Any other matter the Board is required to act upon by any other City ordinance.
H. 
Board Of Adjustment Voting.
1. 
The concurring vote of four (4) members of the Board shall be necessary to reverse any order, requirement, decision or determination of the Administrative Official or to decide in favor of the applicant on any matter upon which it is required to pass including to grant any variance.
2. 
Failure of a member present at the Board of Adjustment meeting to vote shall be recorded as an affirmative vote unless the member has been excused in accordance with Subsection (H)(3) or has been allowed to withdraw in accordance with Subsection (H)(4).
3. 
A member shall excuse himself/herself from voting on an issue if any of the following conditions exist:
a. 
The member has direct financial interest in the outcome of the issue; or
b. 
The issue involves the member's own official conduct; or
c. 
Participation in the matter might violate the letter or spirit of a member's code of professional responsibility; or
d. 
A member has such close personal ties to the applicant that the member cannot be expected to exercise impartial judgment in the public interest.
4. 
A member may be allowed to withdraw from the remainder of a meeting by majority vote of the remaining members present for any good reason other than a desire to avoid voting on matters to be considered at the meeting.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
When Appeal From Administrative Order. The Board of Adjustment shall hear and decide appeals where it is alleged there is error in any order, requirement, decision, or determination made by an Administrative Official in the enforcement of the applicable provisions of this Chapter.
B. 
When Appeals May Be Taken. An appeal may be taken to the Board of Adjustment by any person aggrieved, or by an officer, department, board, or agency of the City of Reeds Spring affected by a decision of an Administrative Official. An appeal must be made within fifteen (15) days after the date of the decision or order appealed. Appeals shall be taken by filing with the City Clerk a written notice of appeal specifying the grounds for the appeal. The City Clerk shall enter the date of filing on the notice of appeal and shall transmit to the Chair of the Board of Adjustment the notice of appeal and all papers and materials constituting the record upon which the action appealed from was taken.
C. 
Appeals To Stay Proceedings. A notice of appeal properly filed as herein provided shall stay all proceedings in furtherance of the action appealed from, unless the officer from whom the appeal is taken certifies to the Board of Adjustment after the notice of appeal has been filed, that by reason of acts stated in the certificate a stay would, in the opinion of the officer, cause imminent peril to life or property. In such case, proceedings shall not be stayed otherwise than by a restraining order which may be granted by the Board of Adjustment or by a proper court order.
D. 
Hearing On Appeals. The Board of Adjustment shall hold a public hearing on all appeals. Notice of public hearing shall be made in accordance with the provisions of Section 401.220.
E. 
Board Of Adjustment Decision On Appeal. With respect to appeals, a motion to reverse, affirm, or modify the order, requirement, or decision appealed from, shall include, so far as practical, a written statement of the specific reasons or findings of fact that support the motion. The concurring vote of four (4) members of the Board shall be necessary to reverse any order, requirement, or decision, or to decide in favor of the applicant on any matter upon which it is required to pass.
1. 
Within thirty (30) days after the hearing on an appeal, the Board of Adjustment shall file with the City its findings of fact and decision with respect to the appeal. The City Clerk shall transmit by mail a copy of the decision to the appellant and to each other person who requests, in writing, to be notified.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Jurisdiction And Authority. The Board of Adjustment shall exercise the authority to vary the strict or literal terms of the provisions of this Chapter in accordance with the standards set forth in Subsection (D). A variance is the remedy created by this power and is part of the Board's appellate jurisdiction. It is a discretionary privilege which is granted because strict and literal enforcement of certain provisions of this Chapter would, due to special conditions peculiar to a particular property, result in unusual difficulty or hardship.
B. 
Application For Variance. An application for a variance shall be submitted to the Board of Adjustment by filing a copy of the application with the City Clerk. The City Clerk shall transmit the application and all papers and materials constituting the record to the Board of Adjustment.
C. 
Hearing On Variances. The Board of Adjustment shall hold a public hearing on all variance requests. Notice of public hearing shall be made in accordance with the provisions of Section 401.220.
D. 
Authorized Variances. Variances from the regulations and restrictions contained in this Chapter may be granted by the Board of Adjustment in the following instances:
1. 
A variance of the applicable bulk regulations for buildings and structures, including maximum height, lot coverage, floor area ratio, required yard areas and other required open space.
2. 
A variance of the applicable minimum requirements for lot size, width and depth and setbacks from lot lines.
3. 
A variance of the applicable off-street parking and off-street loading requirements and ratios.
4. 
A variance of the applicable open space requirements.
5. 
A variance of the landscaping and buffer yard requirements of this Chapter.
E. 
Standards For Grant Of Variance. The Board of Adjustment may grant a variance if it concludes that strict enforcement of the Chapter would result in practical difficulties or undue hardship for the applicant and, by granting the variance, the spirit of the Chapter will be observed, public safety and welfare will be secured, and substantial justice will be done. The Board of Adjustment may reach these conclusions if it finds, in writing:
1. 
The particular physical surroundings, shape, or topographical condition of the specific property involved would result in undue hardship upon the owner as distinguished from a mere inconvenience if the strict letter of the regulations were carried out;
2. 
The conditions of which the applicant complains is one (1) suffered by the applicant and would not be applicable to other property in the same zoning classification;
3. 
The property in question cannot yield a reasonable return or the applicant cannot make reasonable use of his/her property if strict compliance with the regulations is required;
4. 
The hardship relates to the applicant's land, rather than personal circumstances;
5. 
The alleged hardship has not been created by any person presently having an interest in the property;
6. 
The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the area in which the property is located; and
7. 
The variance will not nullify the intent and purpose of the Reeds Spring Zoning Regulations and the Reeds Spring Comprehensive Plan.
F. 
Board Of Adjustment Decision On Variances.
1. 
With respect to variances, the Board of Adjustment shall take a separate vote on each of the seven (7) required findings stated in Subsection (E). The affirmative vote of four (4) members of the Board shall be required on each separate finding. Insofar as is practical, a motion to make an affirmative finding on each of the requirements shall include a written statement of the specific reasons or findings of fact supporting the motion.
2. 
A motion to deny a variance may be made on the basis that any one (1) or more of the seven (7) requirements set forth in Subsection (E) are not satisfied or that the application is incomplete. Such motion, insofar as is practical, shall include a written statement of the specific reasons or findings of fact that support the motion. A motion to deny a variance is adopted as the Board of Adjustment's decision if supported by more than one (1) affirmative vote.
3. 
In granting a variance, the Board of Adjustment may impose such reasonable conditions to ensure that the use of the property to which the variance applies will be as compatible as practical with surrounding properties.
4. 
A variance may be issued for a specified or indefinite duration.
5. 
The nature of the variance shall be entered upon the permit. All such conditions are enforceable in the same manner as any applicable requirement of this Chapter.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
When an appeal or variance request is taken to the Board of Adjustment in accordance with Section 401.150 or Section 401.160, the Administrative Official shall have the initial burden of presenting to the Board of Adjustment sufficient evidence and argument to justify the order or decision appealed from. The burden of presenting evidence and argument to the contrary then shifts to the appellant who shall also have the burden of persuasion.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
No appeal, request or variance application to the Board of Adjustment shall be allowed with respect to the same parcel of land, building, or structure prior to the expiration of six (6) months from the date of the ruling of the Board unless a substantial change of circumstances or conditions can be demonstrated by the applicant.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
Whenever the Board of Adjustment shall have acted upon an appeal, request or variance, the Board shall cause its order granting or denying said appeal or application to be recorded in the records of the Stone County Recorder of Deeds; however, no order shall be recorded until the order has become final by the passage of thirty (30) days from the date said order is filed with the City Clerk without an action being filed in a court of competent jurisdiction challenging the issuance of said order or until a court of competent jurisdiction upholds said order if it is challenged within the thirty (30) day period.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
Any person aggrieved by any decision of the Board of Adjustment made under the provisions of this Article may seek judicial review of such decision in accordance with the provisions of Section 89.110, RSMo.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Amendments Authorized. The Board of Aldermen may from time to time by ordinance amend, supplement, change, modify or repeal the boundaries of the zoning districts or regulations herein or subsequently established. The Board of Aldermen must receive the recommendation and report of the Commission before it may take any such action.
B. 
Initiation Of Amendment. Amendments may be proposed by the Board of Aldermen, the Planning and Zoning Commission, or by any person owning or having an interest in property in the City of Reeds Spring. If the Board of Aldermen initiates an amendment, the Board's proposal shall be transmitted to the Commission for the Commission's report and recommendation.
C. 
Application For Amendment. An application for an amendment, along with pertinent data and information as may be required by the Commission, shall be submitted to the Commission at least thirty (30) working days prior to the public hearing to be held by the Commission on the application. Applications for amendments initiated by the Commission or the Board of Aldermen shall be accompanied by a motion of such body pertaining to the proposed amendment. The application shall be submitted on forms provided by the City Clerk and shall contain the following information, dependent on the type of amendment requested:
1. 
For changes in the zoning district classification (rezoning):
a. 
Applicant's name, address, phone number and interest in the property.
b. 
Owner's name, address and phone number, and if different than the applicant, the owner's signed consent to the filing of the application and authorization for the applicant to act on the owner's behalf.
c. 
The street address of such property, and if there is no street address, a sufficient description of the location of said property to enable the ordinary person to determine its location.
d. 
Legal description and parcel number of the property proposed for rezoning.
e. 
The current zoning classification of the property and current use of the property.
f. 
The amendment or zoning classification requested.
g. 
The names and addresses, provided on business size envelopes and on a list, of all property owners within one hundred eighty-five (185) feet of the subject property. The names and addresses shall be compiled from the records of the Stone County Assessor's office.
h. 
Such additional information that the Commission may, by rule, require.
2. 
For text amendments:
a. 
The name, address, and phone number of the applicant.
b. 
The Section of the text of the ordinance or regulation proposed to be amended.
c. 
The wording of the proposed amendment.
d. 
An identification of any property owned, controlled, or occupied by the applicant that would be benefited by the proposed amendment.
e. 
An explanation of the extent to which other properties in the City that are subject to the regulations proposed to be amended would be affected by the proposed amendment.
D. 
Actions By The Commission.
1. 
Public Hearing. The Commission shall hold a public hearing on all proposed changes in zoning district classifications or the text of this Chapter. Notice of public hearing shall be provided in accordance with the requirements Section 401.220. The applicant or his/her agent shall present evidence to the Commission in regard to the applicant's request for the amendment.
2. 
Commission Recommendations. Within thirty (30) days after the public hearing, except when the applicant requests the amendment be tabled, the Commission shall make one (1) of the following recommendations in connection with the proposed change in zoning district classification or the text of this Chapter:
a. 
Recommend against the proposed change in zoning district classification or the text of the Chapter;
b. 
Recommend a change in the zoning district classification or the text of this Chapter;
c. 
Recommend a change in the zoning district classification or the text of this Chapter together with recommendations which, in the judgment of the Commission, will protect adjacent or other affected property and ensure that the proposed amendment is consistent with the intent of this Chapter and the Reeds Spring Comprehensive Plan.
3. 
Report Of Action Taken. The Commission shall make written findings of fact on the proposed amendment and shall submit the same together with its recommendations to the Board of Aldermen. The Commission, shall not, however, forward it's the same together with its recommendations to the Board of Aldermen. The Commission shall not; however, forward its recommendations to the Board of Aldermen when at the meeting before the Commission the applicant or his/her agent did not appear and present evidence in regard to the applicant's request for the amendment.
E. 
Actions Of The Board Of Aldermen.
1. 
Report From Commission. The Board of Aldermen shall take no action on a proposed amendment until the report and recommendation of the Commission has been submitted.
a. 
The Board of Aldermen shall not consider any zoning classification for a property in cases which involve a change from an existing zoning classification to another other than the zoning classification requested in the amendment application, or the zoning classification expressly stated as considered by the motion of the Commission in its written report to the Board of Aldermen.
b. 
If the applicant files a written request with the City Clerk prior to the final action of the Board of Aldermen stating that the applicant will pay the fees set forth for a zoning amendment application, then the Board of Aldermen may consider such different zoning classification only after referring the written request to the Commission for new public hearing and after receipt of the Commission's written report and decision.
2. 
Limitations On Rezoning Applications. No application for rezoning of any tract, lot or parcel of land shall be allowed prior to the expiration of six (6) months from the time the Board of Aldermen shall have finally acted on any application for rezoning of all or any part of the same lot, tract or parcel, unless the application previously acted upon was initiated by the Commission or the Board of Aldermen, or unless the applicant can demonstrate substantial change in condition that should warrant consideration of a new application.
3. 
Protest Petitions. In case of a protest against a rezoning amendment duly signed and acknowledged by the owners of thirty percent (30%) or more, either of the areas of the land (exclusive of streets and alleys) included in such proposed change or within an area determined by lines drawn parallel to and one hundred eighty-five (185) feet from the boundaries of the district proposed to be changed, then the favorable vote of two-thirds (2/3) of all the members of the Board of Aldermen shall be required for the amendment to be enacted.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Board Of Adjustment Hearings. Notice of public hearing before the Board of Adjustment on any request, appeal or variance shall be in accordance with the following requirements:
1. 
Notice of public hearing shall be given by publication in a newspaper of general circulation in the City of Reeds Spring at least fifteen (15) days prior to said hearing.
2. 
Notice of public hearing shall be posted in two (2) conspicuous places on the subject property at least ten (10) days prior to the hearing date.
3. 
Notice of public hearing shall be provided by First Class Mail to the record owners of property within one hundred eighty-five (185) feet of the subject property.
B. 
Planning And Zoning Commission Hearings.
1. 
Rezonings And Conditional Use Permits. Notice of public hearing before the Commission on any rezoning application or conditional use permit application shall be in accordance with the following requirements:
a. 
Notice of public hearing shall be given by publication in a newspaper of general circulation in the City of Reeds Spring at least fifteen (15) days prior to said hearing.
b. 
Notice of public hearing shall be posted in two (2) conspicuous places on the subject property at least ten (10) days prior to the hearing date.
c. 
Notice of public hearing shall be provided by First Class Mail to the record owners of property within one hundred eighty-five (185) feet of the subject property.
2. 
Text Amendments. Notice of public hearing before the Commission on any amendment to the text of this Chapter shall be given by publication of notice in a newspaper of general circulation of the City of Reeds Spring at least fifteen (15) days prior to said hearing.
C. 
Contents Of Public Hearing Notices. All notices of public hearing required by this Section shall include the following information:
1. 
Street address or common description of the subject property.
2. 
Legal description of the subject property (not required for text amendments).
3. 
Concise description of the nature of the request.
4. 
Date, time, and place of the public hearing.
5. 
Place at which further information regarding the request can be obtained.
D. 
Party Responsible For Public Notice. The City shall be responsible for providing notice of all hearings required pursuant to this Section.
1. 
Where notice by First Class Mail to property owners of record is required, the applicant shall provide the City with:
a. 
A list of said property owners and addresses that has been compiled from the records of the Stone County Assessor's office; and
b. 
One (1) addressed and stamped business size envelope for each name on the property owner's list.
2. 
The applicant shall be responsible for the costs incurred to provide public notice.
E. 
Substantial Compliance Of Public Notice. With respect to the mailing and posting of notices of public hearing, which are considered directory and not mandatory, substantial compliance with such provisions shall be deemed to constitute proper notice.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Purpose. The conditional use permit procedure is intended to provide the Planning and Zoning Commission and the Board of Aldermen with discretionary review of requests to establish or construct uses or structures which may be necessary or desirable in a zoning district, but which may have the potential for negative or deleterious impact on the health, safety, and welfare of the public.
1. 
The purpose of the review is to determine whether the proposed location of the use or structure is appropriate and whether it will be designed, located, and operated so as to avoid, minimize, or mitigate adverse impacts upon the community and other properties in the vicinity.
2. 
The Board of Aldermen may impose conditions upon such uses and structures that are intended to avoid, minimize, or mitigate adverse impacts upon the community and other properties in the vicinity.
3. 
The Board of Aldermen may deny requests for a conditional use permit when it is evident that a proposed use or structure will or may cause harm to the community or injury to the value, lawful use, and reasonable enjoyment of other properties in the vicinity.
B. 
Conditional Uses Authorized. The Planning and Zoning Commission may recommend, and the Board of Aldermen may authorize, the establishment of those conditional uses that are expressly permitted as a conditional use in a particular zoning district. No conditional use shall be authorized unless such conditional use to be granted complies with all of the applicable provisions of this Chapter.
C. 
Application For Conditional Use Permit. An application for conditional use permit containing the following information shall be filed with the City Clerk:
1. 
Applicant's name and address and legal interest in the property.
2. 
The owner's name and address if different than the applicant.
3. 
Street address, or common description, and legal description of the property.
4. 
Zoning classification and present use of the property.
5. 
Description of the proposed conditional use.
6. 
Statement as to why the proposed use will comply with the applicable standards in Subsection (G) of this Section.
7. 
Statement identifying any potentially adverse effects and how the proposed conditional use will be designed, arranged, and operated in order to ensure that the conditional use will not cause harm to the community and that the value, use and reasonable enjoyment of property in the vicinity will not be adversely affected.
8. 
Site plan in accordance with the requirements of Section 401.260.
9. 
Any additional information as may be required in accordance with the requirements of the zoning district in which the conditional use is proposed to be located.
D. 
Commission Action On Conditional Use Permit.
1. 
The Commission shall hold a public hearing on an application for conditional use permit. Notice of hearing shall be made in accordance with the provisions of Section 401.220.
2. 
Upon conclusion of the public hearing, the Commission shall transmit to the Board of Aldermen its recommendation containing specific findings of fact on the proposed conditional use and any conditions, safeguards, and restrictions that the Commission recommends be imposed to ensure compliance with the standards set forth in Subsection (G) to avoid, minimize, or mitigate potentially adverse effect of the conditional use on the community and properties in the vicinity. The record of Commission action shall be sent to the Board of Aldermen within thirty (30) days of the Commission's decision.
E. 
Board Of Aldermen Action On Conditional Use Permit.
1. 
The Board of Aldermen, may, by ordinance, authorize the issuance of a conditional use permit for such use as recommended by the Commission, or may reverse or modify such decision by a majority vote of the full Board of Aldermen.
2. 
In authorizing said conditional use permit, the Board of Aldermen may impose additional conditions or restrictions as it may determine necessary to ensure compliance with the standards set forth in Subsection (G) to avoid, minimize, or mitigate potentially adverse effect of the conditional use on the community and properties in the vicinity.
3. 
All such conditions or restrictions shall be set out in the ordinance approving the conditional use permit.
F. 
Permit Validity Time Period. Any conditional use permit authorized shall be validated within six (6) months from the date of approval by the Board of Aldermen, or such conditional use permit shall be nullified.
1. 
The conditional use permit shall be considered validated if a building permit is obtained and the erection or alteration of a structure is started, or if an occupancy permit is obtained and the conditional use is commenced.
2. 
The Board of Aldermen may grant one (1) additional extension of time not exceeding six (6) months without notice. Requests for time extension shall be made by filing an application with the City Clerk before the expiration date.
3. 
If the applicant fails to submit the request for time extension within the specified period, an application for conditional use permit shall be filed in accordance with the provisions of Subsection (C) through Subsection (E).
G. 
Conditional Use Standards. A conditional use permit shall be granted only if evidence is presented at the public hearings that the conditional use will comply, to the extent applicable, with the following standards:
1. 
The conditional use will be consistent with the policies and intent of the Reeds Spring Zoning Regulations.
2. 
The conditional use will not increase flood or water damage hazard to adjoining properties.
3. 
The conditional use will not generate noise that exceeds the sound levels that are typical of uses permitted in the district.
4. 
Adequate access roads or entrance and exit drives will be designed and provided to prevent traffic hazards and to minimize traffic congestion at the site.
5. 
Street right-of-way and pavement width in the vicinity of the conditional use is or will be adequate for traffic reasonably expected to be generated by the proposed use.
6. 
Glare of stationary or vehicular lights from the conditional use will not adversely affect the character of the neighborhood, and if such lights will be visible from a residential district, measures to shield or direct lights to mitigate glare are proposed.
7. 
The conditional use will not have any substantial adverse effect upon the use or enjoyment of adjacent and nearby property or conditions affecting the public health, safety, and welfare.
8. 
The conditional use will be designed, constructed, and operated so as not to interfere with the development and use of adjacent property in accordance with the applicable zoning district regulations.
9. 
In the case of existing structures to be converted to a use requiring a conditional use permit, the structure shall meet all fire, health, building, plumbing and electrical requirements of the City of Reeds Spring.
10. 
The conditional use otherwise complies with all applicable regulations of this Chapter.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Building Permit. It shall be unlawful to start the construction of a new building, structure, or sign, or the enlargement or structural alteration of an existing building, structure, or sign, without first applying for and receiving a zoning certificate and a building permit from the City. No building permit shall be issued unless the Building Inspector has reviewed the sketch plan or site plan, if required, and has certified that such plans are in compliance with all applicable provisions of this Chapter.
B. 
Zoning Certificate. It is the purpose of the zoning certificate to provide official certification of the zoning of a particular property on the date the zoning certificate is issued. The City Clerk or duly authorized representative shall have the authority to issue zoning certificates.
1. 
Application Procedure.
a. 
Application for zoning certificates shall be submitted in duplicate to the City Clerk. All applications shall be accompanied by a sketch plan showing the dimensions of the lot and the placement of the structure on the lot, or if otherwise required by this Chapter, a site plan in accordance with this Article.
b. 
Upon review and approval of the plans, one (1) copy of the plans shall be returned to the applicant
2. 
Effect Of Issuance. The issuance of a zoning certificate provides information necessary for the filing and processing of applications for any additional permits and approvals which may be required by the City, including, but not limited to, building permit, Certificate of Occupancy, business license, or home occupation.
C. 
Certificate Of Occupancy.
1. 
Purpose. Inspection of completed premises and issuance of a Certificate of Occupancy shall be required before commencement of use or occupancy to ensure that the premises are in compliance with all applicable provisions of this Chapter.
2. 
A Certificate of Occupancy shall be obtained prior to:
a. 
The occupancy or use of any building or addition thereto that has been constructed, enlarged, structurally altered, or relocated.
b. 
The change of use of any land or structure.
c. 
The establishment of a home occupation.
3. 
Application Procedure. Application for Certificate of Occupancy shall be submitted to the City Clerk. All applications shall be accompanied by a sketch plan containing information as specified in Section 401.250, or if otherwise required by this Chapter, a site plan in accordance with Section 401.260. Following the submission of an application for Certificate of Occupancy, the inspector shall cause the building or structure to be inspected, if necessary, and shall certify to the City that one (1) of the following actions be taken:
a. 
If all work has been completed and the building, structure or premises is in compliance with all applicable provisions of this Chapter and the provisions of other applicable City Codes, the Certificate of Occupancy shall be approved. The Certificate of Occupancy shall be issued within five (5) working days of receipt of report from the inspector.
b. 
If all work has not been completed or the structure, building or premises is not in compliance with the applicable provisions of this Chapter and other City Codes, written notice shall be made to the applicant informing the reasons why the Certificate of Occupancy cannot be issued, citing either the City Codes or other work that must be completed.
D. 
Grading/Excavation Permit.
1. 
Permit Required. A grading permit is required before any person shall engage in any excavation, grading, dislocation, or relocation of any material in connection with any construction, development, or alteration of land, structures, utilities or public improvements within the City limits. Any such excavation, grading, dislocation, or relocation of material for which a grading permit is required shall be in compliance with the requirements of City Code and the applicable provisions of the City of Reeds Spring Design Standards for Public Improvements.
2. 
Exemptions. The following construction is exempt from the grading permit requirements:
a. 
The following activities, provided they are not located within twenty-five (25) feet of a spring, sinkhole, wetland, or watercourse:
(1) 
Gardening or landscaping normally associated with single-family residences which cover less than one-half (1/2) acre.
(2) 
Grading and repair of existing roads or driveways, unless otherwise required by the Reeds Spring Design Standards for Public Improvements.
(3) 
Cleaning and routine maintenance of roadside ditches or utilities.
b. 
Emergency construction required to repair or replace roads, utilities or other improvements affecting the general health, safety, and welfare of the citizens. In such event, the company or utility conducting the emergency repair shall notify the City within twenty-four (24) hours of the repair work.
E. 
Sign Permit.
1. 
Sign Permit Required. Except as otherwise provided in Article VIII, Signs, no sign shall be erected, moved, enlarged illuminated or substantially altered without first obtaining a sign permit for each sign. Sign permits shall not be required for routine maintenance, repainting, or changing the message on a sign.
a. 
In the case of a lot occupied or intended to be occupied by multiple businesses, such as a shopping center, sign permits shall be issued in the name of the lot owner or authorized agent rather than in the name of the individual business. The City shall be responsible for enforcing only the provisions of this Article, and not the provisions of any private allocation formula, lease or restriction.
2. 
Sign Permit Applications. Application for a sign permit shall be made to the City of Reeds Spring upon application forms provided by the City. The applicant shall submit all such information necessary to determine compliance with all appropriate regulations and laws of the City of Reeds Spring, including, but not limited to, the following:
a. 
Name, address, phone numbers, email address and business license number of applicant.
b. 
Name and address of sign owner.
c. 
Name and address of the owner and the occupant of the premises where the sign is to be located.
d. 
Legible drawings with description showing precise location of the sign and all other existing signs on the same premise; drawings showing dimensions, construction supports, sizes, materials of the sign, method of attachment and character of structural members to which the sign will be attached.
e. 
Method of illumination.
3. 
Issuance Of Permit, Denial, Or Revocation. Upon review by the Administrative Official, the City shall issue a sign permit when the application therefore has been properly made and the proposed sign complies with all appropriate regulations. The City may suspend, deny, or revoke a permit whenever the permit is issued on the basis of misstatement of fact, fraud, or non-compliance with this Article. When a sign permit is denied, revoked, or suspended, the City shall give written notice to the applicant, along with a written statement of the reason for the denial.
F. 
Utility Installation Permit And Notification.
1. 
For the installation of underground telephone, cable, electric or other similar utility service, all utility service providers shall be required to obtain a utility installation permit for installation of said service facilities within the City limits of Reeds Spring.
2. 
Application for such permit shall be made to the City Clerk and shall require that a minimum of forty-eight (48) hours' notification be given to the City prior to the commencement of installation or construction.
3. 
However, in the case of emergency repairs necessary to prevent loss or damage to persons or property, the service provider may proceed without a permit, subject to notifying the City within twenty-four (24) hours of such repair work.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Definitions. For the purposes of this Section, the following terms shall have the following meanings:
APPLICANT
An individual or a corporation, firm, partnership, joint venture, association, organization, or entity of any kind, including any shareholder, owner, officer, partner, joint venturer or member of such entity or any other person holding an ownership interest in such entity requesting any City permit, license, franchise or other approval.
RELATED PERSON OR ENTITY
1. 
A firm, partnership, joint venture, association, organization, or entity of any kind in which the applicant holds any stock, title, or other ownership interest of at least twenty percent (20%);
2. 
A firm, partnership, joint venture, association, organization, or entity of any kind which holds any stock, title, or other ownership interest in the applicant of at least twenty percent (20%); or
3. 
An individual, firm, partnership, joint venture, association, organization or entity of any kind, whose affairs the applicant has the legal or practical ability to direct, either directly or indirectly, whether by contractual agreement, majority ownership interest, any leasehold interest, familial relationship or in any other manner.
RELEVANT LAW
1. 
Any Statute or regulation of the United States or the State of Missouri;
2. 
Any ordinance or Code Section of the City, or any rule, regulation, notice, condition, term, or order promulgated by any officer or agency of the City under duly vested authority of the City; or
3. 
Any final judgment or order of any court of competent jurisdiction, when a Statute, ordinance, Code Section, rule, regulation, notice, condition, term, order, or judgment at issue regulates conduct or conditions germane to the issuance of the requested permit or other approval as provided by the applicable building, land development and zoning ordinances of the City.
B. 
Withholding Acceptance Of Permit Applications. In enforcing or administering the ordinances of the City, no permit or approval relating to building, construction, subdivisions, or zoning shall be accepted for processing if submitted by any applicant:
1. 
Who is charged with, or in violation of, any relevant law; or
2. 
Who is related to or associated with a related person or entity who has been given notice of or is charged with, or in violation of, any relevant law, until such time as the applicant or the related person or entity resolves the pending notice of violation or charge or comes into compliance with the relevant law.
3. 
The reviewing or Enforcement Officer may refuse to accept the refiling of a denied application for one (1) year from the date of the denial unless the officer finds that the application has been substantially revised, or that substantial new facts or change in circumstances warrant reapplication.
4. 
Any aggrieved applicant may appeal the decision of the reviewing or Enforcement Officer to the Board of Aldermen within five (5) business days of said decision, which will review the matter at a regularly scheduled meeting of the Board of Aldermen within forty-five (45) days of submittal of the appeal. Notice of appeal shall be delivered to the City Clerk.
5. 
The Board of Aldermen may reverse or modify the decision of the reviewing or Enforcement Officer provided the applicant:
a. 
Establishes a good-faith effort to effect compliance with this Section and any relevant law, or if applicable, an inability to do so because of the ownership structure of any pertinent related entity; or
b. 
Establishes that the applicant has not been charged with, or is not in violation of, any relevant law.
C. 
Forms. The Board of Aldermen hereby authorizes the City Clerk and City Attorney to revise or prepare application forms, so that an applicant's statement of compliance with governing law is included. In addition, the City Attorney is instructed to prepare or approve a form for applicants to use for giving notice of appeal.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
All applications for zoning certificates or certificates of occupancy, with the exception of applications which require a site plan, shall be accompanied by a sketch plan, which shows the following information: Dimensions of the lot to be built upon or used; dimensions of the buildings or structures to be erected in area and height; and location on the lot; and any other information as may be necessary to determine compliance with the provisions of this Chapter. In addition, all buildings or structures to be erected shall be staked out on the site prior to issuance of any permit.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Applicability. Site plans prepared and approved in accordance with the provisions of this Chapter are required to assist City Administrative Officials in assuring compliance with all applicable requirements of this Chapter and to assist in the review of building permits. Whenever a site plan is required by this Chapter, a building permit shall not be issued until the site plan is approved.
B. 
Developments Requiring A Site Plan. Unless otherwise exempted by Subsection (C), a site plan is required for permitted and conditional uses in zoning districts as specified in Article IV, Zoning District Regulations.
C. 
Exemptions. The following uses and activities shall be exempt from the site plan requirements of this Section:
1. 
Remodeling of a building or structure if no enlargement or expansion is involved.
2. 
Construction of a single-family dwelling on a single existing platted lot of record that does not require the extension or construction of public improvements to the site.
D. 
Site Plan Application And Site Plan Determination. The site plan application shall be site plan approval.
1. 
Pre-Application Conference. Although not required, it is recommended that the applicant request a pre-application conference with the City to determine that a site plan application is appropriate for the proposed development and to assist the applicant in ensuring conformity with the requirements of the site plan application.
2. 
Site Plan Contents. The site plan submitted should provide sufficient information to determine whether the proposed development is in compliance with these regulations. The site plan shall include the following information:
a. 
Site Plan. Eight (8) copies shall be submitted containing the following information or attached thereto:
(1) 
The name and address of the applicant.
(2) 
The owner's name and address, including trustees, and, if different from the applicant, the owner's signed consent to the filing of the application and authorization for the applicant to act in his/her behalf.
(3) 
Date of application submittal.
(4) 
Street address or common description of the property.
(5) 
The proposed use or uses and a general description of the proposed development.
(6) 
A legal description and a survey, certified by a registered land surveyor, showing property boundary lines and dimensions; and all easements, roadways, rail lines, and public rights-of-way, any part of which cross or are adjacent to, and affect, the subject property; and that all necessary easements can be obtained.
(7) 
An approximate north arrow and scale.
(8) 
The zoning classification and present use, if any, of the subject property.
(9) 
The general location and approximate dimensions of all vehicular and pedestrian circulation elements, including streets, driveways, entrances, curb cuts, parking and loading areas, and sidewalks, including slope and gradient of vehicular elements.
(10) 
The location and size of existing and proposed public water and sewer utilities on and adjacent to the site, and location of fire hydrants.
(11) 
The location, designation, and total area of all usable open space.
(12) 
Location, size, use and arrangement of all proposed buildings and computations showing height in stories and feet, floor/area ratio, total floor area, total square feet of ground area coverage of proposed and existing buildings which will remain, if any, and building separations.
(13) 
All existing and proposed storm sewers or other drainage facilities, including size and dimensions of flow.
(14) 
The location, size, and arrangement of all proposed outdoor signs.
(15) 
A soil erosion control plan for the period during which construction will be taking place and after construction is complete.
(16) 
In the case of any use for which a conditional use permit has been granted, any information necessary to demonstrate compliance with all conditions imposed by the conditional use permit.
(17) 
Any other information that may be required by the City to determine that the application is in compliance with this Chapter.
E. 
Site Plan Review Process.
1. 
Commission Review. The Commission shall review all major site plan applications. The application for major site plan review shall be submitted no less than fifteen (15) working days prior to the Commission meeting at which the site plan will be considered. The City Clerk will transmit the site plan to the City Engineer or other Administrative Official for review and recommendations prior to the scheduled Commission meeting.
2. 
Commission Action On-Site Plan. The Commission shall review the site plan and shall make its determination based on the standards for site plan review in accordance with Subsection (G).
3. 
The Commission may approve the site plan, approve the site plan subject to specific modifications, or disapprove the site plan.
4. 
The Commission shall have sixty (60) days to take action on the site plan. If no action is taken within the sixty (60) day time period, the site plan shall be deemed to be approved. Except where any other provision of this Chapter may require Board of Aldermen review of the site plan, the decision of the Commission is final.
F. 
Effect Of Site Plan Approval. Approval of the site plan, or of the site plan with modifications acceptable to the applicant, shall authorize the continued processing of applications for any further permits which may be required by this Chapter or any other ordinances of the City, including approvals such as a building permit, a Certificate of Occupancy or a conditional use permit. A site plan approval shall be valid for a period no longer than eighteen (18) months from the date of approval unless a building permit is issued, and construction begun within the eighteen (18) month period.
G. 
Site Plan Review Standards. Site plans shall be reviewed and approved unless it is found, in writing, that:
1. 
The site plan application indicates violations of any applicable provisions of this Chapter, which the applicant has, after written request, failed, or refused to correct.
2. 
The site plan will result in unauthorized encroachment on an easement, roadway, utility or public or private right-of-way.
3. 
In the case of a site plan submitted in conjunction with an approved development plan, conditional use permit, planned unit development, or any other specific development standards, the site plan does not adequately meet the specified standards.
4. 
The proposed site plan does or will create specific drainage or erosion problems.
5. 
The circulation elements of the site plan, including road and pedestrian circulation elements, will create hazards to safety on or off the site, uncoordinated pedestrian, or vehicular circulation paths on or off the site, or result in undue interference or inconvenience to vehicular or pedestrian travel.
[Ord. No. 2024-03, 6-21-2024; Ord. No. 2025-18, 9-22-2025]
A. 
Fee Schedule.
Type of Application
Processing Fee
Zoning Services
Zoning change application
$75.00*
Planned development
$100.00* ***
Conditional use permit
$100.00*
Text amendments to Zoning Regulations
$50.00*
Board of Zoning Adjustment
Appeal
$75.00*
Variance
$75.00* **
Site Plan Review
Minor site plan review
$50.00
Major site plan review
$100.00***
Sign Permit
$30.00
Temporary use permit
$30.00
Zoning certificate
$5.00
Certificate of Occupancy
$5.00
Zoning Regulations
$50.00
Subdivision regulations
$10.00
Design standards for public improvements
$15.00
*
Advertising and notification fees for public hearings are extra and will be billed to the applicant by the City.
**
Recording fees are extra and will be billed to the applicant by the City.
***
Engineering and inspection fees are extra. Applicant is responsible for costs of City engineering review of the plats, construction plans and City inspections. Applicant shall submit five hundred dollars ($500.00) deposit for engineering review at time of application. If estimated fee is inadequate to cover actual costs, applicant shall pay additional cost for review. If actual costs for engineering review or inspection services are less than the initial deposits, the remaining balance will be refunded by the City to the applicant.