These regulations and the districts created under the authority of these regulations may be amended from time to time by the Planning Commission following a public hearing and the approval by the Governing Body.  No such amendment shall be adopted except in accordance with the procedures of this Article 11.   Special use applications are not amendments, but are processed in the same manner. (See Section 11-101 for special uses.)

A.    Proposal.  Amendments or special uses may be proposed:  (1) by the Governing Body,  (2) by the Planning Commission or (3) upon application by, or on behalf of the owner of the property affected, but only in accordance with the procedure set forth in Section 11-100B.  When the Governing Body proposes an amendment, it shall transmit its proposal to the Planning Commission for a public hearing and recommendation thereon.

B.    Application.  When the owner of the property affected proposes an amendment to any of these regulations or to any zoning district created thereby, an application shall (1) be filed with the Zoning Administrator who refers it to the Planning Commission for a hearing, (2) be in such form and contain such information as shall be prescribed from time to time by the Commission, and (3) in all instances contain the following information:

1.    The applicant's name, address and telephone number.

2.    The precise wording of any proposed amendment to the text of these regulations or the exact description of the special use requested.

3.    In the event that the proposed amendment would change the zoning district classification of any specific property:

a.     The name, address and telephone number of the owner of the property and, if any, the agent representing the owner;

b.    The legal description of the property and a general description such as a street address sufficient to identify the property;

c.     The present and proposed zoning district classifications and existing uses of the property and structures thereon;

d.    The dimensions of the property and the zoning lot area stated in square feet or acres or fractions thereof; and

e.     For land inside the city limits, an ownership list of the names, addresses and zip codes of the owners of record of land located within 200 feet of the exterior boundary of the area described in the application both within the city limits and extending outside the city limits when necessary.  If such area is located adjacent to the city limits, the ownership list, in addition to the 200 feet inside the city limits, shall provide similar information extending to 1,000 feet into the unincorporated area.  If such area is located outside the city limits, the ownership list shall extend for 1,000 feet in the unincorporated area and, if the latter extends into the city limits, then landowners for 200 feet inside the city must also be included on the list.

C.    Public Hearing.  The Planning Commission shall hold a public hearing on each proposed amendment that is filed with, referred to, or initiated by the Commission.  The Commission shall select a reasonable time and place for such public hearing, and it shall hold such hearing within 45 days from the date on which the proposed amendment is received or initiated.  An applicant for an amendment may waive the requirement that such hearing be held within 45 days.

D.    Notice of Hearing.  Public notice of a hearing by the Planning Commission on a proposed amendment shall be published once in the official newspaper by the Zoning Administrator.  At least 20 days shall elapse between the date of such publication and the date set for such hearing.  Such notice shall state the date, time and place of the hearing and shall contain a statement regarding the proposed changes in regulations or the zoning classification or zoning district boundaries of any property.   If the proposed amendment would change the zoning classification of any specific property or the boundaries of any zoning district, such notice shall contain the legal description or a general description sufficient to identify the property under consideration.  If a general description is used, the notice shall include a statement that a complete legal description is available for public inspection and where such description is available.

In addition to such publication notice, the Zoning Administrator shall mail a written notice of the hearing containing information similar to the published notice thereof to the applicant and to the owners of record of all land located within 200 feet of the exterior boundary of the area described in the amendment application both within the city limits and extending outside the city limits when necessary.  If such area is located adjacent to the city limits, the area of notification shall, in addition to the 200 feet inside the city limits, be extended to 1,000 feet in the unincorporated area.  If such area is located outside the city limits, the area of notification shall extend for 1,000 feet and, if such notification extends into the city limits, then 200 feet inside the city limits must also be included.  The notice to adjacent landowners including the applicant shall be mailed so that 20 days shall elapse between the mailing date and the hearing date.  When the notice has been properly addressed and deposited in the mail, failure of a party to receive such notice shall not invalidate any subsequent action taken by the Commission or the Governing Body.

The Commission may give such additional notice to other persons as it may from time to time provide by its rules.  Such rules may include requirements for additional notice to be provided for by the posting of signs on the land to be considered in the amendment application.

E.    Conduct of Hearing.

1.    All hearings that these regulations require the Planning Commission to conduct for amendments to changes in the text of the regulations or the zoning classifications or in district boundaries shall be open public meetings according to K.S.A. 75-4317 et seq., the Open Meetings Act.  When a proposed amendment will affect the zoning classification or district boundary of specific property, however, the Commission acts in a quasi-judicial capacity and, thus, may upon proper motion proceed to deliberate in executive session according to K.S.A. 75-4318(a).  No binding action can be taken in such a session and all voting must be conducted in an open meeting.

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

3.    The hearing shall be conducted and a record of the proceedings shall be preserved in such a manner and according to such procedures as the Commission may from time to time prescribe by rule or bylaws which are not in conflict with these regulations or applicable State statutes.

4.    The Commission shall keep minutes of the proceedings showing evidence presented at hearings, findings of fact by the Commission, motions made and the vote of each member upon any question or recommendation.  If a member is absent, abstains or disqualified, such fact shall be indicated.

5.    The 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 person prior to or at the public hearing.

6.    The Commission may make recommendations on proposed amendments to specific properties which affect only a portion of the land described in the hearing notice or which give all or any part of the land described a zoning classification of lesser change than that set forth in the notice.  A recommendation for a zoning classification of lesser change than that set forth in the notice shall not be valid, however, without republication and, where necessary, re-mailing of notices, unless the Commission shall have previously established a table or publication available to the public which designates what zoning classifications are lesser changes authorized within the published zoning classifications.  (See Appendix for Table of Comparability for Zoning Districts.)

7.    For action on zoning amendments, a quorum of the Commission must be more than one-half of the membership as established by ordinance.  A majority of the members of the Commission present and voting at the hearing shall be required to recommend approval or disapproval of the amendment to the Governing Body.  If the Commission fails to make a recommendation on a rezoning request, the Commission shall be deemed to have made a recommendation of disapproval.

8.    A hearing may be adjourned from time to time upon a motion to continue in the future at some stated date, time and place. At the conclusion of a hearing, the Commission shall prepare its findings and the factors on which to base its recommendation and vote.

9.    If a meeting is called or a hearing is on the agenda and no quorum is present, the members in attendance may agree to hold the hearing at another meeting in the future at a stated date, time and place or at the next regular meeting for which, when announced at the present scheduled meeting, no further public notice need be  given to continue the hearing.

F.    Report by Planning Commission.  Within 14 days after the close of a public hearing on a proposed amendment, the Planning Commission shall submit a report to the Governing Body.  A copy of this report shall also be filed with the Clerk and the Zoning Administrator and such copies shall be kept available for public inspection.  A copy of the report shall also be mailed to the applicant.  Such report shall contain a recommendation as to whether the proposed amendment should be approved or disapproved and specific written determinations on the items listed in Sections 11-100G or 11-100H and on such other items as the Commission may consider relevant. The report submitted to the Governing Body shall be accompanied by a summary of the hearing on the proposed amendment.  In lieu of a report, the above information may be contained in the minutes of the meeting and submitted to the Governing Body.

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

1.    Whether such change is consistent with the intent and purposes of these regulations; and

2.    Whether the proposed amendment is made necessary because of changed or changing conditions in the zoning districts affected and, if so, the nature of such changed or changing conditions.

H.    Amendments to Change Zoning Districts.   When a proposed amendment would result in a change of the zoning district classification of any specific property, the report of the Planning Commission, accompanied by a summary of the hearing, shall contain statements as to (1) the present and proposed district classifications, (2) the applicant's reasons for seeking such reclassification, and (3) a statement of the factors where relevant upon which the recommendation of the Commission is based using the following factors as guidelines: *

1.    What are the existing uses of property and their character and condition on the subject property and in the surrounding neighborhood?

2.    What is the current zoning of the subject property and that of the surrounding neighborhood in relationship to the requested change in zoning classification?

3.    Is the length of time that the subject property has remained undeveloped or vacant as zoned a factor in the consideration for a change in zoning?

4.    Would the requested change in zoning correct an error in the application of these regulations as applied to the subject property?

5.    Is the change in zoning requested because of changed or changing conditions in the area of the subject property and, if so, what is the nature and significance of such changed or changing conditions?

6.    Do adequate sewage disposal and water supply and all other necessary public facilities including street access exist or can they be provided to serve the uses that would be permitted on the subject property if the change in zoning was approved?

7.    Would the subject property need to be platted or re-platted or in lieu of dedications made for rights-of-way, easements, access control or building setback lines if the change in zoning was approved?

8.    Would a screening plan be necessary for existing and/or potential uses of the subject property if the change in zoning was approved?

*     NOTE:    All the factors stated in the decision of Golden v. City of Overland Park, 224 Kan. 591, 584 P. 2d 130 (1978) are included in this list.  In using these factors as guidelines for special uses, modifications may be made in the questions especially to substitute the words “special use” for “change in zoning.”

9.    Is the general amount of suitable vacant land or buildings available or not available for development that currently has the same zoning district classification as is requested for the subject property?

10.  In the event that the subject property is requested for business or industrial uses, are such uses needed to provide more services or employment opportunities?

11.  Is the subject property suitable for the current zoning to which it has been restricted?

12.  If the change in zoning were approved, would the uses, which would be permitted on the subject property, be compatible with the uses permitted on other property in the neighborhood?

13.  Would the change in zoning as requested be consistent with the purpose of the zoning district classification and the intent and purpose of these regulations?

14.  Is the request for the zoning changes in conformance with the Comprehensive Plan and does it further enhance the implementation of the Plan?

15.  What is the nature of the support or opposition of the requested change in zoning?

16.  Are there any informational materials or recommendations available from professional persons knowledgeable on this request which would be helpful in its evaluation?

17.  Does the relative gain to the public health, safety and general welfare outweigh the loss in value or the hardship imposed upon the applicant by not approving the requested change in zoning?

Of those factors considered as relevant to the requested change in zoning district classification or boundary, not all factors need to be given equal consideration by the Commission in deciding upon its recommendation.

Because of particular factors associated with their activities, certain uses which might have an adverse effect upon nearby properties or upon the character and future development of a district are not permitted outright in districts, but are permitted as “special uses” when their proposed location is supplemented by additional conditions such as to make the use considered compatible with the surrounding property, the neighborhood and the zoning district.

In granting a special use, the minimum requirements of approval for all similar types of permitted uses in the same district must be met, unless otherwise reduced by a specific reference in these regulations.   The requirements may be made more stringent if there is potentially injurious effects which may be anticipated upon other property and the neighborhood or contrary to the welfare and convenience of the public.  Such additional conditions may include, but are not limited to, requirements affecting the lot size or yard dimensions; changing street width; the extent and location of entrance or exit drives; controlling the size, location and number of signs; the period and time of operation; lot coverage and height of buildings; screening, fencing and/or landscaping to protect the surrounding property; establishing environmental standards for air and water pollution, noise, vibration, lighting and other such conditions; protection from flooding;  and additional improvements  such as  street construction, sidewalks, utilities and storm drainage, if necessary, including platting and/or dedications.  Such conditions may be placed upon the property, which is the subject of the special use application, or upon the applicant or both.

Although the official zoning map is not amended, the procedure for approval of a special use shall otherwise be the same as for an amendment to change a zoning district classification or boundary which is set forth in Section 11-100 of this Article including the provisions for filing protest petitions in Section 11-103; provided, that any additional requirements which are further imposed upon the special use shall be made a part of the effectuating ordinance.  Concurrent applications may be processed for changing zoning district classifications as amendments and approving special uses on the same property.

In the event that certain public improvements, facilities or utilities of a type embraced within the recommendations of the Comprehensive Plan are classified as special uses or are the subject of a change in zoning district classification or boundary, the consideration of such uses by the Planning Commission in conjunction with a zoning application may also constitute their project review of such proposed use if concurrently processed under procedures required by K.S.A. 12-748, as amended; provided, that a statement of findings is included in the Commission's approval or disapproval as to whether such proposed use is or is not in conformance with the Comprehensive Plan.   In case the Commission finds that the proposed use is not in conformance to the Plan and states in writing the manner in which it is not in conformance, then the Governing Body shall not proceed with construction of such a proposed use unless the Governing Body by a majority vote overrides the disapproval of the Commission and the Plan shall be deemed to have been amended and the Commission shall make the necessary changes in the Plan to reflect the vote of the Governing Body.

Regardless of whether or not the Planning Commission approves or disapproves a zoning change, if a written protest against a proposed amendment for a specific property or a special use shall be filed in the office of the Clerk within 14 days after the date of the conclusion of the hearing by the Commission which is signed and acknowledged by the owners of record of 20% or more of any real property proposed to be altered or changed, excluding streets or public ways, or by the owners of record of 20% or more of the total area required in the official area of notification by Section 11-100D, excluding streets and public ways, then the effectuating ordinance shall not be passed except by at least a ¾ vote of all the members of the City Council.

When the Planning Commission in its report submits a recommendation of approval or disapproval of a proposed amendment or special use including the basis therefore, the City Council may:   (1) Adopt such recommendation by an effectuating ordinance; (2) override the Commission's recommendation by a 2/3 majority vote of the membership of the City Council; or (3) return such recommendation to the Commission with a statement specifying the basis for the City Council's failure to approve or disapprove.  If the City Council returns the Commission's recommendation, the Commission, after considering the same, may resubmit its original recommendation giving the reasons therefore or submit a new or amended recommendation.  Upon the receipt of such recommendation, the City Council, by a simple majority thereof, may adopt or may revise or amend and adopt such recommendation by the effectuating ordinance or it need take no further action thereon.   If the Commission fails to deliver its recommendation to the City Council following the Commission's next regular meeting after receipt of the City Council's report, the City Council shall consider such course of inaction on the part of the Commission as a resubmission of the original recommendation and proceed accordingly.

In considering its decision under each of the above set of circumstances, the City Council shall take into account the guidelines in Section 11-100H which are relevant to the proposed amendment or special use and, having reviewed the Commission's findings of fact and the factors upon which their recommendation is based, the City Council either adopts the Commission's findings and factors by reference or records their own findings of fact and the factors upon which their decision is based.

The proposed amendment or special use shall become effective upon publication of the respective adopting ordinance.  If such an amendment affects the classification or boundaries of any zoning district, the respective ordinance shall legally describe the classification or boundaries as amended, shall order the official zoning map to be changed to reflect such amendment, and shall reincorporate such map as amended.

In order to maintain these regulations including the Official Zoning Map(s), the Planning Commission shall annually hold a public review at their first regular meeting in September to consider amendments, if any, to these regulations.  Preceding such a review, the City Council, other affected governmental agencies and interested private organizations and individuals should be notified of the intent to review and their ideas requested.  In preparation for such a review, the Zoning Administrator shall maintain a master copy of the current zoning regulations on which are recorded comments and ideas brought to the attention of the Administrator during the preceding year to maintain the intent and purpose of the zoning regulations under changing conditions and to implement the Comprehensive Plan.

As provided by K.S.A. 12-760, as amended, any ordinance, regulation, amendment, special use or other zoning decision provided for or authorized by these regulations shall be reasonable and any person aggrieved thereby may have the reasonableness of any decision determined by bringing an action against the City within 30 days after a final decision is made by the City.  In the event that an amendment to these regulations or a special use is approved by the City Council, the 30-day period commences when the effectuating ordinance is published.   Such action shall be brought in the Butler County District Court.