[Ord. No. 2764 §1(140.010), 4-1-2002]
It is hereby determined and declared by the Board of Aldermen
that certain areas of the City exhibit obsolete platting; substandard
or unsanitary conditions; inadequate planning; ineffective design
or arrangement of buildings; lack of adequate public facilities such
as streets and utilities; or physical deterioration due to age or
poor property maintenance; that such conditions result in progressive
deterioration in a loss of population by the areas, causes a wasteful
expenditure of public funds, impair the economic value of land, limit
reinvestment and place a financial burden upon the City due in part
to a low return on taxes; that multiple land parcels under separate
ownership frequently exist in conjunction with such areas; that correction
of such conditions is difficult to implement on a parcel-by-parcel
basis; that it is impossible and uneconomic for individual owners
to independently undertake to remedy such conditions; that as a result
of these elements of blight, progressive deterioration can be expected
to continue; that such conditions further the acquisition of adequate
areas, at fair prices, the clearance of such areas through demolition
of existing obsolete, decadent, inadequate, unsafe or unsanitary buildings
and the redevelopment of such areas under proper supervision with
appropriate planning as to urban design, land use and construction
policies; that the clearance, replanning, rehabilitation and redevelopment
of such areas which include all areas of the City, including the central
business district, are necessary for protection of the public welfare,
the creation of jobs for current residents of the City and serve a
public purpose for which private property may be acquired by purchase
or eminent domain; and therefore, the necessity of the provisions
herein enacted is hereby declared as a matter of legislative determination
to be in the public interest.
[Ord. No. 2764 §1(140.020), 4-1-2002]
The provisions of the "Urban Redevelopment Corporations Law",
found in Chapter 353, RSMo., are hereby adopted and shall apply to
all persons and corporations operating under this Chapter, insofar
as the same may be applicable hereto. The provisions of this Chapter
are in addition to all requirements of Chapter 353, RSMo.
[Ord. No. 2764 §1(140.030), 4-1-2002]
The following terms, whenever used or referred to in this Chapter,
are in addition to those contained in Chapter 353, RSMo., and shall,
unless a different intent is apparent from the context, be construed
to have the meanings indicated by the following meaning:
Any non-residential entity having lawful occupancy of a premises.
The amount determined by the Commission to be the actual
cost of redevelopment or of that part thereof for which such determination
is made. The term shall include, among other costs, the reasonable
expense of planning the redevelopment, including preliminary studies
and surveys, neighborhood planning and architectural and engineering
services, the reasonable value of the services performed in connection
with the development plan, interest during construction, the actual
cost of the real property or any part thereof where acquired partly
or wholly in exchange for securities, the actual cost of demolition
of existing structures, the actual cost of utilities, landscaping
and roadways, the actual cost of construction, equipment and furnishing
of buildings and improvements, including architectural, engineering
and builder's fees, the actual cost of reconstruction, rehabilitation,
redevelopment, remodeling or initial repair of existing buildings
and improvements, reasonable management and operation costs until
the redevelopment is ready for use and the actual cost of improving
those portions of the area which are to remain open spaces, together
with such additions to development costs as shall equal the actual
cost of additions to or changes in the redevelopment in accordance
with the original development plan or after approved changes therein
or amendments thereto.
Any business or residential occupant who has been in lawful
possession for at least ninety (90) days prior to the filing of the
application and is forced to move from real property within the development
area as a result of the acquisition of such property by the corporation,
its successors or assigns.
The most probable price in cash, terms equivalent to cash
or in other precisely revealed terms for which the appraised property
will sell in a competitive market under all conditions requisite to
fair sale, with the buyer and seller each acting prudently, knowledgeably
and for self-interest and assuming that neither is under undue duress.
Any occupant who is deaf, legally blind or orthopedically
disabled to the extent that acquisition of another residence presents
a greater burden than other occupants might encounter or that modification
of the residence would be necessary.
Payment of an amount no less than the approved appraisal
of the fair market value of the property.
[Ord. No. 2764 §1(140.040), 4-1-2002; Ord. No. 3418, 10-16-2017]
A.
Submission Of Application. Three (3) applications for approval of
a development plan pursuant to the provisions of this Chapter and
Chapter 353, RSMo., shall be filed by the Redevelopment Corporation
(a.k.a. the "urban redevelopment corporation") at the office of the
City Clerk. Additional copies may be requested as necessary to allow
adequate review. Concurrent with such filing, the applicant shall
file an application for rezoning to the appropriate land use district
in accordance with the requirements of the zoning regulations of the
City of Harrisonville (a.k.a the "City") if the current zoning of
the proposed development project is incompatible with the proposed
development plan.
B.
Contents Of Application. An application for approval of a development
plan shall contain the following supporting information:
1.
A development plan of the property which shall include the following
information:
a.
A legal description of each parcel of land included in the proposed
redevelopment area and a legal description of all property proposed
to be acquired by eminent domain and a statement outlining the reasons
why eminent domain is requested.
b.
A proposed phasing or staging plan for the development project,
if more than one (1) phase or stage is intended, and the time schedule
for acquisition, commencement and completion of each phase or stage.
c.
Existing structures to be demolished, retained and renovated
and the time schedule for each.
d.
Proposed new construction, including, but not limited to, type
of building (i.e., residential, commercial, industrial, office building
heights, square footage, parking space).
e.
Public improvements proposed with the development plan, including
any proposed changes in existing public facilities, including, but
not limited to, streets, sidewalks and utilities.
f.
Amenities proposed to be included with the development.
g.
Necessary zoning changes.
4.
Appraisals of all parcels of property proposed for acquisition in accordance with the requirements of Section 430.080 of this Chapter.
5.
An affidavit from the Redevelopment Corporation certifying financial capability of the redevelopment corporation to complete the development project as proposed in accordance with the requirements of Section 430.100. In addition, a professional market study shall be performed by a qualified company and customized for the Harrisonville market demonstrating the financial and market feasibility of the proposed new development project.
6.
A study analyzing post development project tax impact versus current tax levels to fully justify the tax abatement as economically essential to the proposed development project and assessing the impact of abatement on all taxing jurisdictions. This document shall also be provided as the basis for determining any in-lieu-of tax payments to be made by the Redevelopment Corporation during the period of abatement. A statement from the applicant indicating a willingness to make payments in lieu of taxes as necessary. Submittal of copies of return receipts indicating notice has been given to all taxing jurisdictions in accordance with the requirements of Section 430.090 herein.
7.
A provision for the disposition of surplus earnings of the Redevelopment
Corporation as provided in Chapter 353, RSMo.
8.
Identification, including background and experience of the individuals
who will be responsible for the management of the development plan
and the development therein.
9.
Certificate of Incorporation of the Redevelopment Corporation,
including a certified copy of the articles of incorporation, names
and addresses of the officers, directors and registered agent, and
any owner, partner, member or shareholder having any ownership in
the Redevelopment Corporation.
10.
A statement that each person or entity having a property interest
of record (including any interest which is a security interest or
any leasehold interest of record) and each occupant or resident in
the project area has been given written notice of the filing of the
development plan by depositing such notice in the regular United States
mail, postage prepaid, addressed to such person or entity having a
property interest of record at the address indicated in the records
of the Recorder's office of Cass County in which the property
is located and addressed to each occupant at the address of such occupant
in the project area.
11.
A deposit of five hundred dollars ($500.00) plus one hundred
dollars ($100.00) per individual tract of ground included in the proposed
redevelopment. The applicant shall also pay in advance to the City
of Harrisonville a deposit and such additional sums necessary to cover
costs for the City to engage independent professional services to
assist in the review of the application, to conduct an analysis of
the impact on City services, financial and market feasibility, the
financial capability of the Redevelopment Corporation to complete
the development project, and the review of the ownership and management
of the Redevelopment Corporation ("Professional Review").
12.
Any additional information from time to time which is deemed
necessary.
C.
Review Process.
1.
Filing Application And Review. Upon receipt of the application,
the City Clerk shall refer the application to the City Administrator
and City Attorney for a determination that all required information
has been submitted. A public hearing on said application shall be
scheduled at the direction of the Mayor before the Board of Aldermen
no later than ninety (90) days, except as provided in this Chapter,
after determining the application and the Professional Review are
complete (the "Public Hearing").
2.
Initial Development Plan Review. After the application and the
Professional Review are complete, and prior to submittal to the Board,
the development plan, at the discretion of the Mayor, may be reviewed
by the Mayor, City Administrator, Community Development Director,
and City Attorney, who may require the developer or Redevelopment
Corporation to provide additional information. Such information must
be provided to the City by the developer and Redevelopment Corporation
prior to the scheduling of the Public Hearing, and the date of such
Public Hearing may be postponed until such additional information
requested is provided to the City. The Mayor may also create a committee
of the Board to have an initial hearing on the development plan, which
may determine that additional information should be provided by the
developer or Redevelopment Corporation prior to the scheduling of
the Public Hearing, and the date of such Public Hearing may be postponed
until such additional information requested is provided to the City.
3.
Public Notice. A notice of said Public Hearing shall be published
in a newspaper having a general circulation in the City of Harrisonville
providing no less than fifteen (15) days' notice of the time
and place of hearing before the Board of Aldermen. Applicant shall
be required to give notice by mail to all property owners and occupants
in the redevelopment area, to the taxpayers listed on the County tax
rolls for any hearings before the Board of Aldermen no less than thirty
(30) days before the date of the hearing. Applicant shall be notified
in sufficient time of the date of the public hearing to give the mailed
noticed required herein to the property owners and occupants in the
redevelopment area. Evidence of mailing of notices for each and every
public hearing shall be given to the City, and should the applicant
fail to provide the evidence of mailing of notices, the Public Hearing
shall be postponed until such time as the applicant provides satisfactory
evidence of mailing of notices.
4.
Board Of Aldermen. The Board of Aldermen shall have the following
duties and responsibilities:
a.
A development plan shall not be recommended for approval by
the Board of Aldermen until and unless the Board makes the following
determinations:
(1)
Necessity. That the area within which the redevelopment is to be made is blighted and that redevelopment in accordance with this development plan is necessary or advisable to effectuate the purposes declared in Section 430.010 of this Chapter.
(2)
Compliance With The Comprehensive Plan. That the
development complies with the Comprehensive Plan of the City.
(3)
Sufficient Size. That the area is of sufficient
size to allow its redevelopment in an efficient and economically satisfactory
manner.
(4)
Stages Of Plan. That the various stages, if any,
by which the redevelopment is proposed to be constructed or undertaken
as stated in the development plan are practical and in the public
interest.
(5)
Public Facilities. That public facilities, including,
but not limited to, school, fire, water, sewer, Police, transportation,
park, playground or recreation, are presently adequate, or will be
adequate at the time that the redevelopment is ready for use, to service
the area and if additional public facilities are deemed necessary,
the Redevelopment Corporation is required to build all public improvements
to support the proposed development.
(6)
Zoning, Street Changes. That the proposed changes,
if any, in the case of the zoning ordinance or map have been approved
by the Planning and Zoning Commission and in streets or street levels
or any proposed street closings, are necessary or desirable for the
redevelopment and its protection against blighting influences and
for the City as a whole.
(7)
Financial Capability. Evidence of existing financial capability to complete the project and provision for the continuing availability of funding in accordance with the requirements of Section 430.100 of this Chapter.
(8)
Relocation Plan. That the relocation plan submitted with the application complies with the requirements of Section 430.070 of this Chapter.
(9)
Notice To Taxing Authorities. That proper notice has been given to all taxing jurisdictions as required in Section 430.090(A) of this Chapter.
(10)
Payments In Lieu Of Taxes. Approve and authorize
execution of any agreement between the City and the applicant regarding
payments in lieu of taxes.
(11)
That the area included within a development plan
is a blighted area and that the clearance, redevelopment, replanning,
rehabilitation or reconstruction thereof is necessary for the public
convenience and necessity.
(12)
That if a Redevelopment Corporation or developer
seeks to acquire all or any part of the real property within a blighted
area by exercise of the power of eminent domain, such acquisition
is for the public convenience and necessity.
(13)
That approval of the development plan and construction
of the redevelopment project are necessary for the preservation of
the public health, safety and general welfare.
b.
Upon making the findings and the declaration required, the Board of Aldermen shall consider an ordinance approving the development plan. If the Board of Aldermen approves the ordinance, the Board of Aldermen shall authorize the Mayor to enter into a contract with the Redevelopment Corporation on behalf of the City (the "Contract"), such Contract to contain, among other provisions, the provisions as embodied in the plan, the approving ordinance, a provision that the applicable provisions of this Chapter shall be incorporated by reference into such Contract, a provision outlining any required payments in lieu of taxes, a provision pertaining to non-compliance remedy of breach of contract as more particularly stated in Section 430.130 and a provision that the terms, conditions or provisions of the Contract can be neither modified nor eliminated except by mutual agreement between the City and the Redevelopment Corporation; provided, however, that no such Contract shall be construed as an enlargement of the authority conferred upon the City by Chapter 353, RSMo. The City at its discretion may require the Redevelopment Corporation or developer to advance such sums necessary to and for the City to engage an independent attorney to draft and negotiate the terms of the Contract.
[Ord. No. 2764 §1(140.050), 4-1-2002; Ord. No. 3418, 10-16-2017]
A.
Certification Of Public Convenience And Necessity For Corporation
To Acquire Property By Eminent Domain. If the Redevelopment Corporation
proposing a development plan seeks to acquire all or any part of the
real property described in the development plan by eminent domain,
the Board of Aldermen shall, by the ordinance approving such plan,
determine that the public convenience and necessity will be served
by the development plan and the redevelopment project and shall grant
to such Redevelopment Corporation a certificate of public convenience
and necessity authorizing and empowering such Redevelopment Corporation
to acquire by the exercise of eminent domain such real property in
fee simple or other estate; provided that such real property shall
be devoted to the purposes and uses described in the development plan.
The Redevelopment Corporation may thereafter exercise the power of
eminent domain in the manner provided for corporations in the Revised
Statutes of Missouri or it may exercise the power of eminent domain
in the manner provided by any other applicable statutory provision.
Property already devoted to a public use may be acquired in like manner,
provided that no real property belonging to the City or to the State
or any other political subdivision thereof may be acquired without
its consent.
B.
Commission To Check Compliance, Make Reports, Adopt Rules And Regulations.
1.
Investigation And Reports. It shall be the duty of the City
Administrator, after a development plan has been approved by the Board
of Aldermen, to investigate and report to the Board of Aldermen semi-annually
during construction of the redevelopment project whether the Redevelopment
Corporation is fully complying with the approved development plan,
the Contract and this Chapter.
2.
Compliance With Time Schedule. The Redevelopment Corporation
shall comply with the time schedule or staging plan approved with
the development plan, including the time schedule for acquisition,
commencement and completion of each phase or stage. Upon application
for an extension of time by the Redevelopment Corporation, the Board
of Aldermen, if deemed in the public interest, may with a three-fourths
(3/4) majority vote grant to the Redevelopment Corporation operating
under an approved development plan an extension of time in which to
complete the development plan or any approved phase or stage. In the
event an extension is denied and the Redevelopment Corporation cannot
comply with the required time schedule, an ordinance to repeal the
ordinance approving the development plan shall be considered.
3.
Recommendation Of Certification. When a Redevelopment Corporation
operating under an approved development plan has completed the redevelopment
project in accordance with the provisions of the development plan,
the City Administrator, upon the written request of such Redevelopment
Corporation, shall conduct an investigation and if the City Administrator
determines that the project has been completed, the City Administrator
shall recommend to the Board of Aldermen that a certificate of full
compliance be issued to the Redevelopment Corporation for each stage
and the Board of Aldermen may authorize the City Administrator to
issue a certificate of compliance which shall be conclusive evidence
of compliance.
C.
Reports Required By Corporations.
1.
Every Redevelopment Corporation shall render annually to the City Clerk during the period of tax relief provided in Section 430.090 a financial report for the preceding year, verified under oath by the Redevelopment Corporation's certified public accountant, which report shall disclose the earnings of the Redevelopment Corporation and the disposition of any net earnings in excess of those provided for under Section 430.100 and the interest rate on income debenture bonds, notes or other evidence of debt of the Redevelopment Corporation, thereupon, the City Clerk shall forward the report to the City Administrator for review. Such financial reports shall be submitted not more than ninety (90) days after the Redevelopment Corporation's fiscal year end as specified in the application for approval of a development plan.
2.
The Redevelopment Corporation shall annually file with the City Clerk a certified financial statement indicating compliance with Section 430.100 of this Chapter.
3.
The Redevelopment Corporation shall report annually progress
on property acquisition and the occupants displaced by the Redevelopment
Corporation by name and address and specify the relocation benefits
provided to each occupant.
[Ord. No. 2764 §1(140.060), 4-1-2002; Ord. No. 3418, 10-16-2017]
Any application for approval of a development plan shall be
supported by factual evidence that the area is a blighted area as
defined by Chapter 353, RSMo. Evidence must be complete prior to any
Public Hearing to allow the Board to make a finding of blight as required
by Statute and this Chapter.
[Ord. No. 2764 §1(140.070), 4-1-2002; Ord. No. 3418, 10-16-2017]
A.
General. Every Redevelopment Corporation which requests the power
of eminent domain for any part of the project area shall submit a
relocation plan as part of the development plan.
B.
Contents Of Plan. The relocation plan shall outline specific requirements
and procedures for handling displacement in each of the following
instances: owner-occupied residential units, renter-occupied residential
units, owner-occupied businesses, renter-occupied businesses or any
combination of the above.
C.
Relocation Payments. Payments shall be made to all displaced occupants,
except those occupants who have agreed to waive their relocation benefits
for payments made for the purpose of real property or other mutually
agreeable settlement. A displaced occupant who lives on a business
property shall be eligible for both a payment as a dwelling occupant
and a payment with respect to the business operation.
D.
Review Of The Relocation Plan. In reviewing any plan proposed, the
City retains the right to determine the adequacy of the proposal and,
if appropriate, require additional elements to be provided therein.
E.
Reporting Requirements. The Redevelopment Corporation shall submit
to the City Clerk a relocation progress report on an annual basis
during the entire relocation process and until such time as the Board
of Aldermen certifies that all relocation needs have been met. Such
progress report shall demonstrate and document compliance with the
approved relocation plan. The report shall be certified by affidavit
of a corporate officer.
[Ord. No. 2764 §1(140.080), 4-1-2002; Ord. No. 3418, 10-16-2017]
A.
General. At the time of filing a development plan which provides
for the acquisition of property by eminent domain, the Redevelopment
Corporation shall certify that, as a condition of approval of the
plan, it shall make every reasonable effort and good faith attempt
to acquire the real property expeditiously by negotiation and ensure
that owners of real property to be acquired are treated fairly and
consistently. Further, the Redevelopment Corporation shall submit
a property acquisition schedule on a parcel-by-parcel basis for the
development area.
B.
Appraisal. The Redevelopment Corporation's appraisal of "fair
market value" shall be based upon nationally recognized appraisal
standards and techniques consistent with the concepts of value and
the rules on the admissibility of evidence of value under the eminent
domain law of the State of Missouri. The owner shall be notified,
in writing, of all appraisals and be extended the opportunity to accompany
the appraiser on their inspection.
C.
Offer Of Just Compensation. Promptly after establishment of just
compensation the Redevelopment Corporation shall transmit a written
purchase offer with a copy of the approved appraisal to the owner
and furnish the City with proof such offer was received. The Redevelopment
Corporation shall make every reasonable effort to meet with the owner
or their representative to discuss the basis for the determination
of just compensation and attempt to arrive at a negotiated purchase
price. Should such negotiations continue for a period greater than
ninety (90) days, either the owner or the Redevelopment Corporation
may elect to proceed with eminent domain proceedings.
D.
Mandatory Purchase By Corporation. Upon submittal of the development
plan or at any time thereafter during the life of the project, any
property owner wishing to sell their property and relocate immediately
may notify the Redevelopment Corporation of such in writing. Upon
receipt of the request, the Redevelopment Corporation shall in good
faith attempt to purchase by negotiation said property subject to
eminent domain. If a sale of the property cannot be consummated within
ninety (90) days, the corporation shall proceed forthwith to file
a proceeding in condemnation.
[Ord. No. 2764 §1(140.090), 4-1-2002; Ord. No. 3418, 10-16-2017]
A.
Notice To Taxing Authority. In addition to the notification requirements of Section 430.040, written notice shall be given by the Redevelopment Corporation to all taxing authorities within the area that is the subject of the development plan. A separate notice shall be given prior to the filing of the development plan and the Public Hearing before the Board of Aldermen. Certification of notice shall be provided to the City Clerk at the time of filing the development plan and to the Board of Aldermen prior to the hearings before each body.
B.
Full Exemption. Once the requirements of this Section have been complied
with, the real property of urban redevelopment corporations acquired
pursuant to this Chapter may be subject to full exemption of taxes
for a period of up to ten (10) years as provided by Chapter 353, RSMo.,
and pursuant to the Contract with the City.
C.
Property Already Exempt. In the event, however, that any such real
property was tax exempt immediately prior to ownership by any urban
redevelopment corporation, the County Assessor shall assess the property
as provided by Chapter 353, RSMo.
D.
Partial Exemption. For the next ensuing period not in excess of fifteen
(15) years, ad valorem taxes upon such real property shall be measured
as provided by Chapter 353, RSMo., and pursuant to the Contract with
the City.
E.
Full Assessment. After a period totaling not more than twenty-five
(25) years, such real property shall be subject to assessment and
payment of all ad valorem taxes as provided by Chapter 353, RSMo.
F.
Tax Agreements By Corporations. In the course of considering any
development plan for approval, the Board of Aldermen shall consider
any agreement, in writing, on behalf of the Redevelopment Corporation
presenting such plan that, notwithstanding the provisions of the Missouri
Redevelopment Corporations Law, it will make payments in lieu of real
property taxes to the appropriate taxing bodies in such amount which,
together with the real property taxes to be paid on the land for the
first ten (10) years, shall, as a minimum, equal the total real property
taxes on the land and improvements during the tax year immediately
preceding purchase of the property by the corporation; however, such
sum may actually in fact exceed the current level of taxes.
[Ord. No. 2764 §1(140.100), 4-1-2002; Ord. No. 3418, 10-16-2017]
Financial Capability. Proof of financial capability to complete
the project shall include a description of the method by which the
developer proposes to obtain the financing necessary to complete the
project and the developer's proposed equity interest in the project.
Further, this information shall be related to the market feasibility
and proposed tax abatement to allow analysis of the project's
financial feasibility.
[Ord. No. 2764 §1(140.110), 4-1-2002; Ord. No. 3418, 10-16-2017]
The Board of Aldermen shall review any amendment to a development plan previously approved by ordinance. No such amendment shall be reviewed and no action shall be taken by the Board of Aldermen, unless and until an application for amendment has been filed with the City Clerk by the Redevelopment Corporation or its assignee containing those portions of the statements and information required by Section 430.040 of this Chapter relevant to the proposed amendment and unless and until the Board of Aldermen shall make the determinations required by Section 430.040 relevant to the proposed amendment. The notice requirements of Section 430.040 shall also apply.
[Ord. No. 2764 §1(140.120), 4-1-2002; Ord. No. 3418, 10-16-2017]
Any urban redevelopment corporation may sell or otherwise dispose
of any or all of the real property acquired by it for the purposes
of a redevelopment project as provided by Chapter 353, RSMo.
[Ord. No. 2764 §1(140.130), 4-1-2002; Ord. No. 3418, 10-16-2017]
Whenever any person or Redevelopment Corporation or its grantee
or assignees operating under an approved development plan does not
substantially comply with the development plan or with any contract
entered into pursuant to the regulations contained herein, then such
non-compliance shall immediately be certified by the Board of Aldermen
which shall direct the City Administrator to notify said Redevelopment
Corporation, its successors, grantees and assignees who is the then
current responsible party to the Contract with the City by certified
mail to the last known address that it has been found in non-compliance
and giving thirty (30) days' notice to correct said non-compliance.
The thirty-day period shall begin on the date notice is posted. If
the non-compliance has not been remedied within the thirty-day period,
the Board of Aldermen may authorize an attorney to commence a proceeding
in the Circuit Court in the name of the City to have such action,
failure or omission or threatened action or omission stopped, prevented
or rectified by injunction or otherwise or bring an action for damages,
including punitive damages against the Urban Redevelopment Corporation
for breach of any of the provisions of the redevelopment plan; provided
that in the event that the Board of Aldermen determines that the Redevelopment
Corporation has abandoned construction before completion of the project
in accordance with the terms of an approved development plan, a declaration
of abandonment shall be filed with the Recorder's office in the
appropriate County and the real property thereafter included in the
plan shall be subject that date to assessment and payment of all ad
valorem taxes based on the true value of such real property.
[Ord. No. 2764 §1(140.140), 4-1-2002; Ord. No. 3418, 10-16-2017]
A.
Amendments to this Chapter shall be approved by the Board of Aldermen.
At such time as an amendment is recommended, it shall be scheduled
for public hearings before the Board of Aldermen with fifteen (15)
days' notice of the date, time and place of each hearing published
in a newspaper having a general circulation of the City of Harrisonville.
B.
The Board of Aldermen shall hold a public hearing regarding the proposed
amendment. Upon considering the evidence presented in the public hearing,
the Board of Aldermen may either continue, for good cause, its action
upon such an amendment to a date specific or approve or deny such
amendment. Approval of the amendment shall be by ordinance.
