City of Oak Grove, MO
Jackson County
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Table of Contents
Table of Contents
[Ord. No. 1383 §1100, 1-6-2003]
The Zoning Officer shall enforce this Development Code.
[Ord. No. 1383 §1101, 1-6-2003]
Any of the following shall be a violation of this Development Code and of law and shall be subject to the remedies and penalties provided in this Development Code, the City Code or the general Police powers granted by Missouri law:
A. 
Subdivision, Development Or Use Without Permit. To engage in any subdividing, development, use, construction, remodeling or other activity of any nature upon the land and improvements thereon subject to the jurisdiction of this Development Code without all of the required permits, approvals, certificates and other forms of authorization required by this Development Code in order to conduct or engage in such activity.
B. 
Subdivision, Development, Use Or Sign Inconsistent With Permit. To engage in any development, use, construction, remodeling or other activity of any nature in any way inconsistent with the terms and conditions of any permit, approval, certificate or other form of authorization required in order to engage in such activity.
C. 
Subdivision, Development, Use Or Sign Inconsistent With Conditions. To violate, by act of omission, any term, conditions or qualification placed by the Planning Commission, Board of Aldermen or Board of Zoning and Adjustment, as applicable, upon a required permit, certificate or other form of authorization granted by the Planning Commission, Board of Aldermen or Board of Zoning and Adjustment to allow the use, development, sign or other activity upon land or improvements thereon.
D. 
Subdivision, Development Or Use Inconsistent With Development Code. By erecting, constructing, reconstructing, remodeling, altering, maintaining, moving or using any building, structure or sign or by using any land in violation or contravention of any zoning, subdivision, sign or general regulation of this Development Code or any amendment thereof.
E. 
Making Lots Or Setbacks Non-Conforming. By reducing or diminishing any lot area so that the setbacks or open spaces shall be smaller than prescribed by this Development Code and the final plat or site plan.
F. 
Increasing Intensity Of Use. By increasing the intensity of use of any land or structure, except in accordance with the procedural and substantive requirements of this Development Code.
G. 
Continuing Violations. By continuing any of the violations of this Section, each day that a violation continues shall be considered a separate offense.
H. 
Removing, Defacing Or Obscuring Notice. By removing, defacing, obscuring or otherwise interfering with any notice required by this Development Code.
I. 
Failure To Remove Signs. By failing to remove any sign installed, created, erected or maintained in violation of this Chapter for which the sign permit has lapsed. Refer to Article VII.
[Ord. No. 1383 §1102, 1-6-2003; Ord. No. 1712 §8, 7-5-2011]
The City shall have the following remedies and enforcement powers.
A. 
Withhold Permits.
1. 
The City may deny or withhold all permits, certificates or other forms of authorization on any land or structure or improvements thereon upon that there is an uncorrected violation of a provision of this Development Code or of a condition or qualification of a permit, certificate, approval or other authorization previously granted by the City. Instead of withholding or denying an authorization, the City may grant such authorization subject to the condition that the violation be corrected. This enforcement provision shall apply regardless of whether the current owner or applicant is responsible for the violation in question.
2. 
The City may deny or withhold all permits, certificates or other forms of authorization of any land or structure or improvements owned or being developed by a person who owns, developed or otherwise caused an uncorrected violation of a provision of this Development Code or of a condition or qualification of a permit, certificate, approval or other authorization previously granted by the City. This provision shall apply regardless of whether the property that the permit or other approval is sought is the property in violation.
B. 
Revoke Permits. Any permit may be revoked when the Zoning Officer determines: (1) that there is departure from the plans, specifications or conditions as required under terms of the permit;(2) that the same was procured by false representation or was issued by mistake; or, (3) that any of the provisions of this Development Code are being violated. Such revocation may also include certificates to occupy or conduct business. Written notice of such revocation shall be served upon the owner, the owner's agent or contractor or upon any person employed on the building or structure that such permit was issued or shall be posted in a prominent location; and, thereafter, no such construction shall proceed. Such revocation may include certificate to occupy or conduct business.
C. 
Stop Work. With or without revoking permits, the City may stop work on any building or structure on any land that there is an uncorrected violation of a provision of this Development Code or of a permit of other form of authorization issued hereunder in accordance with its power to stop work under its Building Codes.
D. 
Revoke Plan Or Other Approval. Where a violation of this Development Code involves a failure to comply with approved plans or conditions that the approval of such plans was made subject, the Board of Aldermen may, upon notice to the applicant and other known parties in interest (including any holder of building permits affected) and after a public hearing, revoke the plan or other approval or condition its continuance on strict compliance, the provision of security of such other conditions as the Board of Aldermen may reasonably impose.
E. 
Injunctive Relief. The City may seek an injunction or other equitable relief in court to stop any violation of this Development Code or of a permit, certificate or other form of authorization granted hereunder.
F. 
Abatement. The City may seek a court order in the nature of mandamus, abatement, injunction or other action or proceeding to abate or remove a violation or to otherwise restore the premises in question to the condition that they existed prior to the violation.
G. 
Penalties. The penalty for a violation of this Development Code shall be governed by Appendix S and the City may seek such criminal or civil penalties as are provided by Missouri law or municipal Code.
H. 
Other Remedies. The City shall have such other remedies as are and as may be from time to time provided by Missouri law and the City Code for the violation of zoning, subdivision, sign or related development Code provisions.
I. 
Administrative Warrants. If the City seeks entrance onto a property to search for and/or abate violations of this Development Code, and the owner, occupant, or other person with lawful possession of the premises in question refuses such entrance, the City may request an administrative warrant pursuant to Section 130.135 of this Code, if such administrative warrant is required by law.
[Ord. No. 1383 §1103, 1-6-2003]
The remedies and enforcement powers established in this Article shall be cumulative.
[Ord. No. 1383 §1104, 1-6-2003]
A. 
Non-Emergency Matters. In the case of violations of this Development Code that do not constitute an emergency or require immediate attention, the Zoning Officer shall give notice of the nature of the violation to the property owners or to any other person who is party to the agreement or to any applicant for any relevant permit in the manner hereinafter stated, after the persons receiving notice shall have ten (10) days to correct the violation before further enforcement action shall be taken. Notice shall be given in person, by United States mail or by posting notice on the premises. Notices of violation shall state the nature of the violation and the time period for compliance and may state the corrective steps necessary and the nature of subsequent penalties and enforcement actions should the situation not be corrected.
B. 
Emergency Matters. In the case of violations of this Development Code that constitute an emergency situation as a result of safety or public concerns or violations that will create increased problems or costs if not remedied immediately, the City may use the enforcement powers available under this Article without prior notice, but the Zoning Officer shall attempt to give notice simultaneously with beginning enforcement action to the property owner, to any other person who is party to the agreement and to applicants for any relevant permit.
[Ord. No. 1383 §1105, 1-6-2003]
A. 
Other Powers. In addition to the enforcement powers specified in this Article, the City may exercise any and all enforcement powers granted to them by Missouri law as it may be amended from time to time.
B. 
Continuation. Nothing in this Development Code shall prohibit the continuation of previous enforcement actions undertaken by the City pursuant to previous and valid ordinances and laws.
[Ord. No. 1383 §1106, 1-6-2003]
All violations under the previously existing regulations that exist within the City as of the effective date of this Unified Development Code shall continue to be violations and shall not be considered to be legal, non-conforming situations under this Unified Development Code. The City shall have the authority to secure remedies for violations of those regulations to the same extent that it may secure similar remedies for violations of this Unified Development Code pursuant to this Section.