molandlaw | Missouri Land Use Law Practice

(References are to section numbers)
A | B | C | D | E | F | G | H | I | J | K | L | M | N | O | P | Q | R | S | T | U | V | W | X | Y | Z

– A –

A, defined, 13.01
Abandonment of County Road, 4.46(2)
Abandonment of Use – Intent, 7.21(1)
Abandonment – Non-Conforming use, 7.21
Abandonment of use – Temporary cessation, 7.21(2)
Abatement – tax (see MO Economic Development Law)
Abate, defined, 13.01
Abatement – tax (see tax abatement)
Abating existing nuisance, 1.13(3)
Abating public nuisance, 1.13(4)
Absence of voting member, 3.15
Absolute nuisance, 1.07(1)
Abstention from voting – Protest, 3.53(2)
Abstention by federal court, 9.49
favored in some circuits, 8.18
Abuse of discretion, certiorari, 10.13(2)(d)
Abuse of discretion (Certiorari or administrative review), 10.13(2)(d), 10.25(2)(b)
Abuse of process, 13.50(2)(b)
Abutting owner’s easement (streets), 4.55
Abutting owner’s rights (streets), 4.49
Acceptance of dedication – Plat approval, 4.43
Acceptance or placement of utilities in street, 4.34
Acceptance of streets – Dedication, 4.41
Access to courts, 8.45(8), 12.13
Access to streets, 4.50
Accessory or ancillary use – zoning, 2.48(2)
Accessory uses, 2.48(2)
Accrual of Claim, 9.52
Acknowledgment of all owners – Plat, 4.16(1)
Acquiescence of Government – vested rights, 7.14
Acquiring interest in TIF project by public official, 13.20
Acquisition of Property
Actions for violation of federal law under § 1983 immunity, 9.95
Actions on covenant of warranty – Limitations, 9.61
Actions in reliance on government, 7.06
Act – Failure to perform duty as, 6.11
Acts of administrative officials – Color of law, 12.07(1)
Actual cost of infrastructure improvement – Exaction, 11.48(1)(b)(ii)
ADA, 11.136(2)
Adding drive through window – change of use, 7.19(6)(a)(3)
Additional evidence

administrative review, 10.13(1), 10.23(2), 10.25(2)(a)
appellate court, 10.53(3)(a), 10.68, 10.72(1)
certiorari, 10.12(7), 10.13(1)
certiorari/APRA, 10.23(2)
inadequate factual record, 10.53(1)(a)
injunction proceeding, 10.37, 10.43(2)
irregularities not shown in record, 10.23(2)(d)
referee, 10.13(1)(c)
to determine legality below, 10.13(1)(b)
to determine what evidence was heard, 10.13(1)(a)
where tribunal exercised no discretion, APRA, 10.23(2)(a)

Adequate legal remedy, 1.13(1)(a)
Adequate representation – Intervenor, 9.71(1)(b)
Adjoining or confronting property – standing, 9.70(1)
Administrative and quasi-judicial character – SUP, 11.32
Administrative bias, 8.15(1)(a)(i)
Administrative character – BZA, 11.26
Administrative hearings, 10.03, 10.04
Administrative acts immunity, 9.93, 9.98(2)
Administrative/legislative distinction

Appendix 10A
BZA actions, 11.26
immunity, 9.93(1)(b), 9.98(1)-(2)
initiative, 3.56
legislative acts, 8.31(2)
plan amendments, 8.31(2)(b), 11.99
plats, 11.02
procedural due process, 8.30
special use judicial review, 11.32
special use permits, 2.98, 11.32
substantive due process, 8.09, 8.15(1)(a)(i)
zoning, 2.34, 11.60

Administrative, ministerial character – Permits, 11.80, 11.92
Administrative, ministerial character – Plats, 11.02
Administrative Procedure and Review Act, 10.16

Administrative review

Additional evidence, 10.13(1)(c), 10.23(2), 10.25(2)(a)
agency, proceeding before, 10.22(3)
answer, 10.20(2)
best evidence, 10.23(1)(a)(i), 10.04(1)
careless use of, 10.22(2)(b)(ii)
certiorari, compared with, 10.25
certiorari, not a petition for, 10.25(3)
conditions necessary for review, 10.22

agency, proceeding before, 10.22(3)
contested case, 10.22(1)
method of statutory review, no other, 10.22(2)
quasi-judicial acts, review of, 10.67(1)(a)
rights required to be determined, 10.22(4)
rules, 10.17(2)
statutory review, no other method, 10.22(2)

constitutional requirement, 10.13(2)(f), 10.17(1), 10.53(1)(d)
contested case, 10.03(1)(a), 10.22(1)
counties, 11.37(1), 11.39(4)
declaratory judgment, 10.21(1)(a), 10.25(3)(c), 10.28
defendants, 10.10(2), 10.19(2)
delay, remedy for, 11.06
evidence, sufficiency, 10.23(1)(a)(iv)
filing of record, 10.21(5)
gaps filled by, 10.04, 10.22(2)(d)
generally, 10.16
joinder, other claims, 10.20(3)
legal basis, 10.17
multiple count petitions, 11.39(3)
new evidence, 10.13(1), 10.23(2), 10.25(2)(a)
other claims, joinder, 10.20(3)
parties, 10.10, 10.19, 10.32, 10.41, 10.50, 10.61
permit denials, 10.22(1)(b)
petition for review, 10.18
petition, time for filing, 10.18
plaintiffs, 10.19(1)
pleading, 10.20
procedure, 10.21, 10.23(2)(d)
quasi-judicial acts, review of, 10.67(1)(a)
record, filing of, 10.21(5)
review conditions

agency, proceeding before, 10.22(3)
contested case, 10.03(1)(a)(i), 10.22(1)

Administrative review (cont.)

method of statutory review, no other, 10.22(2)
rights required to be determined, 10.22(4)

review of enforcement action, 11.111
review of county zoning, 13.52(5)
rules, 10.17(2)
scope of review, 10.23
service, 10.21(4)
standard of review, 10.24
standards of review for certiorari and APRA

abuse of discretion, 10.25(2)(b)
arbitrary, 10.13(2)(c), 10.23(3)(b)
capricious, 10.13(2)(c), 10.23(3)(b)
evidence, 10.14(1)
evidence in record, 10.23(1)
gaps filled by, 10.22(2)(d)
issuance of writ: parallel procedure, 10.12(2), 10.21(2)
legality, 10.13(1)(b)
other method of review provided by statute, 10.22(2)
review – Rules of Civil Procedure, 10.04, 10.17
rule, 10.17(2)

stay, 10.12(4), 10.21(3)
venue, 10.12(1), 10.21(1), 10.25(1)
void, defined, 10.27
writ, issuance of, 10.12(2), 10.21(2)

Adoption of Plan, 2.07, 2.08(2), 2.09(2), 2.56, 4.03
Adoption of ordinance – Procedure, 3.25
Adult business, see Freedom of Speech
Adult businesses, defined, 8.41(1)(d)(ii)
Adult businesses – First Amendment, 8.41(1)(2)(3)
Adverse effect on community – Zoning, 3.42
Adverse possession, 4.37(3)
Advertising signs, 8.41(1)(d)(i)
Advice of zoning officer – Reliance on, 6.27(4)(c)(iv)
Aesthetic control (early cases), 8.10(2)(b)(i)
Aesthetic regulation – First Amendment, Signs, 8.41(1)(d)(i)
Aesthetics – Public purpose, 8.10(2)(b)
Agency, administrative review, 10.19, 10.22(3)
Agency actions (ripeness), 9.10
Agency – Standing to apply, 3.08(1)
Aggressive begging, 8.41(6)
Agins either/or test, 8.20(3)
Air pollution, 1.04(2)
Alley, defined, 13.01
Allowed use, 3.36(1)(a)
Alteration of – Flood plain boundaries, 2.70(2)
Alteration of structure – Non-conforming use, 7.19(6)
Alteration of topography by fill – Flood plain, 2.70(1)
Alternate method of review – Declaratory judgment, 10.21(1)(a)
Alternative means of communication – Speech, 8.41(2)
Amending regulation – Unripening suit by, 9.19
Amendment of BZA application, time to file 6.32(2)
Amendment of base flood elevation, 2.70(2)(c)
Amendment of comprehensive plan, 2.15
Amendments to zoning

adoption of ordinance

board of aldermen, 3.27
majority vote, 3.27
number of votes required, 3.27
officer, title, 3.28
passage, votes required, 3.27

Amendments to zoning (cont.)

protest, 3.27(1)
readings, 3.26
title of officer, 3.28
votes required, 3.27

agency standing to apply?, 3.08
board of aldermen, 3.27
burden of proof, 11.62(2)
buyer standing to apply, 3.07
change of vote, 3.16(4)
city council as tribunal for zoning, 3.13
conditions, modification, 3.16
conditions on rezoning

authority 3.46
burdens-benefits rule, 3.47
contract zoning, 3.48
generally, 3.45
validity, 3.45

contract to purchase as standing to apply, 3.07
county government regarding tribunal to hear zoning, 3.13
evidence to support rezoning, 3.14
evidence of ownership, 3.05
expiration of contract to purchase: impact on standing, 3.09
former owner – standing, 3.06
hearing on rezoning, 3.11
initiative

generally, 3.57
land use, 3.59(1)(a)
hearing requirement, 3.57(1)

invalid ordinance repeal, 3.12
judicial review, standards

adverse effect on community, 3.42
allowed uses, 3.36(1)(a)
appeasement, 3.39(2)
as-applied challenge, 3.33
bias, 3.39(1)
change in condition, 3.30(6)
community, effect on, 3.42
Competent and substantial evidence, 13.52
competition, 3.30(2)
condemnation, 3.39(3)
current zoning, adaptability to, 3.36
current zoning, incompatibility, 3.36(1) & (2)
disparate treatment, 3.37
effect on community, 3.42
existing zoning is the issue in refusal, 3.32
facial challenge, 3.33
generally, 3.29
hardship, 3.35
highest and best use, 3.36(3)
immediacy of use, lack of plan, 3.30(4)
improper motives, 3.39
motives, 3.39
nearby land, zoning of, 3.40
partial rezoning request, 3.30(10)
planning commission recommendation, 3.38
prior refusals, 3.30(1)
property value, 3.36(4)
rebuttal of presumed validity, 3.34
recommendation of planning commission, 3.38
sur-rebuttal, 3.41
traffic, 3.30(3)
Amendments to zoning (cont.)
vacant land, neighbors’ desire to retain, 3.30(8)
validity of zoning, presumed, 3.31
value of property, 3.36(4)
zoning presumed valid, 3.31

legal title – standing to apply, 3.03
majority vote, 3.27
mandatory notice, 3.18
methods of notice, 3.19
method of review, 13.52
modification of conditions, 3.16
nearby property, 3.30(8)
nearby zoning, 3.30(9)
non-advertised meetings, 3.16(3)
notice

mail, 3.19(2)
mandatory, 3.18
method, 3.19
ordinances, 3.19(1)(b)
posting, 3.19(3)
second meeting, 3.20
statutes, 3.19
sufficiency, 3.21
sunshine law, 3.19(3)(a), 3.22
timing of hearing, 3.23

obstacles, 3.49

adjacent city, protest by, 3.54
moratoria, 3.55
protest, 3.50
Validity of protest, 3.51

ordinance adoption

majority vote, 3.27
number of votes required, 3.27
officer, title, 3.28
passage, votes required, 3.27
protest, 3.27(1)
readings, 3.26
title of officer, 3.28
votes required, 3.27

ownership – standing, 3.03
partial zoning, 3.30(10)
passage, votes required, 3.27
planning commission report, 3.38
prior refusal, 3.30(1)
procedure

absent member, 3.15
change of vote, 3.16(4)
city council hearing, 3.13
conditions, modification, 3.16
county government hearing zoning case, 3.13
evidence, 3.14
hearing, 3.11
invalid ordinance repeal, 3.12
modification of conditions, 3.16
non-advertised meetings, 3.16
planning commission hearing rezoning case, 3.13
tribunal, 3.13
vote change, 3.16
voting by member not present, 3.15

publication of notice, 3.19(1)
purchaser under contract – standing, 3.07

Amendments to zoning (cont.)

readings, 3.26
referendum

generally, 3.58
authority to order, 3.57
land use, 3.59(1)
notice requirement, 3.61
hearing requirement, 3.61

report of planning commission, 3.38
standards for judicial review

adverse effect, 3.42
allowed uses, 3.36(1)(a)
appeasement, 3.39(2)
as-applied challenge, 3.33
bias, 3.39(1)
change in condition, 3.30(6)
community, effect on, 3.42
competition, 3.30(2)
condemnation – reduction in cost, 3.39(3)
current zoning, adaptability to, 3.36
current zoning, incompatibility, 3.36(1) & (2)
disparate treatment, 3.37
effect on community, 3.42
existing zoning as subject of inquiry, 3.32
facial challenge, 3.33
generally, 3.29
hardship, 3.35
highest and best use, 3.36(3)
immediacy of use, 3.30(4)
improper motives, 3.39
motives, 3.39
nearby land, zoning of, 3.40
partial rezoning request, 3.30(10)
planning commission recommendation, 3.38
presumption of validity of zoning, 3.31
prior refusals, 3.30(1)
property value, 3.36(4)
rebuttal of presumed validity, 3.34
recommendation of planning commission, 3.38
sur-rebuttal, 3.41
traffic, 3.30(3)
vacant land, 3.30(8)
value of property, 3.36(4)
zoning presumed valid, 3.31

standing

agency, 3.08
bare legal title, 3.03
buyer, 3.07
contract to purchase, 3.07
contract expires, 3.09
equity, 3.08(2)
evidence of ownership, 3.05
expiration of contract, 3.09
former owner, 3.06
generally, 3.02
legal title, 3.03
ownership, 3.03
previous owner, 3.06
purchaser, 3.07
text amendment, 11.147
title, how held, 3.04

sunshine law, 3.19, 3.22

Amendments to zoning (cont.)

text amendment, 11.47
tribunal, 3.13
vote change, 3.16
voting, 3.15

Americans With Disabilities Act, 11.136(2)
Amortization – Nonconforming use, 7.17
Amount of attorney’s fees, 12.18(2)
Ancillary or accessory uses, 2.48(2)
Annexation

extra territorial city services, 2.148
constitutional right, 8.02, 8.22(2)(a)
dedication of streets, 4.41
jurisdiction, streets, 4.57
plats, 4.42
property right to, 8.02
streets

dedication of, 4.41
jurisdiction, 4.57

zoning of annexed property, 2.58

Announced by unadopted policy, 7.13(1)
Annual reports by public officials, 13.18
Answer, administrative review, 10.20(2)
Answer – Mandamus, 10.51(3)
Answer – Petition for review, 10.20(2)
Antennas, 2.145
Antitrust actions – Limitations, 9.56
Antitrust – Cause of action, 8.45(7), 9.56
Antitrust – Noerr Pennington defenses, 11.67(3)(a)
Antitrust – State action doctrine, 11.67(1)(a)(iii)
Antitrust violation, 11.67(1)(a)(i)2)a)
Apartments, defined, 13.01
Appeal – Flood elevations, 2.69(2)
Appeal from decisions of BZA, 6.59, 11.25
Appeal From circuit court, 10.68
Appeal from circuit court – Record, 10.72(1)
Appeal – Issues preserved, 10.73
Appeal to BZA and subsequent review by certiorari, 11.87
Appeals

appealable order, 10.69
appeals court judge, dissent by, 10.81
board of zoning adjustment

appeal from, 11.25
appeal to, 6.32, 10.53(3)(a)
jurisdiction, 6.08
jurisdiction of board reviewed, 10.12(5), 10.72(4)
standing on appeal, timing, 10.73(1)(b)
time, 6.32

confined to record, 10.72(1)
constitutional issue preserved, 10.73(1)
de novo review, 10.23(2)(b)
from acts of administrative officials, 6.10
flood elevation determinations, 2.70
issues not raised below, 10.72(4)
issues preserved, constitutional, 10.73(1)
jurisdiction of board of zoning adjustment, 10.12(5), 10.72(4)(b)
modification of order, 10.76
order, modification of, 10.76
order of the district judge, 10.69, 10.82
original jurisdiction, supreme court, 10.79
record, confined to, 10.72(1)
Appeals (cont.)
record for review, 10.21(5), 10.23(1), 10.77
scope of review

board of zoning adjustment, appeal from, 11.25
confined to record, 10.72(1)
de novo review, 10.23(2)(b)
generally, 10.13, 10.23
issues not raised below, 10.72(4)
jurisdiction of board of zoning adjustment, 10.12(5), 10.72(4)(b)
record, confined to, 10.72(1)

standing on appeal, timing, 10.73(1)(b)
supreme court

appeals court judge, dissent by, 10.81
dissent by appeals court judge, 10.81
original jurisdiction, 10.79

where circuit court reviewed record, 10.72

Appeasement – Motives improper, 3.39(2)
Appellate court – Further evidence, 10.72(3)
Appellate court – Jurisdiction, 10.72(4)(b)
Appellate court – Modification of order, 10.76
Appellate review – Same scope as circuit court, 10.72(2)
Appellate review is of decision of agency, 10.72(2)
APPENDIX A – REDEVELOPMENT ISSUES—Chapter 5, p. 168
APPENDIX B – ECONOMIC DEVELOPMENT INCENTIVES—Chapter 5, p. 173
Applicability – Covenants, 1.41
Applicability – Procedural due process, 8.31
Applicability – Protest, 3.52
Applicability – Regulations, 11.123
Applicability – 536.100, R.S.MO., 10.52(1)
Applicable ordinance – Date of application, 7.13
Application filed – Vested rights, 7.13
Application for variance – Ripeness, 9.06(3)
Application, law in effect at time of, 7.13
Application to rezone as exhaustion, 9.36(1)(b)
Appropriate tribunal – Hearing on rezoning, 3.13
Appropriation – Destruction, 8.22(2)(b)(ii)
Approval by Plan Commission – Acceptance of streets, 4.41
Arbitrary and capricious standard, 10.13(2)(c), 10.23(3)(b)
Architectural Enforcement Committee, 1.45(2)
Architectural Review Board, 8.06, 8.10(2)(b)(i)
Area Included in rezoning, 3.51(3)
Area of recreation, defined, 13.01
Area Variance, 6.25
As-applied challenges – Futility, 9.26(2)(b)
As-applied – Due process, 8.14
As-applied or facial – Taking, 8.23(3)
As-applied – Ordinance to particular property, 6.17(1)
As-applied – Takings challenges, 8.23(3)(a)
Assessment of costs in certiorari, 12.46
Assessments – Restrictive covenants, 1.42(1)
Association, freedom of, 8.44(2)
Association, standing, 9.79
Attendance of decision-maker at hearing, 10.04(12), 3.15
Attorney’s fees

amount, 12.18(2)
Civil Rights Act, 12.18
claim by government, 12.18
contingent fees, 12.18(2)(d)
disparity between damages and, 12.18(2)(c)
entitlement, 12.18(1)
inverse condemnation, 8.29(2), 10.58, 12.49(2)(a)
items includable, 12.18(4)
Attorney’s fees (cont.)
neighborhood organization, 12.42(2)(c)
prevailing party, 12.18(1)(a)
proportionality, 12.18(2)(c)
remedies, state, 12.34
state law, 12.18(1)(a)
time to apply, 12.18(5)

Authority to designate historic landmarks, 2.135(2)
Authority to order referendum election, 3.58(2)(d)
Auto repair shop, 2.43(1)
Automobile use – Property interest, 8.04(2)
Avoidable consequences rule – nuisance, 1.18

– B –

Back side added to billboard – change in use, 7.19(7), 7.19(4)(c)
Bakery – Nuisance, 1.03(3)(a)
Balancing interests test – Exemption, 2.117
Balancing tests – Taking, 8.20(10)
Bar – Non-conforming use, 7.16(5)(c)
Bar to suits against state in federal court – Ninth Amendment, 12.25(1)
Bar to § 1983 actions in state court, 12.25(2)
Barriers – Federal court as forum, 9.03, 9.04(4), 9.12(2)(c)
Base flood elevation, amendment, 2.70(2)(c)
Basis of decision – BZA findings, 6.46(1)
Begging – Solicitation, 8.41(6)
Beneficiary – Waiver of covenant, 1.45(1)
Benefit bestowal – Harm prevention, 8.22(2)
Benefits Burdens Rule – Exactions, 3.47, 11.54
Best Evidence, 6.38(6), 10.04(1), 10.23(1)(a)(i)
Bias

administrative, 8.15(1)(a)(i)
demonstrated by pre-hearing actions, 3.39(1)
fact question, 8.15(1)(d)
futility, 9.17(1)
legislative, 8.15(1)(a)(ii)
preconception not fatal, 8.15(1)(b)
regulation subverted or ignored, 8.15

Bias from conflicts of interest, 13.27
Bifurcation, 10.63(1), 12.16(3)(b)
Billboard laws, 8.41(1)(d)(i)
Billboards

back side added to, 7.19(4)(c), 7.19(7)
exemptions from zoning, 2.126
First Amendment speech, 8.41(1)(d)(i)
nonconforming use, 7.16(5)(b)
signs, 2.43(2)
state law, 2.126

Blending theories of taking and due process, 8.26(2)(a)
Boards of zoning adjustment, 6.01

actions – administrative nature, 11.03, 11.26
administrative character, 11.26
administrative hearings, 10.03
appeal from, 11.25

notice (Henze), 11.25

appeal to board

building permit denial, 11.79
exhaustion, city enforcement action, 9.23(3)
timeliness, 6.32

appeal to review permit issuance or denial, 6.12
applicability of rules of evidence, 6.38
area variance, grounds for, 6.25, 6.27
automatic judicial review, 11.28

Boards of zoning adjustment, 6.01 (cont.)

best evidence, 6.38(6), 10.04(1)
building permit, denial, appeal of, 11.79
business records, 6.38(7)
certiorari

review by, 11.87
service on board, 10.10(2)(c)

commencement of appeal period, 6.32
composition of board, 6.07
court of appeals, scope of review, 10.55, 10.70
cross-examination, 6.38(1)
discretion in considering evidence, 6.36
enforcement actions, appeal to board, 11.114(1)
estoppel, jurisdiction 6.09
evidence, 6.34

applicability of rules, 6.38
attorney, remarks of, 6.37
best evidence, 6.38(6), 10.04(1)
business records, 6.38(7)
cross-examination, 6.38(1)
discretion of board, 6.36
exhibits, 6.35(3)
harmless error, 6.39
hearsay, 6.38(8)
judicial notice, 6.38(2)
offer of proof, 6.38(3)
privileged information, 6.38(4)
record, 6.35
relevancy, 6.38(5)
rules of, 6.38
sworn testimony, 6.35(1)
transcript, required for judicial appeal, 6.35(2)

exception, variance contrasted with, 6.20
exhaustion doctrine regarding denial of permit, 11.42
exhaustion requirements, 9.33, 9.34, 9.20, 9.31
exhibits, 6.35(3)
findings of fact

absence, effect of, 6.45
basis of decision shown, 6.46(1)
generally, 6.42
incomplete findings, 6.46(3)
petition for writ of certiorari, 6.44
sequence, 6.46(4)
sufficiency, 6.46
waived, 6.43

freeholders as members, 6.07
generally, 6.01
hardship as prerequisite for variance, 6.26(1)
harmless error in admitting evidence, 6.39
hearing, 6.33
hearings, before circuit court, 10.12(7)
hearsay, 6.38(8)
injunction, 1.30
judicial notice, 6.38(2)
judicial review

automatic, 11.28
certiorari, 11.29
injunction, 11.40
mandamus, 11.30

jurisdiction

administrative officials, appeals from, 6.10
administrative officials, failure to act, 6.11

Boards of zoning adjustment, 6.01 (cont.)

alteration permit, 6.13
appeals from acts of officials, 6.10
building permit, 6.13
conditional use permit, 6.13
permits denied by administrative officials, 6.12
referrals under ordinance, 6.13
special use permits, 6.13
subdivision regulations, 6.13
zoning ordinance, 6.13

legislative, actions not characterized as, 11.60
legislative power, 6.17
majority required, 6.54
mandamus, 11.15, 11.55, 11.88
members, 6.07
members as defendants, 10.10(2)(c)
membership – freeholders, 6.07
minutes, 6.50-6.51
minutes and records, 6.50
no legislative power, 6.17
nonconforming use, 6.25(6)
offer of proof, 6.38(3)
open meeting, evidence produced in, 6.40
ordinance – validity, 6.07
ordinance violation, exhaustion of appeal to, 9.40
privileged information, 6.38(4)
procedure before, 6.18, 6.31
powers, 6.08
purpose, 6.06
quasi-judicial, actions characterized as, 11.32
record, 6.47
relevancy, 6.38(5)
relief, granted by board, 6.55
review

cause of action, 11.27
non-certiorari, 11.30

rules of evidence, 6.38
scope of review, court of appeals, 10.70
standing on appeal, timing, 10.73(1)(b)
statutory basis

cities, 6.03
counties, 6.04
generally, 6.02
townships, 6.05

stay of action appealed, 6.56
subpoenas, 6.53
temporary variance, 6.30
timeliness, appeal to board, 6.32
use variances, grounds for, 6.26, 6.27
variances

administrative in nature, 6.17
application for, required, 6.17(3)(a)
area variance, grounds for, 6.25, 6.27
availability of mandated, 6.19
city’s ability to abolish, 6.19
defined, 6.15
delegation of limited legislative authority to board, 6.17(2), 6.28
denial, refiling after, 6.29
equal protection, 6.23
exception, variance contrasted with, 6.20
generally, 6.14-6.15

Boards of zoning adjustment, 6.01 (cont.)

hardship not necessary for exception, 6.22
limitations, 6.16
mistitled, 6.21
modification of zoning ordinance, 6.17
procedures, 6.18
standards applied to limit BZA’s discretion, 6.17(2), 6.28
temporary, 6.30
use variance, grounds for, 6.26, 6.27

violation of spirit of ordinance, 6.17(3)(a)
vote required, 6.54
writ of certiorari, service on board, 10.12(6)(b)(i)

Boiler inspections – Exemption, 2.135(1)(a)
Bonds

injunction, 10.43(3)

Boulevard laws, 1.01
Breach of contract to rezone, 8.45(6)
Breach of covenant – Equity, 1.51
Breach of covenant – Statute of limitation, 9.54
Bribing public servant, 13.32
Buffer zones, 2.77
Building, defined, 13.01
Building height, 7.19(6)(a)
Building line, 4.39
Building line regulations, 2.19
Building permits, see Permits
Building permits – Denial of, 11.79
Building size minimums, 11.135
Burden – Distribution of – taking, 8.20(10)
Burden of development exactions, 11.48(1)(b)(i)
Burden of proof – Enforcement, 11.110
Burden of proof – Exhaustion, 9.41
Burden of proof – Protest, 3.51(4)
Burden of proof – Rezoning, 11.62(2)
Burden sharing – Balancing – taking, 8.20(10)
Burdens/Benefits Rule – Conditions on zoning, 3.47, 11.54
Business district, 13.01
Business records – Evidence before BZA, 6.38(7)
By adjacent city – Protest, 3.54
BZA appeal, 13.52(4)
BZA votes required, 13.52(2)

– C –

Candidate as suspect class – Equal protection, 8.35(1)
Cases not contested, 10.22(1)(a)
Cash – Taking, 8.20(11)
Causation – Civil rights violation – 12.08
Causes of action

accrual of nuisance action, 1.23
antitrust

defenses, 11.67(3)
generally, 8.45(7)
refusal to rezone, 11.67

breach of contract to rezone, 8.45(6)
breach of covenant

damages, 1.51
generally, 1.50
injunction, 1.52

BZA review, 11.28

denial of certificates, 11.91

Civil Rights Act, 12.14

abstention, 12.22
actions under, 12.01
Causes of action (cont.)
attorney’s fees, 12.18
building permit denials, 12.10(1)
certificate of occupancy, 12.10(3)
damages, 12.16(1)
elements of violation

causation, 12.08
color of law, 12.07(1)
deprivation of federal right, 12.05
enforcement of land use regulations, 11.105
“person”, 12.06

claim preclusion doctrine, 9.47
contractual breach by city, 8.45(6)

equal protection
building permit applicant, 8.35(1)
building permit, denial, 11.79
denial of special use permit, 11.33
developer, 8.35(1)
exactions, 11.46
exclusionary zoning, 11.144
finality, ripeness, 9.02(2), 9.16
fundamental right, 8.35(3)
generally, 8.34
heightened scrutiny, 8.35(3)
landlords, 8.35(1)
motive, relevancy of, 8.37
pleading, 8.38
property owner, 8.35(1)(d)
rational basis test, 8.35(1)
selective enforcement, 8.36
special use permit applicant, 8.35(1)
special use permit denial, 11.33
standard for review, 8.35
suspect class, 8.35(1), 8.35(3)
variance applicant, 8.35(1)

exclusionary zoning, 11.144

exactions, 11.46
finality, ripeness, 9.21
refusal to rezone, 11.68
special use permit denial, 11.31, 11.91

federal Constitution

equal protection, 8.34
generally, 8.02
procedural due process, 8.30
substantive due process, 8.09
taking, 8.19

inverse condemnation

attorney’s fees, 11.154
filing, time, 10.60
generally, 8.29(2), 10.58
legal basis, 10.59
parties, 10.61
pleading, 10.62
procedure, 10.63
scope of review, 10.64
standard of review, 10.65
time to file, 10.60

judicial access, interference with, 8.45(8)
licenses, 11.91
Missouri Zoning Enabling Act, 8.45(2)
negligence, 8.45(3)

Causes of action (cont.)

nuisance, 1.06
nuisance as taking, Ch 8 – APP. A-2
permits, 11.91
plat denial, 11.02
private nuisances, 1.03
procedural due process

applicability, 8.31
delays, 8.32(3)(b), 11.08
delegation of policy decisions, 8.32(1)(a)(ii)
ex parte contacts, 8.32(3)(d)
exactions, 11.46
extraordinary majority, 8.32(3)(a)
federal court, ripeness, 9.03, 9.04
finality, ripeness, 9.02(2)
forum for litigation, 9.04(3)
fundamental fairness, 8.32(3)
generally, 8.30
hearings – notice, 8.32(1)(b), 10.01
ingredients, 8.32
laches, 8.32(1)(c)
land use applications, delay in processing, 11.08
legislative acts, 8.31(2)
notice, 8.32(1)
opportunity to be heard, 8.32(2)
policy decisions, delegated, 8.32(1)(a)(ii)
question of law, 8.33
refusal to rezone, 11.64
ripeness, 9.13(3)

public nuisances, 1.04
refusal to rezone, 11.59
Standard Zoning Enabling Act, 8.45(2)
Statutes of limitation, 9.51
substantive due process

actual purpose, 8.10(3)
administrative decision making, 8.15(1)(a)(i)
aesthetics, 8.10(2)(b)
approval of land restrictions delegated, 8.15(2)(a)
arbitrary and capricious land restriction, 10.13(2)(c), 10.23(3)(b)
as-applied challenge, 8.14
balancing test, 8.20(10)
bias, 8.15(1)
building permit, denial, 11.82
community sentiment, considered by legislature, 8.15(2)
condemnation, 8.29(2)
deference to legislature regarding public purpose, 8.10(2)(a)
defined, 8.09
delay in land use approval, 11.11
delegation of legislative power, 8.15(2)(a)
denial of plat, 11.04
due process taking, 8.20(6)
effect of restriction, 8.13
effectiveness of land restriction, 8.11
efficiency of land restriction, 8.12
equal protection, compared with, 8.34
exactions, 8.23(2)(a)(i), 11.48
exclusionary zoning, 11.62, 11.134
exhaustion, 9.44
facial challenge, 8.14, 8.23(3)(b)
federal court, ripeness, 9.04(3), 9.13(1)
generally, 8.09
hearings, legislative, 10.02
Causes of action (cont.)
jury question, 8.15(1)(d)
land use approval, delay in, 11.11
law question, 8.16, 8.33
legislative

branch, 8.10(2)(a)
hearings, 10.02, 10.03
motives, 8.37
power delegated, 8.15(2)(a)

legitimate public purpose, 8.10(1)
motives of legislature, 8.15(1)(a)
necessity, rule of, 8.15(1)(c)
neighboring property owners, 8.04, 8.07
pleading, 8.17
private detriment, 8.06, 8.10(2)(d)
private purpose, 8.21(4)
procedural due process, compared with, 8.30, 8.32(3)
public purpose, 8.10
purpose of land restriction, 8.10(2)
question of law, 8.16
real purpose, 8.10(3)
refusal to rezone, 11.62
restriction, effect of, 8.11
revenue source, land restriction as, 8.10(2)(c)
ripeness, 9.52
rule of necessity, 8.15(1)(c)
special use permit, challenge to denial, 11.34(2)
standards for delegating legislative power, 8.15(2)(c)
state law, violation of, 8.15(3)
taking, compared with, 8.27
tax, 8.10(2)(c)
ultimate public purpose, 8.10
unlawful delegation, 8.45(9)
violation of state law, 8.15(3), 8.45(2)

Agins test, 8.20(3)
appropriation, compensation required, 8.22(2)(b)(i)
as-applied challenge, 8.23(3)
balancing test, 8.20(10)
building permit

denial, 11.84
revocation, 8.23(4)(c)(ii)

cash taking, 8.20(11)
continuous physical occupation, 8.22(1)(a)
damages, 12.16
denial of all use, 8.20(3)
destruction, compensation required, 8.22(2)(b)(ii)
disproportionate burden, 8.20(10), 8.21(1)(c)
divestiture of possession, 8.22(6)
down-zoning, 8.04, 8.07, 8.23(1)
due process, confused with, 8.26(2)
due process, takings, 8.10(d)(i), 8.20(6)
economically viable use denied, 8.23(3)(a)(ii)
effect, 8.23
emergency, 8.22(3)
eminent domain, compared with police power, 8.26
eminent domain, forced use, 8.20(7)
exactions, 8.23(2)(a)(i)
facial challenge, 8.23(3)
failure to serve a public purpose, 8.20(3)
Fifth Amendment, 12.33
Causes of action (cont.)
flooding, 8.22(1)(b)(iii)
generality, 8.22(5)
governmental nuisance, 8.22(1)(d)
harm/benefit test, 8.22(2)(a)
Hodel impact test, 8.20(4)
impact fees, 8.20(11)(a), 8.23(2)(a)(i)
impact test, 8.20(4)
injunction, 12.39
inverted public purpose, 8.21(3)
investment backed expectations, 8.20(8)
just compensation, 12.25, 12.33
Lucas test, 8.22(2)(a), 8.20(5)
navigational servitude, 8.22(1)(b)(ii)
noxious activities, 8.23(2)(a)
nuisance

declaration of, 8.23(2)(a)(ii)
government, 8.22(1)(d)
taking, government nuisance as, 8.22(1)(d)

occasional physical occupation, 8.22(1)(c)
odors, 8.22(1)(b)(iv)
overflights, 8.22(1)(b)(i)
permanent physical occupation, 8.22(1)(a)
physical invasion, 8.22(1), 8.29(3)(a)
police power, compared with eminent domain, 8.26
public purpose

prerequisite to taking, 8.21(3)(a)
test for taking, 8.22(2)(a)

public purpose of regulation, 8.12, 8.21(3)(b)
quarry permit, denial of, 8.23(2)(a)(ii)
reciprocity of advantage, 8.25(1)
reduction in property value, 8.23(1)
refusal to rezone

compensation with zoning, 11.63(3)
due process, distinguished from, 11.63(2)

regular invasions, 8.22(1)(b)
regulation, disproportionate burden, 8.21(1)(c)
remedy, state, 12.34
rent control, 11.125
ripeness, 9.12
segmentation, 8.23(4)
sovereign immunity, 8.22(1)(c)(i)
state remedy, 12.07, 12.34
substantive due process, compared with, 8.21(2), 8.26(2)(c)
Surface Mining Control and Reclamation Act, 8.23(4)(c)(ii)
Temporary takings , 8.24, 11.63(1)
temporary invasions, 8.22(1)(c)(i)
tests for taking, 8.20
theories, 8.20
three-part test, 8.20(2)
“too-far” test, 8.20(1)
trespass, compared with temporary invasions, 8.22(1)(c)(i)
vested rights, 11.95
wetland fill permit, denial of, 8.20(8)
zoning ordinance, 8.22(4)

trespass, 8.22(1)(c)(i), 8.45(5)(a)

Eleventh Amendment, 12.25
exhaustion

barrier to federal forum, 9.46

substantive due process, 12.50

taking, 12.40
venue, 12.24

unlawful delegation

administrative act, 8.45(9)(a)(ii)
emergency exception, 8.45(9)(a)(i)
generally, 8.45(9)
standards, lack of, 8.45(9)(a)

Cellular phone towers, 2.145
Cemeteries, vested rights, 7.19(4)
Certain circuits – Difficult standards, 8.18
Certain cities with a population of 4,000 or more, 2.63
Certificate of occupancy, § 1983. 12.10(3)
Certificate of occupancy – Denial, 11.92(2)
Certificate of occupancy, temporary substantive due process, 8.13
Certificates

administrative function, 11.92
appeal, board of adjustment, 11.94
board of adjustment, appeal to, 11.94
causes of action, 11.93
certiorari, 11.98
ministerial, 11.92

Certiorari, additional evidence, 10.13(1)
Certiorari/APRA, additional evidence, 10.23(2)
Certiorari

additional evidence, 10.13(1)
administrative review, distinguished from, 10.25
board of zoning adjustment

members as defendants, 10.10(2)(c)
method of appeal, 11.25, 11.28

building permit, denial, 11.79, 11.87
circuit court hearing, 10.12(7)
competent, substantial evidence, 10.13(2)(b)
defendants, 10.10(2)
defined, 10.07
developer defendant, 10.10(2)(a)
due diligence in obtaining writ, 10.09(2)
exhaustion by, 9.23(2), 9.34
exhaustion prior to, 9.23(2)
exactions, 11.57
file, time to, 10.09
hearing, 10.12(7)
illegality, correction of, 10.13(2)(a)
issuance of writ, 10.12(2)(a)
legal basis, 10.08
legislative acts reviewed by, 11.71
members, board of zoning adjustment, 10.10(2)(c)
motion for board of zoning adjustment rehearing, 10.09(1)
new evidence, 10.13(1)
notice of filing of petition for, 10.11(1)(a)(iii)
objection, 10.13(1)(e)
Certiorari (cont.)
owner of subject property, 10.10(2)(a)
parties, 10.10
petition, 10.11(1)
plaintiffs, 10.10(1)
pleading, 10.11

petition, 10.11(1)

must state all claims, 10.11(1)(b)
verification under § 89.110, 10.11(1)(a)

return, 10.11(2)

presentation, 10.12(3)
procedure, 10.12
referee, 10.13(1)(c)
refusal to rezone, 11.79
relief, 10.15

ordering premises vacated, 12.44

remand, 10.13(1)(d)
remedy of, 12.43
return, 10.11(2)
review of BZA, 11.28, 11.87
right to have writ, 10.12(2)(b)
scope of review, 10.13
service, 10.12(6)

owner and others, 10.12(6)(b)(ii)/p>

special use permit, review of denial, 11.39(3)
standard of review, 10.14
stay, 10.12(4)
time to file, 10.09
venue, 10.12(1)
verification, 6.49, 10.11(1)(a)

Challenge to conditions exactions, 11.46
Challenge to enforcement – exhaustion, 9.39
Challenge to delay, 11.06
Challenge to particular government acts, 11.01
Change – Street grades, 11.133, 12.49
Change in condition, 3.30(6)
Change in conditions – Restrictive covenant, 1.44(2)
Change in flood elevations and map, 2.70
Change in vote after commission has acted, 2.28
Change of owner or tenant, 7.20
Change of use, see also Vested rights

generally, 7.19
example, 7.19(2)

auto repair shop to storage facility, 7.19(2)(a)
doctor’s office to food center, 7.19(2)(b)
dormitory to hotel, 7.19(2)(c)
garage to parking lot, 7.19(2)(d)
horse breeding, 7.19(2)(e)
livery stable to filling station, 7.19(2)(f)
on premise advertising sign to off premise advertising sign, 7.19(2)(g)
private to public shooting range, 7.19(2)(h)
riding academy to dance hall, 7.19(1)(i)

Changes needed in land use law, 13.52

Changing vote – rezoning, 3.16(4)
Changing vote – Ordinance and rules, 2.29
Changing vote – Sunshine Law, 2.29
Character of government’s act – Emergency, 8.22(3)
Character of government’s act – Zoning as Takings, 8.22(4)
Characterization as administrative/legislative, 2.34, 2.98, 9.99(1), Appendix 10A
Charter government powers, 2.40, 2.41
Chill of basic freedoms, 8.32(1)(a)(iii)
Churches

exemptions from zoning, 2.139
standing, trustees of, 9.82

Circuit court, appeals from, see Appeals
City declared invalid – effect on legality of use, 7.18(3)(b)(ii)
City – Exemption from city authority, 2.128
City – Exemption from county authority, 2.131
City lack of jurisdiction, 1.47
City plan, see Comprehensive plan or master plan
City resident – Standing, 9.70(3)
Civil Rights claims in SLAPP suits, 13.44
Civil Rights Act, 12.01

div class=”indexP”>

actions under, 12.01
attorney’s fees, 12.18
building permit denials, 12.10(1)
cause of action, 10.64
certificate of occupancy, 11.93, 12.10(3)
claim preclusion doctrine, 9.47
color of law, 12.07
damages, 12.16
elements of violation

causation, 12.08
color of law, 12.07
deprivation of federal right, 12.05
enforcement of land use regulations, 11.107
“person”, 12.06

elements of violation, 12.04
Eleventh Amendment, 12.25
exhaustion

barrier to federal forum, 9.28
generally, See Chapter 9

federal right, deprivation of, 12.05
forum, 12.19
generally, 12.01
immunity, See Chapter 9
judicial review, 10.05
jurisdiction, 12.02
jury trial, 12.31
land use regulations, enforcement of, 11.107
legislative immunity, 9.98, see Appendix 10A
licenses, 12.10(2)
measure of damages, 12.16(3)
negligence, 12.14(1)
not a bar to direct action, 12.33
notice requirements, 12.03
pendent jurisdiction, See Chapter 9
preclusion doctrine, 9.47
pleading, 12.30
procedural due process, 9.05(3), 9.13(3), 9.45, 12.11
punitive damages, 12.16(2)
remedies, 12.15
ripeness, 9.04
state law violation, 12.05
statutes of limitation, 9.64
substantive due process, 12.10, 12.20(1)
taking, 12.12
venue, 12.24
violation – causation, 12.08

Civil Rights SLAPP-BACKS, 13.50(2)(d)
Claim Accrual, 9.52
Claim preclusion doctrine, 9.47
Clear and specific right – Mandamus, 10.53(1)
Clinic – standing, 9.72(1)
Closed meeting, 3.22(6)
Club, 13.01
Cluster zoning, 2.76
Collateral attack – Refusal to rezone, 11.73
Colleges, defined, 13.01
Color of law

civil rights action, 12.07

acts of administrative officials, 12.07(1)
inaction by administrative official, 12.07(3)(a)
legislative body, 12.07(2)
long-standing dispute, 12.07(2)(a)

Commercial speech, 8.41(4)
Commingling of claims – Declaratory judgment and petition for review, 10.25(3)
Common enemy doctrine, 1.04(3)
Common law dedication – Streets, 4.37(1)
Common law exceptions – Immunity, 9.92(2)
Communications towers, 2.145
Common nuisance, see Public nuisance
Community sentiment, 8.15(2)
Community unit plans, 2.73
Comparative injury rule – Nuisance, 1.22
Compelling purpose – Investment backed expectations, 8.23(4)(c)(i)1)
Compensation, see Taking
Compensation – Takings 8.19
Compensation – Termination of nonconforming use, 7.16(4)
Competent and substantial evidence – Ch. 536, 10.23(3)(c)
Competent and substantial evidence – Certiorari, 10.13(2)(b)(i)-(ii)
Competition as rationale for zoning, 3.30(2)
Competitors – Standing, 9.72
Complaints not final – Ripeness, 9.10(1)
Complete facts needed – Declaratory judgment, 10.30(3)
Compliance by city with its own ordinance, 8.31(3)
Compliance with statute sufficient – Notice of rezoning, 3.21(1)
Comprehensive plan

adoption

cities, 2.08
counties, 2.09
townships, 2.10

amendment

generally, 2.15

building line regulations, 2.19
changes to, 2.15
cities, 2.05, 2.08, 2.24
cities, adoption of plan, 2.08
composition of plan

maps, 2.13
partial coverage of community, 2.12
terminology, borrowed from zoning, 2.14
zoning ordinance, 2.13
zoning terminology, 2.14

consistency of zoning with, 11.62(4)(b)
counties, 2.04, 2.09, 2.25
counties, adoption of plan, 2.09
flexibility, 2.18
generally, 2.02
hearing, legislative, 10.02
legislative hearing, 10.02
modification, 2.15
moratorium pending plan adoption, 11.22
planning commission

Comprehensive plan (cont.)
cities, 2.24
counties, 2.25
member, change in vote, 2.28-2.31
original zoning, adoption, 2.51
procedure, rules of, 2.29-2.31
procedure for rezoning, 3.13
recommendation, 3.38
reconsideration of vote, 2.28, 2.30
report, 3.24
requirement to establish, 2.23-2.26
rezoning procedure, 3.13
role, 2.27
rules, 2.29-2.31
townships, 2.26
variances, 2.27

vote, change in, 2.28
portion of city, 2.12
prerequisite to zoning, 2.06
procedure for adoption

cities, 2.08
counties, 2.09
townships, 2.10

protest of amendments, 2.16
recording, 2.08
required, 2.06
requirement for, 2.03
role of planning commission, 2.07, 2.27
special use permits, moratorium, 11.23
status, 2.18
stayed development, 11.20
townships, 2.10
variances, 2.17-2.19
variance from, 2.17
zoning

consistency, 11.62(4)(b)
invalid without, 2.03, 2.06

Comprehensive plans as pre-requisite to zoning, 13.52(3)
Condemnation, see Taking
Condition of – Record, administrative review, 10.23(1)(a)
Conditional use permits, see Special use permits
Conditional uses, 2.96
Conditional zoning, see Contract zoning
Conditions

challenge to, 11.46
exactions, 11.44
necessary for – APRA review, 10.22
peculiar to property – hardship variance, 6.27(2)
precedent – mandamus, 10.53(2)
plat, 4.25
special use permits, 2.113
which can only be satisfied by others, 11.153
zoning, 3.44
zoning – burdens/benefits rule regarding conditions, 3.47

Conduct of the defendant – Nuisance, 1.07
Conferring public benefit – Taking, 8.22(2)
Conflicts in representing government, 13.37
Conflicts of interest – bias, 8.15(1)(a)(ii) 8.37, 13.27
Conflicts – Statute and ordinance, 2.40
Conformance with master plan – Plat, 4.33
Confusion of exhaustion of equitable rules, 9.22
Confusion re takings – Evolution of, 8.26(2)
Consent of neighbors – Special Use Permits, 2.108
Consent of neighbors 8.04(4), 8.15(2)(c)
Consent – Physical invasion, 8.22(1)(e)
Consideration – Dedication, 4.38
Constitution – Administrative review, 10.17(1)
Constitutional basis of land use controls, 2.01
Constitutional issues – Preservation, 10.73(1)
Constitutional or statutory violations § 1983, 12.09
Construction and operation of statutes and ordinances – zoning, 2.39
Construction – Interpretation by Agency, 2.44
Construction – in favor of owner 1.40, 2.40
Construction – More particular provision prevails, 2.42(1)
Construction – Non-conforming use ordinance, 7.16(1)
Construction – Restrictive covenants, 1.38
Construction of streets – Prerequisites, 4.32
Construction of Streets as condition of plat, 4.27
Consultation – Historic districts, 2.88(2)(c)
Contact with Tribunal (see Lobbying)
Contemplated use not enough to establish prior legal use, 7.18(4)
Content – Speech regulation, 8.41(1)
Content of notice of rezoning, 3.21(3), 3.22(1)(b)
Contents of plat, 4.05
Contested case – Mandamus, 10.53(1)(b)
Contested case – Judicial review 10.22(1)
Contested cases, 10.22(1), 10.53(1)(b)
Continuance of nonconforming use, 7.16
Contraband – Reduction in value, 8.23(2)(a)(iii)
Contract zoning

breach, 8.45(6)
defined, 3.48
exactions, 11.52(4)

Contractor, defined, 13.01
Contract – Breach, 8.45(6)
Contributory conduct of plaintiff – Nuisance, 1.18
Controlled substances – Nuisance, 1.28(3)
Controls other than zoning, 2.86
Converting campaign funds to personal use, 13.21
Corporations – Standing, 9.81
Copy of certiorari petition as summons, 10.12(6)(a)(ii)
Correction of record – Evidence, 10.23(1)(a)(ii)
Corridors, 8.29(3)(g)
Cost of repair – Damages for nuisance, 1.12(3)(b)
County Zoning Enabling Act, 13.52(1)
Counties, administrative review, 11.39(4)
County Zoning, 2.37
County Zoning Issues, 13.51
County – Exemption from city authority, 2.127
Covenant in contract but not in deed – Merger, 1.45(5)
Covenants, see Restrictive covenants
Creation of Zoning Commission, 2.51
Credibility: Evidence – Administrative review, 10.23(3)(c)(i)
Criminal liability – Ordinance, 11.108
Cross-examination before BZA – Evidence, 6.38(1)
Cumulative zoning, 2.48

– D –

Damages

actions taken in anticipation of condemnation, 12.16(3)(b)(ii)
Civil Rights Act, 12.16
Conduct – nuisance, 1.12(2)
cost of repair – nuisance, 1.12(3)(b)
due process, 12.16(1)
Damages (cont.)
Fifth Amendment, 12.33
immunity: federal, 9.96(2)(a)
individuals not immune from, 12.25(1)(a)
interest on lost profits, 12.36(4)
loss of opportunity, 12.36(1)
malicious conduct, 1.12(2)
measure, 12.36

nuisance, 1.12(3)
option price, 12.36(3)
taking, 12.16(3)

nuisance

avoidable consequences rules, 1.18
cost of repair, 1.12(3)(b)
depreciation of value, 1.12(3)(a)
fact question, 1.34(2)
future damages, 1.12(1)
generally, 1.12
measure of, 1.12
mitigation, 1.18
owner’s loss versus taker’s gain, 12.16(3)(a)
permanent nuisance, 1.12(3)(a)
punitive, 1.12(2)
question of fact, 1.34(2)(b)
rental value, decrease in, 1.12(3)

punitive

federal constitutional right, violation of, 9.96(2), 12.05(1)(a)
nuisance, 1.12(2)

remedy, 12.6, 12.34, 12.43, 12.47
rental rate, 12.36(2)
refusal to rezone, 12.34, 12.47
restrictive covenants, 1.52
time of payment, 12.16(3)(b)
wanton conduct, 1.12(2)
willful conduct, 1.12(2)

“Damaging” – Missouri Constitution, 8.29, 12.34, 12.35
Dangerous buildings, 1.28(2)
Dangerous condition – Immunity, 9.92(1)(b)
Dealing with applicants, 13.14
De facto delegation, 8.15(2)(c)
De facto officer, (officer disqualified after vote), 3.28
De novo hearings, see Additional evidence
Declaratory judgment as correct method of review of legislative decisions, 13.51(5)
Declaratory judgment, or relief

administrative review, 10.28
alternate method of review, 10.30(6)
complete facts needed, 10.30(3)
consequential relief, 10.33
delay in processing land use application, 11.16
exactions, 11.56
exclusionary zoning, 11.68, 11.134
exhaustion of remedies – refusal to rezone, 9.36
filing, time to, 10.31
generally, 10.28
immediacy and reality, 10.30(2)
land use application, delay in processing, 11.16
legal basis, 10.29
parties, 10.32
petition for review – commingling of claims, 10.25(3)(c)
pleadings, 10.33
prerequisites, 10.30
Declaratory judgment, or relief (cont.)
— lack of adequate remedy, 10.30(6)
procedure, 10.34
redevelopment plan amendment, 11.104
refusal to rezone, 11.70
relief, consequential, 10.33
rule of civil procedure, 10.29(1)(a)
scope of review, 10.35
separate count, 11.56(2)
special use permits, 11.31
standard of review, 10.36
statutes of limitation, 9.52
threatened loss, 10.30(5)
time to file, 10.31
uncertainty, 10.30(4)
under Civil Rights Act, 12.17
vested rights, 11.98
Whether Decision must be based on evidence at hearing, 3.16(2)

Dedication

acceptance of streets, 4.41
construction – street exactions, 11.52(3)(f)
of park land, 4.26
of right-of-way – special use permit, 2.115(2)
method, 4.37
revocation, 4.60
streets, 4.37
withdrawal of, 4.46(3)

Deemed approved by plan commission – Plat, 4.10
Defamation, 13.41
Defendants – APRA, 10.19(2)
Defendants – Certiorari, 10.10(2)
Defendants – Injunction, 10.41(2)
Defendants – Nuisance, 1.31(2)
Defenses – Injunction, 10.40
Defenses – Invalid regulations 11.151
Defenses – Nuisance, 1.15
Defenses – Restrictive covenants, 1.43
Defenses to SLAPP suits, 13.47
Deference to legislative branch – Public purpose, 8.10(2)(a)
Definitions, land use, 13.01
Degree of harm – Nuisance, 1.08(1)
Delays

administrative function, 11.06
Administrative Review and Procedures Act, 11.13, 11.17
challenge to, 11.06
comprehensive plan, 11.20
condemnation, delay of, 11.09(2)
declaratory judgment, 11.16
growth management ordinance, 11.19
in construction due to litigation – vested rights, 7.07
injunction, 11.16
litigation by landowner, 11.24
mandamus, 11.15
ministerial function, 11.15
moratoria as a taking, 11.09(5)
naked moratorium, 11.23
pending ordinance, 11.22
procedural due process, 11.10, 8.32(3)(b)
processing land use applications, obligation to, 11.15
sewers, delay in providing, 11.09(3)
stayed development, comprehensive plan, 11.20
substantive due process, 11.11
Delays (cont.)
taking, 11.09
temporary taking doctrine, 11.63(1)
ultra vires of zoning enabling act, 11.12
zoning enabling act, ultra vires of, 11.12

Delegation

community, 8.15(2)
de facto, 8.15(2)(c)(ii)
discretion dilemma, 2.109
of approval – substantive due process, 8.15(2)(a)
of policy decisions – vagueness, 8.32(1)(a)(ii)
special use permits, 11.34(2)
special use transferability, 2.112
standards, generally, 6.17(2), 8.45(9)(a), 11.153
standards, variances, 6.17(2)
unlawful, 8.45(9)

Demolition (mandatory), 1.28(2)
Denial of building permits, 11.79
Denial of certificate of occupancy, 11.91
Denial of merchant’s license, 12.10(2)
Denial of other permits, certificates and licenses, 11.91
Denial of plat, 11.02
Denial of variance 10.22(2)(b)(ii), 11.25
Denial of vested right, 9.38, 11.95
Density (lot size), 2.49
Depreciation of value – Damages, 1.12(3)(a)
Depreciation – Standing, 9.66(2)(a)
Deprivation – Federal right, 12.05
Derogation of Common Law, 2.40
Design of road – Immunity, 9.92(1)(b)
Desire of city for particular development – Refusal to rezone, 3.30(5)
Destruction – Appropriation, 8.22(2)(b)(i)-(ii)
Determination of reasonableness (exactions), 11.48(2)(b), (zoning) 11.62(1), 11.62(4)
Developer – Equal protection, 8.35(1)(c)
Development regulation (height, area), 2.49
Differences between petition for review and certiorari, 10.25
Differences between variance and exception, 6.20
Difficult standards for substantive due process – Certain circuits, 8.18
Dillon rule, 2.41, (exactions) 11.52(1)
Direct action under Constitution, 12.33
Directly and substantially affected – Standing, 9.66(1)
Disclosure by public official of substantial personal interest, 13.17
Discretion, Abuse of, 10.13(2)(d), 10.25(2)(b)
Discretion to deny property interest, 8.05
Disparate treatment, 3.37
Disparity between damages and attorney’s fees, 12.18(2)(c)
Dispute resolution – Historic districts, 2.88(2)(e)
Dissent – Transfer to Supreme Court, 10.81
Distribution of burden as a theory for taking, 8.20(10)
Diversion of water – public nuisance, 1.04(3)(a)
Diversion of water – Unregistered – statutory nuisance, 1.28(3)
Divestiture of owner from possession, 8.22(6)
Doctor’s office to food center – Change of use, 7.19(2)(b)
Dog – Vicious – public nuisance, 1.04(2)(d)
Dormitory to hotel – Change of use, 7.19(2)(c)
Down-zoning

bias, previous down-zoning – exhaustion/futility, 9.26(1)(a)
cause of action, 11.60(1), 11.103
condemnation – to lower price, 7.15(1)(b)
defined, 7.15
economically viable uses, denial of, 8.23(3)(a)(ii)
Down-zoning (cont.)
justifications, 7.15(1)
meaningful application, ripeness, 11.62
method of review, 11.98
procedural due process, 8.31(2)
property interest, 8.04
standing to challenge, 9.66
taking, 8;04
to lower price for condemnation, 7.15(1)(b)

Drainage – Nuisance, 1.04(2)
Drive-in – non-conforming use, 7.16(5)(d)
Drive-in, defined, 13.01
Drive-in restaurant cases, Appendix 13(a)
Drive-through window – change in use through alteration, 7.19(6)(a)(iii)
Drive-through, defined, 13.01
Driveways, 4.53
Due diligence in obtaining writ, 10.09(2)
Due process, see Substantive due process, Procedural due process
Dust as nuisance, 1.04(2)
Duty of recorder – Plat, 4.21
Duty of subdivider – Plat, 4.20
Dwelling, defined, 13.01

– E –

Early zoning decisions, 2.33
Easement by necessity, 4.54
Easement by prescription, 4.37(3)
Easement of a building owner, 4.55
Easement – Exactions, 11.52(3)(e)
Easement – Light and air, 4.52
Educational institution, defined, 13.01
Effect of findings on permit, 6.45
Effect of pleadings – Nuisance, 1.34(1)(b)
Effect of regulation – Taking, 8.13
Effect of regulation on property regulated, 8.13
Effect of regulation – Reduction in value, 8.23(1)
Effectiveness of regulation, 8.11
Efficiency of regulation, 8.12
Ejusdem generis, 2.42
Election of nuisance remedies, 1.11
Elements of violation – Civil rights, 12.04
Eleventh Amendment, 9.96(2), 12.25
Elimination of uses – amortization of non-conforming use, 7.17(1)
Emergency – Waiver of covenant, 1.45(4)
Emergency – Character of government’s act, 8.22(3)
Emergency exception to rule against delegation, 8.45(9)(a)(i)
Eminent domain, see Taking, see Volume 5
Eminent domain, writ of prohibition, 10.67(1)
Encroachments, 2.70(2)(f)
Enforcement of land use regulations

attorney’s fees, 12.18, 12.42
burden of proof, 11.110
cause of action, landowner, 11.107
civil action, characterized as, 12.02

Enforcement of land use regulations

Civil Rights Act, 12.01
criminal aspects, 11.106
defenses

actual knowledge, lack of, 11.117
applicability, 11.123
constructive knowledge, lack of, 11.117
evidence, 11.119
exception, 11.120
Enforcement of land use regulations (cont.)
invalidity of zoning ordinance, 11.122
laches, 11.118
nonconforming use, 11.121

injunction, 11.114
knowledge, 11.117
nuisance, 11.106
ownership, 11.109
remedies, 11.114(2)
trial de novo, 11.113
violation of law, 11.108

Equal protection

as barrier to land use regulations, 8.35
building permit applicant, 8.35(1)
building permit, denial, 11.83
class of one, 8.35(4)
denial of special use permit, 11.34(1)
developer, 8.35(1)
exactions, 11.51
exclusionary zoning, 11.145
finality, ripeness, 9.13(2)
fundamental right, 8.35(3)
gender or legitimacy, 8.35(2)
generally, 8.34
heightened scrutiny, 8.35(3)
landlords, 8.35(1)
motive, relevancy of, 8.37
new businesses, 8.35(1)
pleading, 8.38
property interest, 8.04
property owner, 8.35(1)
property owner included in redevelopment plan, 8.35(1)
race, 8.35(3)
rational basis test, 8.35(1)
refusal to rezone, 11.65
selective enforcement, 8.36
special use permit applicant, 8.35(1)
special use permit conditions, 2.114
special use permit denial, 11.34(1), 11.39(2)
standard for review, 8.35
state, 8.45(2)
suspect class, 8.35(3)
variance applicant, 8.35(1), 6.23

Equitable Clean Up doctrine, 12.37
Equitable relief – Nuisance, 1.13
Equity – Breach of covenant, 1.51
Equity retains jurisdiction, 12.17, 12.37
Equity theory of standing, 3.08(2)
Either/Or Test for Taking, 8.20(3)
Entitlement – Attorney’s fees, 12.18(1), 12.42
Error in flood map-existing structure, 2.70(2)(d)
Erroneous information, 9.98(2)
Erroneously issued building permit – Reliance on, 6.27(4)(d)
Establishment clause, 8.15(2), 8.40(1), 8.41(6)(a)
Estoppel

board of zoning adjustment, 6.09
general rule not allowed against government, 7.09(1)
vested rights, relationship to, 7.02

Euclidian zoning, 2.48(2)
Evidence

administrative review: credibility, 10.23(3)(a)(i)

APRA, 10.23(1)
BZA, 6.34
BZA – business records, 6.38(7)
BZA cross-examination, 6.38(1)
BZA offer of proof, 6.38(3)
BZA privileged information, 6.38(4)
competent and substantial, 10.13(2)(b), 10.23(3)(a)
correction of record, 10.23(1)(a)(ii)
enforcement of land use regulations, 11.119
expert testimony, reasonableness of zoning, 11.78
hearsay, 6.38(8), 10.04(8)
land use cases, 10.04
limiting testimony – procedural due process, 8.32(2)(c)(iv)
mandamus, 11.15, 11.55, 11.88
must be received at hearing, 6.40
need for objection, 10.04(10), 10.13(1)(e)
new, 10.13(1), 10.23(2), 10.25(2)(a)
of title, 3.05
opinion of opponents, 11.77
outside record, 6.40, 10.04(6)
overwhelming weight of, 10.24(2)
parks, 11.52(3)(d)
payment under protest, 11.54
petition for review, separate counts, 11.56(2)
practical difficulty – BZA, 6.25(1)
procedural due process, plats, 11.10
procedural due process, refusal to rezone, 11.64
proportionality exactions, 11.48(1)(b)
protest, payment under exactions, 11.54
public purpose, validity, 11.154
rational nexus test exactions, 11.48(1)
reasonable relationship test exactions, 11.48(2)(b)
record – APRA, 10.23(1)
regulatory fee exactions, 11.47
regulatory taking exactions, 11.50
remand where court not entitled to weigh, 10.13(1)(d)
remarks of attorney, 6.37
review, method of exactions, 11.53
reviewed in light most favorable to tribunal, 10.24(1)
rezoning hearing, 3.11
right to adduce, 6.41
road improvement plan, 11.52(3)(c)
rough proportionality test (Dolan) exactions, 11.48(2)
rules – land use hearings, 10.04, 10.17(2)
rules, 6.38
separate action, challenge to conditions, 11.56(1)
sewers, 11.52(3)(a)
should include ordinance, 10.17(4), 10.23(1)(a)(v)
specifically and uniquely attributable test, 11.48(2)(a)
state enabling act, ultra vires of, 11.52
street construction, 11.52(3)(f)
street dedications, 11.52(3)(f)
substantial, 10.13(2)(b), 10.23(3)(a)
substantive due process exactions, 11.48
sufficiency to support variance, 6-A
sufficiency for rezoning, 3.14
sworn testimony, 6.35(1)
taking of cash, 8.20(11)
taking, 8.23(2)(a)(i), 11.50, 11.84
tax, status as exactions, 11.47(2)
theories of challenge exactions, 11.46
Evidence (cont.)
ultra vires of state enabling act exactions, 11.52
use of exaction on problem, 11.48(1)(c)
valid public purpose, 11.67
viewed in light most favorable to findings, 10.14(1), 10.24(1)

Evolution of confusion re takings, 8.26(2)
Ex-offenders – Halfway houses, 8.35(1)
Ex parte contacts, 8.32(3)(d)
Exactions

benefits burdens rule, 3.47
certiorari, 11.57
challenge to, 11.46
conditional zoning, 11.52(4), 3.44
conditions, 11.48(1)(a)
contract zoning, 11.52(4)
cost of infrastructure, related to, 11.48(1)(b)(ii)
declaratory judgment, 11.56
Dillon rule, 11.52(1)
easements, 11.52(3)(e)
equal protection, 11.51
exclusio unis, 11.52(2)
expenditure, related to, 11.48(1)
generally, 11.44
Hancock Amendment, 11.47
housing, low income, 11.52(3)(b)
impact fees as taking, 8.20(11)(a), 11.52(3)(g)
justification, 8.23(2)(a)(i)
linkage, 11.47(3)
low income housing, 11.52(3)(b)

Exceptions – Exhaustion, 9.25, 9.17, 9.26(1)(c), 9.27(4), 9.42
Exceptions – Sunshine law, 3.22(3)
Exclusio unis, 2.39, 11.52(2)
Exclusionary zoning

authority, lack of under enabling act, 11.147
building size, 11.135
challenge to, 11.144
declaratory judgment, 11.70
defined, 2.82, 11.68
enabling act, lack of authority, 11.147
federal legislation, 2.82(e)
group homes, 2.82(5)
floor area, 11.135
forum, 11.149
large lots, 11.135
low income exclusion, 2.82(3), 11.135
low income housing, 2.82(3)
equal protection, 11.145
mobile homes, 2.82(4)
multi-family, 2.82(2)
non-residential use, 2.82(1)
public policy, 2.825(c)
racial exclusion, 2.82(6)
rectory, 2.825(b)
refusal to rezone, 11.59
single-family use, 11.135
standing, owner non-applicant, 9.69(2)(b)
substantive due process, 11.146

Execution – Plat, 4.15
Exempt activities (from zoning), 2.141
Exemption from taxation, 5.2(2)
Exemptions from zoning authority

balancing interests test, 2.117
billboards, 2.126
boiler inspections, 2.135(1)(a)
churches, 2.139
city exemption from

other cities, 2.129
own regulations, 2.130
county authority, 2.131

city authority, county exemption from, 2.127
city authority, state exemption from, 2.125
county

from city authority, 2.127

county authority, city exempt from, 2.131
eminent domain test, 2.117
farming, 2.142
FCC, 2.145
Federal Communications Commission, 2.145
federal government

local authority, exempt from, 2.120
state authority, exempt from, 2.119

fire protection, 2.135(1)(c)
food service, 2.135
group homes, 2.143
ham radio towers, 2.145
health rules, 2.135
historic landmarks, 2.135(2)
hospitals, 2.140
housing authority, 2.137
liquor licenses, 2.125
local authority

county exemption from, 2.127
federal exemption from, 2.120
state exemption from, 2.125

mining, 2.144
Missouri Public Service Commission, 2.138
other exempt bodies, 2.147
private schools, 2.136
public utilities, 2.138
religion, 2.139
satellite dishes, 2.146
schools, exemption from city authority, 2.132

boiler inspections, 2.135
city, power of, 2.133
disputes, 2.135
fire protection, 2.135
food service, 2.135
generally, 2.132
health rules, 2.135
historic landmarks, 2.135
private schools, 2.136
powers of school district, 2.134

signs, 2.126
state

city authority, 2.125
local authority, 2.125

state authority, federal exemption from, 2.119
superior sovereign test, 2.117
treatment facilities, 2.143

Exhaustion of remedies

administrative, 9.22, 9.23(11)
administrative remedies, confused with judicial, 9.22, 9.23, 9.24
Exhaustion of remedies (cont.)
administrative remedy created by ordinance, 9.30
barrier to federal forum, 9.28
board of zoning adjustment, 9.20, 9.21, 9.33
board of zoning adjustment, appeal to, 9.27(2)
building permit, refusal to issue, 9.32(1)(a)
burden of proof, 9.41
certiorari, 9.23(2), 9.33
Civil Rights Act, 12.01
declaratory judgment, 9.36(1)
discretionary with federal courts, 9.29
distinguished from ripeness, 9.05(1), 9.21
enforcement, challenge to, 9.39
enforcement of ordinance, 9.40
equitable remedies, confused with legal, 9.22
exceptions to rule, 9.25
exception, irreparable harm, 9.27(3)
exception, statutory, 9.27(4)
extraordinary legal, 9.23(6)
facial attack exception, 9.26(2)(a)
federal courts, discretionary with, 9.29
federal forum, barrier to, 9.47
futility exception

bias, 9.26(1)
decided previously, 9.26(1)(a)
delay, 9.26(1)(c)
down-zoned previously, 9.26(1)(b)
facial attacks, 9.26(2)(a)
generally, 9.26
relief cannot be granted, 9.26(2)
tribunal lacks authority, 9.26(2)

generally, 9.20
irreparable harm, 9.27(3)
judicial remedies, confused with administrative, 9.23(4)
legal remedies, 9.22, 9.23(1), 9.24(1)
legal remedies, before equitable, 9.23(1)
local administrative remedies, 9.30
mandamus, 9.32(1)
multiplicity of suits, 9.27(1)
ordinance precludes administrative remedy, 9.08(1)
ordinance violation, 9.26(2)(a)(i)1)
ordinary before extraordinary legal, 9.23(6)
procedural due process, 9.06(2)(a), 9.13, 9.45, 12.11
refusal to plat, 9.32
refusal to rezone

application for rezoning, 9.08
generally, 11.59
remedy, 9.37
variance, 9.36(1)(a)

remedy for refusal to rezone, 9.37
ripeness, distinguished from, 9.04, 9.21
similar doctrines (preclusion), 9.47
special use permit, 9.35, 11.39(2)
statutory exception, 9.27(4)
statutory remedy before equitable, 9.23(3)
unnecessary, 9.36(1)(b)
variance, 9.36(1)(a)
vested right, denial, 9.38

Exhibits – BZA, 6.35(3)
Existing street – Utilities in, 4.34(1)
Existing zoning as the subject of inquiry, 3.32
Expansion of use area – Non-conforming use, 7.19(4)
Ex-parte contacts, 8.32(3)(d)
Expert opinion in zoning case, 3.36, 10.04(19), 11.78
Explosives as nuisance, 1.04(2)
Ex. rel., 1.31(1), 10.50(1)
Extortion by public officials, 13.23
Extra-territorial zoning, 2.59
Extraordinary majority requirements, 8.32(3)(a)

– F –

Facial challenges – Exhaustion/futility, 9.16, 9.17
Facial challenges – Exhaustion exception, 9.16, 9.25
Facial taking challenges: More difficult to win, 8.23(3)(b)
Facial taking – Ripeness, 9.16
Facial or as-applied due process challenges, 8.14
Facial or as-applied zoning challenge, 3.33
Fact or law questions – Nuisance, 1.34
Fact question – Legality of prior use, 7.18(3)
Fact question – Bias, 8.15(1)(d)
Factual disputes – Mandamus, 10.53(1)(a)
Failure of consideration – Restrictive covenant, 1.44(4)
Failure of local government to follow own rules, 8.31(3)
Failure to follow procedure, 8.31(3)
Failure to perform duty as act, 6.11
Failure to remedy continued violations by subordinates, 12.07(2)(b)
Fair Housing Act, 11.136(1)
Fairly debatable test, 10.14(3), 11.48(2)
Fairly debatable test – Sur-rebuttal, 3.41
Family, defined, 13.01, 11.136(1)(d)
Farming, 2.142
Faulty drainage, 1.04(2)
Favorably acting on matter for gain, 13.10
Federal communications commission, 2.145
Federal Constitution – Property interests, 12.05
Federal forum – Barriers, 9.04(3), 9.28, 9.49
Federal forum – Ripeness, 12.20
Federal Highway Beautification Act, 2.126(1)
Federal insurance rate maps, 2.68(1)
Federal officer as person, 12.06(1)
Federal regulations as federal right, 12.05(2)(a)
Federal right – Deprivation, 12.05
Federal right – Federal regulations as, 12.05(2)(a)
Federal ripeness, 9.03
Fence, defined, 13.01
Fifth Amendment – Damages, 12.33
Fifth Amendment – Direct action for just compensation under, 12.33
Fifth Amendment, see Procedural or substantive due process
Filing of plat, 4.42
Filing of record on appeal, 10.77
Filling station – change in non-conforming use, 7.19(2)(f)
Final plan approval, 10.22(1)(a)(i)
Findings

by BZA, 6.42
improper, 10.23(2)(c)
lack of, 10.72(4)(a)
lack must be pled in petition for writ, 6.44
must show basis of decision, 6.46(1)
remand for § 10.13(1)(d)(ii)
sequence, 6.46(4)
sufficiency, 6.46
waiver, 6.43

Fire protection trumps school powers, 2.135
First Amendment (See Religion, Freedom of Speech)

as restriction of government power, 8.39
establishment clause, 8.15(2), 8.41, 8.41(6)(a)
hybrid free exercise rights, 8.42

Floating zones, 2.74
Flood plain zoning

alteration of boundaries, 2.70(2)
alteration of topography, 2.70(1)
amendment of base flood elevation, 2.70(2)
appeal, 2.69(2), 2.70(2)
base flood elevation, amendments, 2.70(2)
changes, 2.70
curvilinear line, errors, 2.70(2)
enforcement, 2.68
errors, curvilinear line, 2.70(2)
federal insurance rate maps, 2.68
federal law, 2.67
financial assistance, 2.68(3)(a)
Flood Disaster Protection Act, 2.67
flood elevation determinations – appeals review, 2.70(2)(a)
flood elevations – appeal, 2.69(2)
flood elevations, procedure to establish, 2.69
flood insurance, 2.68
insurance, 2.68
interpretation, 2.71
map revisions, 2.70(2)
National Flood Insurance Act, 2.67
procedure to establish, 2.69
prohibited acts, 2.68(2)
proposed encroachments, 2.70(2)
proposed structures, 2.70(2)(e)
publication of flood elevations, 2.69(1)
purpose, 2.66
revisions to map, 2.70(2)
structures, 2.70(2)
Water Pollution Control Act, 2.67

Flooding – Physical invasion, 8.22(1)(b)(iii)
Floor area restrictions, 11.135
Floor space, defined, 13.01
Floor, walls – Alteration of – change in non-conforming use, 7.19(6)(a)(ii)
Food service, 2.135(1)(b)
For sale signs, 8.41(1)(d)(i)2)
Forced use of eminent domain, 8.20(7)
Forum for litigation

abstention doctrine, 9.49
barriers to federal, 9.03, 9.28
cause of action, determined by generally, 9.43

procedural due process, 9.45
substantive due process, 9.44
taking, 9.46

Civil Rights Act, 12.19
claim preclusion doctrine, 9.47
determined by cause of action generally, 9.43

procedural due process, 9.45
substantive due process, 9.13(1)
taking, 9.46

exhaustion, 9.20, 9.27, 9.31
exclusionary zoning, 11.68, 11.149
preclusion doctrine, 9.47
procedural due process, 9.05(3), 9.45
Pullman abstention doctrine, 9.49(2)
Forum for litigation (cont.)
ripeness for federal court

Civil Rights Act, 12.20
procedural due process, 9.05(3), 9.13(3), 9.45
substantive due process, 9.13(1)
taking, 9.12

state questions, federal abstention, 9.49
substantive due process, 9.05(1)(b)

Fourth Amendment, Bezayiff case, 8.10(2)(b)(iii)
Fraternity, defined, 13.01
Freedom of speech, 8.10(1), 8.34, 8.35(3), 8.41

adult (content), 8.41(4)(b)
adult (manner of regulation), 8.41(3)(a)
adult (place), 8.41(2)(a)
adult (time), 8.41(1)(a)
alternative means of communication, 8.41(5)
billboards (content), 8.41(4)(a)(iii)
commercial speech (place), 8.41(2)(b)
content, 8.41(1)commercial speech, 8.41(4)
content of speech, 8.41(4)
for sale signs (content), 8.41(4)(a)(ii)
loitering, 8.41(8)
manner, 8.41(3)
manner of regulation, adult, 8.41(3)(a)
news racks, 8.41(2)(b)(i)
outdoor advertising, 8.41(4)(a)(iii)
place, 8.41(2)
political speech, 8.41(4)(c)
prior restraint, 8.41
public forum, 8.41(2)(b)(iv)
regulation of time, 8.41(1)
signs (place), 8.41(2)(b)(ii)
speaking @ council meeting, 8.41(5)(e)
speech, land use regulations inhibiting, 8.40
substantial governmental interest, 8.41(6)
tailored, 8.41(5)
time regulations, 8.41(1)
vs. right to exclude, 8.23(4)(a)(ii)

Freeholders – BZA membership
Front foot, defined, 13.01
Full Faith and Credit Clause, 9.04
Fundamental fairness (opportunity to be heard), 8.32(3)
Funeral home in residential district – nuisance, 1.03(2)(a)
Further evidence – Appellate court, 10.72(3)
Futility exception to ripeness

generally, 9.17
long adversarial relationship, 9.17(1)(a)
opposition of city staff – ripeness, 9.17(1)(b)

Future rezoning – Injunction, 11.72(3)

– G –

Gain from office by public official, 13.09
Gambling house or device – nuisance, 1.28
Gaps filled by APRA, 10.04, 10.22(2)(d)
Garage to parking lot – Change of use, 7.19(2)(d)
General federal question jurisdiction, 12.02
General plan amendment – ripeness, 9.07
Generality – Takings, 8.22(5)
Good faith immunity – Ministerial/administrative officials, 9.98(2)
Governing body – Plat approval, 4.33(5)
Government nuisance

generally, 8.22(1)(d)
taking, 8.45(4)

Government’s gain or owner’s loss, 8.25(3)
Governmental and official immunity

absolute immunity, 9.98(1)
administrative, 9.98(2), 10A
administrative/legislative distinction, 9.92(3), 9.98(2)(a), 10A
breach of contract, 9.91(2), 9.92(2)(e)
capacities in which sued, 9.96
capacity in which sued under state law, 9.93(1)
common law exceptions, 9.92(2)
dangerous condition, 9.92(1)(b)
discretionary acts, 9.93(1)(b)
effect of capacity on, 9.97(1)
eleventh amendment, 9.96(2)(a)
entities entitled to, 9.92(3)
entry, 9.94
exceptions

retroactivity, 9.92(1)(e)
statutory, 9.92(1)

erroneous information, 10A
federal constitutional rights, 9.95
federal government as defendant, 9.96(1)
federal – punitive damages, 9.99(3)
generally, 9.90
good faith immunity, 9.98(2)
individuals – state law, 9.93(1)(b)
individuals – federal law, 9.97
insurance, 9.92(1)(c)
intervening cause, 9.92(1)(b)(ii)
inverse relationship between individual and municipal liability, 9.97(2)
judicial capacity, 9.93(1)(b), 9.98(1)(b)
legislative capacity, 9.93(1)(b), 9.98(1)(a)
local legislators, 9.97(1), 9.93(b)(ii), 9.98(1)(a)(iii)
ministerial capacity, 9.93(1)(b)(i), 9.93(1)(b)(vi), 9.98(2)(b)
motor vehicles, 9.92(1)(a)
nature of act – absolute and qualified immunity, 9.98
negligence, 9.92(1), 9.92(2)(c)
nuisance, 1.26
official capacity, 9.93, 9.97(1)(a), 9.97(1)(b)(i)
official immunity, 9.93, 9.97
personal capacity suits under federal law, 9.97(1)(b)
property not owned by the government, 9.92(1)(b)
proprietary functions, 9.92(2)
prosecutors, 9.98(1)(c)
public duty doctrine, 9.94(2)
punitive damages, 9.99(3)
qualified immunity, 9.98(2)
quasi-judicial capacity, 9.98(1)(b)
remedies, 9.99
respondeat superior, 9.100(2)
retroactivity, 9.92(1)(e)
road design, 9.92(1)(b)
school districts, 9.92(2)(b)(i)
schools, 9.92(2)(b)(i)
sewers, 9.92(1)(b)
state governments as defendant, 9.96(2)
state human rights act, 9.92(1)(d)
state law exceptions, 9.92(1)
superior sovereign, 9.91(4)
traffic congestion, 9.92(1)(b)
transfer of immunity from government to employee, 9.93(1)(b)
trespass, 9.92(2)(a)
Governmental and official immunity (cont.)
ultra vires acts, 9.100(3)
vicarious liability, 9.100(2)
waiver, 9.92(1), 9.98(2)(a)(viii)
water courses, 9.92(2)
zoning, 9.93(1)(b)(ii), 9.98(1)(a)

Governmental/Proprietary distinction, 9.92(2)(d)
Grade of Street, 4.49
Grantees in subdivision

common areas in subdivision, 4.59
easements, sewers, 4.61
revocation of dedication, 4.60
rights in subdivision, 4.58
sewers, 4.61
title to common areas in subdivision, 4.59

Group homes

defined, 13.01
excluding, 11.136
exclusionary zoning, 11.134
family, defined, 11.136(1)(d), 13.01
legislation, 11.136
Fair housing, 11.136(1)
zoning exemptions, 2.143

Growth control, delays, 11.19
Growth management ordinance, 11.19

– H –

Halfway houses – Ex-offenders as suspect class, 8.35(1)(f)
Ham radio towers, 2.145(1)

property interest, 8.07
zoning exemption, 2.145(1)

Hancock Amendment – Applied to exactions, 11.47
Hardship

conditions peculiar to property, 6.27(2)
conditions personal to applicant, 6.27(2)(a)
not necessary when, 6.22
practical difficulty, 6.25(1)
physical impossibility, 6.27(3)
reliance on newspaper articles, 6.27(4)(e)
self-imposed, 6.27(4)

Harm/benefit – Takings, 8.22(2)
Health and safety – No Exemption of schools, 2.135(1)
Health and safety regulations – Vested rights, 7.16(2)
Hearings

administrative, 10.03
attorney’s fees, 12.18(3)
BZA, 6.33
certiorari, 10.12(7)
comprehensive plan, 2.08(1)
due process, 8.32(2)
evidence, rule of, 10.04
general, 10.01
legislative, 10.02
mandamus, exhaustion, 9.32(1)(b), 10.52(3)
original zoning, 2.52, 2.55
procedural due process, 8.30
rezoning, 3.11
rules of evidence, 10.04
subdivision regulations, 4.03
time and place, 8.32(2)(c)(i)

Hearsay, 6.38(8), 10.04(8)
Height of building, 2.49(1)
Height of building – illegal permit, 7.09(4)
Heightened scrutiny, equal protection, 8.35(3)
Highest and best use, 3.36(3), 10.04(19)
Highway corridors, 8.29(3)(g)
Hiring of public official by government, 13.06
Historic districts

authority to designate, 2.135(2)
challenge to, 11.131
city ordinances, 2.90
constitution, state, 2.89(1)
constitutionality, 2.92
dispute resolution, 2.88(2)(e)
exemption of schools, 2.135(2)
federal law, 2.88, 2.51
federal regulations, 2.88
federal statutes, 2.88
generally, 2.87
historic sites – identification and evaluation, 2.88(2)(a)
municipal ordinances, 2.89
state constitution, 2.89
state regulations, 2.89
state statutes, 2.89
variances, 2.91

History of zoning in Missouri, 2.33
Hodel’s impact test, 8.20(4)
Hog farm – nuisance, 1.03(2)(b)
Home for female music students – public nuisance, 1.04(3)(b)
Home occupations, defined, 13.01
Horse breeding – Change of use, 7.19(2)(e)
Hospital/incinerator as accessory use, 2.48(2)(e)(ii)
Hospitals as exempt from zoning, 2.140
Hours of operation – Special Use Permit, 2.115(1)
Housing authority

exemption from county authority, 2.137
generally, 2.137
house of prostitution, 1.28(12)

Hybrid rights of free exercise, 8.42
Hydroelectric generator – public nuisance, 1.04(3)(c)

– I –

Illegal permit, 7.09
Immediacy and reality – Declaratory judgment, 10.30(2)
Immunity, see Governmental immunity
Impact assessment Under Historic Preservation Regs, 2.88(2)(b)
Impact fees, see Exactions
Impact on the plaintiff – Nuisance, 1.08
Impeachment and removal from office, 13.30
Improper findings and conclusions, 10.23(2)(c)
Improper motive on part of tribunal, 13.27
Inaction by administrative official – Color of law, 12.07(3)(a)
Inadequate factual record, additional evidence, 10.53(1)(a)
Inadequate representation – intervention, 9.71(1)(b)
Inadequate factual record – New evidence, 10.23(2)
Incidental use, defined, 13.01
Including, defined, 13.01
Incompatibility of allowed use with surrounding uses, 3.36(1)
Incompatibility of allowed use with subject property, 3.36(2)
Incompatibility of proposed use with surrounding uses, 3.43
Incomplete findings – Effect of, 6.46(3)
Incomplete findings, 6.46(3)
Incomplete permit, 7.11
Indenture, 4.23
Individuals acting in legislative capacity (federal), 9.98(1)(a)
Individuals acting in legislative capacity (state), 9.93(1)(b)(ii)
Individuals not immune from punitive damages under Civil Rights Act, 12.16(2)
Infractions, 11.106
Infrastructure improvement – Actual cost of, 11.48(1)(b)(ii)
Initiative and referendum

generally, 3.57
hearing requirement, 3.61
initiative election on land uses, 3.59(2)
legislative requirement, 3.59(1)
notice requirement, 3.61
plan amendments, 3.60
procedures, 3.62
rezoning, 3.62

Injunction, additional evidence, 10.13(1)(d)(i)
Injunction

abatable nuisance, 1.11
abatable temporary nuisance, 1.11
adequacy of legal remedies, 10.40(1)
against crime (nuisance?)
applicability, 10.37
board of zoning adjustment, appeal from, 11.25
bond, 10.37
breach of restrictive covenant, 1.52
building permit, 11.91
by neighborhood organization to prevent violation, 11.114(2)
Civil Rights Act, 12.17
Certiorari, 12.48(2)
common law, 11.94
competition, 11.67(2)
against enforcement of zoning ordinance, 11.72(1)
defendants, 10.41(2)
defenses, 10.40
delay in processing land use application, 11.06
election of remedy for nuisance, 1.11
enforcement of regulations, 11.114
exhaustion, challenge to ordinance enforcement, 9.39
existing nuisance, 1.13(3)
existing zoning, 12.48(2)
filing, time, 10.39
future rezoning, 11.72(2)
governmental defendant, nuisance abatement, 1.13(6)
knowledge of nuisance by defendant, 1.13(1)(b)
laches as defense, 11.118
land use application, delay in processing, 11.16
legal basis, 10.38
legislative acts, 10.45
limited to relief necessary – nuisance, 1.13(2)
motion to dissolve, 10.43(4)
nuisance

abatable, 1.11
abatement, 1.13(3)
governmental defendant, 1.13(6)
grounds, 1.13(1)
permanent, 1.13(5)

nuisances, 1.30
orders, 10.42(2)
parties, 10.41
petition, 10.42(1)
plaintiffs, 10.41(1)
pleadings, 10.42
potential nuisance, 1.13(3)
preliminary injunction, 10.43(2)
Injunction (cont.)
procedure, 10.43
refusal to rezone, 11.72
remedy, generally, 10.40(1)
remedy, for nuisance, election of, 1.11
restrictive covenant, breach of, 1.51
rule of civil procedure, 10.29(1)(a)
scope of review, 10.44
special use permits, 11.40
state remedy, 12.38
taking, 12.40
temporary nuisance, abatable, 1.13(5)
temporary restraining order, 10.43(1)
time to file, 10.31
trespass, 12.39
violation of regulations – exhaustion, 9.40, 11.114(2)

Injury – Ripeness, 9.02(1)
Injury pleaded – Standing, 9.66(3)
Injury to property rights – Statute of Limitations, 9.60
In-kind compensation – Reciprocity of advantage, 8.25(1)
In rem – Standing, 9.69(3)(c)(iii)
In rem – Standing: zoning, 3.08(3)
Insurance – Flood, 2.68(3)
Intent – Abandonment of use, 7.21(1)
Intent coupled with purchase – Vested rights, 7.18(4)(b)
Intentional wrongs – Nuisance, 1.07(3)
Interest on lost profits – Damages, 12.36(4)
Interference with access to courts, 8.45(8), 12.13
Interference with lateral support, 12.51(2)(b)
Interference with the public – nuisance, 1.04(1)(a)
Interim or “holding” zoning, 2.58
Intersecting street, defined, 13.01
Intervening cause – Immunity, 9.92(1)(b)(ii)
Intervenor – Adequate representation, 9.71(1)(b)
Intentional inflection of emotional distress, 13.50(2)(c)
Invalid regulations – Defense against enforcement, 11.116
Invalidation under § 1983, 12.17, Invalidation under State Law, 12.38
Invalidity – Enforcement defense, 1.44
Invalidity of zoning ordinance, 11.122
Inverse condemnation, see Taking
Inverted public purpose, 8.21(3)
Investment-backed expectations, 8.23(4)(c)(i)1), 8.20(8)
Irregularities not shown in the record, additional evidence, 10.23(2)(d)
Issuance of writ: Parallel procedure – APRA, 10.12(2)(b), 10.21(2)
Issue Preclusion, 9.48
Issues preserved – Appeal, 10.73
Issues raised for first time on appeal, 10.72(4)
Items includable – Attorney’s fees, 12.18(4)

– J –

Johnson grass – Nuisance, 1.28(3)
Joinder of other claims, 10.20(3)
Judicial character, 9.93(1)(b)(ii), 9.98(1)(b), 10A
Judicial notice, 10.04(9)
Judicial review, see also Administrative review
Judicial review

adverse effect, 3.42
allowed uses, 3.36(1)(a)
appeasement, 3.39(2)
as-applied challenge, 3.33
bias, 3.39(1)
change in condition, 3.30(6)
Judicial review (cont.)
community, effect on, 3.42
competition, 3.30(2)
condemnation – reduction of cost, 3.39(3)
court can’t substitute judgment on certiorari, 10.14(2)
current zoning, adaptability to, 3.36
current zoning, incompatibility, 3.36
disparate treatment, 3.37
effect on community, 3.42
existing zoning, 3.32
facial challenge, 3.33
generally, 3.29
hardship, 3.35
highest and best use, 3.36(3)
immediacy of use, 3.30(4)
improper motives, 3.39
motives, methods of, Chapter 10, 3.39
nearby land, zoning of, 3.40
ordinance enforcement, 11.105
partial rezoning request, 3.30(10)
planning commission recommendations, 3.38
pleading wrong method of review, 10.25(3)
rezoning –
prior refusals, 3.30(1)
property value, 3.36(4)
rebuttal of presumed validity, 3.34
recommendation of planning commission, 3.38
sur-rebuttal, 3.41
traffic, 3.30(3)
vacant land desired by neighbors, 3.30(8)
validity of zoning, 3.31
value of property, 3.36(4)
zoning presumed valid, 3.31

Junk yards, 1.28(3)
Jurisdiction – Civil Rights Act, 12.02

appellate court, 10.72(4)(b)

Jurisdiction – Restrictive covenants, 1.47
Jurisdictional matters on certiorari, 10.12(5)
Jury – Right to injunction action, 12.37
Jury trial – right to under § 1983, 12.31
Just compensation, see Taking
Justifications – Down-zoning, 7.15(1)

– K –

Knowledge of conditions when purchased, 6.27(4)(b)

– L –

Laches

enforcement defense, 11.118
notice of hearing, 8.32(1)(c)
nuisance defense, 1.24
vested rights, 7.14

Lack of development under previous zoning – justification for down-sizing, 7.15(1)(a)
Lack of findings and conclusions, 10.72(4)(a)
Lack of notice of restrictive covenant, 1.44(6)
Lack of other remedy – Mandamus, 10.53(3)
Lack of plan – Refusal to rezone, 3.30(4)
Lack of public purpose as a necessary cause of taking, 8.21(3)(c)
Lack of public purpose as a sufficient cause of taking, 8.21(3)(b)
Land, defined, 13.01
Land use controls, constitutional basis, 2.01
Land use definitions, 13.01
Landfill – non-conforming use, 7.16(5)(e)
Landlords – Equal protection, 8.35(1)
Latitude in fashioning remedy – Nuisance, 1.13(2)
Law in effect at time of application, 7.13
Legal basis for review, 10.08, 10.17, 10.29, 10.38, 10.48, 10.59, 10.67(2)
Legal remedy, adequacy in nuisance case, 1.13(1)(a)
Legality of prior use, 7.18(3)
Legality of prior use – Fact question, 7.18(3)(a)
Legislation needed in Missouri, 13.51(6)(b), 13.52
Legislative/administrative distinction (See Administrative) Appendix 10A
Legislative bias, 8.15(1)(a)
Legislative body acting administratively, 2.100, 8.45(9)(a)(ii), 12.07(2)
Legislative body – Color of law, 12.07(2)
Legislative characterization, refusal to rezone, 11.60
Legislative decisions, review of, 13.51(5)
Legislative hearing, 10.02
Legitimacy of public purpose, 8.10(1)
Length of moratorium, 11.21
Length of period – Civil rights suits, 9.64
Length of prior non-conforming use, 7.18(2)
Liability for violation – Owner, 11.109
Licenses

administrative function, 11.92
appeal, board of adjustment, 11.94
board of adjustment, appeal to, 11.94
causes of action, 11.93
certiorari, 11.94
character, 11.92
Civil Rights Act, 12.10(2)
denial, judicial review, 11.94
mandamus, 11.94

Life of structure prolonged – non-conforming use, 7.19(6)(a)
Light and air – Easement, 4.52
Limitations – Actions on covenant of warranty, 9.61
Limitations – Injury to property rights, 9.60
Limitations – Variances, 6.16
Limitations of Actions (see Statute of Limitations)
Limitations on number of actions – Permanent nuisance, 1.12(1)
Limiting testimony – fairness of hearing, 8.32(2)(c)(iv), 8.41(5)(e)
Linkages, 11.47(3)
Liquor license – Judicial review, 10.22(2)(c)
Liquor licenses, 2.125
Livery stable to filling station – Change of use, 7.19(2)(f)
Living Ordinance, 7.16(3)
Lobbying local officials, 13.36
Lobbying state officials, 13.35
Local government Anti-Trust Act, 11.67(3)(c)
Local government immunity from punitive damages, 9.96(3), 9.99(3)
Location of flood plain, 2.71
Location of injury – Nuisance, 1.08(2)
Location – Newsracks, 8.41(1)(b)(ii)
Lodestar adjustment, 12.18(2)(b)
Loitering, 8.41(8)
Long adversarial relationship – Futility – exhaustion, 9.17(1)(a)
Long-standing dispute – Color of law, 12.07(2)(a)
Loss of opportunity – Damages, 12.36(1)
Lot combinations, 4.29
Lot, defined, 13.01
Lot size restrictions, 11.135
Lot splits and minor subdivisions, 4.30
Loud speakers, 1.03(2)(f)
Low income housing, 11.52(3)(b)
Low income housing – Excluding, 2.82(3), 11.135
Lucas-Categorical Rule: Denial of all economic use, 8.20(5)

– M –

Mailed notice for rezoning, 3.19(2)
Majority required – BZA, 6.54
Majority vote – protest, 3.27
Malfunction – Sewer plant, 9.92(1)(b)
Malicious prosecution, 13.50(2)(a)
Mandamus

alternative writ in mandamus

denial of, 10.52(2)
generally, 10.51(4)

answer, 10.51(3)
appellate court, 10.56
board of zoning adjustment, 11.30
building permit, denial, 11.88
clear and specific right, 10.53(1)
conditions precedent, 10.53(2)
contested case, 10.53(1)(b)
delays in processing land use request, 11.15
denial of plat, 11.15
exactions, 11.55
factual disputes, 10.53(1)(a)
filing, time, 10.49
generally, 10.47
hearing required, 9.32(1)(b), 10.52(3)
illegal act, 10.53(1)(c)
lack of other remedy, 10.53(3)
land use request, delays in processing, 11.15
legal basis, 10.48
ministerial acts, defined, 10.47
non-discretionary acts, defined, 10.54
ordinance allegedly unconstitutional, 9.32(1)(a)
parties, 10.50
petition, 10.51(1)
pleadings, 10.51
preliminary order, 10.51(2)
prerequisites, 10.53
procedural rules, applicability, 10.52(1)
procedure, 10.52
processing application, 11.15, 11.62(1)
refusal to plat, 9.32
remedy, lack of other, 10.53(3)
scope of review, 10.54
standard of review, 10.55
supreme court, 10.56
time to file, 10.49
types of actions reviewable, 10.57

Mandatory notice – zoning, 3.18
Manner of regulation – Speech, 8.41(1)(c)
Manufacturing, defined, 13.01
Map revision – Flood, 2.70(2)(b)
Map, zoning – Use of, 2.45
Marshalling evidence, 3-A7
Marshalling support, 3-A9
Master plan see “Comprehensive Plan”
Measure of damages (state), 12.36
Measure of actual damages – Nuisance, 1.12(3)
Measure of damages – Civil Rights Act, 12.16
Meeting with city officials, 3.63(4)
Meeting with opposing neighbors, 3.63(8)
Meetings of subunits – Sunshine Law, 3.22(4)
Member not present at hearing – Voting, 3.15
Mentally retarded, equal protection, 8.35(1)
Merchant’s license – Denial of, 11.91, 12.10(2)
Merger – Covenant in contract but not in deed, 1.45(5)
Method of enforcement of flood plain zoning, 2.68
Method of giving notice, 3.19, 3.22(1)
Method of review

building permit denials, 11.86
BZA actions, 11.28
delays, 11.14
eminent domain
enforcement actions, 11.111
exactions, 11.53
exclusionary zoning, 11.69, 11.134
generally, ch. 10
plan amendments, 11.104
permit denials, 11.94
prohibition, 10.67
refusal to rezone, 11.69
special use permit, 11.37
vested rights, 11.98
zoning, 11.69

Method of revocation – Permits, 7.08
Mining, 2.144
Ministerial/administrative officials – Good faith immunity, 9.98(2)(b)
Minority report – Roberts’ Rules, 2.30(5)
Minutes and record – BZA, 6.51
Miscellaneous actions of government – Judicial Review of, 11.124
Misconduct by public officials, 13.03
Misconduct by applicants for land use permission, 13.03
Misleading information – reliance on for permit, 7.10
Misnamed petition, 10.25(3)
Missouri cases – Regulatory taking, 8A
Missouri Constitution – “Damaging”, 8.29
Missouri test of rational nexus – Exactions, 11.48(1)
Mistake – Self-created hardship, 6.27(4)(f)
Misusing official information, 13.12(1)
Mob influence on conduct of hearing, 8.32(2)(c)(iii)
Modification of conditions after hearing, 3.16
Modification of order – Appellate court, 10.69, 10.76
Modification – SUP conditions, 2.113
Mooting suit by amending regulation, 9.19
Moratorium – Obstacle to rezoning, 3.55
Moratorium as taking, 11.09(5)
Moratorium: Length of, 11.21
More particular provision prevails – Construction of zoning ordinance, 2.42(1)
Most restrictive regulation prevails, 8.45(2)(c)
Motive for legislation, 8.37
Motives improper – Appeasement, 3.39(2)
Mud and debris – Nuisance, 1.03(2)(c)
Multi-count petitions, 11.56(2)
Multi-family residential use – Excluding, 2.82(2)
Multiplicity of suits – Exhaustion exception, 9.27(1)
Municipal historic districts, 2.90
Municipality, defined, 13.01
Mutual exclusivity of due process and takings claims, 8.27(1)

– N –

Naked permit – Vested rights, 7.05
Natural expansion doctrine – change of non-conforming use, 7.19(4)(b)
Natural gas booster station – nuisance, 1.03(3)
Nature of right – Street access, 4.52
Naturopathy – nuisance, 1.04(2)
Navigational servitude, 8.22(1)(b)(ii)
Nearby, owner-standing, 9.70(2)
Nearby property – Rezoning, 3.40
Necessity of record, 10.23(1)(a)(iii)
Necessity of application for variance – Exhaustion, 9.06
Need for objection – Evidence, 10.04(10), 10.13(1)(e)
Negligence

action against government, 8.45(3)
Civil Rights Act, 12.14(1)
compared with nuisance, 1.07(2)
governmental immunity, 9.93(2)(a)
motor vehicles, 9.92(1)(a)

Neighborhood organization – suit to enjoin violation, 11.114(2)
Neighborhood sentiment, 8.15(2)
Neighborhood zoning, 2.79
Neighbors’ desire to have undeveloped land nearby, 3.30(8)
Nepotism, 13.22
New businesses – Equal protection, 8.35(1)
New evidence, administrative review, 10.23(2)
New evidence, see Additional evidence
New theory of taking, 8.28
Newsracks – Location of, 8.41(1)(b)(ii)
Nexus – Specifically and uniquely attributable test, exactions, 11.48(2)(a)
Nexus I – Due process, 8.11(1)
Nexus I – Effectiveness, 8.21(1)(a)
Nexus II – Efficiency, 8.21(1)(b)
Nexus tests (Missouri experience), exactions, 11.48(2)
Nexus – Types, 8.21(1)
No change in condition as grounds for refusal to rezone, 3.30(6)
Noerr-Pennington, 11.67(3)(a)
Non-advertised meetings held after advertised hearings – Effect of, 3.16(3)
Non-constitutional protections, 8.45
Non-resident protestant, 3.51(1)
Nonconforming use, see Vested rights, this index
Non-residential use – Excluding, 2.82(1)
Notice

actual notice, 3.21(4)
Civil Rights Act, 12.03
due process, 8.32(1)
mandatory, 3.18
method, 3.19, 3.22(1)(c)
not sufficient – when, 3.21
of filing of petition for certiorari, 10.11(1)(a)(iii)
of hearing – laches, 8.32(1)(c)
of meetings, when required, 3.22(1)
of rezoning

compliance with statute sufficient, 3.21(1)
posting, 3.19(3)

original zoning, 2.50
rezoning, 3.17
sufficiency, 3.21

Notice and hearing requirements for zoning by initiative or referendum
Noxious activities – Prevention of harm, 8.23(2)(a)
Nuclear radiation, 1.03(3)(c)
Nuisance, compared to trespass, 1.09
Nuisance – see private, public

abatable

injunction, 1.11
measure of damages, 1.12(3)

abatement of

by neighborhood organization, 1.27(1), 1.28(2)(f)
cities, power to abate, 1.28(1)
Nuisance – see private, public (cont.)
existing nuisance, 1.13(3)
generally, 1.13
power to abate, cities, 1.28(1)
public nuisance, 1.13(4)

absolute nuisance, 1.07(1)
action by neighboring property owner, 1.28(2)(f)
aesthetic sensibilities, 1.08(1)
agricultural operation, 1.03(2)
airport,
anticipated nuisance, 1.13(3)
assumption of risk, 1.18
attorneys’ fees, state law, 12.l8(1)(a)
avoidable consequences rule, 1.18
bakery, 1.03(3)
balancing test, 1.20
breach of aesthetic sensibilities, 1.08(1)
buildings, 1.28(2)
burden of proving, 1.33
cause of action for, 1.06
chutes, 1.28(3)
cites, power to abate statutory nuisances, 1.28(1)
common enemy riparian doctrine, 1.04(2)
common nuisance, 1.04(1)
comparative injury rule, 1.22
conduct of defendant, 1.07
contributory conduct of plaintiff, 1.18
contributory negligence, 1.18
controlled substances, 1.28(3)
created by lawful business, 1.08(1)
crime area, 1.04(3)
damages

avoidable consequences rule, 1.18
cost of repair, 1.12(3)
depreciation of value, 1.12(3)
fact question, 1.34(2)
future damages, 1.12(1)
generally, 1.12
measure of, 1.12(1), 1.12(3), 12.16(3), 12.36(5)
mitigation, 1.18
moving expenses, 1.12(3)(b)
permanent nuisance, 1.12(1)
punitive, 1.12(2)
question of fact, 1.34(2)
rental value, decrease in, 1.12(3)
state remedy, 12.36(5)

dams, 1.28(3)
debris
declaration of, 8.23(2)(a)(ii)
defendant, 1.31(2)
defenses

agricultural operation, 1.16(3)
assumption of risk, 1.18
avoidable consequences rule, 1.18
comparative injury rule, 1.22
contributory negligence, 1.18
laches, 1.24
legislative authority, 1.16
prescriptive easements, 1.19
proximate cause, 1.25
relative value of activity, 1.20
Nuisance – see private, public (cont.)
safety regulations, 1.16(2)
sanctioned by law, 1.16
sovereign immunity, 1.26
standing, 1.21
statutes of limitation, 1.23
surrounding uses, 1.17
zoning, 1.16(1)

degree of harm, 1.08(1), 1.32
demolition of dangerous buildings, 1.28(2)
diversion of water, 1.28(3)
dogs, 1.04(2)
drainage, 1.04(2)
drugs, illegal, 1.28(3)
dust, 1.04(2)
effect of pleadings, 1.34(1)(b)
electrical power lines,
examples, 1.03
fact or law questions, 1.34
fault, 1.07
flooding, 8.22(1)(b)(iii)
gambling, 1.28(3)
game preserve,
government

generally, 8.22(1)(d)
governmental defendant, 1.13(5)
taking, 8.45(4)

grass, 1.28(3)
house of prostitution, 1.28(3)
illegal drugs, 1.28(3)
impact on the plaintiff, 1.08
injunction

abatable temporary nuisance, 1.11
abatement, 1.13(3)
election, 1.11
existing nuisance, 1.13(3)
generally, 1.11, 1.13
governmental defendant, 1.13(6)
grounds, 1.13(1)
knowledge of nuisance by defendant, 1.13(1)(b)
limited injunction, 1.13(2)
potential nuisance, 1.13(3)
required, 1.11

intentional torts, 1.07(3)
intentional wrongs, 1.07(3)
inverse condemnation, 8.29(2)
Johnson grass, 1.28(3)
junk yard, 1.28(3)
knowledge of defendant, 1.13(1)(b)
laches, 1.24
latitude in fashioning remedy, 1.13(2)
law questions, 1.34(1)
lawful business, nuisance created by, 1.08(1)
legislative authority for conduct, 1.16
legislative authority to declare statutory nuisance, 1.27
lien
liquor control law, 1.28(3)
litigation

burden of proof, 1.33
damages, 1.12
defendant, 1.31(2)
degree of harm, 1.08(1)
Nuisance – see private, public (cont.)
fact questions, 1.34(2)
law questions, 1.34(1)
parties, 1.31
plaintiff, 1.31(1)
pleadings, 1.32
proof, 1.33
proximate cause, 1.34(2)(c)
special damages, 1.32

location of injury, 1.08(2)
maintaining property in high crime area, 1.04(3)(d)
measure of actual damages, 1.12(3)
moving to, 1.18
mud and debris, 1.03(2)(c)
nature of cause of action, 1.07
naturopathy, 1.04(2)
negligence, 1.07(2)
neighboring property owner, action by 1.28(2)(f)
noise, 1.03(2)
nominal damages, 1.12
odors, 1.03(2)
parties, 1.31
per se, 1.07(1)
permanent nuisances, 1.05
plaintiff, 1.31(1)
pleading, 1.32
pollution,
potential nuisance, injunction against, 1.13(3)
power of government to declare, 8.23(2)(a)(ii)
preprestures, 1.04(2)
prescriptive easements, 1.19
prescriptive rights, 1.19
private nuisances, 1.03
proof, 1.33
prostitution, 1.28(3)
proximate cause, 1.25, 1.34(2)
public nuisances, 1.04
public nuisances – standing of private party to abate, 1.04(1)(a)(i)
public road, blocking of, 1.04(2)
punitive damages, 1.12(2)
questions of law, 1.34(1)
reasonableness of use – fact question, 1.34(2)(a)
remedies

damages, 1.11, 1.12
election of remedies, 1.11
generally, 1.10
injunction, 1.11
nominal damages, 1.12

self-help, 1.14

state, 12.36(5)

restrictions on statutory nuisance, 1.27
safety regulations, 1.16(2)
salvage yard, 1.04(2)
self-help remedy, 1.14
septic system, 1.03(2)(g)
sewers, faulty, 8.29(3)
signals, 1.28(3)
signs, 1.28(3)
smoke, 1.04(2), 1.28(3)
sovereign immunity, 1.26
special damage, 1.32
Nuisance – see private, public (cont.)
standing, 1.21
state remedies, 12.36(5)
statutes of limitation, 1.23
statutory nuisances

buildings, mandatory repair, 1.28(2)
chutes, 1.28(3)
cities, power to abate, 1.28(1)
controlled substances, 1.28(3)
dams, 1.28(3)
demolition, required, 1.28(2)
diversion of water, 1.28(3)
drugs, illegal, 1.28(3)
examples, 1.28(3)
gambling, 1.28(3)
grass, 1.28(3)
house of prostitution, 1.28(3)
illegal drugs, 1.28(3)
Johnson grass, 1.28(3)
junk yard, 1.28(3)
legislative authority to declare, 1.27
liquor control law, 1.28(3)
maintenance, required, 1.28(2)
power of legislature to declare, 1.27
prostitution, 1.28(3)
repair, required, 1.28(2)
restrictions on, 1.27
signals, 1.28(3)
signs, 1.28(3)
smoke, 1.28(3)
towns, power to abate, 1.28(1)
villages, power to abate, 1.28(1)
water, 1.28(3)

weeds, 1.28(3)
strict liability, 1.07(1)
surface waters, flowing on to public street, 1.04(3)
surrounding uses, 1.17
taking, government nuisance, 8.22(1)(d)
taking – Lucas test, 8.20(5)
temporary nuisances, 1.05
third class cities, 1.28(1)(a)
torts, intentional, 1.07(3)
towns, power to abate, 1.28(1)
trespass, distinguished from nuisance, 1.09
unreasonable interference, 1.03(1)(b)
unsightliness, 1.08(1)
vicious dogs, 1.04(2)
villages, power to abate, 1.28(1)
violation of law, 1.03(1)(c)
water, 1.28(3)
weeds, 1.28(3)
zoning as defense, 1.16(1)

Number of votes required – Protest, 3.53(1)
Nuns, 13.01
Nursery, defined, 13.01
Nursery/office, 2.48(2)(e)(iii)

– O –

Obstacles – Rezoning – Generally, 3.49
Obstacles – Rezoning – Moratoria, 3.55
Obstructing governmental operations, 13.33
Occasional physical occupation, 8.22(1)(c)
Occupancy permit – Judicial review, 11.91
Occupational freedom – Property interest, 8.04
Odors

physical invasion, 8.22(1)(b)(iv)
private nuisance, 1.03
public nuisance, 1.04

Offer of proof: BZA, 6.38(3)
Officer or body authorized to adjudicate administrative review, 10.22(3)
Official capacity – immunity, 9.97(1)
Official capacity – acts, 9.97(1)(a)
Official capacity – State law requirements, 9.91
Official capacity – State officials, 9.93(1), 12.06(2)
Official map, 2.45
One house per lot – Restrictive covenant, 1.42(3)
Open space zoning, 2.78
Open Space Conservation Act, 2.78
Operate, defined, 13.01
Opinion of opponents – Evidence, 11.77
Opportunity to be heard – Due process, 8.32(2)
Option price as Measure of Damages, 12.36(3)
Ordering Specific Zoning, 12.48(2)
Ordinance

as applied to particular property, 6.17(1)
City bound by its own, 2.130
enforcement, 11.105
enforcement – Judicial review, 11.05
in effect – Time of application, 7.13
judicial notice of, 10.04(9)
mandamus to process 11.15
necessity of placing in evidence 10.23(1)(a)(v)
number of votes required to pass, 3.27
structure, 2.47, 3.19(1)(b)
violations not criminal, 11.108
publication – rezoning, 3.19(1)(b)

Ordinance which chills basic freedoms, 8.32(1)(a)(iii)
Ordinances and rules – Changing vote, 2.30(1)
Original jurisdiction – Missouri Supreme Court, 10.79
Original jurisdiction – Appeal to U.S. Supreme Court 10.83
Original zoning, 2.50
Original zoning – Report mandatory, 2.53
Other cities – Exemption from zoning, 2.129
Other method of review, administrative review, 10.22(2)
Other method of review provided by statute – APRA, 10.22(2)
Other permits, certificates and licenses – Denial of, 11.91
Outdoor advertising, see Billboards
Outside benefit to public officials, 13.04
Overflight cases, 8.22(1)(b)(i)
Overwhelming weight of evidence required to reverse administrative finding, 10.24(2)
Owner and others – Certiorari: service, 10.12(6)(b)(ii)
Owner, defined, 13.01
Owner – Liability for violation, 11.109
Owner of subject property, 10.10(2)(b)
Owner’s loss versus taker’s gain – damages, 12.16(3)(a)
Owners who aren’t applicants – standing, 9.69(2)(b)

– P –

Parcel – Specific zoning as legislative, 2.34, 8.31, 10A, 11.64
Park/swimming lessons/parking, 2.48(2)(e)(iv)
Parking, defined, 13.01
Parking lot, 1.03(2), 1.42(4)
Parking, Shopping Center with Inadequate Parking – non-conforming use, 7.16(5)(f)
Parking/storing, defined, 13.01
Parks, required dedication, 11.52(3)(d)
Parkway, defined, 13.01
Parliamentary procedure – Renewal of motion, 2.30(2)
Partial plat – Recording, 4.16(2)
Partial rezoning, 3.30(10)
Participating in matter in which employee receives financial gain, 13.13
Participating in TIF project by public official, 13.19
Particular uses – Nonconforming use, 7.16(5)
Parties, certiorari, 10.10
Past conduct of city to construe ordinance, 2.44
Past conduct of property owner, 2.44(1)
Payment to public official from government by which employed, 13.05
Payment under protest – Exactions, 11.54
Pendent jurisdiction, 9.50
Pending ordinance – Delays, 11.22
Penn Central – Taking test, 8.20(2)
Pennsylvania Coal – Taking test, 8.20(1)
Performance zoning, 2.80
Performing service to firm before agency, 13.15
Permanent (continuous) invasion, 8.22(1)(a)
Permanent nuisance – Limitations on number of actions, 1.12(1)
Permanent nuisances, defined, 1.05
Permits

ability to obtain when zoning void, 12.48(1)
administrative/ministerial character, 10A, 11.92
appeal, to board of adjustment, 11.87
appeal of revocation, 8.23(4)(c), 11.37, 11.87, 11.94
applicant, suspect class, 8.35(1)
board of adjustment, appeal to, 11.87
causes of action, 11.33, 11.81, 11.93
certiorari, 11.38, 11.57, 11.87

Civil Rights Act, 12.10(1)
damages, 12.16, 12.36
delay, litigation by landowner, 11.24
delayed, 7.12
denial

board of adjustment, appeal to, 11.87
certiorari, 11.87
discretionary, 11.34(2)
equal protection, 11.34, 11.83
estoppel, 11.89
injunction, 11.89
mandamus, 11.40, 11.88
method of review, 11.37, 11.86, 11.94
state law, violation of, 11.85
substantive due process, 11.34(2), 11.82, 12.10(1)
taking, 11.34(3), 11.84
violation of state law, 11.85

denials, 10.22(2)(b)(ii)
discretion of zoning officials, 8.05-8.06
exhaustion of remedies for refusal to issue, 9.36, 9.100
illegal permit – violation, 7.09
issued by another body, 9.35
mandamus, 11.40, 11.88
method of revocation, 7.08
ministerial, 11.32, 11.80, 11.92
nonconforming uses, 7.16(3)
non-property right, 8.04
not yet issued – vesting, 7.11
property right, 8.02
plus action – quantified, 7.06(1)
plus actions in reliance – vesting, 7.06
refusal to issue, remedy, exhaustion, 9.37
Permits (cont.)
reliance

on verbal conversation with BZA employee, 7.10(1)
on zoning map, 7.09(4)

revocation

appeal of, 6.12, 6.13
method, 7.08
taking, 8.23(4)(c)(ii)

signs, 11.152
taking, revocation of, 8.23(4)(c)(ii)
vested, 7.04
violation of covenant, 1.47
zoning void, ability to obtain permit, 12.48(1)(a)

Permitted uses – Zoning ordinance, 2.48
Perprestures, 1.04(2)
Person, 12.06
Person – Federal officers as, 12.06(1)
Personal capacity, 9.93, 9.97(1)(b)
Personal capacity suits, 9.93(1)(b), 9.97(1)(b)
Personal liability for official acts, 9.97(1)(b), 9.100(2)
Personal/property rights, 8.02
Petition clause, 13.48
Petition for declaratory judgment mislabeled as certiorari, 10.25(3)(c)
Petition for review, see also Administrative review

answer, 10.20(2)
mislabeled as certiorari, 10.25(3)(a)
separate counts of, 11.57
special use permit, 11.39
venue, 10.21(1)

Petroleum dealers, 8.35(1)
Philanthropic home, 8.04
Physical impossibility – Hardship, 6.27(3)
Physical invasion, 8.22(1), 8.29(3)
Physical invasion – Flooding, 8.22(1)(b)(iii)
Physical occupation – Occasional, 8.22(1)(c)
Physician, defined, 13.01
“Pick & Choose” rule, 8.36
Pinball machines, 1.04(3)
Place of speech, place of hearing, 8.32(2)(c)(i), 8.41(1)(b)
Placing, defined, 13.01
Plaintiffs, administrative review, 10.19(1)
Plan amendment, 2.15
Plan amendment – Legislative or administrative, 8.31(2)(b), 10A
Plan amendments – Initiative, 3.59(1)(a), 10A
Plan as a prerequisite to zoning, 2.06
Plan borrowing terms from zoning ordinance, 2.14
Plan commission approval – Rezoning, 3.38
Plan consisting of zoning ordinance and maps, 2.13
Planned unit development, 2.73
Planned zoning overlay (site plan review), 2.72
Planning commission

change in vote after commission has acted, 2.28
cities, 2.24
counties, 2.25
generally, 2.21
legislative hearings, 10.03
member, change in vote, 2.28-2.31
membership, 2.22
plats, 4.07-4.10
procedure, rules of, 2.29-2.31
reconsideration of vote, 2.28, 2.30
Planning commission (cont.)
report, 3.24
requirement to establish, 2.23-2.26
role, 2.27, 3.24
rules, 2.29-2.31
streets, 4.32
subdivision regulations, 4.03
townships, 2.26
utilities, 4.34
vacation of streets, 4.44
variances, 2.27
vote, change in, 2.28

Plat

administrative, ministerial character, 11.03
approval

acceptance of dedication, 4.06, 4.41
cities, 60 days, 4.10(1)
governing body, 4.33(5)
method, 4.06
Ministerial act, 4.11
Sufficiency – vested, 7.02, 7.13(2)

deemed approved by plan commission, 4.10
defined, 13.01
denial – cause of action, 11.04
denial of, 11.04
duty

of subdivider, 4.20
of recorder, 4.21

execution, 4.15
joint owners execution, 4.16
procedure for adoption, 4.03
rules of construction, 4.24
sale of 40 acres by metes and bounds, 4.18(2)
sale of land, 4.18
street dedication, 4.37(2)
variation between preliminary and final, 4.13

Plats, see Subdivision regulations
Platting – Non-conforming use, 7.18(4)(c)
Pleading, administrative review, 10.20
Pleading – equal protection, 8.38
Pleading – Land use, 1.32, 8.38, 10.11, 10.20, 10.25(3), 10.33, 10.42, 10.51, 10.62, 10.67(4), 11.62(3)
Pleading – Substantive due process, 8.17
Pleading wrong method of review – Judicial review, 10.25(3)
Police power as basis for land use regulation, 2.01
Police power/eminent domain – Relationship, 8.26
Pollution, air, 1.04(2)
Population caps, 11.129
Portion of property rezoned, 3.30(10)
Post-deprivation hearing – Procedural due process, 8.32(2)(b)
Posting – Notice of rezoning, 3.19(3)
Potential nuisance – Injunction, 1.13(3)
Practical difficulty – As distinct from hardship, 6.25(1)(b)
Practical difficulty – Variance, 6.25(1)
Practical review of master plan, 3.63(2)
Practical review of official map, 3.63
Practical review of zoning ordinance, 3.63
Practical suggestions – Refusal to rezone, 11.76
Practice of naturopathy
Preamble to ordinance, 2.42(2)(a), 11.90
Pre-condemnation takings, 11.09(2),
Pre-deprivation hearing, 8.32(2)(a)
Preclusion doctrine, 9.47
Preliminary injunction, 10.43(2)
Preliminary order in mandamus, 10.51(2)
Prerequisites – Construction of streets, 4.32
Prescription – Easement by, 4.37(3)
Prescriptive rights – Nuisance, 1.19
Presence of Member at Meeting, 3.15, 10.10(2)(c) (See Due Process)
Presentation – Certiorari, 10.12(3)
Preservation of issue – Specificity of allegation, 10.73(1)(a)
Presumption against enforcement of restrictive covenants, 1.40
Presumption of validity, 3.31
Presumption of validity – Rebuttal, 3.34
Prevailing party – Attorney’s fees, 12.18(1)(b)
Prevention of harm – Noxious activities, 8.23(2)(a)
Prevention of harm – Public purpose, 8.22(2)
Prevention of improvements to reduce cost of condemnation, 3.39, 5A, 8A, 11.132
Prima Facie tort, 13.45
Principles – Use and area variances, 6.27
Prior refusals – Rezoning, 3.30(1)
Prior nonconforming use – Length of, 7.18(2)
Priority of government – Eminent domain test, 2.117
Private nuisances, see Nuisances, Public nuisances

aesthetic sensibilities, 1.08(1)
agricultural operation, 1.03(2)
assumption of the risk, 1.18
avoidable consequences rule, 1.18
burden of proving, 1.33
cause of action

elements of, 1.03(1)
impact on plaintiff, requirements, 1.08(1)
interest in property, 1.03(1)
interference with property, 1.03(1)
location of injury, 1.08(2)
negligence, 1.07(2)
ownership rights, 1.03(1)
plaintiff, required impacts on, 1.08(1)
unreasonable interference with property, 1.03(1)
violations of law, evidence of nuisance, 1.03(1)

contributory negligence, 1.18
debris, 1.03(2)
defenses

agricultural operation previously existing, 1.18
assumption of risk, 1.18
avoidable consequences rule, 1.18
comparative injury rule, 1.22
contributory negligence, 1.18
laches, 1.24
legislative authority, 1.16
prescriptive easements, 1.19
proximate cause, 1.25
relative value of activity, 1.20
safety regulations, 1.16(2)
sovereign immunity, 1.26
standing, 1.21
statutes of limitation, 1.23
surrounding uses, 1.17
zoning, 1.16(1)

defined, 1.03
dust, 1.03(2)
elements of cause of action

generally, 1.03(1)
impact on plaintiff, requirements, 1.08(1)
Private nuisances, see Nuisances, Public nuisances (cont.)
interest in property, 1.03(1)
interference with use of property, 1.03(1)
location of injury, 1.08(2)
negligence, 1.07(2)
ownership rights, 1.03(1)
plaintiff, required impacts on, 1.08(1)
unreasonable interference with property, 1.03(1)
violations of law, evidence of nuisance, 1.03(1)

examples

aesthetic sensibilities, 1.08(1)
debris, 1.03(2)
dust, 1.03(2)
fumes, 1.03(2), 1.03(3)
lawful businesses, nuisances created by, 1.08(1)
lights, 1.03(2), 1.03(3)
mud, 1.03(2)
noise, 1.03(2), 1.03(3)
odors, 1.03(2)
radiation, 1.03(3)
refuse, 1.03(3)
septic systems, 1.03(2)
unsightliness, 1.08(1)
ventilating fan, 1.03(3)
violations of law, evidence of nuisance, 1.03(1)

fumes, 1.03(2), 1.03(3)
generally, 1.03
lawful businesses, nuisances created by, 1.08(1)
legislative authority, 1.16
lights, 1.03(2), 1.03(3)
litigation

burden of proof, 1.33
damages, 1.12
defendant, 1.31(2)
degree of harm, 1.08(2)
fact questions, 1.34(2)
law questions, 1.34(1)
parties, 1.31
plaintiff, 1.31(1)
pleadings, 1.32
proof, 1.33
proximate cause, 1.34(2)
special damage, 1.32

pleading, 1.05, 1.07(3), 1.32
safety regulations as defense, 1.16(2)
septic systems, 1.03(2)
standing, 1.21
surrounding uses, 1.17
unsightliness, 1.08(1)
uses, 1.03(2)
ventilating fan, 1.03(3)
violations of law, evidence of nuisance, 1.03(1)
zoning, 1.16(1)

Private road – condemnation of, 4.54
Private schools, 2.136, 7.16(5)(a)
Private use, taking, ripeness, 9.22(3)
Privileged information – Evidence: BZA, 6.38(4)
Problematic land use decisions, 13.51
Procedural due process

administrative acts, 8.15(1)(a)(i)
applicability, 8.31
delays, 8.32(3)(b), 11.10
Procedural due process (cont.)
delegation of policy decisions, 8.32(1)(a)(ii)
ex parte contacts, 8.32(3)(d)
exactions, 11.49
extraordinary majority, 8.32(3)(a)
federal court, ripeness, 9.03, 9.29, 12.20
finality, ripeness, 9.02(2)
forum for litigation, 9.13, 9.28
fundamental fairness, 8.32(3)
generally, 8.30(2)
hearings, 8.32, 8.32(4), 10.02
ingredients, 8.32
laches, 8.32(1)(c)
land use applications, delay in processing, 11.10
legislative acts, 8.31(2)
notice, 8.32(1)
opportunity to be heard, 8.32(2)
policy decisions, delegated, 8.32(1)(a)(2)
post-deprivation hearing, 8.32(2)(b)
pre-deprivation hearing, 8.32(2)(a)
question of law, 8.33
referendum, 3.57(1), 3.61
refusal to rezone, 11.64
ripeness, 9.13(3)
taking, 8.31(1)
United Stated Code § 1983, 12.11
vagueness,8.02, 8.06, 8.30, 8.32(1)(a)
ward courtesy, 8.32(3)(c)

Procedural requirements of state law, city’s compliance with, 3.30(11)
Procedure, administrative review, 10.21
Procedure before BZA, 6.31
Procedure: failure to follow, procedural due process, 8.31(3), 11.66
Procedure for adoption

flood elevations, 2.69
ordinance, 3.25
plat, 4.03

Prohibited acts – Flood plains, 2.68(2)
Prohibition – Condemnation for private use, 11.154
Prohibition – Method of review, 10.67
Prolonging life of structure, 7.19(6)(a)
Proof of title – Standing, 9.69
Proof – Nuisance, 1.33
Proper subject – Special use permit, 11.31
Property “arguably suited” for down-zoned use, 7.15(1)(c)
Property interests

adversely affected, 9.66(1)
annexation, 8.04
automobile use, 8.04
building permit, 8.04, 8.07
certificate of occupancy, temporary, 8.07(13)
constitutionally protected, 8.02
continued employment, 8.04
creation, 8.03
discretion of zoning officials, 8.05-8.06
down-zoning, 8.04, 8.23, 8.23(4)(c)(ii)
employment, 8.04, 8.07
equal protection, 8.03(2)
federal Constitution, 12.05(2)(b)
ham radio antenna, 8.07
injury to, limitation of action, 9.60
land use permit renewal, 8.04
Property interests (cont.)
must previously exist, 8.03
navigable stream, 8.07
nonconforming use, 8.04
occupational freedom, 8.04
philanthropic home, 8.04
public works agreement, 8.07
reversionary interest, 8.04
standing, 9.66, 9.68
state law, 8.15(3)
substantive due process, 8.04
temporary certificate of occupancy, 8.07
zoning, 8.04, 8.07
zoning application, 8.07

Property not adaptable to current zoning, 3.36
Property owner – Equal protection, 8.35
Property owner included in redevelopment plan – Equal protection, 8.35(1)
Property/personal rights, 8.02
Property v. personal conditions, 6.27(2)(a)
Proportionality, attorney’s fees and damages, 12.18(2)(c)
Proposed zoning, 12.48(2), 11.72(3)
Proprietary functions – Immunity, 9.92(2)(b), 9.100(3)(c)
Prosecutorial immunity, 9.98(1)(c)
Prospective relief, 12.38
Protections derived from State Enabling Act, 8.45(2)
Protections under the federal and Missouri Constitutions, 8.08
Protest of zoning

affects only the number of votes required, 3.53(1)
burden of proof, 3.51(4)
by adjacent city, 3.54
comprehensive plan, 2.16
effect of, 3.53
number of votes, 3.53(1)
role of in challenge of refusal, 3.50
validity, 3.51

Proximate cause – Nuisance, 1.34(2)(c)
Public duty doctrine, 9.94
Public nuisances

abatement, 1.13(4)
burden of proving, 1.33
cause of action, elements of

common law, 1.04(1)
generally, 1.04(1)
impact on plaintiff, requirements, 1.08(1)
interference with public, 1.04(1)
location of injury, 1.08(2)
negligence, 1.07(2)
offenses against good morals or public decency, 1.04(1)
plaintiff, required impacts on, 1.08(1)
public, interference with, 1.04(1)
special injury, 1.04(1)

defenses, 1.16-1.26
defined, 1.04(1)
dogs, 1.04(2)
examples

common enemy riparian doctrine, 1.04(2)
crime area, 1.04(3)
dog, 1.04(2)
drainage, 1.04(2)
dust, 1.04(2)
naturopathy, 1.04(2)
noise, 1.04(2)
Public nuisances (cont.)
non-examples, 1.04(3)
odors, 1.04(2)
preprestures, 1.04(2)
public road, blocking of, 1.04(2)
salvage yard, 1.04(2)
smoke

public nuisance, 1.04(2)
statutory nuisance, 1.28(3)

surface water, flowing on to public street, 1.04(3)
vicious dogs, 1.04(2)

generally, 1.04

litigation

burden of proof, 1.33
damages, 1.12
defendant, 1.31(2)
degree of harm, 1.08(1)
fact questions, 1.34(2)
law questions, 1.34(1)
parties, 1.31
plaintiff, 1.31(1)
pleading, 1.32
proof, 1.33
proper plaintiff, 1.31(1)
proximate cause, 1.34(2)
special damages, 1.32

pleading, 1.05, 1.07(3), 1.32
perprestures, as public nuisance, 1.04(2)
private citizen as plaintiff, 1.13(4)
sovereign immunity, 1.26
standing, 1.21
unauthorized signal or sign on highways, 1.28(3)

Public offense or crime – Nuisance, 1.04(1)(b)
Public official selling property to government, 13.07
Public official performing service in former case, 13.08
Public officials, misconduct, 13.03
Public purpose

aesthetics, 8.10(2)(b)
condemnation, 8.29(2)
effectiveness, Missouri, 8.11(3)
is purpose public, 8.10(2)
prevention of harm, 8.22(2)
raising revenue, 8.10(2)(c)
redevelopment, 8.35(1)
stated purpose not real purpose, 8.10(3)
taking, 8.10(2)(d)(i)
taking analysis, 8.21
taking and substantive due process, 8.21(2)(a)
ultimate, 8.10

Public Road – method of establishment, 4.37
Public Service Commission, 2.138
Public schools – Exemption from city authority, 2.132
Public use – Taking/due process, 8.21(2)(a)
Public utilities – Exemption, 2.138
Public works agreement – Property interest, 8.07
Publication – Flood plain, 2.69(1)
Publication – Ordinances, 3.19(1)(b)
Publication – Rezoning, 3.19(1)
PUD, 2.73
Pullman abstention doctrine, 9.49(2)
Punitive damages, see Damages
Purchase of property with knowledge – Refusal, 3.30(7)
Purpose of BZA, 6.06

– Q –

Quasi-judicial acts – Review, 9.93(1)(b)(ii), 9.98(1)(b), 10.67(1)(a)
Question of fact – Self-imposed hardship, 6.27(1)(a)
Question of Law

denial of due process, 8.04, 8.09
procedural due process, 8.30
ripeness, 9.18
nuisance, 1.34(1)
substantive due process, 8.16

Questions reviewed in administrative reviews, 10.13(2), 10.23(3)

– R –

Racial exclusion, 11.139
Railroads, equal protection, 8.35(1)
Raising revenue – Purpose, 8.10(2)(c)
Rational nexus test, exactions, 11.48(1)
Readings required, 3.26
Reasonable relationship test, exactions, 11.48(2)(b)
Reasonableness

determination of, 11.62(4)
existing zoning, 11.62(1)
floor area restrictions, 1.44(5)
test – substantive due process, 11.62(1)
time period – amortization of non-conforming use, 7.17(3)
use – nuisance, 1.34(2)(a)

Rebuttal – Presumption of validity, 3.34
Reciprocity of advantage – In-kind compensation, 8.25(1)
Record, administrative review, 10.04(2), 10.04(6), 10.13(2)(b), 10.13(3)
Record – Administrative Review – filing of, 10.21(5)
Record – Appeal from circuit court, 10.68
Record before BZA – Evidence, 6.47
Record before BZA – Procedure, 6.35
Record before BZA – Responsibility, 6.48
Record – Condition of, 10.23(1)(a)
Record – Correction of, 10.23(1)(a)(ii)
Record before BZA need not reflect votes, 6.52
Recording – Comprehensive plan, 2.08(3)
Recording – Partial plat, 4.16(2)
Recording – Plat, 4.19
Redevelopment

plan

amendment, denial, 11.99
declaratory judgment, 11.104
generally, 11.99
judicial review, 11.100, 11.104

Reduction in cost of condemnation 3.39, 5A, 8A, 11.132
Reduction in value – Effect, 8.23(1)
Referee, additional evidence, 10.13(1)(c)
Referendum

authority to order, 3.57
generally, 3.58
hearing requirement, 3.57(1)
land use, 3.59(2)
notice requirement, 3.61

Refiling after denial – Restrictions on, 6.29
Refusal of building permit – exhaustion, 9.37
Refusal in order to lower price – Condemnation, 3.39(3), 11.132
Refusal to plat – exhaustion, 9.32, 11.02
Refusal to rezone

antitrust

defenses, 11.67(3)
generally, 11.67

burden of proof, 11.62(2)
causes of action generally, 11.61
certiorari, 11.71
collateral attack, 11.73
comprehensive plan

consistency with, 11.62(4)(b)
zoning predates, 11.09(5), 11.20, 11.62(4)(b)

condemnation proceeding, 11.73
damages, 12.49
declaratory judgment, 11.70
desire by city for particular development 3.30(5)
equal protection, 11.65
evidence, opponents opinion, 11.77
exclusionary zoning, 11.68
exhaustion, 9.36
existing zoning, 11.62(1)
grounds, 3.30
hardship, 3.35
injunction, 11.72
lack of plan, 3.30(4)
legislative function, 11.60
Local Government Anti-Trust Act, 11.67(3)(c)
lower price in condemnation, 3.39(3)
master plan, consistency with, 11.62(4)(b)
neighbors, opposition considered, 11.62(4)(a)
parties, 11.75
pleading, 11.62(3)
practical suggestions, 11.79
procedural due process, 11.64
reasonableness

determination of, 11.62(4)
opposition of neighbors, 11.62(4)(a)
reasonableness test, 11.62(1)
reduction in value, 3.36(4)

remedy, 12.47
scope of review, 11.74
substantive due process, 11.62
taking

compensation with zoning, 11.63(3)
due process, distinguished from, 11.63(2)
federal decisions, 12.12, 12.20(3)
generally, 11.63
refusal as, 8.04, 8.07, 8.23(4)(c)
temporary, 11.63(1)

uses allowed, 3.36(1)(a)
Zoning Enabling Act, 11.66

Regional plan, 2.20
Regional zoning, 2.81
Regular invasions, 8.22(1)(b)
Regulate, defined, 13.01
“Regulate, suppress and abate”, 13.01
Regulation – Effect of – substantive due process, 8.13
Regulation of time, place and manner – Speech, 8.41(1)
Regulation subverted or ignored – Bias, 8.15(1)
Regulation through taxation prohibited, 1.29
Regulation, when applied

Time of Taking, 12.16(3)(b)(i)
Statutes of limitation, 9.52

Regulations – Applicability, 11.123
Regulatory taking, see Taking
Regulatory taking – Missouri cases, 8A
Rehearing of BZA matter, 10.09(1)
Relation back, 10.11(1)(a)(i), 10.25(3)
Relationship of police power and eminent domain, 8.26
Relevancy – BZA evidence, 6.38(5)
Relevancy of motive – Equal protection, 8.37
Reliance

advice of zoning officer, 6.27(4)(c)
erroneously issued building permit, 6.27(4)(d)
newspaper articles

hardship, 6.27(2)(e)
vested rights, 7.10(2)
verbal conversation with BZA employee – permit, 7.10(1)

zoning map – permit, 7.09(4)

Relief – BZA, 6.55
Relief – Certiorari, 10.15
Religion

aesthetics, 8.43
churches, location of, 8.15(2)(c)
establishment clause, 8.15(2), 8.40, 8.40(1), 8.41(6)(a)
exemptions from zoning, 2.139
land use regulations inhibiting, 8.40

Religious Freedom Restoration Act, 2.139(4), 8.40
Remand for findings, 10.13(1)(d)(ii)
Remand where court not entitled to weigh evidence, 10.13(1)(d)
Remand to introduce ordinance 10.03(1)(c)(i)
Remarks of attorney – Evidence, 6.37
Remedies

assessment of costs in certiorari, 12.46
attorney’s fees, 12.18, 12.42
breach of covenant, 1.50
building permit, 12.10
certiorari

assessment of costs, 12.46
circuit court orders, 12.43
order to vacate premises, 12.44

city resident – standing, 9.70(3)
Civil Rights Act, 12.15
costs, 12.46
covenants – enjoining violation, 12.41
damages

due process violation, 12.16(1), 12.35
generally, 12.16, 12.35
interest on lost profits, 12.36(4)
jury trial, 12.31, 12.37
loss of opportunity, 12.36(1)
lost profits, interest, 12.36(4)
measure, 12.16(3), 12.36
nuisance, 12.36(5)
option price, 12.36(3)
punitive, 12.16(2)
rental rate, 12.36(2)
taking, 12.16(3)/p>

generally, Chapter 12
injunction, 12.38

covenants, violation, 12.41
existing zoning, 12.48(1)
restrictive covenant, 12.41
taking, 12.40

trespass, 12.39

invalidation, 12.38
inverse condemnation, 8A, See “Takings”
nuisance, 1.10
order to vacate premises, 12.44
ordering the desired zoning, 12.48(2)
prohibition, 11 – 154
refusal to rezone, 12.47
restrictive covenants, 12.41
rezoning, ordered, 12.49(2)
taking

damages, 12.16(3)
injunction, 12.17, 12.40
prejudgment interest, 12.16(3)(c)
refusal to rezone, 12.47

trespass, injunction against, 12.39
unreasonable zoning, 12.47
void, zoning declared, 12.48

Removal claim, 11.126
Renewal of motion – Parliamentary procedure, 2.30(2)
Rent control
generally, 11.125
removal claim, 11.126
taking, 11.126
Rental rate – Damages, 12.36(2)
Repair – Non-conforming use, 7.19(5)
Repeal of ordinance, mootness, 9.19
Replatting, 4.28
Report mandatory – Original zoning, 2.53
Report of plan commission – Rezoning, 3.24
Required signatures – Protest, 3.51(2)
Requirement to establish planning commission, 2.23
Requirement to plat, 4.17
Requirements for restrictive covenant, 1.37
Requiring special permits or certificates – Non-conforming use, 7.16(3)
Res judicata, 9.50
Reservation of right of way, 11.132
Reservation of rights, 9.50(2)
Reserved, defined, 13.01
Residence/doctors, 2.48(2)(e)
Residence/truck parking, 2.48(2)(e)(v)
Residency not necessary for standing, 9.70(3)(b)
Residency not sufficient for standing, 9.70(3)(a)
Residential purposes, defined, 13.01
Respondeat superior – immunity, 9.98(2)(g)
Responsibility – Record before BZA, 6.48
Restaurant, 2.43(4)
Restaurants, defined, 13.01
Restraining order in certiorari, 10.12(2)(a)
Restriction on conduct of private persons, 13.31
Restriction to single-family use, 11.136(1)(d)
Restrictions imposed as conditions to zoning, 3.44
Restrictions on refiling after BZA denial, 6.29
Restrictive covenants

applicability, 1.41
architectural enforcement committee, 1.45(2)
as basis for denial of zoning, 1.47
breach, statutes of limitation, 9.54
building permit, violates covenant, 1.47
certificate of acknowledgement, 1.44(7)
change in conditions, 1.44(2)
condemnation of, 1.53
consideration, lack of, 1.44(4)
construed, 1.38
damages, 1.52
defense – change in conditions, 1.44(2)
defense – restraint of trade, 1.44(1)
defense – waiver, 1.45
doctrine of merger, 1.45(5)
duration, 1.44(3)
emergency, as basis for waiver, 1.45(4)
enforcement

defenses against, 1.43-1.46
invalidity, 1.44
waiver, 1.45

examples, 1.42
failure of consideration, 1.44(4)
floor area restrictions, 1.44(5)
generally, 1.35
grantee, waiver by, 1.45(1)
implication, covenant by, 1.37
injunction, 12.41
interpretation, 1.39-1.40
judicial construction, 1.38
merger doctrine, 1.45(5)
notice, lack of, 1.44(6)
remedies for breach

damages, 1.52
generally, 1.50
injunction, 1.51

restraint of trade, 1.44(1)
revocation of, 1.54
rules of construction, 1.39-1.40
special use permit, violating covenant, 1.47(2)
standing to enforce, 1.46
statutes of limitation, 1.45(3)
typical transaction, 1.36
unreasonable duration, 1.44(3)
violation, 12.41
waiver

architectural enforcement committee, 1.45(2)
doctrine of merger, 1.45(5)
emergency, 1.45(4)
grantee, 1.45(1)
merger, 1.45(5)
statutes of limitation, 1.45(3)

zoning, violating covenant, 1.47(1)

Retroactivity – Immunity exceptions, 9.92(1)(d)
Reversionary property interest, 8.04
Reverter zoning, 2.75
Review – BZA, 10.22(2)(b)
Review – BZA action – exhaustion, 9.33
Review is of Agency, not trial court, 10.72(2)
Review of miscellaneous actions of government, 11.124
Review – Quasi-judicial acts by prohibition, 9.93(1)(b)(ii), 10.67(1)(a)
Revocation of dedication, 4.60
Revocation – Restrictive covenant, 1.54
Rezoning, see Amendments to zoning
Riding academy to dance hall – Change of use, 7.19(2)(i)
Right to adduce – Evidence before BZA, 6.41
Right to Farm statute, 1.16(3)
Right to jury, 12.31, 12.37
Right to renew land use permit as property interest, 8.04
Right-of-way reservation, 11.132
Rights of a abutting owner, 4.49
Ripeness

accrual of claim, 9.52
agency actions, finality

complaint, 9.10(1)
regulations, 9.10(2)

amendment to regulation – while suit pending, effect, 9.19
application for rezoning, 9.08
as-applied to various causes of action, 9.11
barrier to federal forum

futility, 9.17
generally, 9.03
procedural due process, 9.13(3)
substantive due process, 9.13(1)
taking, 9.12

complaints not final, 9.10(1)
comprehensive plan amendment, 9.07
disposition of unripe claims, 9.01
distinguished from exhaustion, 9.21
due process claims, 9.05(1)(b)
economically viable uses, denial of, 8.23(3)(a)
equal protection, 9.05(4)
exceptions, 9.17
exhaustion, distinguished from ripeness, 9.21
facial challenge, 9.16
facial taking, 9.12(1)(a)
federal ripeness, 9.03
finality, 9.02(2)
final decision needed, 9.02(2)
forum, barrier to federal, 9.42

futility, 9.17
generally, 9.03
procedural due process, 9.13(3)
substantive due process, 9.13(1)
taking, 9.12

futility exception to ripeness, 9.17
futility: opposition to city staff, 9.17(1)(b)
generally, 9.01
injury, 9.02(1)
injury, real or threatened, 9.02(1)
injury, taking, 9.12(1)
meaningful application, 11.62
need to seek rezoning, 9.08
plan amendment, 9.07
question of law, 9.18
real injury, 9.02
reapplication

due process claims, 9.05
equal protection 9.05(4)
takings, 9.05(1)

refusal to rezone, 9.08
relationship to “all use” issue, 9.09
state remedies, 9.04(4)
statutes of limitation (claim accrual), 9.52
taking, applied to, 9.11
taking for private use, 9.22(3)
takings, 9.05(1)
threatened injury, 9.02
variance application, 9.06

Roberts’ Rules of Order, 2.30
Roberts’ Rules of Order (cont.)

minority report, 2.30(5)
motion to reconsider, 2.30(4)
motion to rescind, 2.30(3)

Role of effect – Takings, 8.23
Role of planning commission – Zoning, 3.13, 3.24
Role of planning commission – Comprehensive plan, 2.07, 2.27
Roofing plant, 1.03(3)(g)
Rooker-Feldman doctrine, 10.83
Rough Proportionality Test (Dolan), 11.48(1)(b)
Rubric – BZA’s legislative power, 6.17(4)(a)
Rule of necessity, 8.15(1)(c)
“Rule” – APRA, 10.17(2), 10.29(1)(a)
Rules of Civil Procedure, review under, 10.17(2)
Rules of Civil Procedure – APRA review under, 10.17(2)
Rules of construction – Plats, 4.24
Running of time for appeal to BZA, 6.32
Running with the Land – see Transferability

– S –

Safety regulations: nuisance, 1.16(2)
Sale of 40 acres by metes and bounds – Plats, 4.18(2)
Sale of land – Plat, 4.18
Sale of property – Unrecorded plat, 4.18(1)
Salvage yards, nuisance, 1.04(2)
Same scope of circuit court – Appellate review, 10.72(2)
Satellite dishes, 2.146
Sausage manufacture, 2.43(5)
Scenic zoning, 2.78
Schools

boiler inspections, 2.135
city, power of, 2.133
disputes, 2.135
exemption from city authority, 2.132
food service, 2.135
fire protection, 2.135
governmental immunity, 9.92(2)(b)
health rules, 2.135
historic landmarks, 2.135
powers, 2.133
private schools, 2.136

Scope of review

sovereign immunity, 8.22(1)(c)(i), 8.25(2)
approval from circuit court, 10.72(2)
APRA, 10.23
certiorari, 10.13
certiorari/APRA compared, 10.25
declaratory judgment, 10.35
injunction, 10.44
inverse condemnation, 10.64
mandamus, 10.54
refusal to rezone, 11.74

Segmentation

exceptions for certain interests, 8.23(4)(a)
generally not allowed, 8.23(4)
relaxation of rule, 8.23(4)(c)
time, 11.09(1)

Selecting appropriate zoning, 3.63(6)
Selective enforcement – equal protection, 8.36
Self contained review – lack of as trigger for administrative review, 10.26
Self help – nuisance abatement, 1.14
Self-imposed hardships, 6.27(4)
Self-imposed hardships, question of fact, 6.27(1)(a)
Selling or leasing property to firm before agency, 13.15
Separate action pleaded with petition for review, 11.56
Separate counts of petition for review, 11.56
Separation of Powers, 11.71(3), 13.51, 13.51(4)
Septic system as nuisance, 1.03(f)
Sequence – Findings of fact, 6.46(4)
Service character, defined, 13.01
Service facilities, defined, 13.01
Service of process

administrative review, 10.21(4)
certiorari, 10.15(1)
declaratory judgment, 10.34
mandamus, 10.50
on BZA – Certiorari, 10.11, 10.12
time of: certiorari, 10.12(6)(a)(i)
Writ of Prohibition, 10.67(3)

Service station, defined, 13.01
Setback regulations, 2.19, 2.49(2)
Setback – Violation – illegal permit, 7.09(3)
Settlement, intervention to oppose, 9.78
Sewer plant – Malfunction, 9.92(1)(b)
Sewer as nuisance, 8.29(3)
Sewer, inverse condemnation, Appendix 8A
Sewers (exactions), 11.52(3)(a)
Sewers or water courses, 9.92(2)(c)
Sewers: easements, 4.61
Sexually oriented business, 1.04(2)
Shared rationale of due process and just compensation, 8.26(2)(c)
Shopping Center with inadequate Parking – non-conforming use, 7.16(5)(f)
Sidewalks, defined, 13.01
Signs, advertising, 8.41
Signs

commercial speech, 8.41(4)
exemption from zoning, 2.126
First Amendment, 8.41
“for sale” signs, 8.41(1)(d)(i)
permits, denial, 11.152
state exemption from city authority, 2.126
state highway dept. rules, 8.29(3)(g)

Similar doctrines – Exhaustion, 9.47
Similar recent zoning nearby, 3.30(9)
Single act as policy, 12.07(4)
Single member of board of supervisors, 12.07(2)(c)
Single parcel as legislative, 2.34, 8.31, 10A, 11.60, 11.64
Site plans

amendments, 11.100
legislative function, 11.100
overlay, 2.72
planned zoning overlay, 2.72
zoning overlay, 2.72

SLAPP suits, 13.38

Defenses, 13.47

The petition clause, 13.48

Examples of unsuccessful SLAPP suits and sanctions, 13.49

Definition of, 13.39
Typical causes of action in,13.40

Civil Rights Claims, 13.44
Defamation, 13.41
Prima facie tort, 13.45
Public figure/actual malice defense, 13.42
Tortious interference, 13.43

SLAPP-backs, 13.50

Abuse of process, 13.50(2)(b)
Application to administrative proceedings, 13.50(2)(a)(v)
Burden of proof, 13.50(2)(a)(iv)
Cause of action, 13.50(2)
Civil rights suits, 13.50 (2)(d)
Damages, 13.50(2)(b)(iii)
Damages, 13.50(2)(a)(ii)
Elements, 13.50(2)(c)(i)
General, 13.50(1)
Intentional infliction of emotional distress, 13.50(2)(c)
Malicious prosecution, 13.50(2)(a)
Pleading requirements, 13.50(2)(b)(ii)
Required elements, 13.50(2)(b)(i)
Required elements, 13.50(2)(a (i)
Statute of limitations, 13.50(2)(a)(iii)
Statute of limitations, 13.50(2)(b) (iv)
Statute of limitations, 13.50(2)(c)(ii)

Smoke as nuisance, 1.04(2)
Solicitation, 8.41(6)
Solid waste disposal permit, 11.93
Sovereign immunity, see Governmental immunity
Special Assessments (see Mo. Econdev. Law)
Special districts, 2.79
Special exception distinguished from variance, 6.20
Special use permits

administrative and quasi-judicial, 11.32
administrative, characterized as, 2.98-2.100, 11.32, 11.39
administrative review, contested case, 10.03, 10.22(1)
appeal of denial

generally, 11.37

authority to issue

cities, 2.103
counties, 2.103

authority to require, 2.104
automobile dealership, 2.116
bakery, driveway, 2.116
beauty shop, 2.116
billboard, 2.116
campus, college, 2.116
campus, hospital, 2.116
car dealership, 2.116
car wash, 2.116
cemeteries, 2.116
certiorari, 11.38
challenge to conditions, standing, 9.74
churches, 2.116
clinic, medical, 2.116
college campus, 2.116
concrete plant, 2.116
conditions

equal protection, 2.14
generally, 2.113
hours, 2.115
modification, 2.115
right-of-way dedication, 2.115
standing to challenge, 9.66
types of condition, 2.115
uses, 2.116

consent of neighbors, 2.108
contested case, 10.22(1), 11.39(1)
convenience store, 2.116
country club, 2.116
covenant, in violation of, 1.48
daycare center, 2.116
dealership, automobile, 2.116
declaratory judgment, 11.41
dedication of right-of-way, 2.115(2)
delegation, 2.109
delegation of legislative authority – standards, 2.106
denial, appeal of,

equal protection challenge, 11.34(1)
substantive due process, 11.34(2)
ultra vires of state enabling act, 11.35

drive-in theater, 2.116
driveway, bakery, 2.116
electrical substation, 2.116
equal protection challenge, 8.35(1), 11.34(1)
exhaustion doctrine, 11.42
existing use – vested rights in permit, 7.06
farm equipment, 2.116
filling station, 2.116
funeral home, 2.116
gas station, 2.116
generally, 2.94
greenhouse, 2.116
group homes, 2.116
hospital campus, 2.116
hours, 2.115
issuance, procedure for, 2.105
judicial review, 11.37
landfill, 2.116
legislative, characterized as, 10a, 11.32
medical clinic, 2.116
method of grant, 2.99
method of review, 11.37
mineral extraction, 2.116
ministerial, 2.101
moratorium on, 11.23
multi-family, 2.116
neighbors, consent of, 2.108
nursery, 2.116
nursing home, 2.116
off-street parking, 2.116
office building, 2.116
parking lot, 2.116
particular uses, 2.116
personal, nature as, 2.110-2.112
petition for review, 11.39
private recreational facility, 2.116
procedure for issuance, 2.105
proper subject for, 11.31
purpose

generally, 2.96
prohibited use, 2.97

quasi-judicial, characterized as, 10a, 11.32
requiring for all users, 2.82(7)
restaurants, 2.116
rezoning, equated with, 11.100
right-of-way dedication, 2.115
Section 536 review, 11.39
service station, 2.116
sewage lagoon, 2.116
solid waste transfer facility, 2.116
spot zoning, compared with, 11.35(1)
standards

consent of neighbors, 2.108
delegation, 2.109, 11.34(1)(b)
generally, 2.106
neighbors, consent of, 2.108
traffic, 2.107

standing to challenge conditions of, 9.66, 9.74
swimming pool, 2.116
tennis courts, 2.116
time for bringing action, 11.43
traffic, 2.107
trailer camp, 2.116
transferability, 2.110-2.112
trap shooting range, 2.116
truck terminal, 2.116
use allowed by right, 2.103(3)
varying terms of zoning ordinance, 2.97
violation of covenant, 1.48

Specifically and uniquely attributable test – Nexus, 11.48(2)(a)
Specificity of allegation – Preservation of issue, 10.73(1)(a)
Speech, see Freedom of speech
Speedway as nuisance, 1.03(2)(e)
Spirit of ordinance – Variance, 6.17(3)
Spot zoning, 2.83
Standard of review on certiorari, legality, 10.13(1)(b)
Standard of review, arbitrary and capricious on certiorari, administrative review, 10.13(2)(c), 10.23(3)(b)
Standard of review

appeal from circuit court, 10.74
APRA, 10.24
certiorari, 10.14
declaratory judgment, 10.36
inverse condemnation, 10.65
mandamus, 10.55

Standards – Delegated power, 6.17(2)(a), 8.45(9)(a), 11.34(1)(b)
Standards – Rezoning, 3.29
Standards – Variances, 6.28
Standards – Whether adhered to, 11.34(1)(c)
Standing

adjoining owners, 9.70(1)
administrative decision, 8.15(1)(a)(i)
affected, directly, 9.66(1)
affected, substantially, 9.66(1)
aggrieved persons, 9.67
associations, 9.79
bare legal title, 9.69(1)
board of zoning adjustment, timing, 10.73(1)(b)
boards and commissions, 9.80
buyer under contract, 3.07, 9.69(3)
church trustees, 9.82
city resident, 9.70(3)
close neighbors, 9.70(2)
codified, 9.67
competitors, 9.72
conditions on another’s permit, 9.74
confronting owners, 9.70(1)
corporations, 9.81
covenant, enforcement, 1.46
Standing (cont.)
denied, 9.67
depreciation of value, 9.66(1)(a)
directly affected, 9.66(1)
enforcement of covenants, 1.46
equitable owner, 9.69(3)(c)(i)
facial challenge, 9.66(4)
former owner, 3.06, 9.69(2)
general public, 9.66, 9.77
generally, 9.66
in rem proceeding, 9.69(3)(c)(iii)
injury pleaded, 9.66(1), 9.71(1)(a)
intervenor, 9.71
investor, 9.73
justiciable controversy (exactions), 11.41
legal title, 9.69(1)
local government, 9.80
member of class benefited by statute, 9.67(2)
nearby neighbors, 9.70(2)
neighbors, 9.70
non-applicant owner, 9.69(2)(b)
non-resident, 9.70(3)(b)
nuisance, 1.21
owner, non-applicant, 9.69(2)(b)
ownership, proof of, 9.69(1)
parties claiming, 9.68
participation in appeal, 10.75
previous owner, 9.69(2)(b)
proceeding in rem. 9.69(3)(c)(iii)
proof of ownership, 9.69(1)
property interest, 9.66(1)
property interest, vested, 9.71(1)(c)
prospective tenant, 9.76
proximity, 9.66(2)(b)
purchaser under contract, 9.69(3)
residency not necessary for, 9.70(3)(b)
residency not sufficient for, 9.70(3)(a)
rezoning, standing to apply

agency, 3.08(1)
bare legal title, 3.03
buyer, 3.07
contract expiration, 3.09
contract to purchase, 3.07
equitable owner, 3.08
evidence of ownership, 3.05
expiration of contract, 3.09
former owner, 3.06
generally, 3.02
legal title, 3.03
ownership, 3.03
previous owner, 3.06
purchaser, 3.07
title, how acquired, 3.04

statute, member of class benefited by, 9.67(2)
statutes, conferred by, 9.67
substantially affected, 9.66(1)
subject property, 9.69
taxpayer, 9.77
tenant, prospective, 9.76
title, how held, 9.69(1)(a)
traffic, complaint about, 9.75
Standing (cont.)
trustees, church, 9.82
vacation of street, 4.47
value, depreciation of, 9.66(1)(a)
vested property interest, 9.66(1)(c)
zoning – in rem, 3.08(3)

State action – Anti-trust, refusal to rezone, 11.67(1)
State and local land use controls – Flood plain zoning, 2.68(3)(b)
State exemption from city authority, 2.125
State historic districts, 2.89
State judicial review as procedural due process, 8.32(2)(a)(i)
State law – Attorney’s fees, 12.42
State law requirements – Official capacity, 9.91
State law violation – Civil Rights Act, 12.05
State legislation – Group homes, 2.143, 11.135, 13.01
State officials – Official capacity, 12.06(2)
State remedies, 12.34
State sanctions against official, 13.28
Stated purpose not real purpose, 8.10(3)
Statutes of limitations

accrual of action, 9.52, 9.63(2)
actions constituting refusal, 6.27(5)(a)
breach of covenant restricting land use, 9.61
Civil Rights Act, 9.64
Claim accrual, 9.52
contract, 9.57
covenant of warranty, 9.61
declaratory relief, 9.65
forfeiture, created by statute, 9.55
generally, 9.51
injury to property rights, 9.60
liability created by statute, 9.58
nuisance, 1.23
other actions, 9.62
objection to plat imperfections, 4.22
penalty created by statute, 9.55
property rights, injury to, 9.60
restrictive covenants, 1.45(3)
ripeness, 9.52
stabilization doctrine, 9.52(3)
statute, liability created by, 9.58
statutes, 9.53
taking claim, applicability, 9.06(2)(b)
trespass, 9.59
warranty, covenant of, 9.61

Statutory certiorari, constitutionality, 13.52(6)
Stay of order

APRA, 10.21(3)
BZA, 10.12(4)
certiorari, 10.12(4)

Stay of proceedings, administrative review, 10.21(3)
Stock pens as nuisance, 1.04(2)
Stoneyard, defined, 13.01
Storage, defined, 13.01
Storing, defined, 13.01
Strategic lawsuits against public participants, 13.38
Street access – Nature of right, 4.52
Street – Dedication and construction, (exactions) 11.52(3)(f)
Street, defined, 13.01
Street grades – Change (cause of action), 11.133
Street vacation – City’s power, 4.45
Streets, access to, 4.50
Streets

acceptance of

annexation, 4.57
approval of plat, 4.43
filing plat, 4.42
generally, 4.41
plats, 4.42

access to, 4.50
annexation, 4.57
building line, 4.39
closing of, 4.50
comprehensive plan, 4.33
conformity with plan, 4.40
dedication

adverse possession, 4.37(3)
common law, 4.37(1)
consideration, 4.38
generally, 4.35
prescription, 4.37(3)

driveways, right to construct, 4.53
easement of necessity, 4.54
easement shown on plat, 4.37(4)
generally, 4.31
grade change, challenge to, 11.133
major street plan, 4.33
owners abutting streets, rights of access, 4.50

air, 4.52
closing, 4.50
driveways, 4.53
easement of necessity, 4.54
generally, 4.49
light and air, 4.52
nature of, 4.52
reasonable view, 4.52
statutory way of necessity, 4.54
view, 4.52
way of necessity, 4.54

plat, 4.43
private road, 4.54
rights of owners abutting streets access, 4.50

air, 4.52
closing, 4.50
driveways, 4.53
easement of necessity, 4.55
generally, 4.49
light, 4.52
nature of, 4.52
reasonable view, 4.52
statutory way of necessity, 4.54
view, 4.52
way of necessity, 4.54

statutory way of necessity, 4.54
street closings, 4.50
street plan, 4.33
street vacations

abandonment, 4.46(2)
challenge to, 11.133
city power, 4.45
effect, 4.48
generally, 4.44
methods, 4.46
standing to object, 4.47
withdrawal, 4.46(3)

utilities, 4.34
vacation of streets

abandonment, 4.46(2)
challenge to, 11.133
city power, 4.45
effect, 4.48
generally, 4.44
methods, 4.46
standing to object, 4.47
withdrawal, 4.46(3)

way of necessity, 4.54

Strict liability – Nuisance per se, 1.07(1)
Structure, defined, 1.42(3), 13.01
Structure of typical ordinance, 2.47
Structure or use in course of construction as prior non-conforming use, 7.18(5)
Subdivision, defined, 13.01
Subdivision regulations

acceptance of streets

annexation, 4.57
appropriation, 4.43(2)
approval of plat, 4.43
filing plat, 4.42
generally, 4.41

access to streets, 4.50
administrative function, 11.02
adoption procedure, 4.03
annexation, 4.57
approval of plat, 4.06
building line, 4.39
cause of action, denial of plat, 11.08
cities, 4.03(2)
closing of streets, 4.50
common areas, 4.59
conditions, 4.25
consideration for dedication, 4.38
construction, judicial, 4.24
contents of plat, 4.05
counties, 4.03(1)
dedication, revocation of, 4.60
dedications of park land, 4.26
driveways, right to construct, 4.53
easement of necessity, 4.55
easements, 4.56, 4.61
execution of plat, 4.15
generally, 4.01
grantees in subdivision, rights of, 4.58
hearings, 4.03
imperfections, 4.22
improvements, 4.25
indenture, 4.23
joint ownership, 4.16
judicial construction of plat, 4.24
lot combinations, 4.29
lot splits, 4.30
major street plan, 4.33
mandamus, 11.15
ministerial function, plat approval, 4.11, 11.03
minor subdivisions, 4.30
nonconforming use and plats, 7.18(4)(c)
Subdivision regulations (cont.)
objection to plat, 4.22
owners abutting streets, rights of, 4.49, 4.52
parks – dedication, 4.26
partial plat, 4.16
performance bonds, 4.14
plan, streets, 4.33
planning commission, 4.03, 4.07-4.10
preliminary plat, 4.12
preparation

cities, 4.03(2)
county, 4.03(1)
townships, 4.03(3)

procedure for adoption, 4.03, 2.07
purpose, 4.03
recording of plat, 4.19-4.21
replatting, 4.28
required platting, 4.17
revocation of dedication, 4.60
rights of owners abutting streets, 4.49, 4.52
rules of construction, 4.24
sale of land, 4.18
sewers, easements, 4.61
statutes of limitation, 4.22
statutory way of necessity, 4.54
street dedication

adverse possession, 4.37(3)
common law, 4.37(1)
generally, 4.35
prescription, 4.37(3)
statutory, 4.37
street easement, 4.37(3),(4)

streets

closings, 4.50
generally, 4.27, 4.31
plan, 4.33
vacations, 4.44

tentative plat approval, 4.12
townships, 4.03
unrecorded plat, 4.18
utilities, 4.34
vacation of streets

abandonment, 4.46
city power, 4.45
effect, 4.48
generally, 4.33
methods, 4.46
standing to object, 4.47
withdrawal prior to acceptance, 4.46

validity, 4.04
variations from preliminary plat, 4.13
way of necessity, 4.54

“Subdivision” defined, 13.01
Subpoenas – BZA, 6.53, 10.12(8)
Substantive due process

actual purpose, 8.10(3)
administrative decision making, 8.15(1)(a)(i)
aesthetics, 8.10(2)(b), 8.43
approval of land restrictions delegated, 8.15(2)(c)
arbitrary and capricious land restriction, 10.13(2)(c), 10.23(3)(b)
as-applied challenge, 8.14
Substantive due process (cont.)
as a remedy versus taking claim, 8.27
balancing test, 8.20(10)
bias, 8.15(1)
building permit, denial, 11.82, 12.10(1)
Civil Rights Act, 12.10
community sentiment, considered by legislature, 8.15(2)
deference to legislature, 8.10(2)(a)
defined, 8.09
delay in land use approval, 11.11
delegation of legislative power, 8.15(2)(c)
denial of plat, 11.11
denial – question of law, 8.16
difficult standards, 8.18
effect of restrictions, 8.13
effectiveness of land restriction, 8.11
efficiency of land restriction, 8.12
equal protection, compared with, 8.35(1)
exactions, 11.34(2)
exclusionary zoning, 11.146
facial challenge, 8.14
federal court, ripeness, 10.46, 12.20(1), Chapter 9
generally, 8.09
hearings, legislative, 10.02
jury question, 8.15(1)(d)
land use approval, delay in, 11.11, 11.93
law question, 8.16
legislative

branch, 8.10(2)(a)
motives, 8.15, 8.37
power delegated – standards, 8.45(9)(a)

legitimate public purpose, 8.10(1)
mutually exclusive w/taking, 8.27(1)
motives of legislature, 8.15, 8.37
necessity, rule of, 8.15(1)(c)
neighboring property owners, 8.04, 8.35(1)
Permit denial, 11.82
pleading, 8.17
private detriment, 8.13
private purpose, 8.10(2)(d)
procedural due process, compared with, 8.30
property interest, 8.04
public purpose, 8.10
purpose of land restriction, 8.10(2)
question of law, 8.16
real purpose, 8.10(3)
reasonableness as a test, 11.62(1)
refusal to rezone, 11.62
restriction, effect of, 8.13
revenue source, land restriction as, 8.10(2)(c)
ripeness, 9.01, 9.15, 9.21
rule of necessity, 8.15(1)(c)
special use permit, challenge to denial, 11.34(3)
standards for delegating legislative power, 8.15(2)(c), 8.32(1)(a)(ii)
state law, violation of, 8.15(3)
taking, compared with, 8.27
takings, 8.20(6)
tax, 8.10(2)(c)
tests for violation, 8.20(6)
ultimate public purpose, 8.10
unlawful delegation, 8.45(9)
violation of state law, 8.15(3)

Substitution of discretion in administrative review, 10.24(3)
Subsumption of due process claim, 8.27(1)
Sufficiency – Evidence to rezone, 3.14
Sufficiency – Evidence to support variance, Appendix 6-A
Sufficiency – Plat approval, 7.02, 7.13(2), 7.18(4)(c)
Suit against state – Eleventh Amendment bar, 12.25
Summons – Copy of petition as, 10.12(6)(a)(ii)
Sunshine law, 3.22
Sunshine law – Exception, 3.22(3)
Sunshine law – Meetings of subunits, 3.22(4)
Sunshine law – Place of meeting, 3.22(2)
Superior sovereign test – Exemption, 2.117
Supreme Court

appeals court judge, dissent by, 10.81
dissent by appeals court judge, 10.81
order of the district judges, 10.82
original jurisdiction, 10.79
transfers, 10.80

Sur-rebuttal – Fairly debatable test, 3.41
Surface Mining Control And Reclamation Act, 8.23(4)(c)(ii)
Surface water – Diversion of – nuisance, 1.04(3)
Surrounding area – Nuisance, 1.17
Suspect class – Equal protection, 8.35(1)
Sworn testimony – Evidence, 6.35(1)

– T –

Taking

actions reviewable by, 10.66
Agins test, 8.20(3)
all use, 8.20(3)
anticipation of, 12.12, 12.40
appropriation, compensation required, 8.22(2)(b)(i)
as-applied challenge, 8.14
attorney’s fees, 8.23(4)(c)(ii), 12.18, 12.42
balancing test, 8.20(10)
bifurcation
building permit

denial, 8.20(3), 11.84
revocation, 8.23(4)(c)(ii)

cash taking, 8.20(11), 11.50, 11.84
character of the government’s act, 8.22
Civil Rights Act, 12.12
compensation, 8.19, 8.25
conferring public benefit, 8.22(2)
continuous physical occupation, 8.22(1)(a)
damages, 12.16(3), 12.35
declaration of nuisance, 8.23(2)(a)(ii)
declared takings, 12.48
delays, 11.09
denial of all use, 8.20(3)
destruction, compensation required, 8.22(2)(b)(ii)
diminution of value, 8.23(1)
disproportionate burden, 8.20(10), 8.21(1)(c) (substantive due process, 8.09, 8.10(2)(c))
distinguished from regulatory taking, 8.19
divestiture of possession, 8.22(6)
down-zoning, 8.23(1), 8.23(4)(c)(ii), 8.24
due process – public use, 8.21(2)(a)
due process takings, 8.10(2)(d)(i), 8.19, 9.46
due process, confused with, 8.26(2), 11.63(2)
economically viable use denied, 8.23(3)(a)(ii)
Taking (cont.)
effect, 8.23
election to maintain ordinance, 8.10(2)(b)(vi), 8.24
emergency, 8.22(3)
eminent domain, compared with police power, 8.26
eminent domain, forced use, 8.20(7)
exactions, 8.20(ii)
exhaustion, 8.14, 8.20(1), 8.45(1)
facial challenge, 8.23(3)
failure to serve a public purpose, 8.20(3)
federal court, ripeness, 9.03
Fifth Amendment, 12.33
filing, time, 10.60
finality, ripeness, 9.02(2)
flooding, 8.22(1)(b)(iii)
for private use, prohibition, 11.154
forced use, 8.20(7)
generality, 8.22(5)
government nuisance, 8.22(1)(d)
harm/benefit test, 8.22(2)(a)
Hodel impact test, 8.20(4)
impact fees, 8.20(11)(a)
impact test, 8.20(4)
injunction, 12.17, 12.40
inverse condemnation, 8.29(2), Appendix 8A
inverted public purpose, 8.21(3)
investment backed expectations, 8.20(8)
just compensation, (exactions) 11.50
just compensation, 12.16(3), 12.36
legal basis, 10.67(2)
Lucas test, 8.20(5), 8.22(2)
Missouri cases, 8-A
Missouri constitutional principles, 8.29
Mutual exclusivity with due process, 8.27(1)
navigational servitude, 8.22(1)(b)(ii)
new theory of, 8.28
nonconforming use, 7.16(4)
noxious activities, 8.23(2)(a)
nuisance

declaration of, 8.23(2)(a)(ii)
government, 8.22(1)(d)
taking, government nuisance as, 8.22(2)(a), 8.45(4)

occasional physical occupation, 8.22(1)(c)
odors, 8.22(1)(b)(iv)
or damaging, 8.29
overflights, 8.22(1)(b)(i)
parties, 10.67(3)
Penn Central Test, 8.20(2)
permanent physical occupation, 8.22(1)(a)
permit denial, 8.23(4(a)(ii)
physical invasion, 8.22(1), 8.29(3)
pleading, 10.67(4)
police power, compared with eminent domain, 8.26
police power, relationship to, 8.26, 11.63
preventing improvements to reduce cost of, 3.39(3), 11.132
priority of government, 2.117
Private way of necessity, 4.54
procedure, 10.67(5)
prohibition to restrain condemnation, 10.67(1)
property interest must previously exist, 8.03
public purpose

prerequisite to taking, 8.21(3)(a)
Taking (cont.)
test for taking, 8.20(6)

public use, 8.21(4), 9.22(3)
quarry permit, denial of, 8.23(2)(a)(ii)
reciprocity of advantage, 8.25(1)
reduction in cost of by refusal to rezone, 3.39(3)
reduction in property value, 8.23(1)
refusal in order to lower price, 3.39(3)
refusal to rezone

compensation with zoning, 11.63(3)
due process, distinguished from, 11.63(2)
generally, 11.63
temporary, 11.63(1)

regular invasions, 8.22(1)(b)
regulation, disproportionate burden, 8.20(10)
remedy, state, 12.34
rent control, 11.125
restrictive covenant, 1.53
right to take, 10.58, 10.62, 10.63, 11.154
ripeness, 9.01, 9.05(1), 9.12
ripeness for federal court, 9.03
ripeness – reapplication requirement, 9.05
role of effect, 8.23
scope of review, 10.64
segmentation, 8.23(4)
sovereign immunity, 8.22(1)(c)(i), 8.25(2)
standard of review, 10.65
state remedy, 12.34
statutes of limitations, 9.52
substantive due process, compared with, 8.10(2)(b)
Surface Mining Control and Reclamation Act, 8.23(4)(c)(ii)
temporary, 8.24, 11.63(1)
temporary invasions, 8.22(1)(c)
tests, 8.20
theories, 8.20, 9.69(3)(c)
three-part test, 8.20(2)
time of payment, 12.16(3)(b)
time of taking, 12.16(3)(b)(i)
time to file, 10.60
“too-far” test, 8.20(1)
trespass, 12.39
trespass, compared with temporary invasions, 8.22(1)(c)(i)

uses remaining v. uses prohibited, 8.23(4)(b)

vested rights, 11.95
way of necessity, 4.54
wetland fill permit, denial of, 8.07(6), 8.20(8)
zoning ordinance, 8.22(4)

Taxes – See Missouri Economic Development Law
Taxpayer standing, 9.77
Telephone Towers, 2.145(2)
Temporary certificate of occupancy, 8.07
Temporary cessation of use – non-conforming use, 7.21(2)
Temporary cessation – Abandonment of non-conforming use, 7.21(2)
Temporary nuisance, 1.05
Temporary restraining order, certiorari, 10.12(2)(a), injunction, 10.43(1)
Temporary takings, 8.24
Temporary variance, 6.30
Tentative approvals – Preliminary plats, 4.12
Termination of existing use, 8.23(4)(c)(i)
Termination of nonconforming use – Compensation, 7.16(4)

Examples, 7.16(5)

Termination of potential uses, 8.23(4)(c)(ii)
Tests – Standing, 9.66
Text amendment, 11.147
The, defined, 13.01
Thoughts for trial, 11.76
Threatened loss – Declaratory judgment, 10.30(5)
Time and place – Hearing, 8.32(2)(c)(i)
Time of payment – Damages, 12.16(3)(b)
Time of payment – Just compensation, 12.16(3)(b), 12.33
Time period for amortization of non-conforming use – Reasonableness, 7.17(3)
Time, place and manner regulation, 8.41(1)
Time – Segmentation in taking , 11.09(1)
Time to apply – Attorneys fees, 12.18(5)
Time to file action

administrative review, 10.18
certiorari, 10.09
Civil Rights Act, 9.64
declaratory judgment, 10.31
injunction, 10.39
mandamus, 10.49
inverse condemnation, 10.60
special use permit, 11.43

Timing of hearing – Rezoning, 3.23
Title – How held, 3.04
Title – Standing, 9.69(1)(c)
Title to common areas – Vesting, 4.59
“Too Far” test, 8.20(1)
Tort – Alternative review, 10.53(2)
Tort: intentional – nuisance, 1.07(3)
Tortious interference, 13.43
Tortious interference with contract, 13.43
Tourist cabins, defined, 13.01
Towers

cellular phone, 2.145(2)
Ham radio, 2.145(1)

Towns and villages – statutory nuisance, 1.28(1)(c)
Towns and villages – zoning, 2.36
Townships

approval of subdivision regs by Plan Commission, 4.09
BZA, 6.05
comprehensive plan, 2.10
planning commission, 2.26
subdivision regulations, 4.03(3)
zoning, 2.38

Traffic as grounds for refusal to rezone, 3.30(3)
Traffic congestion – standing, 9.75
Trailer, defined, 13.01
Trailer or temporary structure – restrictive covenants, 1.42
Transcript required on appeal, 6.35(2)
Transfer to Missouri Supreme Court, 10.80
Transfer to Missouri Supreme Court – Dissent, 10.81
Transferability – Special use permit, 2.110
Transferability – Variance, 6.30
Transfers to Supreme Court, 10.80
Transition zones, 2.77
Transportation corridors, 8.29(3), 12.49(2)
Treatment facilities, 2.143
Trespass

by government, 8.22(1)(d), 8.45(5)(a)
compared to nuisance, 1.08
damages, 12.37(6)
immunity, 9.92(2)(a)
Trespass (cont.)
injunction, 12.29(1)12.39
permanent (continuous), 8.22(1)(a)
statutes of limitation, 9.59

Trial de novo enforcement action – Rule 37, 11.113
Truck, defined, 13.01
Trustees of church – standing, 9.82
Types of zoning, 2.58

– U –

Ultimate public purpose, 8.10
Ultra vires acts

Delays, 11.12
Exactions, 11.52
Immunity 9.92(2), 9.100(3)
Special Use Permit, 11.35
Generally, 11.147

Ultra vires: Previously approved road improvement, 11.52(3)(c)
Unauthorized acts – Civil Rights Act, 12.07(3)(b)
Unauthorized signal or sign on highway – Public nuisance, 1.28(3)
Uncertainty – Declaratory judgment, 10.30(4)
Uncontested Case, 10.22(1)(a)
Uniform Relocation Act (see Relocation)
Uniformity requirement, 8.45(2)(a)
Unlawful delegation

administrative act, 8.45(9)(a)(ii)
emergency exception, 8.45(9)(a)(i)
enforcement of covenants by government, 1.47
generally, 8.45(9)
standards, lack of, 8.45(9)(a)

Unmarried couple, 13.01
Unreasonable duration – Restrictive covenants, 1.44(3)
Unreasonable interference – Nuisance, 1.03(1)(b)
Unrecorded plat – Sale of property, 4.18(1)
Unregistered diversion of water, 1.28(3)
“Unripening” suit by amending regulation, 9.19
Urban redevelopment district, 2.79
Use and area variances – Principles, 6.27
Use of entire tract – natural expansion doctrine – Vested rights, 7.19(4)(b)
Use of liquor establishment or vehicle – Nuisance, 1.28(3)
Use of zoning map, 2.45
Use regulation – Zoning ordinance, 2.48
Use variance, 6.25, 6.27
Useful life – Non-conforming use, 7.16, 7.19(6)
Uses allowed, 3.36(1)(a)
Uses remaining v uses prohibited – Taking test, 8.23(4)(b)
Using decision making authority to extort gain, 13.11
Using or disclosing confidential information, 13.12
Utilities, 13.53
Utilities, acceptance or placement in street, 4.34
Utilities, exemption from zoning, 2.138
Utilities in existing street, 4.33(1)
Utilities on approved plat, 4.33(2)
Utilities on street plan, 4.33(3)
Utility Relocation, 4.34(2), Appendix 2-D

– V –

Vacant lot – nuisance, 1.04(3)
Vacation – See Streets
Vague ordinance: Trap for innocent, 8.32(1)(a)
Vagueness – Procedural due process, 8.32(1)(a)
Vagueness – Delegation of policy decisions, 8.32(1)(a)(ii)
Valid permit – vested, 7.04
Validity of conditions on zoning, 3.44
Validity of Protest, 3.51
Variances

administrative decision, 6.17
applicant, 8.35(1)
application, whether ripeness requires, 9.06
area variance, grounds for, 6.25, 6.27
availability mandated, 6.19
cases, Appendix 6-A
comprehensive plan, 2.17-2.19
conditions peculiar to property, 6.27(2)
defined, 6.15
delegation to board, 6.17(2)
denial of, 10.22(2)(b)(ii), 11.25, 11.29, 11.30, 11.39, 11.44, 11.89(1)
denial, refiling after, 6.29
entitlement, 6.21
equal protection, 6.23
exception, variance contrasted with, 6.20
exhaustion in refusal case, 9.36(1)(a)
generally, 6.15
hardship, 6.22

self – imposed, 6.27(2)(a)

historic districts, 2.91
inconvenience, 6.27(6)
jurisdiction of BZA, 6.14
limitations on use, 6.16
modification of zoning ordinance, 6.17(1)
necessity of application, 6.17(3)(a)
nonconforming use, 6.25, 6.26
practical difficulty, 6.25(1)
procedures, 6.18
refusal as prerequisite, 6.27(5)
rezoning, exhaustion of variance remedy, 9.36(1)(a)
ripeness, requiring application for, 9.06(2)
spirit of ordinance, 6.17(3)
standards applied, 6.28
strict compliance would preclude all use, 6.26
temporary, 6.30
unique conditions, 6.27(2)
use variances, grounds for, 6.26, 6.27
zoning ordinance, 6.17(1)

Variations from preliminary plat, 4.13
Venue

administrative review, 10.21(1)
certiorari, 10.12(1)
Civil Rights Act, 12.24

Verification – Certiorari, 6.49, 10.11(1)(a)
Vested rights

Abandonment of use, 7.21
acquiescence of government, 7.14
actions taken in reliance, 7.06
actions taken in reliance before permit, 7.06(2)
adding drive-through window, 7.19(6)(a)(iii)
alteration

structure, 7.19(6)
use, 7.19(6)

alteration of non-conforming structure, 7.19(6)
amending regulation after denial, 7.13(2)
amortization of non-conforming use, 7.17
announced but unadopted policy, 7.13(1)
application filed, 7.13
application of ordinance, 7.19(3), 7.13
Vested rights (cont.)
auto repair shop changed to storage facility – non-conforming use, 7.19(2)(a)
bars, 7.16(5)(c)
billboards, 7.16(5)(b), 17.19(3)(c), 7.19(7)
building height, 7.19(6)(a)(iv)
building permit application, 7.13
cemeteries, 7.19(4)
certificates for, 7.16(3)
cessation of use, temporary, 7.21(2)
change in non-conforming structure, 7.19(6)
change of owner or tenant, 7.20
change of non-conforming use, 7.19
city declared invalid, 7.18(3)(b)(ii)
compensation, 7.16(4)
construction partially completed, 7.18(5)
construction of ordinance, 7.16(1)
contemplated use, 7.18(4)
defense to land use enforcement, 11.121
delay in construction due to litigation, 7.07
denial

administrative function, 11.96
causes of action, 11.97
declaratory judgment, 11.98
exhaustion of remedies, 9.06(3)
generally, 9.33, 11.95
legislative function, 11.96
review, 11.98

denial in order to lower price in future condemnation, 7.15(1)(b)
destruction of non-conforming structure, 7.19(5)
diminishing asset doctrine, 7.19(4)(b)
doctor’s office changed to food center, 7.19(2)
dormitory changed to hotel, 7.19(2)
down-zoning, 7.02, 7.15
drive-in as non-conforming use, 7.16(5)(d)
drive-through window as non-conforming use, 7.19(6)(a)(iii)
effect of possession of permit, 7.02
elimination of uses through amortization, 7.17(1)
eminent domain to eliminate non-conforming uses, 7.16(4)
estoppel against applicant, 7.02(2)
estoppel, relationship to, 7.02
examples of non-conforming uses, 7.16(5), 7.19(2)
expansion of use area, 7.19(4)
expansion of use where ordinance allows, 7.19(4)(a)
expectation of down-zoning, 7.02(1)
extension of non-conforming uses, prevention of, 7.17(2)
filling station as non-conforming use, 7.19(2)(f)
floor, walls alteration to prolong life, 7.19(6)(a)(ii)
garage changed to parking lot, 7.19(2)(d)
gas station as non-conforming use, 7.19(2)(f)
generally, 7.01
general rule – no estoppel, 7.09(1)
health and safety regulations, 7.16(2)
height and building lines, 7.19(6)(a)(iv)
height of building, 7.19(6)(a)(iv)
horse breeding – non-conforming private changed to commercial, 7.19(2)(e)
illegal permit, 7.09

building code, violation of, 7.09(5)
generally, 7.09(1)
setback, violation of, 7.09(3)
use restriction, violation of, 7.09(2)
zoning map, reliance on, 7.09(4)

illegal use, change to 7.19(7)
intended use insufficient to establish use, 7.18(4)
intent, 7.18(4)(a)
intent coupled with purchase, 7.18(4)(b)
invalid ordinance, legality of prior use, 7.18(3)(ii)
intent, 7.18(4)(a)
intent coupled with purchase, 7.18(4)(b)
intent as fact question, 7.18(3)(a)
justifications for down-sizing, 7.15(1)
laches in enforcement, 7.14
lack of development under previous zoning, 7.15(1)(a)
land use regulation enforcement, defense, 11.12
landfill as non-conforming, 7.16(5)(e)
legal existence of authorizing entity, 7.18(3)(b)
legality of prior use, 7.18(3)
length of prior use, 7.18(2)
livery stable changed to filling station, 7.19(2)(f)
mere intent, 7.18(4)(a)
misleading information, 7.10
method of revocation of permit, 7.08
naked permit, 7.05
natural expansion doctrine, 7.19(4)(b)
nonconforming use, 7.16

abandonment, 7.21
alteration of structure, 7.19(6)
alteration of use, 7.19
amortization, 7.17
bars, 7.16(5)(c)
billboards, 7.19(4)(c), 7.16(5)(b)
building height, 7.19(6)(a)(iv)
building permit issued, 7.04
cemeteries, 7.19(4)
certificates, 7.16(3)
cessation of non-conforming use, temporary, 7.21(2)
change in non-conforming structure, 7.19(6)
change of non-conforming use, 7.19
compensation for elimination, 7.16(4)
construction of ordinance, 7.16(1)
contemplated use, 7.18(4)
defense to enforcement, 11.121
denial, exhaustion of remedies, 9.33
destruction of non-conforming use, 7.19(5)
diminishing asset doctrine, 7.19(4)(b)
drive-through window, 7.19(6)(a)(iii)
elimination of non-conforming uses, 7.17(1)
eminent domain, 7.16(4)
exhaustion of remedies, 9.33
expansion of non-conforming structure, 7.19(6)
expansion of non-conforming use area, 7.19(4)
extension of non-conforming use, prevention of, 7.17(2)
filling station, 7.19(2)(f)
fire, 7.16(2)
generally, 7.01
health and safety regulations, 7.16(2)
height of building, 7.19(6)(a)(iv)
intended use, 7.18(4)(a)
landfill, 7.16(5)(e)
legality of prior use, 7.18(3)
length of prior use, 7.18(2)
natural expansion doctrine, 7.19(4)(b)
ordinance construed, 7.16(1)
Vested rights (cont.)
ownership, change in, 7.20
percent of destruction, 7.19(5)
permit delayed, 7.12
permit issued, 7.05
prevention of extension of non-conforming use, 7.17(2)
prior use, defined, 7.18
prior use, legality, 7.18(3)
prior use, length, 7.18(2)
private schools, 7.16(5)(a)
prolonged life of non-conforming use, 7.19(6)(a)
property “arguably suited” for down-sizing, 7.15(1)(c)
property interest, 8.02, 8.45
purchase with expectation of down-zoning, 7.02, 7.06, 7.18(4)(b)
quarries, 7.19(4)(b)
reasonableness of amortization time period, 7.17(3)
repair, 7.19(5)
requiring special permits or certificates, 7.16(3)
service station, 7.19(2)(f)
special permits, 7.16(3)
statute construed, 7.16(1)
storage, 7.19(2)(a)
structure, changes to, 7.19(6)
taking of non-conforming use, 7.16
temporary cessation of use, 7.21(2)
tenancy, change in, 7.20
time period, reasonableness, 7.17(3)
use area, expansion of, 7.19(4)
use, changes to, 7.19
useful life, 7.16, 7.19(6)(a)
vested right, 9.38

ownership, change in, 7.20
percent of destruction of non-conforming use, 7.19(5)
permit, 7.03
permit delayed, 7.12
permit issuance pending

application filed, 7.13
generally, 7.11
government employee, reliance on, 7.10(1)
laches, 7.14
long-term violation, 7.14
newspaper articles, reliance on, 7.10(2)
ordinance amendment, 7.13
subdivision approval, 7.10(3)

permit not yet issued, 7.11
permit plus actions in reliance, 7.06
prevention of extension of non-conforming use, 7.17(2)
prior use, 7.18

legality, 7.18(3)
length, 7.18(2)

private schools, 7.16(5)(a)
private changed to public shooting range, 7.19(2)(h)
prolonged life of non-conforming use, 7.19(6)(a)
proof of prior use, 7.18(1)
property “arguably suited” for down-zoned use, 7.15(1)(c)
purchase, 7.18(4)(b)
quantified actions in reliance, 7.06(1)
quarries, 7.18(1), 7.19(4)
reasonableness of time period, 7.17(3)
relationship to Estoppel, 7.02
reliance on newspaper articles, 7.10(2)
Vested rights (cont.)
reliance on ordinance in effect when application is filed, 7.13
reliance on statements of public officials, 7.02, 7.10(1)
reliance on verbal conversation with BZA employee, 7.10(1)
reliance on zoning map, 7.09(4)
repair of non-conforming use, 7.19(5)
requiring special permits or certificates to maintain, 7.16(3)
riding academy changed to dance hall, 7.19(2)(i)
service station, 7.19(2)(f)
shopping center with inadequate parking, 7.16(5)(f)
special permits, 7.16(3)
special use permit, 7.16(3)
statute construed, 7.09(4)
storage, 7.19(2)(a)
structure, change to, 7.19(6)
structure or use in course of construction, 7.18(5)
subdivision approval, 7.10(3)
temporary cessation of non-conforming use, 7.21(2)
temporary cessation of use, 7.21(2)
tenancy, change in, 7.20
time period, reasonableness, 7.17(3)
title to common areas, 4.59
use area, expansion of, 7.19(4)
use, changes to, 7.19
use before incorporation of city, 7.18(3)(b)(i)
use of entire tract, 7.19(4)
valid permit, 7.04

construction delay, 7.07
delay in construction, 7.07
detrimental reliance, 7.06
generally, 7.04
litigation, resulting construction delay, 7.07
measure of reliance, 7.06
method of revocation, 7.08
naked permits, 7.05
reliance, 7.09, 7.10
revocation, 7.08

violation of building code, 7.09(5)
violation of use restriction, 7.09(2)
violation of setback, 7.09(3)
wall, door, stairs – alteration of non-conforming use, 7.19(6)(a)(i)
whether life of non-conforming use prolonged, 7.19(6)(a)

Vicious dog, 1.04(2)(d)
Violation

building code, 7.09(5)
covenants, 12.41
enforcement, 11.105
First Amendment establishment clause, 8.15(2)(a)(i), 8.40(5)(b)
delegated standards by BZA, 6.17(2)(b)
law, 1.03(1)(c)
nuisance, 1.03(1)
ordinance – injunction – exhaustion, 9.40
setback, 7.09(3)
use restriction – building permit: illegal, 7.09(2), 7.19(7)
Zoning Enabling Act, 11.66
zoning ordinance – ripeness, 9.08(2)(a)

“Void” – 536.100, R.S.Mo., APRA review, 10.27
Vortex, 9.06(3), 9.23(4), 9.33, 11.29, 11.42
Vote and consideration need not occur at zoning hearing, 3.16(i)
Vote – Changing, 2.30(1)
Vote – Member not present at planning commission hearing, 3.15
Votes required, BZA, 13.52(2)
Votes required for passage of ordinance, 3.27

– W –

Waiver – Certiorari pleading, 10.11(1)(b)
Waiver

covenant, 1.45
covenant – emergency, 1.45(4)
defense to covenant – by beneficiary, 1.45(1)
findings and conclusions, 6.43
governmental immunity, 9.98(2)(a)(iii)
of notice if attend, 8.32(1)(b)(i)
of objection by seeking permit, 2.44(1), 3.47

Wall, door, stairs, 7.19(6)(a)(i)
Ward courtesy, 8.32(3)(c)
Way of necessity, 4.54
Weeds, 1.28(3)
Withdrawal of dedication, 4.46(3)
Worst land use decisions, 13.52
Writ of prohibition, see Prohibition, 10.67
Wrongs, intentional – nuisance, 1.07(3)

– X –

No index entries

– Y –

Yards, 2.43(6)

– Z –

Zoning, see also Amendments to zoning

accessory uses, 2.48(2)
administrative action, 2.34
administrative/legislative distinction, 2.34
adoption, procedure for original

adoption, 2.56
governing body, hearings, 2.55
hearings, 2.52, 2.55
notice of hearings, 2.54
planning commission, 2.51
report of planning commission, 2.52, 2.53
zoning commission, 2.51

alteration of flood plain boundaries, 2.70(2)
alteration of flood plain topography, 2.70(1)
amendment of base flood elevation, 2.70(2)
ancillary uses, 2.48
annexation, 2.58
authorization, 2.35
balancing interests test, 2.117
base flood elevation, amendments, 2.70(2)
billboards, 2.126
boards, see Boards of zoning adjustment
boiler inspections, 2.135
boundaries, definite, 8.45(2)(b)
buffer zones, 2.77
change in condition, 3.30(6)
character, administrative, 2.34
character, legislative, 2.34
churches, 2.139
cities

charter cities, extra-territorial, 2.60
fourth class, extra-territorial, 2.64
lakefront governments, extra-territorial, 2.62
other cities, extra-territorial, 2.63
statutory basis, 2.36
third class cities, extra-territorial, 2.61

cluster zoning, 2.76
Zoning, see also Amendments to zoning (cont.)
compensation, 11.63(3)
competing developer, 11.72(2)
competition, 3.30(2)
comprehensive plan

as prerequisite, 2.06, 11.62(4)(b)
compliance with, 11.62(4)(b)

construction, statutory

Dillon rule, 2.41
ejusdem generis, 2.42(1)
generally, 2.39-2.46
maps, 2.45
most restrictive regulation prevails, 8.45(2)(c)
past conduct, 2.44
terms, 2.43

contract zoning, 3.48
counties, statutory basis, 2.37
court ordered rezoning, 12.48
cumulative zoning, 2.48(1)(a)
curvilinear flood plan lines, errors, 2.70(2)(d)
defense to nuisance, 1.16(1)
definite boundaries, 8.45(2)(b)
development regulations, 2.49
Dillon rule, 2.41
down-zoning, 7.02(1), 7.15
economically viable uses, denial o1 8.23(3)(a)(ii), 9.09
ejusdem generis, 2.42(1)
eminent domain test, 2.117
enabling act – violation, 11.66
enforcement of flood plain zoning, 2.68
errors, curvilinear flood plain lines, 2.70(2)(d)
Euclidian zoning, 2.48(1)(a)
exclusionary zoning

charter cities, 2.60
defined, 2.57,2.82
fourth class, 2.64
lakefront governments, 2.62
low income housing, 2.82(3)
multi-family, 2.82(2)
other cities, 2.63
refusal to rezone, 11.134
residential, 2.82(1)
third class cities, 2.61

FCC, 2.145
Federal Communications Commission, 2.145
federal insurance rate maps, 2.68(1)
fire protection, 2.135
floating zones, 2.74
Flood Disaster Protection Act, 2.67
flood insurance, 2.68(3)
flood plain zoning

alteration of boundaries, 2.70(2)
alteration of topography, 2.70(1)
amendment of base flood elevation, 2.70(2)(c)
appeal of flood elevations, 2.69(2), 2.70(2)
base flood elevation, amendments, 2.70(2)
changes, flood plain, 2.70
curvilinear line, errors, 2.70(2)
enforcement, 2.68
errors, curvilinear line, 2.70(2)
Zoning, see also Amendments to zoning (cont.)
federal insurance rate maps, 2.68
federal law, 2.67
Flood Disaster Protection Act, 2.67
flood elevations, procedure to establish, 2.69
flood insurance, 2.68
insurance, flood, 2.68
interpretation – location of flood plain, 2.71
map revisions, flood plain, 2.70(2)
National Flood Insurance Act, 2.67
prohibited acts, 2.68
proposed flood plain encroachments, 2.70(2)
proposed use, 12.48(2), 11.60(1), 11.72(2)
proposed structures in floodplain, 2.70(2)
publication of flood elevations. 2.69(1)
purpose, 2.66
revisions to flood plain map, 2.70(2)
structures in flood plain, 2.70(2)
Water Pollution Control Act, 2.67

food service, 2.135
future rezoning, injunction against, 11.72(2)
generally, 2.32
group homes, 2.143
ham radio towers, 2.145
health rules, 2.135
hearings

governing body, 2.55
notice of, 2.54
planning commission, 2.52

historic districts

city ordinances, 2.89
constitution, state, 2.89
constitutionality, 2.92
federal law, 2.88
federal regulations. 2.88
federal statutes, 2.88
municipal ordinances, 2.90
state constitution, 2.89(1)
state regulations, 2.89(3)
state statutes, 2.89(2)
variances, 2.91

historic landmarks, 2.135
history, 2.33
holding, 2.58
hospitals, 2.140
housing authority, 2.137
immunity from, See Exemption), 2.117
insurance, flood, 2.68
interim, 2.58
interpretation

Dillon rule, 2.41
ejusdem generis, 2.42(1)
flood plain zoning, 2.71
generally, 2.39-2.46
maps, 2.45
most restrictive regulation prevails, 8.45(2)(c)
past conduct, 2.44
terms, 2.43

legislative character, 2.34, 10A, 11.60
Zoning, see also Amendments to zoning (cont.)
limited district, 2.72
liquor licenses, 2.125(1)
lowering cost of condemnation, 3.39(3), 7.15(1 )(b)
maps, 2.45
mining, 2.144
Missouri Public Service Commission, 2.138
most restrictive regulation prevails, 8.45(2)(c)
National Flood Insurance Act, 2.67
neighborhood zoning. 2.79
nonconforming use (see vested rights), 2.46
open space, 2.78
Open Space Conservation Act, 2.78
ordered by court, rezoning, 12.49
ordinance, defined, 13.01
original zoning, adoption, 2.50

adoption, 2.56
governing body, hearings, 2.55
hearings, 2.52, 2.55
notice of hearings, 2.54
planning commission, 2.51
report of planning commission, 2.52, 2.53
zoning commission, 2.51

overlay, 2.72
permitted uses, 2.48(1)
performance zoning, 2.80
plan as prerequisite, 2.06, 11.62(4)(b)
planned overlay, 2.72
planned unit development, 2.73
planning commission, 2.51
preemption by most restrictive regulation, 8.45(2)(c)
presumption of validity, 3.31
private schools, 2.136
procedure, establishing flood elevations, 2.69
property interest, 8.02, 8.05, 8.07, 8.45
proposed flood plain encroachments, 2.70(2)
public utilities, 2.138
publication of flood elevations, 2.69(1)
refusal to rezone

antitrust

defenses, 11 .67(l)(a)(ii)
generally, 11.67

burden of proof 11.62(2)
causes of action, generally, 11.61
certiorari, 11.71
collateral attack, 11.73
comprehensive plan consistency with, 2.06, 11.62(4)(b)

zoning predates, 11 .62(4)(b)

condemnation proceeding, 11.09(2), 11.154
declaratory judgment, 11.70
equal protection, 11.65
evidence, opponents opinion, 11.77
exclusionary zoning, 11.68
existing zoning, 11.60(1), 11.62(1)
injunction, 11.72
legislative function, 10A, 11.60
Local Government Anti-Trust Act, 11 .67(3)(c)
lowering cost of condemnation, 3.39(3), 7.15(1)(b)
master plan, consistency with, 2.06, 11.62(4)(b)
neighbors, opposition considered, 11.62(4)(a)
parties, 11.75
pleading, 11.62(3)
Zoning, see also Amendments to zoning (cont.)
procedural due process, 11.64
reasonableness, determination of, 11.62(4)
reasonableness, test, 11.62(1)
scope of review, 11.74
substantive due process, 11.62
taking

compensation with zoning, 11.63(3)
due process, distinguished from, 11.63(2)
generally, 11.63
temporary, 11.63(1) Zoning Enabling Act, 11.66

regional zoning, 2.81
religion, 2.139
reverter zoning, 2.75
revisions to flood plain snap, 2.70(2)
ripeness, requires amendment request, 9.08
role of planning commission, 3.13, 3.24
satellite dishes, 2.146
scenic zoning, 2.78
signs, 2.126
site plan amendments, 11.92(1), 11.152
site plan review, 2.72
special districts, 2.79
statutory basis, 2.35

cities, 2.36
counties, 2.37
townships, 2.38
Dillon rule, 2.41
ejusdenm generis, 2.42(1)
generally, 2.39-2.46
maps, 2.45
most restrictive regulation prevails, 8.45(2)(c)
past conduct, 2.44
terms, 2.43

structures in flood plain, 2.70(2)(e)
superior sovereign test, 2.117
taking, 8.10(2)(d)(i), 8.19, 8.20(6), 8.22(4), 8.24, 8.29, 8.31(2)(a)
townships

statutory basis, 2.38

transition zones, 2.58
treatment facilities, 2.143
types

exclusionary, 2.82
extra-territorial, 2.59
flood plain, 2.65-2.71
holding, 2.58
interim, 2.58

typical ordinance, structure

accessory uses, 2.48
ancillary uses, 2.48
cumulative zoning, 2.48
development regulations, 2.49
Euclidian zoning, 2.48(1)(a)
permitted uses, 2.48(1)

uniformity requirement, 8.45(2)(a)
unreasonable – remedies, 12.47
urban redevelopment district, 2.79
use regulation, 2.48
violation – exhaustion, 9.40, 9.95
violation of covenant, 1.47
void, court declared, 12.48(1)
Zoning, see also Amendments to zoning (cont.)
Water Pollution Control Act, 2.67
with compensation, 11.63(3)
zoning commission, 2.51