On September 8, 2025, Pleasant Hill’s City Council narrowly passed a sweeping new Unified Development Code (UDC). This document will guide how the city grows, builds, and preserves its character for decades to come. The ordinance, Bill 25-31, repeals the old Chapter 240 zoning rules and enacts a consolidated code of more than 180 pages.

The vote was 3–2, with Councilwomen Niner and Emo in favor, Councilwomen Newberry and Dummer opposed, and Mayor King casting the deciding “yes” vote.

Why a New Code Was Needed

According to UDC documents, the previous zoning and subdivision regulations were written in a different era. They focused mainly on safety and basic land use, preventing overcrowding, providing adequate utilities, and minimizing congestion.

The new UDC takes things further:

– Emphasis on Community Character. It explicitly calls for protecting property values, encouraging distinct “places,” and promoting transitions between neighborhoods and commercial areas.

– Housing Variety. It highlights the provision of more housing opportunities for all types of residents.

– Efficient Investment. It aligns public spending on streets, utilities, and parks with long-term growth strategies.

In short, the UDC is about more than just regulating land; the city of Pleasant Hill views it as an opportunity to shape its future identity, as outlined in the new UDC document.

What the UDC Does

– Consolidates rules for zoning, subdivisions, and development into one document.
– Aligns ordinances with the 2040 Comprehensive Plan.
– Introduces design standards for buildings, parking, landscaping, and streetscapes.
– Expands historic preservation powers, including stop-work authority.
– Updates land use tables to cover new businesses like marijuana facilities and food trucks.
– Strengthens requirements for sidewalks, drainage, and connectivity in new subdivisions.
– Clarifies the roles of Planning & Zoning, Historic Preservation, and the Park Board, tying them directly to development decisions.

Boards and Commissions: More Power, More Scrutiny
The UDC doesn’t just change building rules, it changes who enforces them.

– Planning & Zoning Commission: Reaffirmed as six citizens plus one councilmember, with stricter membership rules (citizen members cannot serve on multiple boards). They are now the front line for reviewing rezonings, plats, and site plans. The terms for the Planning & Zoning Commission remain as previously outlined, with members serving 4-year terms.

– Historic Preservation Commission: Given significantly more authority. Members may now survey and nominate landmarks, adopt design guidelines, issue stop-work orders, and review demolitions or zoning amendments that affect historic properties. Historic Preservation Commission members serve 2-year terms.

– Park Board: Still rooted in state law with exclusive control over park funds, but the UDC integrates them into subdivision decisions, especially when developers dedicate land or cash for parks. While the Park Board’s structure and powers remain the same, the UDC introduces additional scrutiny by involving them in development approvals. Their members serve 3-year terms. State Statute).

Public Reactions: Praise and Pushback

Concern: The New Community Development Director Appointment
One of the most significant changes in the UDC involves the introduction of a Community Development Director—a position that currently does not exist within the city structure. The UDC grants the city administration the authority to appoint this director, a position with significant influence over the application and enforcement of the UDC.

This move has raised concerns among some residents and city officials. The position would be responsible for interpreting and implementing the UDC’s provisions, which is a significant responsibility. However, this goes against the city’s charter, which outlines that all director-level positions (including positions such as the Public Works Director or Police Chief) must be appointed by the City Council.

Currently, the council has the authority to appoint directors for all other major city departments. Critics argue that allowing the city administration to appoint this key figure undermines the checks and balances embedded in the city’s charter and could concentrate too much power in the hands of the administration.

During the council’s public hearing, Planning & Zoning Commissioner Chris Livingston thanked city staff and volunteers for six months of line-by-line review, saying the result would make Pleasant Hill “one of the best cities around here in the Kansas City area”.

But residents, including John Self, Carla Murray, and Ed Clemmons, raised concerns:

– The final draft was released too late for adequate public review.
– A “red line” comparison of the old and new code was never provided.
– The code could raise development costs, discouraging affordable housing and small builders.
– Provisions for the Park Board and Historic Preservation Commission may conflict with state statutes.

Councilwoman, Pat Niner, suggested a town hall meeting for further review, and Mayor John King responded with “We have boards and commissions to do that kind of legwork for us. Yes, they have done their due diligence. I know I have read through it. I’m going to tell you there’s probably things that at some point a lawyer is going to challenge and will probably be changed. Things are going to come up that are going to have to be changed, but you can never, at the end of the day, have any foolproof code. I am more than happy with this. We have dealt with a lot of the things questions have had over time, as far as Park boards and different boards and commissions and stuff like that.”

The motion to adopt moved forward. Mayor King cast the deciding vote in favor.

Everyday Impact: What Changes for Residents and Businesses

For most residents, the UDC will shape the look and feel of Pleasant Hill in practical ways:

– Neighborhoods: New subdivisions must include sidewalks and meet stronger connectivity and drainage standards.
– Downtown/Main Street: Storefronts must use primary facade materials like brick or stone, with wood limited to small accents.
– Historic Districts: Alterations to designated landmarks will require approval from the Historic Preservation Commission.
– Developers: Both small and large projects must adhere to updated engineering and design rules, with reduced flexibility for shortcuts.

Looking Ahead

The UDC will take effect on October 1, 2025, giving staff time to update forms and applications. Council has also directed staff to schedule annual reviews of the code, similar to Raymore’s practice, so future councils can correct problems and refine standards.

For now, Pleasant Hill has taken a significant step: adopting a code that is clearer, stricter, and more forward-looking than ever before. But with lingering questions about affordability, board authority, and transparency, the real test will come in how the UDC is applied — and by whom.

Pleasant Hill Unified Development Code

2018 vs. 2025 — Hyper-Detailed Side-by-Side

Section / Topic	2018 UDC (Old)Current UDChistoric preservationpark boardplanning and zoning	Applies to all land within the city.	Key Change / Notes
Legal Authority	Based on RSMo Chapter 89 (zoning).	Based on RSMo Chapters 89 & 445 (zoning + subdivisions).	Broader legal grounding; explicitly ties in subdivision law.
Purpose & Intent	Focused on: health, safety, welfare; adequate light & air; avoid overcrowding; reduce congestion; provide public services.	Adds community character, placemaking, urban design, property values, housing variety, and efficient public investment.	Expanded from pure regulation to vision & design.
Consistency with Comp Plan	Comp Plan is treated as guidance, allowing for contextual justification of deviations.	Dictionary meanings: “shall” is mandatory; singular/plural interchangeable.	Introduces flexibility for policy-driven decisions.
Interpretation	Dictionary meanings; “shall” mandatory; singular/plural interchangeable.	Adds: “shall/must” vs. “should/may”, rounding rules for measurements, “build-to ranges,” detailed height/story definitions, graphics.	Stronger clarity + form-based elements.
Applicability	Explicit: unlawful uses remain unlawful; rules on setbacks, corner lots, and grading.	Same, but clarifies rules for annexed land and boundary uncertainties.	Cleaner annexation process.
Private Covenants	Code prevails if stricter.	Explicit: UDC does not interfere unless stricter than private restrictions.	Clarifies relationship to HOA rules.
Nonconformances	1-year transition; permits issued remain valid.	Much more prescriptive, visual, and enforceable.	Closes loopholes for “grandfathered” violations.
Definitions	Basic: adult uses, junk yard, etc.	Adds modern uses: marijuana dispensary, cultivation, infused products; mixed-use; home occupations; “consumer definitions.”	Modernized land-use table.
Dimensional Standards	Height = roof beam/ridge; no graphics; simple setbacks.	Height = average grade to roof; half-story defined; story height ranges; lot frontage, coverage, corner lot rules, with illustrations.	Much more prescriptive, visual, enforceable.
Zoning Districts	Residential, Commercial, Industrial, Ag.	Bring the city code into the modern economy.	Step toward form-based zoning.
Permitted Uses Table	Outdated; didn’t cover breweries, solar, etc.	Raises the bar for subdivisions & site plans.	Comprehensive, graphic use of tables; covers solar farms, breweries, food trucks, short-term rentals, and marijuana facilities.
Subdivision Standards	Plats, utilities, easements, drainage.	Establishes a clear staff hierarchy.	Adds connectivity, sidewalks, trails, frontage, “dust-free” parking, and engineering standards.
Design Standards	Minimal façade guidance.	Introduces building material rules: – Primary = brick, stone, stucco, terra cotta. – Secondary (wood, fiber cement, EIFS above first story). – Prohibited (vinyl, metal siding, smooth cast concrete). – Transparency for storefronts.	Downtown & corridor design upgraded.
Administration – Staff	Massive expansion of role & authority.	The director and assistants enforce, while the city attorney handles court actions.	Defines Community Development Director (chief interpreter), Public Works Director, Building Inspector, and City Clerk.
Planning & Zoning Commission	7 members (6 citizens + 1 councilmember); 4-year terms; no dual service (grandfathered).planning and zoning	Same structure but more explicit: – 6 citizens + 1 councilmember. – Citizens cannot serve on other boards. – Clearer removal/absentee rules.	Transparency, tighter governance.
Historic Preservation Commission (HPC)	5 members; 2-year terms; reviews certificates of appropriateness; maintains register; members cannot serve on other boards. Historic Preservation	Expanded powers: – Survey & nominate landmarks/districts. – Maintain inventories. – Stop-work authority. – Review demolitions, zoning amendments. – Adopt design guidelines. – Manage grants/easements.	Huge expansion of role & authority.
Park Board	Retains authority, but is now tied into the subdivision & land dedication process.	Park Board remains powerful, but UDC integrates it with development approvals.	More transparency aligns with the Sunshine Law.
Procedures for Development	Public notice: newspaper, city hall; minutes filed with clerk.	Digital publication + city website; sets timelines (15 days min).	The director enforces; the city attorney prosecutes; penalties are imposed daily.
Enforcement	Building Inspector named, HPC can issue stop-work; clearer violation language.	Appendix B: Council may waive certain fees.	Stronger enforcement mechanisms.
Fees	More details on incentives.	Same, but specifies when Council can waive parkland, excise, water/sewer tap, permit fees.	Zoning appeals to the Board of Adjustment.
Appeals	Appeals are spelled out; HPC denials are appealable to the Board of Adjustment.	Appeals spelled out; HPC denials appealable to Board of Adjustment.	Stronger procedural clarity.
Effective Date	July 23, 2018.	October 1, 2025.	Updated.

Pleasant Hill’s 2025 Unified Development Code (UDC)

Pros and Cons

Pros (Strengths & Benefits)

1. Modernized & Consolidated

– All zoning, subdivision, and development rules are consolidated into a single document, rather than being scattered across various ordinances.
– Use tables are updated to cover 21st-century uses (solar farms, food trucks, marijuana facilities, short-term rentals).

2. Community Character

– Introduces design standards that protect downtown’s historic look and ensure new subdivisions are walkable, connected, and consistent.

– Brick/stone are required as primary materials downtown, while wood and other materials are limited to accent use, ensuring a traditional streetscape.

3. Transparency & Accountability

– Planning & Zoning Commission and Historic Preservation Commission have clear membership rules (no double service on multiple boards).

– Public notice expanded (website postings, not just newspaper).

– Annual reviews of the UDC are required, like Raymore’s practice.

4. Historic Preservation Strengthened

– The HPC now has real authority: it can nominate landmarks, stop unapproved demolitions, enforce design standards, and manage grants for historic preservation.

– Gives Pleasant Hill tools to protect its heritage downtown and along historic corridors.

5. Infrastructure & Subdivision Quality

– Stronger requirements for sidewalks, trails, drainage, and street connectivity.

– Dust-free” parking standards ensure commercial areas meet modern environmental and appearance expectations.

6. Predictability

– Developers and residents get clearer graphics, tables, and definitions (build-to ranges, story height limits, coverage rules).

– Reduces ambiguity and gray areas that often lead to disputes.

Cons (Challenges & Risks)

1. Higher Costs for Development

– Stronger subdivision standards (surveys, stamped plans, connectivity, sidewalks, engineered drainage) can raise upfront costs.

– Small builders may be discouraged from starting projects, potentially affecting affordable housing supply.

2. Potential Conflicts with State Law

– Missouri statutes give the Park Board “exclusive control” of park funds, but the UDC integrates them into development approvals, raising legal questions.

– The Historic Preservation Commission’s 6-month appeal window may conflict with state law requiring “reasonable” timelines for historic preservation.

3. Complexity

– At nearly 200 pages, the UDC is dense and technical.

– Council members themselves admitted they struggled to read the entire document; residents complained they didn’t get a red-line comparison or enough time to review.

4. Expanded Bureaucracy

– More power for commissions means more layers of approval.

– Historic Preservation Commission and Planning & Zoning now have significant discretion, which can slow projects or introduce subjective decisions.

5. Enforcement Uncertainty

– While enforcement is clearer, no code is foolproof (as Mayor King noted). Developers may test boundaries, and litigation is likely at some point.

6. Public Trust Issues

– The code was passed on a narrow 3–2 vote, with the mayor breaking the tie.

– Residents like Carla Murray and John Self raised concerns about transparency, late release of documents, and lack of a town hall. This could undermine public buy-in.

Bottom Line

– The 2018 Code is simpler and cheaper to comply with, but it is outdated and weak on design/consistency.

– The 2025 UDC: modern, detailed, protective of character and history — but more expensive, more complex, and potentially more contentious.

Pleasant Hill Adopts New Development Code After Debate