No application shall be processed until the established fee has been paid. This non-refundable fee shall be established from time-to-time by the City Council to defray the actual cost of processing the application and providing public notice. No application will be reviewed by the Planning Commission or the Zoning Board of Adjustment until all established fees have been paid for publication, postage and any other cost derived from the application.

Editor’s note–The last sentence of subsection (D)1. above deriving from Ordinance 1869 was included herein at the discretion of the editor.

No application fee shall be required when a text or map amendment is being proposed by the Building Inspector, City Manager, City Council or Planning Commission.

Notice of required public hearings shall also be sent by mail to owners of real property within at least 200 feet of the lot lines of the land that is the subject of the application. Owners of real property shall be identified by reference to the most recent tax records. Notice shall be deemed mailed by virtue of its deposit with the United States Postal Service, properly addressed with postage prepaid.

Mailed notice shall be deposited in the U.S. Mail before the 10th day before the Planning Commission or Zoning Board of Adjustment public hearing.

The general location of the land that is the subject of the application;

A summary of the subject property’s legal description or a street address or other locative information;

The substance of the application;

The time, date and location of the public hearing;

A contact person at the City and their telephone number; and

A statement that interested parties may appear at the public hearing and be heard with respect to the application.

Once a public hearing has been scheduled in accordance with this Section, the applicant may request postponement or withdrawal of the application by notifying the Building Inspector in writing. If the Building Inspector does not receive such notification, the case will be heard as scheduled. The appropriate municipal board, commission or council is then authorized to take action on the case, after the scheduled hearing.

After public hearing on any matter within the scope of this Zoning Ordinance, the appropriate municipal board, commission or council hearing such matter may defer action on it, for a period of time necessary to gather additional information.

If an applicant withdraws an application for any of the following matters, such application shall not be heard within one year thereafter, except as specifically directed by majority vote of the City Council:

The Planning Commission is specifically directed by majority vote of the City Council to hear the subsequent request; or

The subsequent request is for more restrictive zoning; or

The zoning classification of other nearby properties in the immediate vicinity has changed.

Allow an increase in the floor area of a residential accessory building above 50 percent of the total square footage of the principal structure, as long as the maximum floor area ratio for the District is not exceeded.

Allow a delay in the provision of paved surface for off-street parking spaces required under the terms of this Zoning Ordinance, for a period of time up to 90 days, provided that only one such delay shall be allowed.

Authorize the construction of a carport, subject to the findings, criteria and general considerations set forth in Sec. 513.

Authorize a variance of up to 10 percent from the numerical standard set forth in Articles 4 or 5.

EXAMPLE: Minimum front yard requirement of 25 feet may be varied by up to 10% to a minimum of 22.5 feet.

Allow an all-weather surface to be substituted for the requirement to pave the minimum off-street parking spaces required for single-family residences, where the Building Inspector makes a finding that the character of the surrounding area is principally recreational or rustic in nature, with relatively narrow roadways not bordered by curbs and generally uncharacteristic of urban streets.

That granting the Administrative Adjustment will ensure the same general level of land use compatibility as the otherwise applicable standards.

That granting the Administrative Adjustment will not materially and adversely affect adjacent land uses and the physical character of uses in the immediate vicinity of the proposed development because of inadequate buffering, screening, setbacks and other environmental considerations.

That granting the Administrative Adjustment will not adversely affect value of nearby property in any material way.

That granting the Administrative Adjustment will be generally consistent with the purposes and intent of this Zoning Ordinance.

Fundraising or non-commercial events for non-profit religious, educational or community service organizations, where the public is invited to participate in the activities and which last longer than 48 hours. Existing religious institutions and other not-for-profit facilities may be used for special events conducted entirely within such buildings, without a permit for special events as otherwise required by this Section.

Promotional activities intended to attract attention to a specific place, business, organization, event or district, through the use of signs and attention-attracting devices, as determined by the Building Inspector.

Significant commercial activities intended to sell, lease, rent or promote specific merchandise, services or product lines, including but not limited to: warehouse sales, tent sales, trade shows, flea markets, farmer’s markets (including horticultural products), seasonal sales of holiday-related produce (e.g. Christmas trees and Halloween pumpkins), product demonstrations or parking lot sales of food, art work or other goods. A maximum of three such events per calendar year for each commercial business shall be exempt from approval under this Section.

The Building Inspector may approve Type 1 special event permits after determining that the event will comply with all of the standards of this Section.

The following shall require review and approval by the City Council prior to being allowed:

A written description of the proposed event, the duration of the event, the hours of operations, anticipated attendance, and any buildings/structures, signs or attention-attracting devices used in conjunction with the event, as well as a response to each of the criteria established in subsection I below.

A sketch plan showing the location of proposed structures (including on-site restrooms and trash receptacles), parking areas, activities, signs and attention-attracting devices in relation to existing buildings, parking areas, streets and property lines.

Written confirmation from the property owner agreeing to the special event.

Any additional information deemed necessary by the Building Inspector.

Application should be made at least 10 working days in advance of the requested start date for a Type 1 special event and at least 45 days in advance of the requested start date for a Type 2 special event.

For Type 1 applications, the Building Inspector shall make a determination whether to approve, approve with conditions or deny the permit within 5 working days after the date of application. Any applicant denied a permit by the Building Inspector shall be notified in writing of the reasons for the denial and of the opportunity to appeal the denial to the City Council.

For Type 2 applications, the City Council shall make a determination whether to approve, approve with conditions, or deny the application within 35 calendar days after the date of application.

The special event must be compatible with the purpose and intent of this Zoning Ordinance and the zoning district in which it will be located. The special event shall not impair the normal, safe, and effective operation of a permanent use on the same site. The special event shall not endanger or be materially detrimental to the public health, safety or welfare, or injurious to property or improvements in the immediate vicinity of the special event, given the nature of the activity, its location on the site, and its relationship to parking and access points.

A temporary building permit or temporary certificate of occupancy may be required before any structure used in conjunction with the special event is constructed, installed or modified. All structures associated with the operation of the special event shall meet all applicable Building Code and Fire Code standards. All structures erected or installed specifically for the special event shall be promptly removed upon the cessation of the event. Upon cessation of the event or use, the site shall be returned to its previous condition (including the removal of all trash, debris, signage, attention-attracting devices or other evidence of the special event or use).

The duration and hours of operation of the special event shall be consistent with the intent of the event and compatible with the surrounding land uses. The duration and hours of operation of the special event shall be established by the Building Inspector or the City Council, whichever is applicable, at the time of approval of the special event permit.

The special event is not anticipated to create undue traffic congestion or accident potential, given anticipated attendance and the design of adjacent streets, intersections and traffic controls.

Adequate off-street parking shall be provided for the special event, and it shall not create a parking shortage for any of the other existing uses on the site.

Adequate on-site restroom facilities shall be made available. Adequate on-site solid waste containers shall also be made available. The applicant shall provide a deposit, the amount of which will be set by the City Council, to guarantee that all litter generated by the event or use shall be removed at no expense to the City. No deposit shall be required for an event held on public property.

The special event shall be compatible in intensity, appearance and operation with surrounding land uses in the area, and it shall not impair the usefulness, enjoyment or value of adjacent property due to the generation of excessive noise, dust, smoke, glare, spillover lighting, or other forms of environmental or visual pollution.

A sign permit shall not be required; however, the Building Inspector shall review all signage in conjunction with the issuance of the special event permit. The Building Inspector may approve the temporary use of certain signs and attention-attracting devices for special events. The number and types of signs and attention-getting devices allowed shall be evaluated on the following criteria:

The Building Inspector and City Council may establish any additional conditions deemed necessary to ensure land use compatibility and to minimize potential adverse impacts on nearby uses, including, but not limited to: time and frequency of operation, temporary arrangements for parking and traffic circulation, requirements for screening/buffering, and guarantees for site restoration and cleanup following the special event. These conditions may include, but shall not be limited to:

Appeals of written interpretations made by the Building Inspector shall be taken to the Zoning Board of Adjustment within 10 days of mailing of the interpretation, in accordance with the procedures in Sec. 212.

In considering such an appeal, the Zoning Board of Adjustment shall review the interpretation and public testimony in light of the Comprehensive Plan, this Zoning Ordinance and the Official Zoning Map, and any other land use policies adopted by the Planning Commission or City Council, whichever are applicable.

The Zoning Board of Adjustment shall affirm, modify or reverse the decision of the Building Inspector in interpreting the provisions of this Zoning Ordinance and the Official Zoning Map. The Zoning Board of Adjustment shall modify or reject the interpretation only if it is not supported by substantial competent evidence or if the interpretation is deemed contrary to the intent and purpose of the Comprehensive Plan, this Zoning Ordinance or the Official Zoning Map.

A variance may be granted where special circumstances exist on the property related to the size, shape, area, topography, surrounding conditions or location that do not generally apply to other property in the same zoning district, and that the circumstances are such that strict application of this zoning ordinance would create an unnecessary hardship or deprive the applicant of reasonable use of the land or building.

A variance may be granted if it will further an overriding public interest or concern, including, but not limited to:

A variance may be granted to permit modifications of height or setback regulations as may be needed to secure equity in the development of a parcel of land where it has been demonstrated that, due to the existence of legally nonconforming structures, a substantial proportion of the other properties in the same area and zoning district are legally enjoying the conditions that the applicant is requesting.

A variance may be granted if it is found that the literal enforcement and strict application of this Zoning Ordinance will result in extraordinary circumstances inconsistent with the general provisions and intent of this ordinance, and that, in granting the variance, the spirit of the ordinance will be preserved and substantial justice done.

The effect of the variance on the specific property would adversely affect the land use pattern as outlined by any City land use plan or policy.

The variance would be a material detriment to the public welfare or create injury to the use, enjoyment or value of property in the vicinity.

The variance is not the minimum variance that will relieve the proven hardship.

The variance would allow a use not allowed in the use table for the district in which the parcel is located.

The variance will relieve the applicant of conditions or circumstances that are caused by the illegal subdivision of land, which subdivision of land caused the property to be unusable for any reasonable development under the existing regulations.

The variance will relieve the applicant of conditions or circumstances that are self-imposed.

The variance is grounded solely upon the opportunity to make the property more profitable or to reduce expense to the owner.

The variance will modify any condition imposed by the Planning Commission or City Council as part of a conditional use, special use, Planned Development District or Planned Industrial Park.

The variance would not only affect a specific parcel, but would be of such general nature as to constitute, in effect, a change in zoning of the parcel or a larger area, or would merit an amendment to this Zoning Ordinance.

Special circumstances exist that are peculiar to the land or structure that are not applicable to other land or structures in the same zoning district and are not merely financial.

These special circumstances are not the result of the actions of the applicant.

Literal interpretation and enforcement of the terms and provisions of this Zoning Ordinance would deprive the applicant of rights commonly enjoyed by other land in the same zoning district, and would cause an unnecessary and undue hardship.

Granting the variance is the minimum action that will make possible the use of the land or structure, which is not contrary to the public interest, and would carry out the spirit of this Zoning Ordinance and substantial justice.

Granting the variance will not adversely affect adjacent land in a material way.

Granting the variance will be generally consistent with the purposes and intent of this Zoning Ordinance.

Issuance of a variance shall authorize only the particular variation which is approved in the variance. A variance shall run with the land.

Unless otherwise specified in the variance, an application to commence construction of the improvements that were the subject of the variance request must be applied for and approved within 12 months of the date of the approval of the variance; otherwise, the variance shall automatically become null and void. Permitted timeframes do not change with successive owners. Upon written request, only one extension of the 12-month period may be granted by the Building Inspector if it is determined that conditions of the site and immediately surrounding area are substantially unchanged.

The Planning Commission shall, after appropriate notice, conduct a public hearing on each request for approval of a conditional use.

At the public hearing, the Planning Commission shall consider the application, any pertinent comments by the City staff, and relevant support materials and public testimony given at the public hearing.

After the close of the public hearing, the Planning Commission shall approve the request, approve the request with additional conditions, or deny the request. The Planning Commission may attach such conditions to a conditional use approval as are necessary to prevent or minimize adverse effects on other property in the neighborhood, including, but not limited to: limitations on size, bulk and location, provision of adequate ingress and egress, duration of conditional use approval, and hours of operation for the specific allowed activity.

Whether and the extent to which the proposed conditional use creates adverse effects, including adverse visual impacts, on adjacent properties.

Whether and the extent to which the proposed conditional use would conflict with any portion of this Zoning Ordinance, including the applicable zoning district intent statement.

Whether and the extent to which the proposed conditional use is compatible with existing and anticipated uses surrounding the subject land.

Whether and the extent to which the proposed conditional use would result in significant adverse impacts on the natural environment, including but not limited to, adverse impacts on water and air quality, noise, stormwater management, wildlife, vegetation, wetlands and the practical functioning of the natural environment.

Whether and the extent to which the proposed conditional use addresses a demonstrated community need.

Whether and the extent to which the proposed conditional use would result in a logical and orderly pattern of urban development in the community.

All conditional use approvals issued shall be subject to the requirement that the property for which the approval was issued must actually acquire a building permit for the approved use within 12 months from the granting of the conditional use approval, provided that the Building Inspector, with significant evidence that the designated use cannot be realistically implemented with due diligence within that time period, may grant a longer period of time, but in no event shall such extension period exceed an additional 12 months.

If the designated use is not made of the property within the time limitation granted, the conditional use approval shall be cancelled and revoked and be of no effect.

Appeal of the Planning Commission’s decision on conditional use approval shall be made within 10 days of the final action by the Planning Commission, to the City Council. The appeal shall be in writing, submitted to the Building Inspector and processed in accordance with Sec. 214 [212]: Appeals.

In considering such an appeal, the City Council shall review the decision in light of the Comprehensive Plan, this Zoning Ordinance, the Official Zoning Map, and any other land use policies adopted by the Planning Commission or City Council, whichever are applicable. The City Council shall modify or reject the decision of the Planning Commission only if it is not supported by substantial competent evidence or if the Planning Commission’s decision is contrary to the Comprehensive Plan, this Zoning Ordinance or the Official Zoning Map.

Appeal of the City Council’s decision on any request for conditional use approval shall be made within 30 days of the final action by City Council, to a state District Court of competent jurisdiction in Terry County.

The Planning Commission shall, after appropriate notice, conduct a public hearing on each request for approval of a special use.

At the public hearing, the Planning Commission shall consider the application, any pertinent comments by City staff, other relevant support materials and public testimony given at the public hearing.

After the close of the public hearing, the Planning Commission shall recommend that the City Council approve the request, approve the request with additional conditions, or deny the request. The Planning Commission may propose such conditions as are necessary to prevent or minimize adverse effects on other property in the neighborhood, including, but not limited to: limitations on size, bulk and location, provision of adequate ingress and egress, duration of special use approval, and hours of operation for the special use so allowed.

A recommendation by the Planning Commission to deny a request for special use shall be the final decision on that matter, if not appealed in writing to the City Council with ten (10) days.

The City Council shall, after appropriate notice and a recommendation from the Planning Commission, conduct a public hearing on each request for approval of a special use, except for such requests which are recommended by the Planning Commission to be denied and are not formally appealed to City Council.

At the public hearing, the City Council shall consider the application, any pertinent comments by City staff, the Planning Commission recommendation, other relevant support materials and public testimony given at the public hearing.

After the close of the public hearing, the City Council shall approve the request, approve the request with additional conditions, or deny the request. The Council may attach such conditions to a special use approval as are necessary to prevent or minimize adverse effects on other property in the neighborhood, including, but not limited to: limitations on size, bulk and location, provision of adequate ingress and egress, duration of special use approval, and hours of operation of the special use.

Where the Planning Commission has recommended denial of a proposed special use, or written protest against a proposed special use is made and signed by (a) the owners of 20 percent or more of the area subject to the special use or (b) the owners of 20 percent or more of the land area within 200 feet of the affected area, then the proposed special use shall require a favorable vote of at least three-fourths of all the members of the City Council to become effective. The area of rights-of-way and streets shall be included in any computation of land area under this subsection.

Whether and the extent to which the site plan minimizes adverse effects, including adverse visual impacts, on adjacent properties.

Whether and the extent to which the proposed special use would conflict with any portion of this Zoning Ordinance, including the applicable zoning district intent statement.

Whether and the extent to which the proposed special use is compatible with existing and anticipated uses surrounding the subject land.

Whether and the extent to which the proposed special use is likely to result in extraordinarily prolonged or recurrent congestion of surrounding streets, especially minor residential streets.

Whether and the extent to which the proposed special use would result in significant adverse impacts on the natural environment, including but not limited to water or air quality, noise, stormwater management, wildlife, vegetation, wetlands and the practical functioning of the natural environment.

Whether and the extent to which the proposed special use addresses a demonstrated community need.

Whether and the extent to which the proposed special use would result in a logical and orderly pattern of urban development in the community.

All special use approvals issued shall be subject to the requirement that the property for which the approval was issued must actually acquire a building permit for the approved use within 12 months from the granting of the special use approval, provided that the Building Inspector, with significant evidence that the designated use cannot be realistically implemented with due diligence within that time period, may grant a longer period of time, but in no event shall such extension period exceed an additional 12 months.

If the designated use is not made of the property within the time limitation granted, the special use approval shall be cancelled and revoked and be of no effect.

A prospective applicant for a PD District is encouraged to request a pre-application conference with the Building Inspector prior to submission of a formal application.

At the pre-application conference, the applicant shall present a draft concept plan in order for the staff to better assist the developer and ensure timely processing of the application.

Based on the information provided by the applicant, the Building Inspector or a designee shall provide preliminary comments concerning the proposed development and shall inform the applicant of any additional requirements for preparation of a formal application for rezoning to the PD District.

A complete application for review of a PD District shall be submitted to the Building Inspector on a form prescribed by the Building Inspector, along with the appropriate fee.

The applicant shall submit a concept plan and a rezoning application, as well as any proposed covenants and restrictions governing the operation of any proposed common open space or facilities. The concept plan shall include at least a graphic element that illustrates those details of the proposed planned development that are appropriate for the application. The concept plan may also be accompanied by written text describing appropriate details of the proposed planned development.

The applicant may also submit an initial site plan of actual building construction and other such improvements planned on the subject property.

A subdivision plat meeting the submittal requirements of the City’s Land Development and Subdivision Ordinance may also be submitted. An applicant for a single-family detached residential development may submit a final subdivision plat in lieu of a site plan for the first phase or phases of the project for approval in conjunction with adoption of the PD District.

The Planning Commission shall, after appropriate notice, conduct a public hearing on each request for rezoning to the PD District.

At the public hearing, the Planning Commission shall consider the application, the comments and recommendations of City staff, other relevant support materials and public testimony given at the public hearing.

After the close of the public hearing, the Planning Commission shall prepare and deliver a report and recommendation to the City Council to approve or deny the proposed PD District. The Planning Commission may recommend conditions necessary to prevent or minimize adverse effects on other property in the neighborhood, including, but not limited to: limitations on size, bulk and location, provision of adequate ingress and egress, and hours of operation. A recommendation by the Planning Commission to deny a request for a proposed PD District shall be the final decision on the matter, if not appealed in writing to the City Council within ten (10) days.

The Commission may simultaneously make its required findings on any final plat submitted by the applicant, in accordance with the standards set forth in the City’s Land Development and Subdivision Ordinance.

After receipt of the final report from the Planning Commission, and after appropriate notice, a public hearing shall be held by the City Council before adopting any proposed PD District, except for such requests which are recommended by the Planning Commission to be denied and are not formally appealed to City Council.

At the public hearing, the City Council shall consider the application, the comments and recommendations of City staff, the Planning Commission recommendation, other relevant support materials and public testimony given at the public hearing.

After the close of the public hearing, the City Council shall approve, approve with conditions, or deny the application. The Council may require such conditions relating to the height, floor area, density, setback, landscaping, off-street/on-site parking and all other applicable standards as are necessary to ensure the health, safety and general welfare of the community.

The City Council, upon consideration of the findings by the Planning Commission regarding plat approval, and if City Council approval is necessary, may approve a subdivision plat submitted by the applicant, which meets the standards set forth in the City’s Land Development and Subdivision Ordinance, concurrently with approval of the specific PD District ordinance.

If the applicant has included an initial site plan of actual building construction and/or other such improvements planned on the subject property, the Council shall take action on such request, if City Council approval is necessary as provided in this Section.

Where the Planning Commission has recommended denial of a proposed PD District, or written protest against a proposed PD District is made and signed by (a) the owners of 20 percent or more of the area subject to the PD District ordinance or (b) the owners of 20 percent or more of the land area within 200 feet of the affected area, then the proposed PD District shall require a favorable vote of at least three-fourths of all the members of the City Council to become effective. The area of rights-of-way and streets shall be included in any computation of land area under this subsection.

No building permit may be issued and no construction or development requiring a building permit and situated within a PD District may commence unless a site plan has been approved for that phase of the project that is consistent with the approved concept plan. A site plan that is not consistent with the approved concept plan and specific PD District ordinance shall not be approved.

Upon approval of a PD District, the applicant may submit a site plan to the Building Inspector for each phase of the development in accordance with the phasing schedule of the concept plan.

The site plan is for the development of a use or uses allowed by the approved PD District ordinance specific to the subject site, and is not for the purpose of designating the allowable land uses on a particular tract or tracts, and meets the intent of the approved concept plan; or

The site plan represents a minor change from the approved site plan; or

The purpose of the site plan is to allow the expansion of an existing building, if the proposed expansion is consistent with the overall PD District conditions for that existing building, and if the proposed expansion meets all the requirements of the applicable PD District ordinance; and

The site plan meets all requirements of other applicable City ordinances.

The site plan for the first phase of a planned development may be considered and approved by the City Council simultaneously with approval of the PD District ordinance incorporating the concept plan.

For site plans which cannot be approved administratively by the Building Inspector as described above, the Building Inspector shall forward the site plan to the Planning Commission, which shall review the site plan and either approve, approve with conditions, or deny the site plan based on the criteria set forth below.

For developments consisting solely of single-family detached residential uses, a final plat may serve as the required site plan.

safety of vehicular and pedestrian movements for the facility and area surrounding the site;

safety from fire hazards and required means of fire control;

protection from flooding and water damage;

noise and lighting glare, and effect of such on adjacent neighborhoods;

relation of signs to traffic control and effect on adjacent properties;

adequacy of off-street parking and loading facilities;

appropriateness of ingress and egress points for access, parking and loading, including existing and proposed ingress/egress/access easements and internal circulation, and protection of the public health by appropriate surfacing of all parking areas to control dust;

appropriate placement of landscaping and screening;

site coverage by structures and other improvements, and resulting impacts;

siting of structures and other improvements relative to appropriate setbacks, height limitations, maintenance of views and sight lines, as well as other aesthetic considerations; and

such other measures as might secure and protect the public health, safety, and general welfare.

Any minor site plan that is denied by the Building Inspector may be appealed by the applicant to the Planning Commission within 10 days of the final action in accordance with the procedures in Sec. 214 [212].

Any major site plan that is denied by the Planning Commission may be appealed by the applicant to the City Council within 10 days of the final action in accordance with the procedures in Sec. 214 [212].

An application for amendment of the text of this Zoning Ordinance may be filed by the Building Inspector, City Manager, Planning Commission or City Council. Any citizen may petition the Planning Commission, as a whole, to initiate an application for amendment to the text of this Zoning Ordinance[.]

An application for an amendment of the Official Zoning Map (including any amendment required by other procedures in this Article) shall only be filed by the following persons. Any citizen may petition the Planning Commission, as a whole, to initiate an application for amendment to the text of this Zoning Ordinance.

The Planning Commission shall, after required notice, conduct a public hearing on each request for an amendment of the Official Zoning Map. Any citizen may petition the Planning Commission, as a whole, to initiate an application for amendment to the text of this Zoning Ordinance. The Planning Commission shall then have the prerogative of deciding whether to conduct a hearing on any such proposed amendment. If a hearing on a proposed text amendment is not scheduled in advance by the Building Inspector, the Planning Commission may resolve to schedule such a hearing. Regardless of whether a hearing is scheduled by the Building Inspector or by resolution of the Commission, no hearing on a proposed text amendment shall be conducted until after required notice.

At the public hearing, the Planning Commission shall consider the application, comments and recommendations of City staff, other relevant support materials and public testimony given at the public hearing.

After the close of the public hearing, the Planning Commission shall recommend that the City Council approve, approve with modifications, or deny the proposed amendment based on the criteria in subsection G below.

A recommendation by the Planning Commission to deny a request for amendment of the Official Zoning Map shall be the final decision on the matter, if not appealed in writing to the City Council within ten (10) days.

A tie vote by the Planning Commission on any proposed amendment to the Official Zoning Map or the text of this Zoning Ordinance shall be forwarded without recommendation to the City Council.

After receipt of the recommendation from the Planning Commission, and after appropriate notice, the City Council shall conduct a public hearing on each proposed change, except for requests to amend the Official Zoning Map, which are recommended by the Planning Commission to be denied and are not formally appealed to City Council.

At the public hearing, the City Council shall consider the application, comments and recommendations by City staff, the Planning Commission recommendation, other relevant support materials and public testimony given at the public hearing.

The City Council may approve, approve with modifications, or deny the proposed amendment.

Where the Planning Commission has recommended denial of the proposed amendment, or written protest against such amendment is made and signed by (a) the owners of 20 percent or more of the area subject to the zone change or (b) the owners of 20 percent or more of the area within 200 feet of the affected area, then the proposed amendment shall require a favorable vote of at least three-fourths of all the members of the City Council to become effective. The area of rights-of-way and streets shall be included in any computation of land area under this subsection.

Whether the proposed amendment is compatible with the Comprehensive Plan and any other land use policies adopted by the Planning Commission or City Council.

Whether and the extent to which the proposed amendment would conflict with any portion of this Zoning Ordinance.

Whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zoning district for the land.

Whether and the extent to which there are changed conditions that require an amendment.

Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment, including but not limited to water and air quality, noise, stormwater management, wildlife, vegetation, wetlands and the practical functioning of the natural environment.

Whether and the extent to which the proposed amendment addresses a demonstrated community need.

Whether and the extent to which the proposed amendment would result in a logical and orderly pattern of urban development in the community.

The Planning Commission shall review appeals from the following decisions.

The City Council shall review appeals from the following decisions.

Unless otherwise specified in the subsections above, an appeal that alleges error in a decision or determination made by any administrative official in the routine enforcement of this Zoning Ordinance shall be reviewed by the Zoning Board of Adjustment.

Serve as the Secretary and provide technical assistance to the Planning Commission, and Zoning Board of Adjustment on regulations in this Zoning Ordinance;

Render administrative adjustments to development standards;

Render written interpretations of the map and text of this Zoning Ordinance;

Render administrative decisions on Type 1 special events, urban design review, minor site plans for or amendments thereto in any PD District;

Perform such other functions and duties as authorized in the City’s Code of Ordinances and as may be duly delegated by the City Manager; and

Initiate amendments to the map and text of this Zoning Ordinance.

Review and recommend to the City Council changes to the text of this Zoning Ordinance, changes to the Official Zoning Map (including designation of PD Districts), and approval of special uses;

Hear and decide appeals from decisions of the Building Inspector in regard to minor site plans for development in any PD District;

Render decisions on conditional uses and major site plans or amendments thereto in any PD District; and

Perform such other functions and duties as authorized in the City’s Code of Ordinances and as may be duly delegated to them by the City Council.

Take final action on changes to the text of this Zoning Ordinance, changes to the Official Zoning Map (including designation of PD Districts), approval of Type 2 special events, and approval of special uses;

Hear and decide appeals from decisions of the Building Inspector in regard to Type 1 special events;

Hear and decide appeals from decisions of the Planning Commission in regard to conditional uses and major site plans for or amendments thereto in any PD District; and

Hear and decide appeals that allege error in a decision or determination made by any administrative official in the routine enforcement of this Zoning Ordinance;

Hear and decide appeals of any administrative adjustment by the Building Inspector;

Hear and decide requests for variances from the terms of this Zoning Ordinance.