A special use permit application shall be filed by the applicant with the Zoning Administrator or their designee along with the required site plan, fees, statements with supporting evidence to which proposed activity meets the criteria, and any other pertinent information upon which the applicant intends to rely for approval.

The Zoning Administrator or their designee shall review the application for completeness and forward the application, with their recommendation, to the Planning Commission for their review and consideration.

The City Clerk shall give public notice in a newspaper of general circulation in the City of official receipt of the special use permit application which:

After review of the application and public hearing or written comments, if any, the Planning Commission shall approve, approve with conditions, or deny the permit based upon the standards of the special use as set forth in the appropriate use district. The decision on a special use permit application shall be incorporated in a statement of conclusion relative to the special use under consideration. The decision shall specify the basis for the decision and any conditions imposed.

Approval. Upon determination by the Planning Commission that the final plan for special land use complies with the standards and requirements of this chapter and other applicable ordinances and laws, the Planning Commission shall approve the special land use.

Approval with conditions. The Planning Commission may impose reasonable conditions upon the approval of a special land use, to the extent authorized by law, for the purposes of insuring that public services and facilities affected by the proposed development will be capable of accommodating increased public service loads caused by the development, protecting the natural environment and conserving natural resources and energy, insuring compatibility with adjacent uses of land, and promoting the use of land in a socially and economically desirable manner. Conditions imposed shall be designed to protect natural resources and the public health, safety, and welfare of individuals in the development and those immediately adjacent, and the community as a whole. Conditions may be imposed if the Planning Commission deems necessary to meet the intent and purpose of this chapter.

Denial. Upon determination by the Planning Commission that a special land use proposal does not comply with the standards and regulations set forth in this chapter, or otherwise would be injurious to the public health, safety, welfare, and orderly development of the City, the Planning Commission shall deny the special land use. An applicant may reapply for the same special land use not less than one year after the denial taking place, provided that all applicable requirements as described in this chapter are met.

Tabling. Upon determination that a special land use is not ready for approval or rejection, or upon a request by the applicant, the Planning Commission may table consideration of a special land use until a later meeting.

Modifications that do not change the nature of the use or that do not affect the intensity of use may be reviewed and approved following normal site plan review procedures described in Article 19. In evaluating change in intensity of use, the Planning Commission shall consider the extent of increase of vehicular or pedestrian traffic, the change in demand for public services, extent to which the total floor area occupied by the proposed use will increase, increased demand for parking, off-site impacts from noise, fumes, drainage, etc., and similar considerations.

Modifications that change the nature of the use or that result in an increase in the intensity of the use shall be reviewed in the same manner as a new special land use proposal, following the procedures in this article.

Compatibility with adjacent uses. The proposed special land use shall be designed, constructed, operated, and maintained to be compatible with uses on surrounding land. The site design of the proposed special land use shall minimize the impact of site activity on surrounding properties. In determining whether this requirement has been met, consideration shall be given to:

Compatibility with the Master Plan. The proposed special land use shall be consistent with the general principles and objectives of the Master Plan.

Public services. The proposed special land use shall be located so as to be adequately served by essential public facilities and services, such as highways, roads, police and fire protection, drainage systems, water and sewage facilities, and schools, unless the proposal contains an acceptable plan for providing necessary services or evidence that such services will be available by the time the special land use is established.

Impacts of traffic. The location of the proposed special land use within the zoning district shall minimize the impact of the traffic generated by the proposed use. In determining whether this requirement has been met, consideration shall be given to the following:

Detrimental effects. The proposed special land use shall not involve any activities, processes, materials, equipment, or conditions of operation, and shall not be located or designed so as to be detrimental or hazardous to persons or property or to public health, safety, and welfare. In determining whether this requirement has been met, consideration shall be given to the level of traffic, noise, vibration, smoke, fumes, odors, dust, glare, and light.

Economic well-being of the community. The proposed special land use shall not be detrimental to the economic well-being of those who will use the land, residents, businesses, landowners, and the community as a whole.

Compatibility with natural environment. The proposed special land use shall be compatible with the natural environment and conserve natural resources and energy.