In order to make this ordinance a flexible zoning tool and still afford orderly and compatible development of property within the City, as well as protect property values, the Planning Commission, in addition to its other functions, is authorized to approve the establishment of certain uses (designated as special approval uses) within the various zoning districts set forth in this ordinance.

Such special approval uses have been established because of the unique characteristic of a specific use which, in the particular zone involved, under certain physical circumstances and without proper control and limitations, might cause it to be incompatible with the other uses permitted in the zoning district and therefore detrimental to those uses.

With this in mind, a special approval use is not permitted within the particular zone in which it is listed unless and until the Planning Commission, at its absolute discretion, is satisfied that the use under the conditions, controls, limitations, circumstances and safeguards imposed by the Planning Commission will be compatible with the other uses expressly permitted within the particular district and with the natural environment, that the capacities of public services and facilities affected by the proposed land use, that the proposed use would not, in any manner, be detrimental or injurious to the use or development of adjacent properties, to the occupants of those properties, or to the general neighborhood, that the use would promote the public health, safety, morals and general welfare of the community, that the use would encourage the utilization of the property in accordance with the land character and adaptability, and that the standards required by the Planning Commission for the allowance of the special approval use can and will, in the Planning Commission's judgment, be met at all times by the applicant.

All applications for special approval use permits shall be filed with the City of Ithaca Zoning Administrator and shall include the required site plan, fee and any other pertinent information upon which the applicant intends to rely for a special use permit.

The Zoning Administrator shall, after preliminary review, forward the complete application for a special use permit to the Planning Commission for review.

Public hearing. At its regular meeting following the filing, the Planning Commission shall review the site plan according to the site development requirements in Article 22, or, if the project is submitted as a site performance project, the requirements of Article 18 and Article 22 shall apply. In such instance, where a conflict or discrepancy appears between the applicable standards of Article 22 and Article 18, the requirements of Article 18 shall take precedence.

Following such hearing, the commission shall either grant or deny a permit for such special approval use and shall state its reasons for its decision in the matter. All conditions, limitations and requirements upon which any such permit is granted shall be specified in detail by the commission in its decision and shall be filed with the Zoning Administrator. In addition to the requirements for each special land use (see Article 22, or, in the case of a site performance development, Articles 22 and 18), any discretionary conditions, limitations or requirements upon which approval is based shall be reasonable and designed to protect natural resources and the health, safety and welfare and the social and economic well-being of the owners and occupants of the land in question, of the adjacent properties, and of the community as a whole, in accordance with § 20.03, basis for determinations.

General standards. The Planning Commission shall review each application for the purpose of determining that each proposed use meets the following standards and, in addition, shall find adequate evidence that each use on its proposed location will:

Conditions and safeguards. The Planning Commission may impose such additional conditions and safeguards deemed necessary for the general welfare, for the protection of individual property rights and for ensuring that the intent and objectives of this ordinance will be observed. The conditions imposed with respect to the approval of a land use or activity shall be recorded in the record of the approval action and shall remain unchanged except upon the mutual consent of the City Council and landowner. The City Clerk shall maintain a record of changes granted in conditions. The breach of any conditions, safeguard, or requirement shall automatically invalidate the permit granted.