The intent and purpose of this chapter is to establish regulations and procedures applicable to unusual uses of land where the circumstances and conditions require special attention, and where the application of this title during the course of the administration and enforcement, results in the inconsistency with the general intent and purpose thereof.

Regulations governing special uses of land for which a conditional use permit is required shall be as set out in this chapter.

A conditional use permit is intended to be used as a zoning instrument for the purpose of reviewing the characteristics and operations of particular uses of land the conduct of which may generally have a distinct impact on the area and in the zone in which they are located. The intent and purpose of this chapter is to also set forth provisions and regulations for the investigation, examination and review of the specific location, site development and other matters of concern wherein these uses of land are potentially capable of creating adversities and special problems not compatible and inconsistent with the intent and purpose of the particular zone classification in which they may be allowed.

Any use of land, as set forth in Chapter 18.40 of this title on land use regulations, and Section 18.56.050 of this chapter, that may require a conditional use permit prior to being allowed as a permitted use in the particular zone classification, or for expansion or intensification of such use or structure, shall also be subject to the regulations of this chapter prior to the issuance of any permit or other entitlement of any type or kind whatsoever.

The planning commission and zoning administrator shall have and be vested with the power and authority, subject to the provisions of this chapter, to grant, at their discretion and upon such conditions as they deem necessary, such conditional use permits as may be determined to be in the best interests of the community provided that such permits are in harmony with the general intent and purpose of this Division and the General Plan.

The zoning administrator, prior to accepting an application for a conditional use permit or minor conditional use permit modification, shall determine whether or not a statement of environmental impact is to be required pursuant to the rules, guidelines or regulations duly adopted by the city council which are currently in effect and as may hereafter be amended.

Regulations governing the granting and issuance of a conditional use permit are as follows:

Whenever a practical difficulty occurs or unforseen circumstances arise during the course of exercising a conditional use permit issued in accordance with the provisions of this chapter, and which may necessitate a minor modification of such conditional use permit, a conditional use permit-minor modification may be issued for such modification in accordance with the provisions as hereinafter set forth:

The zoning administrator may issue a conditional use permit approved by the planning commission and a conditional use permit-minor modification on his or her own approval which comply with the provisions of this chapter, on forms prescribed by the zoning administrator, and may require additional terms and conditions of permit issuance considered necessary to assure the integrity of the permit and property in the area, vicinity and zone classification, and to be certain that such permit is not discriminatory or in effect granting a special privilege not otherwise shared. A building permit shall be obtained within two years from the date of approval unless otherwise specified in the conditional use permit as a condition of approval or such permits shall automatically become null and void and shall not be reconsidered except upon filing a new application. The zoning administrator may, however, establish a greater time period for compliance with conditions of conditional use permit approval as she or he deems necessary during the review process. The zoning administrator may defer any extension of time to the planning commission for applications she or he deems of a complex nature or as deemed necessary. During the course of exercising the conditional use permit, the applicant may file a request, in writing, with the planning division for an extension of the time period, provided that such request is so filed not less than thirty days prior to the expiration date established for compliance with the conditions of permit approval. Should, at any time during the period which such permits are in effect, the zoning administrator finds that performance thereof is in violation of the provisions of this chapter and/or terms and conditions subject thereto, he or she shall forthwith by declaration serve notice of revocation thereof and shall revoke same.