Approval of a Special Use proposal shall be based on the determination that the proposed use will comply will all applicable requirements of this chapter, including site plan review criteria set forth in this subchapter, applicable site development standards for specific uses set forth elsewhere in this chapter, and the following standards.
(A) Compatibility with adjacent uses. The proposed Special Use shall be designed, constructed, operated and maintained to be compatible with uses on surrounding land. The site design shall minimize the impact of site activity on surrounding properties. In determining whether this requirement has been met, consideration shall be given to the following.
(1) The location and screening of vehicular circulation and parking areas in relation to surrounding development.
(2) The location and screening of outdoor storage, outdoor activity or work areas, and mechanical equipment in relation to surrounding development.
(3) The hours of operation of the proposed use. Approval of a Special Use may be conditioned upon operation within specified hours considered appropriate to ensure minimal impact on surrounding uses.
(4) The bulk, placement, and materials of construction of the proposed use in relation to surrounding uses.
(B) Compatibility with the Master Plan. The proposed Special Use shall be consistent with the general principles and objectives of the adopted city Master Plan.
(C) Compliance with applicable regulations. The proposed Special Use shall be in compliance with all applicable federal, state, and local laws and ordinances.
(D) Use of adjacent property. The Special Use shall not interfere with the use and enjoyment of adjacent property.
(E) Public services. The proposed Special Use shall not exceed the capacity of existing and available public services, including but not necessarily limited to utilities, public roads, police and fire protection services, and educational services, unless the project proposal contains an acceptable plan for providing necessary services or evidence that such services will be available by the time the Special Use is completed.
(F) Impact of traffic. The location of the proposed Special Use shall within the zoning district shall minimize the impact of traffic generated by the proposed use. In determining whether this requirement has been met, consideration shall be given to the following.
(1) Proximity and access to major thoroughfares.
(2) Estimated traffic generated by the proposed use.
(3) Proximity and relation to intersections.
(4) Adequacy of driver sight distances.
(5) Location of and access to off-street parking.
(6) Required vehicular turning movements.
(7) Provision of pedestrian traffic.
(G) Enhancement of surrounding environment. The proposed Special Use shall provide the maximum feasible enhancement of the surrounding environment, and shall not unreasonably interfere with or discourage the appropriate development and use of adjacent land and buildings or unreasonably affect their value. In determining whether this requirement has been met, consideration shall be given to the following.
(1) The provision of landscaping and other site amenities. Provision of additional landscaping over and above the specific requirements of this chapter may be required as a condition of approval of a Special Use.
(2) The bulk, placement, and materials of construction of proposed structures in relation to surrounding uses.
(H) Impact on public health, safety, and welfare. The proposed Special Use shall not involve any activities, processes, materials, equipment, or conditions of operation, and shall not be located or designed in a manner that is detrimental to public health, safety, and welfare. In determining whether this requirement has been met, consideration shall be given to the production of traffic, noise, vibration, noise, fumes, odors, dust, glare, and light.
(I) Isolation of existing uses. The location of the proposed Special Use shall not result in a small residential area being substantially surrounded by nonresidential development, and further, the location of the proposed Special Use shall not result in a small nonresidential area being substantially surrounded by incompatible uses.
(J) Need for the proposed use. The Planning Commission and/or City Council shall find that a need for the proposed use exists in the community at the time the Special Use proposal is considered.
(Ord. 92-005, passed 2-17-92) Penalty, see § 154.999