Upon receipt of the application by the Zoning Enforcement Officer, the Zoning Enforcement Officer shall determine whether the application contains all the items referred to in § 153.015(A). Once the Zoning Enforcement Officer determines that the application is complete, the application shall be forwarded to the Planning Commission at its next regularly-scheduled meeting. The Planning Commission shall review the proposed amendment and consider reports from staff and other public agencies and public comments. Following the procedure stated above, the Planning Commission may recommend that the application be granted as requested, or may recommend a modification of the zoning amendment requested in the application, or it may recommend that the application be denied. The Planning Commission shall identify and evaluate all factors relevant to the petition and use its best efforts to report its findings and recommendations to Council within 45 days of receiving an amendment application. In considering any petition for a Zoning Map amendment, the Planning Commission's evaluation shall include, but is not limited to, the following criteria:
(A) Whether the proposed amendment consistent with the goals, policies, and future land use map of the Silverton Comprehensive Plan, including any subarea or corridor studies;
(B) Whether the uses permitted in the proposed zoning district are compatible with the site's physical, geological, hydrological and other environmental features;
(C) Whether all of the potential uses allowed in the proposed zoning district are compatible with surrounding uses and neighborhood in terms of land suitability, impacts on the environment, density, nature of use, traffic impacts, aesthetics, infrastructure, and potential influence on property values;
(D) Whether the street system can safely and efficiently accommodate the expected traffic generated by uses permitted in the requested zoning district. A traffic impact study shall be provided if the proposed rezoning district permits uses that could generate 100 or more directional trips during the peak hour, or at least 1,000 more trips per day than the majority of the uses that could be developed under current zoning;
(E) Whether the public utilities and city services are sufficient to accommodate the additional demand created by the uses permitted in the requested district without compromising the health, safety and welfare of city residents;
(F) Whether the shape and size of the property is reasonable so that the site can meet the dimensional regulations of the requested zoning district; and
(G) Other factors deemed appropriate by the Planning Commission.
(Ord. 09-3306, passed 10-15-09)