(a) The Planning Commission shall approve an application for a special use permit, subject to such reasonable conditions and restrictions as are directly related to and incidental to the proposed special use permit, if it finds that the following general standards have been met:
(1) The proposed use is compatible with the goals of the adopted comprehensive plan.
(2) The proposed use shall be in harmony with the appropriate and orderly development of the district, taking into consideration the location and size of the use, the nature and intensity of the operations involved in or conducted in connection with such use, the size of the site in relation to the use, the assembly of persons in connection with the use, and the location of the site with respect to streets giving access to the site.
(3) The proposed site development shall be such that the use will not hinder or discourage the appropriate development and use of adjacent land and buildings, taking into consideration the location, nature, and height of buildings, the location, nature, and height of walls and fences, and the nature and extent of landscaping on the site.
(4) Neighborhood character and surrounding property values shall be reasonably safeguarded.
(5) Operations in connection with the use shall not be offensive, dangerous, destructive of property values and basic environmental characteristics, or detrimental to the public interest of the village. They shall not be more objectionable to nearby properties by reason of fumes, noise, vibration, flashing of or glare from lights, and similar nuisance conditions than the operations of any permitted use not requiring a special use permit in the district.
(6) Parking areas shall be of adequate size for the particular use, properly located, and suitably screened at all seasons of the year from adjoining residential lots and streets or roadways. Adequate provision for safe and accessible off-street parking and loading spaces shall be provided to prevent the parking in public streets of the vehicles of persons associated with or visiting the use.
(7) The entrance and exit drives shall be laid out so as to achieve maximum safety and efficiency. The traffic access ways shall be adequate but not excessive in number, adequate in width, grade, alignment and visibility, and sufficiently separated from street intersections and places of public assembly and meet safety considerations.
(8) The use shall not cause undue traffic congestion or create a traffic hazard.
(9) The general landscaping of the site shall be in character with that generally prevailing in the neighborhood. Such landscaping shall include the preservation of existing trees to the extent practicable.
(10) The use shall be appropriately located with respect to transportation facilities, water supply, fire and police protection, waste disposal, and similar facilities and services. All proposed buildings, structures, equipment and/or material shall be readily accessible for fire and police protection.
(11) The character and appearance of the proposed use, buildings, structures, and/or outdoor signs shall be in general harmony with the character and appearance of the surrounding neighborhood.
(12) The use shall meet the prescribed area and bulk requirements for the district in which located or as further specified in the supplementary regulations, including such matters as minimum setback, maximum height, required off- street parking, and sign regulations.
(13) The level of services required to support the proposed activity or use is or will be available to meet the needs of the proposed activity or use. This consideration shall include the suitability of water supply and sanitary sewage facilities, whether private or publicly provided, to accommodate the intended use.
(14) The use shall be carried out in a manner compatible with its environmental setting and with due consideration to the protection of natural resources.
(15) The proposed use conforms in all respects to all the regulations of this chapter and particularly to the specific supplementary regulations that may apply to such use.
(16) The proposed use has no adverse effect on the public health, safety, and welfare.
(b) OTHER CONDITIONS AND RESTRICTIONS.
(1) The Planning Commission shall have the authority to impose such reasonable conditions and restrictions as are directly related to and incidental to the proposed special use permit.
(2) The Planning Commission shall require additional conditions and restrictions as may be necessary to assure continual conformance to all permit provisions.
(c) WAIVER OF CONDITIONS AND RESTRICTIONS.
(1) The Planning Commission may waive any dimensional or other requirement for the approval or approval with modifications of special use permits, due to special conditions peculiar to the site. Such waiver may be exercised in the event a requirement is found to be inappropriate or unnecessary or that strict compliance with said requirements may cause extraordinary and unnecessary hardship. The Planning Commission may waive said requirements by up to ten percent wherever, in the opinion of the Planning Commission, such waiver will not be detrimental to the public health, safety, or general welfare or have the effect of nullifying the intent and purpose of this article.
(2) The terms and conditions of a special use permit may be modified by application to the Planning Commission in the same manner as an application for a new special use permit. In the event that the modification sought is deemed insubstantial by the Planning Commission, the Commission may waive one or more of the requirements of this section. If the modification is deemed substantial, a new special use permit shall be required.
(d) ISSUANCE OF PERMIT. Upon its granting of said special use permit, any required terms and conditions must be met in connection with the issuance of permits by applicable agents or officers of the city. The Building Inspector shall not issue the permit for which the application has been made until receipt of written permit approval from the Planning Commission.