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d) The proposed use's effect on the area mi which it is proposed. e). The.proposed .uses impact upon property value in the area in which it is proposed. 0 Traffic.generation by the.proposed usein relation tocapabilities of streets and roads serving. the.property. g} The proposed use's impact upon misdng public services and facilities including ;parks, schools, streets. and utilities. and the:City's service capaeity. 5) The planning Cotrunission or the Zoning Administrator' shall have the authority to request additional information from. the. applicant or to retain expert testimony at eh expense of the applicant, said information to :be declared.necessary to evaluate.the.request and establish. performance conditions in relation to all pertinent sections of this Otdinance; Pa Le on the part of the: applicant to supply: all necessary supportive information may he groundsfor.recommendation of denial of the request: G) The appficant:or a representative thereof shall appear.before the Planning Comalission in order to answer question concerning the proposed request. 7) The Planning. Commission shall reeoiumend approval or denial:af,the. request. 8} The City Council shall.not:act upon.sueh;an Overlay request until they; have received a.report and recombiendation from th6 Planning Commission; :IE owever, the Planning Cornmission.has not acted upon the request after'tliiity;:; 0) days. froin' e first regular meeting at which the. request was considered.,. the City Council::may.;proceed wat.h.its`consideration and action on the request.. 9) Upon. receiving the. reportand tecommen" ation of the. Planning Commission, the. City shall place the report{aud'revmmendariori on.: the agenda; fvrthe ttext`Yegular City Council meeting. Such reports and recommcndat ons-shall be. eritiexed into'.and itiacle'part o£:the permanent.written record of the City Council;: meeting. 10) Upon'receiving tire; -depart and reco meadation.of the Planning Commission, the City Council shall.;have'the. .option; to'liold`another public hearing: if deemed advisable: Mk11 .If u `oi%'receivin:.such reports and; recommendations from the Planning Commission, the City } P.. gP Council :fuids` ; _that specific inconsistencies. exist in. the. revic-w process and thus. the . final. :,.zecommcndat16d`of the City..:.Council will differ from: that of. the Planning Coitamission, the City 'Council .may .before taking an}+ final action, refer the,matter:back to the Planning Commission. for fiirthex consideration-'-:;,'The;City council shall. provide a written statement: detailing.the specific reasons for referral. Thus procedure.Shall be followed only one time on a singular request: Approvals A) Approval of the Overlay request shall..require passage. by a four -fifths {4 of 5 votes) majority of the entire City Council B) The Institutional Overlay zoning shall not become effective until such tune:as the City Council approves•the overlay and after: said approval is published in the official newspaper.. C) Prior to the start of building or any remodeling that will change the outside dimensions of: a buildingor structure; in the Institutional Overlay Zone,. a plan review,. in accordance with. section 14:1 .of the Zoning Ordinance, shall be made. No building permits shall be issued until this plan review is complete. 15.8.4 Denials:. . Updated -March 14, 20.17 Gerry Lake, Consolidated Land Use Ordinance- Page.87