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present and future land uses of the area. <br />3. The proposed use conforms with all performance <br />standards contained herein. <br />4. The proposed use will not tend to or actually <br />depreciate the area in which it is proposed. <br />5. The proposed use can be accommodated with existing <br />public services and will not overburden the City's <br />service capacity. <br />D. The Planning Commission and City staff shall have the <br />authority to request additional information from the <br />applicant concerning operational factors or to retain <br />expert testimony with the consent and at the expense of <br />the applicant concerning operational factors, said <br />information to be declared necessary to establish <br />performance conditions in relation to all pertinent <br />sections of this Ordinance. <br />E. The applicant or a representative thereof shall appear <br />before the Planning Commission in order to answer <br />questions concerning the proposed variance request. <br />F. The Planning Commission shall make a finding of fact and <br />recommend such actions or conditions relating to the <br />request as they deem necessary to carry out the intent <br />and purpose of this Ordinance. Such recommendation shall <br />be in writing and accompanied by the report and <br />recommendation of the City staff. <br />G. The City Council shall not grant a conditional use permit <br />or amendment until they have received a report and <br />recommendation from the Planning Commission and any City <br />staff or until sixty (60) days after the first regular <br />Planning Commission meeting at which the request was <br />considered. Failure by the Planning Commission to reach <br />a decision within the time limit shall be deemed as a <br />denial of the request. <br />H. Upon receiving the report and recommendation of the <br />Planning Commission and the City staff, the City Council <br />shall place the report and recommendation on the agenda <br />for the next regular meeting. Such reports and <br />recommendations shall be entered in and made part of the <br />permanent written record of the City Council meeting. <br />I. Upon receiving the report and recommendation of the <br />Planning Commission and the City staff, the City Council <br />shall instruct the City Clerk to set a public hearing for <br />the next regular meeting of the City Council. Notice of <br />-195- <br />Page 20 <br />