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Grundhofer's Site Plan, CUP Amendment, & Variance Page 2 B. Existing Site Characteristics The property is 1.41 acres and is relatively flat. There is existing landscaping on site that acts as a buffer from the commercial use and adjacent residential neighborhood to the east. 3. BACKGROUND: In 2006, the City Council approved a conditional use permit to allow the meat processing facility as an accessory use to the meat market. Meat markets are a permitted use in the C-2 zoning district, but requires a conditional use permit for meat processing. The City Code defines meat processing facilities as a facility that processes non -inspected USDA meats not including slaughtering of animals. The meat processing facility can only be allowed as an accessory use to the meat market and may not exceed in floor area of the meat market. 4. ANALYSIS: A. Level of City Discretion in Decision -Making The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. The City's discretion in approving or denying a conditional use permit amendment is limited to whether or not the proposed application meets the standards outlined in the City's Comprehensive Land Use Regulations. If it meets these standards, the City must then approve the conditional use permit. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. B. Conditional Use Permit Amendment Meat Processing Facility The applicant is proposing to revise the site plan that was approved with the existing conditional use permit to include the proposed addition. The addition will be used to receive product and expand the cooler and freezer areas, the existing meat market will remain the same. The existing conditional use permit allows the meat processing facility to be an accessory use to the meat market. The meat processing facility portion of the site is to remain the same. It is in staff s opinion that the applicant meets all of the requirements necessary to approve the CUP amendment for the meat processing facility on the property.