(a) 
In order to make this ordinance a flexible zoning tool and still afford orderly and compatible development of property within the City, as well as protect property values, the Planning Commission, in addition to its other functions, is authorized to approve the establishment of certain uses (designated as special approval uses) within the various zoning districts set forth in this ordinance.
(b) 
Such special approval uses have been established because of the unique characteristic of a specific use which, in the particular zone involved, under certain physical circumstances and without proper control and limitations, might cause it to be incompatible with the other uses permitted in the zoning district and therefore detrimental to those uses.
(c) 
With this in mind, a special approval use is not permitted within the particular zone in which it is listed unless and until the Planning Commission, at its absolute discretion, is satisfied that the use under the conditions, controls, limitations, circumstances and safeguards imposed by the Planning Commission will be compatible with the other uses expressly permitted within the particular district and with the natural environment, that the capacities of public services and facilities affected by the proposed land use, that the proposed use would not, in any manner, be detrimental or injurious to the use or development of adjacent properties, to the occupants of those properties, or to the general neighborhood, that the use would promote the public health, safety, morals and general welfare of the community, that the use would encourage the utilization of the property in accordance with the land character and adaptability, and that the standards required by the Planning Commission for the allowance of the special approval use can and will, in the Planning Commission's judgment, be met at all times by the applicant.
The following steps shall be taken by the applicant, the zoning official and, when considering a proposed special approval use, the Planning Commission:
20.02:1. 
All applications for special approval use permits shall be filed with the City of Ithaca Zoning Administrator and shall include the required site plan, fee and any other pertinent information upon which the applicant intends to rely for a special use permit.
20.02:2. 
The Zoning Administrator shall, after preliminary review, forward the complete application for a special use permit to the Planning Commission for review.
20.02:3. 
Public hearing. At its regular meeting following the filing, the Planning Commission shall review the site plan according to the site development requirements in Article 22, or, if the project is submitted as a site performance project, the requirements of Article 18 and Article 22 shall apply. In such instance, where a conflict or discrepancy appears between the applicable standards of Article 22 and Article 18, the requirements of Article 18 shall take precedence.
(a) 
Upon completion of its review, the Planning Commission shall set a date for a public hearing to be held within 30 days. Notice of the public hearing shall be given as required by Public Act No. 110 of 2006 (MCL § 125.3101 et seq.).
20.02:4. 
Following such hearing, the commission shall either grant or deny a permit for such special approval use and shall state its reasons for its decision in the matter. All conditions, limitations and requirements upon which any such permit is granted shall be specified in detail by the commission in its decision and shall be filed with the Zoning Administrator. In addition to the requirements for each special land use (see Article 22, or, in the case of a site performance development, Articles 22 and 18), any discretionary conditions, limitations or requirements upon which approval is based shall be reasonable and designed to protect natural resources and the health, safety and welfare and the social and economic well-being of the owners and occupants of the land in question, of the adjacent properties, and of the community as a whole, in accordance with § 20.03, basis for determinations.
(a) 
The commission shall have the right to limit the duration of a special approval use where the use is of a temporary nature and may reserve the right of annual review of compliance with the conditions and limitations imposed upon such use. Any use failing to comply with those conditions and limitations may be terminated by action of the Planning Commission after a hearing upon application of any aggrieved party.
(b) 
The plot plan and specifications and all conditions, limitations and requirements imposed by the commission shall be recorded with the City and shall be incorporated as a part of the special land use permit. Violations of any of these at any time shall cause revocation of the special land use permit and the special land use shall cease to be a lawful use.
(c) 
Any property which is the subject of a special use permit which has not been used for a period of six months (without just cause being shown which is beyond the control of the owner and which is acceptable to the Planning Commission) for the purposes for which the special use was granted shall thereafter be required to be used for only permitted uses set forth in the particular zoning classification, and the permit for the special use shall thereupon terminate.
(d) 
Compliance with this ordinance and any conditions, limitations or requirements imposed by the Planning Commission is necessary to protect the natural resources or the health, safety and welfare of the residents of the City and future users or inhabitants of the proposed project or project area. To ensure such compliance, the Planning Commission may require a cash deposit, certified check or irrevocable bank letter of credit or security bond covering the estimated cost of furnishing such conditions, limitations or requirements conditioned upon the faithful completion of the required improvement. Such security shall be deposited with the City Clerk at the time the permit is issued, authorizing the commencement of the construction or activity. Where the improvement required will take more than six months to be completed, the Planning Commission may authorize a rebate of any cash deposit in reasonable proportion to the ratio of the work completed as the work progresses.
Before making a recommendation on a special use permit application, the Planning Commission shall determine that the following general standards, as well as the specific standards outlined in Article 22, site development requirements:
20.03:1. 
General standards. The Planning Commission shall review each application for the purpose of determining that each proposed use meets the following standards and, in addition, shall find adequate evidence that each use on its proposed location will:
(a) 
Be harmonious with and in accordance with the general principles and objectives of the sketch land use plan of the City of Ithaca.
(b) 
Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed.
(c) 
Not be hazardous or disturbing to existing or future uses in the same general vicinity and will be a substantial improvement to property in the immediate vicinity and to the community as a whole.
(d) 
Be served adequately by essential public facilities and services, such as highways, streets, police, fire protection, drainage structures, refuse disposal water and sewage facilities and schools.
(e) 
Not involve uses, activities, processes, materials, and equipment or conditions of operating that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, odors.
(f) 
Be necessary to meet the intent and purpose of the zoning regulations, be related to the standards established in the ordinance for the land use or activities under consideration, and be necessary to ensure compliance with these standards.
(g) 
Be related to the valid exercise of police power and purpose which are affected by the proposed use or activity.
20.03:2. 
Conditions and safeguards. The Planning Commission may impose such additional conditions and safeguards deemed necessary for the general welfare, for the protection of individual property rights and for ensuring that the intent and objectives of this ordinance will be observed. The conditions imposed with respect to the approval of a land use or activity shall be recorded in the record of the approval action and shall remain unchanged except upon the mutual consent of the City Council and landowner. The City Clerk shall maintain a record of changes granted in conditions. The breach of any conditions, safeguard, or requirement shall automatically invalidate the permit granted.
The decision of the Planning Commission may be appealed to the zoning Board of Appeals as permitted by Public Act No. 110 of 2006 (MCL § 125.3101 et seq.).