Opinion ID: 171429
Heading Depth: 2
Heading Rank: 1

Heading: The Permit Application Requirements

Text: The Kansas City, Kansas, Code of Ordinances (Code) establishes a permitting procedure whereby individuals or entities may seek to have the local governing body authorize, through the issuance of Special Use Permits, certain uses and situations with characteristics which may not blend or harmonize with the uses in the standard zoning districts. Kansas City, Kan., Code of Ordinances § 27-1251. Section 27-1252 lists [t]elecommunication antennas and towers as such an allowable special use. Id. at § 27-1252. Telecommunication antennas and towers which meet certain specified minimum criteria [2] may be permitted under special use permit in any zoning district except as specifically limited herein. Id. at § 27-1252(a). The Code also establishes the considerations and factors which the governing body should take into consideration in granting Special Use Permits. Section 27-260 provides that the decisions and recommendations of the governing body should be based on the following general considerations: (1) conformance with these regulations, the comprehensive plan, and other adopted plans, design guidelines and policies; (2) recommendations of staff and recommending bodies; (3) input of reviewing agencies and departments; (4) public comment and testimony received at the hearing; and (5) effects of the proposal on the neighborhood, area, and community-at-large. Id. at § 27-260(a). With regard to Special Use Permits in particular, Section 27-279 states that approval or denial of applications must be based on the following factors: (a) The character of the neighborhood. (b) Whether the proposed use will increase the amount of vehicular traffic to the point where it exceeds the capacity of the street network to accommodate it. (c) Where applicable, hours of operation. (d) Whether the proposed use is reasonably necessary for the convenience and welfare of the public and will not substantially or permanently injure the appropriate use, visual quality, or marketability of adjoining property. (e) Whether the noise, vibration, dust, or illumination that would normally be associated with such use is of such duration and intensity as to create problems for nearby property. (f) Whether the proposed use would pollute the air, land or water. (g) Compatibility with existing and proposed land uses in the surrounding area. (h) Whether the use would damage or destroy an irreplaceable natural resource. (i) The relative gain to the public health, safety, morals, and welfare as compared to the hardship imposed upon the individual landowner or landowners. (j) The applicant's ability to maintain the use in an as proposed condition. (k) Whether the proposed use would result in overcrowding of land or cause an undue concentration of population. ( l ) In general, commercial and industrial Special Use Permits should not be granted adjacent to residential districts. T-Mobile, 528 F.Supp.2d at 1148-49 (citing Code §§ 27-279(f)(4)(b), 27-279(f)(5)). Furthermore, the Code states that in evaluating applications for the siting of proposed telecommunication facilities, commercial districts are generally preferred over those in residential districts as are sites in less restrictive residential or commercial districts generally preferred over those in more restrictive districts. Code § 27-1252(a)(32)(h).