a. The public facility needs a specific type of site such as size, location, available public services, of which there are few choices.

b. The public facility needs to be located near another public facility or is an expansion of an essential public facility at an existing location.

c. The public facility has, or is generally perceived by the public to have, significant adverse impacts that make it difficult to site.

d. Use of the normal development review process would effectively preclude the siting of an essential public facility.

e. Development regulations require the proposed facility to use an essential public facility siting process.

a. Application Materials. The application shall be made according to the submittal requirements in MMC 22.84.040(D), Project Permit Applications, on forms prescribed by the city, and shall include the fee as established by the current fee resolution.

b. Conditional Use Permit Application Materials. In addition to the requirements of MMC 22.84.040(D), the conditional use permit application shall include all submittal requirements identified in Chapter 22.64 MMC, Conditional Use Permits, and the application shall be made on forms prescribed by the city.

c. Local Outreach. The applicant shall conduct local outreach efforts with early notification to prospective neighbors to inform them about the project and to engage residents in the development of the proposal, site planning, and mitigation design prior to submittal of a conditional use permit application.

d. Documentation of Need. The applicant must demonstrate the need for the proposed essential public facility. Included in the analysis of need should be the projected service population, an inventory of existing and planned comparable facilities, and projected demand for this type of essential public facility.

e. Alternative Site Selection. The applicant shall search for and investigate alternative sites. The proposal shall include a written analysis indicating whether any alternative sites have been identified that meet the minimum site requirements of the facility.

f. Public Participation Plan. The conditional use permit application shall include a public participation plan for city review and comment that is designed to encourage early public involvement in the permitting decision and in determining possible mitigation measures.

g. Consistency with Applicant’s Plans. The applicant shall provide a written analysis demonstrating that the proposal is consistent with the applicant’s own long-range plans for facilities and operations.

h. Consistency with Comprehensive Plan. The applicant shall provide a written analysis demonstrating that the proposal is consistent with the Monroe comprehensive plan.

i. Consistency with Unified Development Regulations. The applicant shall provide a written analysis demonstrating that the proposal is consistent with the Monroe unified development regulations.

j. Minimum Site Requirements. The applicant shall submit documentation showing the minimum siting requirements for the proposed facility. Site requirements may be determined by the following factors: minimum size of the facility, access, support facilities, topography, geology, and mitigation needs. The applicant shall also identify future expansion needs of the facility.

k. Proposed Impact Mitigation. The proposal must include adequate, appropriate, and reasonable mitigation measures for the impacted area(s) and community. Mitigation measures may include, but are not limited to, natural features that will be preserved or created to serve as buffers, other site design elements used in the site plan, and/or operational or other programmatic measures contained in the proposal. The proposed measures shall be adequate to substantially reduce or compensate for anticipated adverse impacts created by the proposed facility.

a. The proposal is consistent with the comprehensive plan;

b. The project is consistent with the applicant’s own long-range plans for facilities and operations;

c. The project applicant has demonstrated the need for the proposed essential public facility, supported by an analysis of the projected service population, an inventory of existing and planned comparable facilities, and the projected demand for the type of facility proposed;

d. The applicant has provided a meaningful opportunity for public participation in the siting decision and development of mitigation measures that is appropriate in light of the project’s scope, applicable requirements of the city code, and state and federal law;

e. The project site meets the facility’s minimum physical site requirements, including projected expansion needs. Site requirements shall be determined by the minimum size of the facility, setbacks, access, support facilities, topography, geology, and on-site mitigation needs;

f. The applicant has reasonably investigated alternative sites, as evidenced by a detailed explanation of site selection methodology, as verified by the city and reviewed by associated jurisdictions and agencies;

g. City services, businesses, job opportunities, and public transportation are sufficient to accommodate the proposed use;

h. The proposal incorporates specific features to ensure that it is compatible with the existing or intended character, appearance, quality of development, and physical characteristics of the site and surrounding properties;

i. Necessary infrastructure is or will be made available to ensure safe transportation access and transportation concurrency;

j. Necessary infrastructure is or will be made available to ensure that public safety responders have the capacity to handle increased calls and expenses that will occur as the result of the facility, including, but not limited to, insurance costs, public awareness, and public education costs. The facility will not adversely affect public safety;

k. The applicant has the ability to and shall pay for all capital costs associated with on-site and off-site improvements;

l. The facility will not unreasonably increase noise levels in residential and commercial areas, and school zones, especially at night;

m. Visual screening will be provided that will mitigate the visual impacts from streets and adjoining properties. Visual screening must be of such quality and design as to complement the neighborhood in which the local essential public facility is located. Screening complements the neighborhood when it meets or exceeds the quality and design of other screening in the neighborhood;

n. The local essential public facility meets all provisions of this code for development within the zoning district in which it is proposed to be located, including but not limited to bulk requirements;

o. Any and all probable significant adverse environmental impacts are mitigated; and

p. The essential public facility shall comply with any applicable siting and permitting requirements.

a. Require the local essential public facility to be located on one of the alternative sites, if the proposal can be reasonably conditioned to meet the decision criteria at the alternative site; or

b. Approve the siting or expansion of the local essential public facility at the preferred site with such reasonable conditions of approval as may be imposed to mitigate the impacts of the proposal to the maximum extent practicable, if there is no available alternative site on which the decision criteria can be met.