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B. Permit requirements should be clear and specific; vague, ambiguous criteria should be avoided. C.' Permit application and review procedure should be described in the zoning ordinance. D. Notice and opportunity to be heard. E. If the application meets the permit requirements, the permit must be approved. F. Denial of a permit application must be based on the requirements stated in the zoning ordinance. G. Reasons for the denial of a permit should be stated at the same time the permit is denied, and a written summary of the denial and the reasons furnished to the applicant as soon as possible. CASE NO. 1 Smith's property was zoned as C Residential for single- family housing, but which also authorized an apartment building by conditional use permit. He applied for the permit; at the public hearing, Smith presented plans that Were consistent with the zoning ordinance. No testimony was given that indicated that the proposed apartment building would crea[e problems as to public health, safety, or general welfare, nor were any reasons given to show why his property should be restricted to- single-fa]nily residences. The zoning ordinance contained no criteria or standards for granting or denying the conditional use permit. The city was informally considering a revised zoning ordinance which would limit Smith's property to single- family housing. Should the city approve or deny the application? CASE NO. 2 Bleeding Heart Church applied for a conditional use permit to build a church and parking lot in a neighborhood zoned R-1 single-family, which permitted churches by conditional use permit. The city planner reviewed the proposal and concluded that it was acceptable, that it would not cause appreciable traffic, affect adjacent property values, or otherwise harm the neighborhood. However, local neighbors rose up in arms in opposition. The zoning ordinance contained no specific standards for issuing or denying a permit.- The Planning Commission concluded that "churc!, traffic would have an adverse effect on the neighborhood" but no specific study or traffic data were presented to the Commission showing this. The Commission also concluded that "the church would be inconsistent with the surrounding R-1 land use". It also noted that the neighborhood generally objected to the chu~c'~ The Planning Commission recommended to the City Council that the permit be denied. All members of the City Council are up for re-election. What should the city do?