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A public hearing may be held when deemed by the Planning Commission to be in the public interest. However, in the following instances the holding of a public hearing shall be mandatory:

1. The Planning Commission determines that existing streets and thoroughfares are not suitable and adequate to carry anticipated traffic, and increased densities resulting from the proposed use may generate traffic in such amounts as to overload the street network outside the district;

2. The Planning Commission determines that increases in miscellaneous traffic, light, odor, or environmental pollution generated by the proposed use may significantly change the intended characteristics of the district as outlined in this division;

3. The Planning Commission determines that the architectural design of the proposed use varies significantly from the architectural characteristics of the district (as outlined in this division) in which such use is proposed. (Ord. 111 §1, amended, 1985; Prior code §12-107-2(F))