A conditional use, and uses accessory to such conditional use, shall be permitted in a district only when specified as a conditional use in such district and only if such use conforms to the following general criteria, which are in addition to specific conditions, standards and regulations set forth in Sections 1272.05 through 1272.11. The Planning Commission shall review the particular facts and circumstances of each proposed use in terms of the following criteria and shall find adequate evidence that the use as proposed:
   (a)   Will 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 use will not essentially change the character of the same area.
   (b)   Will not be detrimental to property values in the immediate vicinity.
   (c)   Will not restrict or adversely affect the existing use of the adjacent property owners.
   (d)   Will be designed and constructed so that all access drives, access points to public streets, driveways, parking and service areas shall be in compliance with the regulations set forth in Chapter 1284.
   (e)   Will meet the requirements of EPA for stormwater runoff, when applicable.
   (f)   Will be properly landscaped in accordance with Chapter 1280.
   (g)   The establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the public health, safety or general welfare.
   (h)   The hours of operation of the proposed use are similar to a use permitted in the district.
   (i)   The establishment of the conditional use in the proposed location will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.
   (j)   Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.
   (k)   Adequate measures have been or will be taken to provide ingress and egress designed to minimize traffic congestion on the surrounding public streets.
   (l)   The establishment of the conditional use should not be detrimental to the economic welfare of the community by creating excessive additional requirements at public cost for public facilities such as police, fire and schools.
(m)   There is minimal potential for future hardship on the conditional use that could result from the proposed use being surrounded by uses permitted by right that may be incompatible.
      (Ord. 8-13. Passed 5-14-13.)