The commission shall review the particular facts and circumstances of each proposed special use in the terms of the following standards and shall find adequate evidence showing that such use at the proposed location:
A. Will, in fact, constitute a special use as established on the official schedule of district regulations for the zoning district involved;
B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive land use plan and/or the applicable zoning ordinance;
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area;
D. Will not create a nuisance or safety hazard for neighboring properties in terms of excessive noise or vibration, improperly directed glare or heat, electrical interference, odors, dust or air pollutants, solid waste generation and storage, hazardous materials or waste, excessive traffic generation or interference with pedestrian traffic.
E. Will be adequately served by essential public facilities and services such as access streets, police and fire protection, drainage structures, refuse disposal, water and sewer service, and schools. If existing facilities are not adequate, the developer shall show that such facilities shall be upgraded sufficiently to serve the proposed use;
F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, scenic views or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
H. Will not generate traffic in excess of the capacity of public streets or access points serving the proposed use and will assure adequate visibility at traffic access points;
I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance;
J. Will be effectively buffered to screen adjoining properties from adverse impacts of noise, building size and resulting shadow, traffic and parking.
K. Will be compatible with the slope of the site and the capacity of the soils and will not be in an area of natural hazards unless suitably designed to protect lives and property. (Ord. 341, 9-10-1996)