The Planning Commission shall review the particular facts and circumstances of each proposed use against the following general standards as well as any specific standards pertinent to each use indicated herein. The applicant shall establish beyond reasonable doubt that each standard will be satisfied by the completion and operation of the proposed development such that the proposed use:
(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 change the essential character of the same area;
(b) Will not be hazardous or disturbing to existing or future neighboring uses;
(c) Will not be detrimental to property in the immediate vicinity or to the community as a whole;
(d) Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service;
(e) Will be in compliance with State, County and City regulations;
(f) Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets or roads.