(a)   The Planning Commission shall review the particular facts and circumstances of the proposed conditional use and plans submitted with the application and make separate findings as to whether the proposed conditional use: 
      (1)   Is a conditional use as established under the provisions of the applicable zoning district;
      (2)   Is in accordance with the general or specific objectives of the Master Plan;
      (3)   Would be designed, constructed, operated, and maintained in such manner as to be harmonious with the existing or intended character of the Immediate vicinity, and would not change the essential character of the same area;
      (4)   Would not be detrimental to existing or future neighboring uses;
      (5)   Would be served adequately by essential public infrastructure, facilities, and services, or provides at the applicant's expense for the construction of additional public infrastructure, facilities, and/or services which would adequately service such use; and
      (6)   Would not involve uses, activities, processes, materials, equipment, or conditions of operation which would be detrimental to persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors.
   (b)   The Planning Commission shall determine whether the application meets the criteria set forth in this section. If the Planning Commission determines that the application can only satisfy the applicable criteria with the imposition of supplementary conditions, then Planning Commission shall impose such supplementary conditions as a condition of approval and vote to grant the application.  If the applicant refuses to consent to such conditions, or the Planning Commission determines that the application cannot satisfy the criteria listed in this section, even with the imposition of supplementary conditions, then the Planning Commission shall vote to deny the application.