The Planning Commission shall not authorize a conditional use permit unless evidence is presented to establish that:

    A.    The proposed use of the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the community; and

    B.    Such use will not, under the circumstances of the particular case and the conditions imposed, be detrimental to the health, safety and general welfare of persons nor injurious to property or improvements in the community, but will be compatible with and complimentary to the existing surrounding uses, buildings and structures when considering traffic generation, parking, building design and location, landscaping and signs; and

    C.    The proposed use will comply with the regulations and conditions specified in this title for such use; and

    D.    The proposed use conforms to the goals, policies and governing principles and land use of the City master plan; and

    E.    The proposed use will not lead to the deterioration of the environment or ecology of the general area, nor will produce conditions or emit pollutants of such a type or of such a quantity so as to detrimentally affect to an appreciable degree public or private property, including the operation of existing uses thereon, in the immediate vicinity or the community or area as a whole. (PZSC § 03-06-005)