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39) 40) 42) 43) 44) 45) 46) 47) That the propose use will/will not 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 such use will not change the essential character of that ama. That the proposed use will/will not be hazardous or disturbing to existing or future neighboring uses. That the proposed use will/will not be a substantial improvement to property in the immediate vicinity and to the community as a whole. That the proposed use will/will not be served adequately by essential public facilities and services. That the proposed use will/will not create excessive additional requirements at public cost for public facilities and services. That thc proposed usc will/will not be detrimental to the economic welfare of the community. That the proposed use will/will not involve uses, activities, processes, materials and equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. That the proposed use will/will not be consistent with the intent and purposes of Chapter l?0.013D of the Ramsey City Code.