In reviewing any conditional use, the Planning Board shall consider the following:

Impact of any additional noise, traffic, odors, air pollution and similar factors on the immediate area and neighborhood.

Accessibility of the lot in terms of transportation and circulation patterns.

Environmental factors.

Visual and aesthetic impacts.

Adequacy of existing and proposed utility and drainage systems.

The Planning Board shall not approve a conditional use unless it finds that the use meets all the requirements of this Chapter, does not substantially impair the use and enjoyment of surrounding properties, and does not substantially impair the character of the surrounding area.