Before approving an application for a Special Use Permit, the Planning Commission shall find, based upon evidence and testimony presented at the hearing, that the following conditions have been met:
   A. The requested use is a use listed as a special use in the zone district in which the parcel is located. Alternatively, the Planning Commission may find, based upon the determination of the Pueblo County Zoning Administrator or upon its own finding, that a requested use is similar to those uses listed as uses-by-right or -by-review in the zone district in which the parcel is located. A similar use determination by the Zoning Administrator or by the Pueblo County Planning Commission shall not be site specific and shall thereafter be binding upon Pueblo County in the interpretation and administration of this Title unless and until the same is amended in accordance with law and regulation.
   B. The granting of the Special Use Permit will not substantially modify the Land Use plan or the intent, purpose and spirit of this Title.
   C. The Special Use Permit proposal incorporates reasonable means to create an environment harmonious with that of the surrounding properties.
   D. The Special Use Permit will not adversely affect the public health, safety, or welfare.