The development and execution of this Title is based upon the division of the community into districts within which the use of land and buildings, and the bulk and location of buildings and structures in relation to the land are substantially uniform.

It is recognized, however, that certain uses which, because of their unique characteristics, cannot be properly classified in any particular district or districts, without consideration, in each case, of the impact of those uses upon neighboring land and of the public need for the particular use in the particular location.

Such uses are either of such an unusual nature or are such unique uses of land that their operation or proposed location on a site may give rise to unique challenges with respect to their impact on the immediate area. Anything that requires relief from bulk regulations of this Ordinance requires a separate application for a variation.

The listing of a use as a special use within a zoning district does not constitute an assurance or presumption that such special use will be approved. Rather, each proposed special use shall be evaluated on an individual basis, in relation to all applicable standards of this Section. Such evaluation will determine whether approval of the special use is appropriate at the particular location and in the particular manner proposed.

No special use shall be recommended by the Planning and Zoning Commission, unless such Commission shall find:

A. That the establishment, maintenance or operation of the special use will not be detrimental to, or endanger the public health, safety, morals, comfort or general welfare;

B. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor diminish and impair property values within the neighborhood;

C. That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district;

D. That the exterior architectural appeal and functional plan of any proposed structure will not be so at variance with either the exterior architectural appeal and functional plan of the structure already constructed or in the course of construction in the immediate neighborhood or the character of the applicable district, as to cause a depreciation in the property values within the neighborhood;

E. That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided;

F. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; and

G. That the special use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified by the Village Board pursuant to the recommendations of the Planning and Zoning Commission.