The Planning Commission is empowered to grant variances only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application this Title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The power to grant variances does not extend to use regulations, because the flexibility necessary to avoid results inconsistent with the objectives of the Zoning Ordinance is provided by the conditional use, planned unit development and amendment provisions of this Code. (Ord. 527, 8-4-1997)