For any development, the City Planning Commission may grant a special permit to modify the height regulations as set forth in Section 23-631, paragraphs (b), (c) and (d) and Section 107-43, provided that the Commission finds that:

(a)        such development is so located as not to impair the essential character of the surrounding area;

(b)        by concentrating permitted floor area in a building or buildings of greater height covering less land, the preservation of existing topography, designated open space or the protection of an outstanding view from a public space, will be assured, and that such preservation would not be possible by careful siting of lower buildings containing the same permitted floor area and covering more land; and

(c)        that the development's design proposals take full advantage of all special characteristics of the site.