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narrowness, shallowness, size or shape of a specific piece of property at the time of the effective date of the zoning ordinance, or where by reason of exceptional topographic conditions or other extraordinary situation or condition of such piece of property, or of the use or development of property immediately adjacent thereto, the strict application of the terms of the zoning ordinance would effectively prohibit or reasonably restrict the use of the property; or (b) Where the board is satisfied, upon the evidence heard by it, that the granting of such variance will alleviate a clearly demonstrable hardship approaching confiscation, as distinguished from a special privilege or convenience sought by the applicant; Ail variances shall be in harmony with the intended spirit and purpose of the zoning ordinance. Sec. 40-195.1. Findings required. No such variance shall be authorized by the board unless it finds: (a) The strict application of the ordinance would produce undue hardship; (b) Such hardship is not shared generally by other properties in the same zoning district and the same vicinity; (c) The authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by granting the variance; (d) No variance shall be approved unless the board of zoning appeals finds that the condition or situation of the property concerned or the intended property use is not of so general or recurring a nature as to make reasonably practicable the formulation of a general regulation to be adopted as an amendment to the ordinance. Sec. 40'197. Appeals to board of zoning appeals. (a) Appeals may be taken to the board by any person aggrieved or by any officer, department, board or bureau of the city affected by any decision of the zoning administrator or from any order, requirement, decision or determination by any other city administrative officer in the administration or