The board of zoning adjustment 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 of 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 consistent with the objectives of this title is provided by the conditional use, planned unit development and amendment provisions of this title. (Ord. 622, 9-2-1980)