Before any variance shall be granted, the Planning Commission shall satisfy itself that the applicant has shown that all of the following conditions apply:
(A) That there are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply generally to other properties or uses in the same vicinity and zone.
(B) That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone district, but which is denied to the property in question.
(C) That the granting of such variance will not be detrimental to the public welfare or injurious to the property or improvements of others in the vicinity.
(D) That the granting of such variance will not adversely affect the master plan of the city.
('64 Code, § 70.05)