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a. That there are exceptional or extraordinary circumstances <br /> applicable to the property or to the intended use that do not <br /> apply generally to other property in the same vicinity and <br /> zoning district; <br /> <br /> b. That the variance is necessary for the preservation and <br /> enjoyment of a substantial property right possessed by <br /> other property in the same vicinity and zone, but which is <br /> denied to the property in question; <br /> <br /> c. That the strict application of the ordinance would <br /> constitute unnecessary hardship; and <br /> <br /> d. That the granting of the variances would not be materially <br /> detrimental to the public welfare or injurious to the <br /> property or improvements in such vicinity or zone in which <br /> the property is located. <br /> <br />170.0510 Non-conforming signs <br /> <br /> Subdivision 1. Non-conforming permanent business signs <br />lawfully existing at the time of adoption of this chapter shall be allowed to <br />continue in use, but shall not be rebuilt, relocated, altered other than to <br />change the message, or without being brought into compliance with the <br />requirements of this chapter. After a non-conforming sign has been <br />removed, it shall not be replaced by another non-conforming sign. <br /> <br /> Sub& 2. Whenever a non-conforming permanent sign use <br />has been discontinued for a period of three (3) months, such use shall not <br />thereafter be continued unless in conformance with the provisions of this <br />ordinance. <br /> <br /> <br />