The Board may grant a variance to a regulation prescribed by the Sign Ordinance with respect to the placement of signs, the height of signs or the area of signs if it affirmatively finds each of the following:

That a sign is being replaced. For the purposes of this Section, replacement shall include the erection of a new or different sign due to the removal of another sign for any reason, including the change of name of a business whether from change of ownership, business being conducted, or otherwise, the change of a sign for a continuing business containing the same or different information as the sign being replaced, and the replacement of signs due to damage or vandalism.

That all structures on the property for which the sign is proposed that would impede the replacement of a sign were constructed prior to February 17, 1986.

That it is impractical to abide by existing placement, height or area regulations due to the placement, size of construction of existing structures in relationship to the physical characteristics of the site. For purposes of illustration, physical characteristics may include topography of the site or surrounding sites, structures on surrounding sites, traffic conditions, street layouts and existing natural vegetation.

That the other types of signs which are permitted by this Ordinance cannot practically be used. In making this determination of practicality, the Board may consider

The undesirability of altering a historic site to accommodate a sign which would be permitted with no variance under this Ordinance; or

That alternatives permitted by this Ordinance would involve extensive reconstruction of structures; or

That alternatives permitted by this Ordinance are prohibitively expensive; or

That alternatives permitted by this Ordinance will not effectively identify the subject of the sign.

That the proposed sign has been reviewed by the Historic Review Board if applicable.

That the proposed variance is as close to the requirements of the sign ordinance as is feasible.