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recommend the granting of such variances only when it appears upon evidence presented that: .(a) The granting of the variance will not be detrimental to the other property in the neighborhood or City; and (b) A particular hardship to the applicant would result if the strict letter of the regulations are adhered to; or (c) The conditions upon which the application for a variance is based are unique to the sign or to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same land use classification. 1400.14 Variances. Subd. 1. Variances Granted. Variances may be granted by the Council after a hearing is held by the Planning Commission and a recommendation is made to the Council. Notices will be given, and a public hearing will be held, in the manner provided in Subsection 1670.06. The installation of sign(s) must take place within one year after a variance has been_granted by the City Council. • Subd. 2. Maori Vote. A majority affirmative vote of Council members present is required to approve a variance. Subd. 3. Fee. An application for a variance must be accompanied by the fee provided in Section 615. 1400.15 Non-Conforming Signs. Subd. 1. Legal Conforming. All signs existing as of March 10, 1983 conforming to the requirements of this Chapter and not requiring a permit under the provisions of this Chapter, may be maintained so long as they, continue to comply with the provisions of this,Chapter, as it may fran time to time be.amended. Subd. 2. Legal Non-Conforming Signs. All signs existing as of March 10, 1983 which would be prohibited by this Chapter, or which would require a permit under this Chapter but have not received a permit, will be deemed to be legal non-conforming signs. Legal non-conforming signs may continue to.exist without a permit and without constituting a violation of this Chapter until one or more of the following occurs: • 14-16