These regulations balance the need to protect the public safety
and welfare, the need for a well-maintained and attractive community,
and the need for adequate identification, communication and advertising.
This chapter, also referenced as the "Sign Code," is generally intended
to regulate all exterior signage in an effort to protect property
values and the historic character of the City of Havre de Grace ("City").
These regulations are also designed to restrict the placement of advertising
to the business or use of the premises on which the sign is located
and the restriction of the total sign area permissible per site. The
Sign Code has the following specific objectives:
A. To ensure that signs are designed, constructed, installed and maintained
according to minimum standards to safeguard life, health, property
and public welfare.
B. To allow for adequate and effective signs whose dimensional characteristics
further the interests of public safety and the needs of the motorist,
where signs are viewed from a street or roadway.
C. Restrict signs which constitute an actual or potential distraction
or other hazard to safe operation of motor vehicles or safe passage
of pedestrians.
D. Eliminate unsightly and incongruous signs which tend to depreciate
or diminish private and public investments in buildings, sites and
highways or hinder or discourage the progressive improvement of residential,
business and industrial properties.
E. Respect the unique qualities of the National Register Historic District
and conserve the attractiveness of the built environment of the City.
F. Ensure that the architecture of all signs is harmonious in color,
form and proportion to the use or building on the property in which
it is located.
G. Ensure that all temporary signs shall be limited to the giving of
information, and that such signs shall not hinder vehicular or pedestrian
traffic movement.
If any word, sentence, section, or any other provision or portion
of this code or rules adopted hereunder is invalidated by any court
of competent jurisdiction, the remaining words, sentences, sections,
provisions, or portions will not be affected and will continue in
full force and effect.
As used in this chapter, the following terms shall have the
meanings indicated:
A-FRAME SIGN
A sign, also known as a sandwich board or chalkboard, made
of wood, cardboard, plastic, or other lightweight and rigid material
having the capability to stand on its own support(s) and being portable
and movable.
ABANDONED SIGN
A sign that no longer identifies or advertises an ongoing
business, product, location, service, idea, or activity conducted
on the premises on which the sign is located. Abandonment shall be
governed by applicable state case law and statutory law on abandoned
structures.
ALTERATION
A change in the size or shape of an existing sign. Copy or
color change of an existing sign is not an alteration. Changing or
replacing a sign face or panel is not an alteration.
ANIMATED SIGN
A sign employing actual motion, the illusion of motion, or
light and/or color changes achieved through mechanical, electrical,
or electronic means. Animated signs are differentiated from changeable
signs as defined and regulated by this code.
AWNING
An architectural projection or shelter projecting from, and
supported by, the exterior wall of a building and composed of a covering
of rigid or nonrigid materials and/or fabric on a supporting framework
that may be either permanent or retractable.
AWNING SIGN
A sign displayed on or attached flat against the surface
or surfaces of an awning. See also "wall or fascia sign." An awning
that contains a "sign" section or copy area shall comply with the
applicable sign area requirements for parallel signs. Only the sign
or copy area displayed on an awning shall be used to determine the
permitted sign area; the entire awning shall not be included in a
sign area calculation.
BANNER
A flexible substrate on which copy or graphics may be displayed.
BANNER SIGN
A sign utilizing a banner as its display surface.
BILLBOARD
A permanent off-premises sign erected, maintained or used
in the outdoor environment for the purpose of providing copy area
for commercial or noncommercial messages.
BUILDING FACADE
That portion of any exterior elevation of a building extending
vertically from grade to the top of a parapet wall or eaves and horizontally
across the entire width of the building elevation.
CANOPY (ATTACHED)
A multisided overhead structure or architectural projection
supported by attachment to a building on one or more sides and either
cantilevered from such building or also supported by columns at additional
points. The surface(s) and/or soffit of an attached canopy may be
illuminated by means of internal or external sources of light (similar
to a marquee).
CANOPY (FREESTANDING)
A multisided overhead structure supported by columns, but
not enclosed by walls. The surface(s) and/or soffit of a freestanding
canopy may be illuminated by means of internal or external sources
of light.
CANOPY SIGN
A sign affixed to the visible surface(s) of an attached or
freestanding canopy. It may be internally or externally illuminated
(similar to a marquee sign).
CHANGEABLE SIGN
A sign with the capability of content change by means of
manual or remote input, which includes the following types:
A.
MANUALLY ACTIVATEDChangeable sign whose message copy or content can be changed manually on a display surface.
B.
ELECTRICALLY ACTIVATEDChangeable sign whose message copy or content can be changed by means of remote electrically energized on-off switching combinations of alphanumeric or pictographic components arranged on a display surface. Illumination may be integral to the components, such as characterized by lamps or other light-emitting devices; or it may be from an external light source designed to reflect off the changeable component display. See also "electronic message center."
CHANNEL LETTER (OPEN-FACED)
A dimensional letter with a back and sides but no face at
the front of the letter. Open-faced channel letters may be nonlit,
externally illuminated, or illuminated by a light source contained
inside the open channel of the letter itself, such as a neon tube.
CHANNEL LETTER (REVERSE)
A dimensional letter with a face and sides but no back, opposite
to an open-faced channel letter. A reverse channel letter has an open
channel facing the wall or building to which it is affixed. A reverse
channel letter may contain a source of illumination designed to project
lighting against the surface behind the letter, commonly referred
to as a "backlit channel letter"; also referenced as a "halo" or "silhouette-lighted
channel letter." The face of a reverse channel letter does not illuminate.
COPY
The graphic content or message of a sign.
COPY AREA OF SIGN
The actual area of the sign copy as applied to any background. Copy area on any individual background may be expressed as the sum of the geometrically computed shape or shapes encompassing separate individual letters, words, or graphic elements on the background. See §
151-8 for computational methodology.
DIRECTIONAL SIGN
Any sign that is designed and erected for the purpose of
providing direction and/or orientation for pedestrian or vehicular
traffic.
DISPLAY TIME
The amount of time a message and/or graphic is displayed
on an electronic message sign.
DISSOLVE
A mode of message transition on an electronic message sign
accomplished by varying the light intensity or pattern, in which the
first message gradually appears to dissipate and lose legibility with
the gradual appearance and legibility of the second message.
DYNAMIC FRAME EFFECT
An electronic message center frame effect in which the illusion
of motion and/or animation is used.
ELECTRONIC MESSAGE CENTER OR SIGN
An electrically activated changeable sign whose variable
message and/or graphic presentation capability can be electronically
programmed by computer from a remote location. Electronic message
centers typically use light-emitting diodes (LEDs) as a lighting source.
(See also following terms principally associated with electronic message
centers: "display time," "dissolve," "dynamic frame effect," "fade,"
"frame," "scroll," "transition," and "travel."
FADE
A mode of message transition on an electronic message sign
accomplished by varying the light intensity, where the first message
gradually reduces intensity to the point of not being legible and
the subsequent message gradually increases intensity to the point
of legibility.
FONT
A set of letters, numerals, symbols, or shapes conforming
to a specific set of design criteria.
FRAME
A complete, static display screen on an electronic message
sign.
FREESTANDING SIGN
A sign principally supported by one or more columns, poles, or braces placed in or upon the ground. May also be referenced as a "ground" or "monument" sign. Refer also to §
151-7 for visual reference examples.
ILLUMINANCE
The amount of light falling upon a real or imaginary surface,
commonly called "light level" or "illumination"; measured in footcandles
(lumens per square foot) in the English system, and lux (lumens per
square meter) in the SI (metric) system.
ILLUMINATED SIGN
A sign characterized by the use of artificial light, either
projecting through its surface(s) (internally or transilluminated);
or reflecting off its surface(s) (externally illuminated).
INTERIOR SIGN
Any sign placed within a building, but not including window
signs as defined by this chapter. Interior signs, with the exception
of window signs as defined, are not regulated by this chapter.
LISTED SIGN
A sign manufactured and labeled in accordance with specifications
promulgated by a recognized testing laboratory designed to assure
compliance with applicable American National Standards Institute (ANSI)
and/or the National Electrical Code (NEC).
MANSARD
A roof-like facade comparable to an exterior building wall.
NIT
Brightness is generally expressed in a numerical value (NIT).
A nit is a unit of measurement of luminance, or the intensity of visible
light, where one nit is equal to one candela (candlepower) per square
meter (CD/M2).
[Added 12-18-2023 by Ord. No. 1134]
NONCONFORMING SIGN
A sign that was legally installed by permit in conformance
with all municipal sign regulations and ordinances in effect at the
time of its installation, but which may no longer comply with subsequently
enacted laws and ordinances having jurisdiction relative to the sign.
NONCONFORMING USE
A continued and lawful use of property, including a sign
or signs lawfully installed in accordance with laws or ordinances
prevailing at the time of installation.
ON-PREMISES SIGN
A sign erected, maintained or used in the outdoor environment
for the purpose of the display of messages appurtenant to the use
of, products sold on, or the sale or lease of, the property on which
it is displayed.
OUTDOOR ADVERTISING SIGN
A permanent sign erected, maintained or used in the outdoor
environment for the purpose of the display of commercial or noncommercial
messages not appurtenant to the use of, products sold on, or the sale
or lease of, the property on which it is displayed; may also be referenced
as an "off-premises sign," "billboard," or "commercial outdoor advertising
sign."
PARAPET
The extension of a building facade above the line of the
structural roof.
POLITICAL SIGN
A temporary sign intended to advance a political statement,
cause, or candidate for office.
PORTABLE SIGN
Any sign not permanently attached to the ground or a building
that can be removed without the use of tools.
PROJECTING SIGN
A sign other than a wall sign that is attached to or projects
more than 18 inches from a building face or wall or from a structure
whose primary purpose is other than the support of a sign.
REAL ESTATE SIGN
A temporary sign advertising the sale, lease, or rental of
the property or premises upon which it is located.
ROOF LINE
The uppermost line of the roof of a building or, in the case
of an extended facade or parapet, the uppermost point of said facade
or parapet.
ROOF SIGN
A sign mounted on the main roof portion of a building or on the uppermost edge of a parapet wall of a building and which is wholly or partially supported by such building. Signs mounted on mansard facades, pent eaves, and architectural projections such as canopies or marquees shall not be considered to be roof signs. Refer also to §
151-9 for visual reference examples of roof signs, and comparison of differences between roof and fascia signs.
SCROLL
A mode of message transition on an electronic message sign
in which the message appears to move vertically across the display
surface.
SIGN
Any device visible from a public place whose essential purpose
and design is to convey either commercial or noncommercial messages
by means of graphic presentation of alphanumeric or pictorial symbols
or representations. Noncommercial flags or any other flags displayed
from flagpoles or staffs will not be considered to be signs.
SIGN AREA
The area of the smallest geometric figure, or the sum of the combination of regular geometric figures which comprise the sign face. The area of any doublesided or "V" shaped sign shall be the area of the largest single face only. The area of a sphere shall be computed as the area of a circle. The area of all other multiple-sided signs shall be computed as 50% of the sum of the area of all faces of the sign. See §
151-8 for computational methodology for various sign area configurations.
SIGN COPY
The letters, numerals, figures, symbols, logos and graphic
elements comprising the content or message of a sign, exclusive of
numerals identifying a street address only.
SIGN FACE
The surface upon, against or through which the sign copy is displayed or illustrated, not including structural supports, architectural features of a building or sign structure, nonstructural thematic or decorative trim, or any areas that are separated from the background surface upon which the sign copy is displayed by a distinct delineation, such as a reveal or border. Refer to §
151-8 for sign face computational illustrations.
A.
In the case of panel or cabinet type signs, the sign face shall
include the entire area of the sign panel, cabinet or face substrate
upon which the sign copy is displayed or illustrated, but not open
space between separate panels or cabinets.
B.
In the case of signs painted on a building, or individual letters
or graphic elements affixed to a building or structure, the sign face
shall comprise the sum of the geometric figures or combination of
regular geometric figures drawn closest to the edge of the letters
or separate graphic elements comprising the sign copy, but not the
open space between separate groupings of sign copy on the same building
or structure.
C.
In the case of sign copy enclosed within a painted or illuminated
border, or displayed on a background contrasting in color with the
color of the building or structure, the sign face shall comprise the
area within the contrasting background, or within the painted or illuminated
border.
SITE
The ground area legally designated as a lot, which may be
categorized as a permanent parcel (a lot of record), multiple lots
of record, or a portion of a lot of record.
SPECIAL EVENT SIGN
A temporary sign pertaining to any civic, patriotic, or special
event of general public interest.
TEMPORARY SIGN
A sign intended to display either commercial or noncommercial
messages of a transitory or temporary nature. Portable signs or any
sign not permanently embedded in the ground, or not permanently affixed
to a building or sign structure that is permanently embedded in the
ground, are considered temporary signs.
TRANSITION
A visual effect used on an electronic message sign to change
from one message to another.
TRAVEL
A mode of message transition on an electronic message sign
in which the message appears to move horizontally across the display
surface.
WALL OR FASCIA SIGN
A sign that is in any manner affixed to any exterior wall of a building or structure and that projects not more than 18 inches from the building or structure wall; also includes signs affixed to architectural projections that project from a building, provided the copy area of such signs remains on a parallel plane to the face of the building facade or to the face or faces of the architectural projection to which it is affixed. Refer also to §
151-9 for visual reference examples, and comparison examples of differences between wall or fascia signs and roof signs.
WAYFINDING SIGN
A sign, frequently off-premises, specifically designed to
provide directional or destination information.
WINDOW SIGN
A sign affixed to the surface of a window with its message
intended to be visible to the exterior environment.
(See graphic: Exhibit No. 1.)
(See graphic: Exhibit Nos. 2 and 3.)
See graphic: Exhibit No. 4.
The following are exempt from the regulations of this code and
do not require a sign permit, but may be subject to other codes enacted
by the City where applicable:
A. Signs which are not visible from a public roadway; however, these
signs must comply with any building and construction provisions enacted
by the City;
C. Signs carved into a building, on the ground at the entrance to a
building, or raised in integral relief on a building;
D. Signs required by federal or state law;
E. Flags of a political subdivision;
F. Historic markers or signs erected by or at the direction of the City;
G. Signs required by the City;
H. Painted and/or applied wall accents and decorations that do not advertise
the business;
I. Illuminated building accents and decorations;
J. Public art, including permitted original art murals;
K. Name and address: up to two signs indicating address, number and/or
name of occupants of the premises, which do not exceed two square
feet in area per side, and do not include any commercial advertising
or other identification;
L. Decals: decals and/or logos affixed to windows or door glass panels,
such as those indicating membership in a business group or identifying
credit cards accepted at the establishment;
M. Handicapped parking space: signs not exceeding two square feet in
area reserving parking for handicapped individuals;
N. Private drive signs: On-premises private drive signs are limited
to one per driveway entrance, not exceeding two square feet in area;
O. Public signs: Signs erected by order of the Mayor or City Council
or other government agencies or utilities, including traffic, utility,
safety, railroad crossing and identification signs for public facilities
and any signs erected by the City.
P. Security and warning signs: On-premises signs regulating the use
of the premises, such as "no trespassing," "no hunting" and "no soliciting"
signs that do not exceed one sign two square feet in area in residential
areas and one sign five square feet in area in commercial and industrial
zones. These limitations shall not apply to the posting of conventional
"no trespassing" signs in accordance with state law.
The following signs are prohibited:
A. Signs containing strobe lights or that project images onto the ground
or wall.
B. All off-premises signs, billboards, or commercial outdoor advertising
signs.
C. Abandoned sign structures, as defined by this code. Where a business
has ceased operation, any sign associated with the closed business
must be removed within six months. The Director of Planning may grant
a one-time six-month extension upon written request by the owner of
the property where the sign is located.
D. Signs placed on or painted on a motor vehicle or trailer parked with
the primary purpose of providing signage not otherwise allowed by
the code. Any sign displayed on a parked trailer or truck or other
vehicle where the primary purpose of the vehicle is to advertise a
product, service, business, or other activity is strictly prohibited.
This regulation shall permit the use of business logos, identification
or advertising on vehicles primarily and actively used for business
purposes and/or personal transportation. On-site vehicles that display
advertising, such as vintage automobiles, that are typically stationary
and are incorporated into the design of a project that are generally
intended as branding or art to enhance the aesthetics of the project
shall be permitted.
E. Mechanically moving signs: an environmentally activated sign or other
display with actual mechanical motion powered by natural, manual,
mechanical, electrical or other means, including but not limited to
pennant strings, streamers, spinners, propellers, and search lights.
F. Inflatable signs and other permanent objects: Signs and other objects
which are inflated, including, but not limited to, balloons. Balloons
may be permitted in temporary commercial situations, such as special
events. In no case shall inflatable signs be permitted to be displayed
for longer than five days.
G. Posters and handbills: any signs affixed to any structures, trees
or other natural vegetation, rocks or poles.
H. Roof signs, except for those permitted by this chapter.
I. Simulated traffic signs and obstructions: any sign which may be confused
with, or obstruct the view of, any authorized traffic sign or signal,
obstruct the sight-distance triangle at any road intersection or extend
into the public right-of-way.
J. A-frame/wheeled signs. Any portable A-frame or similar portable sign
is prohibited except as described under "Temporary signs" below.
K. Signs adversely affecting safety: signs which prevent free ingress
or egress from any door, window, fire escape, or that prevent free
access from one part of a roof to any other part. No sign other than
a safety sign shall be attached to a standpipe or fire escape.
L. Sign emissions. No sign which emits smoke, visible vapors, particles,
sound or odor shall be permitted. Open flames used to attract public
attention to a place of business or to an advertising sign shall not
be permitted.
General standards and sign features: The standards for permanent
signs in the C/Commercial District and RB/Residential Business District
are as follows. All such signs must conform to the regulations of
this section.
A. Any signs permitted in a residential zone or the RO/Residential Office
District are permitted in the C/Commercial District and RB/Residential
Business District.
B. Signs in the C/Commercial District and RB/Residential Business District
are regulated by reference to types noted below.
(1) Freestanding signs:
(a)
Freestanding signs shall be limited to one per property held
in single and separate ownership. If a property has frontage that
exceeds 300 lineal feet on any given roadway, one additional such
sign on such frontage shall be permitted.
(b)
Unless otherwise regulated by specific reference herein, the
area and height above grade of any freestanding sign shall not exceed
32 square feet and six feet in height in the RB District and 10 feet
in height in the C District.
(c)
In the case of a property designated as a shopping center or
planned industrial park, additional freestanding signs shall be permitted
for each vehicular entrance to the property or an individual lot.
Additional signs shall not exceed 16 square feet.
(d)
Electronic message centers are not permitted in the RB/Residential
Business District.
(e)
Electronic message centers are permitted in the C/Commercial District, subject to §
151-21 of this chapter.
(2) Building signs:
(a)
Building signs include wall or fascia signs, roof signs, and
signs otherwise permanently applied to walls or other building surfaces.
(b)
The total area of all parallel wall signs attached to buildings
within the C/Commercial District and RB/Residential Building District
shall not exceed two square feet per each linear foot of building
width, measured along the front wall or entrance wall of a building.
If a building is located on a lot having frontage on two streets,
then the sign area for each side shall be calculated separately.
(c)
In the case of a shopping center or a group of stores or other
business uses on a lot held in single and separate ownership, the
provisions of this section relating to the total area of signs permitted
on a premises shall apply with respect to each building, separate
store, separate storefront, or separate use. Only wall signs shall
be permitted for individual establishments in a shopping center or
on a property with more than one use, entity or business (multi-use
or multi-tenant properties; these properties may also have one freestanding
sign per street frontage).
(3) Roof signs, special considerations:
(a)
Roof signs are permitted by special exception in the RB/Residential
Business District and are in lieu of a building or wall sign. The
height of any roof sign above the highest architectural point of the
building to which it is mounted shall not exceed the percentage of
the vertical dimension of the building facade parallel to the sign
by 25%. The sign area of a roof sign shall not exceed 20% of the area
of the building elevation facade to which the sign faces.
(b)
The area calculation for any roof sign whose orientation on
a roof may be other than parallel to an individual building facade
shall be computed with reference to the building facade that most
closely parallels the orientation of such sign.
(4) Canopy signs (Also marquee signs and signs on architectural projections),
special considerations:
(a)
Canopy signs, marquee signs and signs on architectural projections
are signs that are mounted to either structures that project off the
face of the building more than 18 inches or signs that are mounted
to a freestanding structure not attached to a building that creates
a canopy or covering over an area below.
(b)
Signs affixed or applied in an essentially flat plane to the
face of a building or freestanding canopy, marquee, or architectural
projection are permitted, provided that the copy area of any such
sign, as defined herein, does not exceed an area equal to 40% of the
product of the height and length of the face area of the canopy, marquee,
or architectural projection to which such sign is affixed or applied,
or 15% of the building facade to which it is attached, whichever is
greater.
(c)
Graphic treatment in the form of striping or patterns shall
be permitted on the face of any building or freestanding canopy, marquee,
or architectural projection without restriction, and the area of any
such graphic treatment shall not be calculated as a component of the
permitted copy area.
(5) Awning signs.
(a)
Graphics affixed or applied to the face or side surfaces of
an awning or backlit awning are permitted, provided that the copy
area of any such sign copy or graphic, as defined herein, does not
exceed 15% of the area to which the awning is attached.
(b)
Graphic treatment and/or embellishment in the form of striping,
patterns, or valances shall be permitted on the face or side surfaces
of any awning or backlit awning without restriction, and the area
of any such graphic treatment and/or embellishment shall not be calculated
as a component of the permitted copy area.
(6) Projecting signs: permitted in the RB/Residential Business District
only.
(a)
Projecting signs shall be limited to one per building facade
on which any such sign is mounted except for a use that fronts on
more than one street, in which case, one such sign shall be permitted
per facade for each separate street frontage. In the case of a building
in which any individual facade exceeds 200 lineal feet, one such sign
shall be permitted for each 200 lineal feet of such facade or multiple
thereof on each separate street on which such facade fronts.
(b)
The area of any projecting sign shall not exceed one square
foot per every two lineal feet of the building facade on which such
sign is mounted, except that no such sign shall be larger in area
than 100 square feet.
(c)
No projecting sign shall extend in a vertical dimension above
the highest architectural point of the facade to which it is mounted
in excess of 25% of the vertical dimension of the facade itself.
(d)
Projecting signs extending over a public sidewalk shall be limited
to a projection distance not to exceed 2/3 the width of the sidewalk.
Any sign that will overhang a City right-of-way will be required to
obtain a lease agreement from the Mayor and City Council.
(e)
Projecting signs shall not be permitted in addition to any permitted
freestanding signs on any given property frontage, except that, in
the case in which a premises is permitted either freestanding or projecting
signs on any one frontage, projecting signs may be substituted for
any of the permitted freestanding signs on such frontage, provided
that the requirements herein specifically relating to size, height,
and extension of projecting signs are met.
Signage in the MOE District shall be regulated in accordance with the requirements of §
205-35G of the City Code.
Signs may be illuminated consistent with the following standards:
A. A sign in any district may be illuminated at night. Electronic message
centers shall be equipped with automatic dimming capabilities, and
shall dim as required in § 152-22B of this Code.
[Amended 12-18-2023 by Ord. No. 1134]
B. Electronic
message centers shall have a maximum luminance of 8,000 nits during
daylight hours and 500 to 800 nits at nighttime.
[Added 12-18-2023 by Ord. No. 1134]
C. Signs that have external illumination, whether the lighting is mounted
above or below the sign face or panel, shall have lighting fixtures
or luminaires that are fully shielded.
D. The light from any illuminated sign or from any light source, including
interior of a building, shall be so shaded, shielded or directed that
the light intensity or brightness shall not adversely affect surrounding
or facing premises nor adversely affect safe vision of operators of
vehicles moving on public or private roads, highways, or parking areas.
Light shall not shine or reflect on, or into, residential structures.
Illumination projected onto a sign must be confined as completely
as possible to the face of the sign.
E. On-premises signs do not constitute a form of outdoor lighting at
night and are exempt from any other outdoor lighting regulations that
the City has adopted or will adopt in the future.
Any person convicted of committing any unlawful act as provided
in this chapter shall be guilty of a misdemeanor. If any unlawful
act is continuing, then each day during which such violation continues
shall be considered a separate offense. In addition to any criminal
penalty which may be imposed, all the provisions of this chapter may
be enforced by petition for injunction filed on behalf of the Mayor
and City Council of Havre de Grace.
A property owner may request a variance to the Sign Code to
provide relief when the strict enforcement of the regulations for
sign size, setbacks, height, and the like imposes practical difficulty
or denies the property owner the reasonable advertisement of their
business. The Board of Appeals has the authority to grant variances
from the requirements of this chapter. A property owner may seek a
variance to the requirements of this chapter by filing an application
with the Department of Planning in accordance with the City Code and
standards established by the Department. The Board of Appeals must
make the following findings in order to grant a sign variance:
A. The applicant has established that there are practical difficulties
in complying with this chapter due to unusual conditions posed by
a specific building or lot.
B. The sign would not create a hazard.
C. The sign would not adversely affect residential property through
excessive glare and lighting.
D. The sign would be in keeping with the general character of the surrounding
area.
E. The variance is in harmony with the general purposes and intent of
the Zoning Code.
F. The hardship is due to circumstances unique to the property that
have not been created by the landowner.