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Section 3.120. Amendments. A request for approval of an amendment to an existing master sign program may be made by filing an application for a master sign program. Section 3.121. Existing Nonconformina Sions. An application for approval of a new or amended master sign program on a property with existing signs shall include a schedule for bringing such signs into conformance with the provisions of this Article and the proposed program. Any sign that did not conform to the provisions of a master sign program that were in effect upon the effective date of the ordinance adding this Article to the Code of the City of Redwood City shall be brought into conformance with such provisions by the end of the applicable amortization period set forth in Division 13 ("Nonconforming Signs") of this Article. Section 3.122. Binding Effect. Upon approval of a master sign program, no signs shall be erected, placed, painted, or maintained on the property except in conformance with the approved program. A copy of the master sign program shall be attached to each lease agreement. The provisions of a master sign program shall be enforced as set forth in Division 15 ("Maintenance and Enforcement") of this Article. Approval of a master sign program does not waive the permit requirements for any individual sign. DIVISION 11. VARIANCES Section 3.123. Required Findings. In order to prevent or lessen practical difficulties and unnecessary hardship inconsistent with the purpose and objectives of this Article, the Architectural Review Committee shall have the authority to grant or conditionally grant variances to the sign regulations contained in Sections 3.70 - 3.111, inclusive, and Section 3.114 of this Article, provided each of the following findings are made: a. Due to special circumstances applicable to the property, including but not limited to lot size, shape, topography, location, lot frontage, surrounding uses, existing buildings or the classification of the street from which the sign is intended to be viewed, the strict application of the provisions of this Article would deprive the property owner and/or business of privileges enjoyed by other properties and/or businesses in the vicinity; b. Conditions of approval will assure that the requested modification of the sign requirements does not constitute a grant of a special privilege inconsistent with the limitations upon other properties or businesses in the vicinity; and c, Granting the variance will not be contrary to the purpose or objectives of this Article. Section 3.124. Review and Approval Process. Sign variances shall be subject to review and approval by the Architectural Review Committee in accordance with the provisions of Division 2 (Permits) of this Article. A variance shall become effective on the eighth (8m) calendar day following the date of the decision; however, a variance shared/shared/Council/Ord Signordl 6/7/99r 25 2161