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FILE#LA21-000035 <br /> May 17,2021 <br /> Page 5 of 6 <br /> • <br /> c. The variance will not alter the essential character of the locality. The proposed <br /> signage, including the second free standing sign, will fit into the commercial <br /> character of the corridor. <br /> Additionally City Code 78-123 provides additional parameters within which a variance may be <br /> granted as follows: <br /> 4. Economic considerations alone do not constitute practical difficulties. Economic <br /> considerations alone have not been a factor in the variance approval determination. <br /> 5. Practical difficulties also include but are not limited to inadequate access to direct sunlight <br /> for solar energy systems. Variances shall be granted for earth-sheltered construction as <br /> defined in Minn. Stat. § 216C.06, subd. 17, when in harmony with Orono City Code <br /> Chapter 78.This condition is not applicable. <br /> 6. The board or the council may not permit as a variance any use that is not permitted under <br /> Orono City Code Chapter 78 for property in the zone where the affected person's land is <br /> located.This condition is not applicable,as signage is a permissible accessory use in the <br /> B-1 District. <br /> 7. The board or council may permit as a variance the temporary use of a one-family dwelling <br /> as a two-family dwelling.This condition is not applicable. <br /> 8. The special conditions applying to the structure or land in question are peculiar to such <br /> property or immediately adjoining property. The unique use of the property as a mall <br /> with multiple uses supports the need for two free standing signs. The enhanced <br /> aesthetics of the sign structure supports the monument sign area. <br /> 9. The conditions do not apply generally to other land or structures in the district in which <br /> the land is located. There are no similar parcels in this area, in Orono. There are three <br /> • other gas stations in Orono, in the Navarre neighborhood. Further west on Wayzata <br /> Blvd, there is a gas station; that station is in Long Lake. Other buildings with multiple <br /> tenants are in Navarre,and none of them include a gas station. <br /> 10. The granting of the application is necessary for the preservation and enjoyment of a <br /> substantial property right of the applicant. A second sign for the gas station use is <br /> necessary. The use and enjoyment can be preserved with a smaller sign. <br /> 11. The granting of the proposed variance will not in any way impair health, safety, comfort <br /> or morals, or in any other respect be contrary to the intent of this chapter. The updated, <br /> signage will aid in the provision of information to the traveling public, necessary for <br /> health and safety. <br /> 12. The granting of such variance will not merely serve as a convenience to the applicant, but <br /> is necessary to alleviate demonstrable difficulty. The applicant states that variances are <br /> necessary to provide for competitive signage. <br /> The Commission may recommend or Council may impose conditions in granting of variances. <br /> Any conditions imposed must be directly related to and must bear a rough proportionality to the <br /> impact created by the variance. No variance shall be granted or changed beyond the use <br /> permitted in this chapter in the district where such land is located. <br /> Public Comments <br /> To date, no public comments have been received. <br /> Issues for Consideration <br /> 1. Does the Planning Commission find that that the property owner proposes to use the <br /> property in a reasonable manner which is not permitted by an official control? <br />