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CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 7 1 9 6 accommodates that goal, as does the additional canopy signs. The larger sign area for the canopy and freestanding sign is necessary due to the characteristic of the adjacent County Road. 2. The variance is consistent with the comprehensive plan. The use of the property, and its inherent signage, is consistent with the Comprehensive Plan. 3. The applicant establishes that there are practical difficulties. a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; There is two freestanding signs on the property, replacing and relocating one of them is reasonable. The number of canopy signs is reasonable, given that the sign area Is a modest increase over the existing levels of signage. b. There are circumstances unique to the property not created by the landowner; The multiple uses of the property and the variance history for two free standing signs are unique, supporting the need for a second free standing sign. Variance history does support additional signage for the property, as does other competing businesses in the area. Further, the inherited design of the canopy has three sides that are visible from the street, and could support the uniqueness argument. and c. The variance will not alter the essential character of the locality. The proposed signage, including the second free standing sign, will fit into the commercial character of the corridor. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. Economic considerations alone do not constitute practical difficulties. Economic considerations alone have not been a factor in the variance approval determination. 5. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth -sheltered construction as defined in Minn. Stat. § 216C.06, subd. 17, when in harmony with Orono City Code Chapter 78. This condition is not applicable. 6. The board or the council may not permit as a variance any use that is not permitted under Orono City Code Chapter 78 for property in the zone where the affected person's land is located. This condition is not applicable, as signage is a permissible accessory use in the B-1 District. 7. The board or council may permit as a variance the temporary use of a one -family dwelling as a two- family dwelling. This condition is not applicable. 8. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property. The unique use of the property as a mall with multiple uses supports the need for two free standing signs and the sign area proposed. The enhanced aesthetics of the sign structure supports the monument sign area. 9. The conditions do not apply generally to other land or structures in the district in which the land is located. There are no similar parcels in this area, in Orono. There are three other gas stations in Orono, in the Navarre neighborhood. Further west on Wayzata Blvd, there is a gas station; that station is in Long Lake. Other buildings with multiple tenants are in Navarre, and none of them include a gas station. 10. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. A second sign for the gas station use is necessary.