10-16-2017 Planning Commission Packet

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FILE#17-3974 October 16,2017 Page 3 of 4 intends on improving the streetscape by requiring more stable, architecturally significant monument signs in lieu of pylon signs. The variances, if granted, would protect visibility while providing signage similar to monument signs. 2. The variance is consistent with the comprehensive plan. The Comprehensive Plan identifies the subject parcel as commercial, the proposed signage supports and is consistent with the intended use. 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; The use of the property is a financial institution. Freestanding signage is a normal and expected accessory structure in commercial settings. The proposed signage, to be located in a conforming location, would require the removal of several parking spaces, possible increasing hard cover. Further,the sign as proposed replaced one in this same location for several decades. b. There are circumstances unique to the property not created by the landowner; The lot was developed in the 1970s, and has been a bank for many decades. The siting of the building and the parking lot was established by previous developers; and c. The variance will not alter the essential character of the locality. Recognizing that signage is a normal improvement in a commercial setting,the proposed signage is intended to compliment the improvements being made on the principal structure while maintaining site visibility at the intersections. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property. The pattern of development in this area has resulted in buildings and parking areas very close to the traveled portion of the road,this is unique to this neighborhood. 5. The conditions do not apply generally to other land or structures in the district in which the land is located. The development of the property pre ordinance, the impact of expansions of County Roads 15 and 19 over the years are unique to the subject parcel. 6. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variances allow for the placement of a sign at a logical location given the constraints of the property due to development patterns,access,and adjacent streets. Signage for commercial property is a right given to all commercial businesses. 7. The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. There has been no evidence to suggest that the variances would impact the health, safety, and comfort of adjacent parcels or the city at large. The applicant has proposed a sign slightly wider and thicker than the existing sign,visibility will not be impacted. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty.Placement of a sign in a conforming location and a conforming style would require complete overhaul/ expansion of the parking lot, which would introduce other issues with the parking lot, including hardcover,stormwater control,access,and lot size. The Commission may recommend or Council may impose conditions in granting of variances.