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Case File: CU 11-15 Page 3 Cornerstone Conditional Use Permit The applicant has not requested a variance from the sign requirements. The sign ordinance provides for a number of signs and maximum sizes for all properties. It is up to the property owner how those are distributed. The solution is not merely changing the ordinance to add more signs or granting variances. Since 2006, the City has amended the sign ordinance 2 times (OA 08-05 and OA 09-01) related to ER Ford, and granted three variances for Elk River Ford (V 06-02, V 08-06, and V 09-07). As an alternative to these methods, signage behind windows (not covering more than 50% of the window area) are not regulated as signs. On premises name plates (less than 4 sq ft) are not regulated as signs. Building materials. The building materials of future phases will continue the trend started with the 2006 improvements, and will include limestone, stucco, and architectural glass. The design of the buildings meet the design requirements. APPLICABLE REGULATIONS Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. lY/ill not endanger, injure or detrimentally a~ect the use and enjoyment of otherproperty in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral avelfare of the neighborhood or the city. 2. Weill be consistent avith the comprehensive plan. 3. 1-Vill not impede the normal and orderly development and improvement of surrounding vacantproperty. 4. Weill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, avater and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference aarith tra~c on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that ~arill be detrimental to any persons orproperty because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Dill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. 1Ylill fully comply ~arith all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for a CUP as outlined, it appears that the request is consistent with all of these standards. ANALYSIS Comprehensive Plan/ 171St Focused Area Study The use of the property for auto sales is appropriate based on the Comprehensive Plan and the 171St Focused Area Study. N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-15 ER Comexstone\U 11-15 ER Comexstone SR to PC 10-11- . 11.docx