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Case File:V 13-01 Cornerstone Sign variance Page 2 In 2007, as part of the original construction of the car wash building, two "Car Wash" signs were installed, each one 4 feet by 36 feet, or 136 square feet. In addition to these signs,which are on facades adjacent to 171"and Highway 10/ 169, the applicant proposes adding the phrase "Oil Express &". The proposal in square feet,in table form: Existing Proposed Total Highway 10 136 176 312 171st 136 36 172 Total 272 212 484 The existing 272 sq ft are considered `permitted,non conforming' and are allowed to continue. If the variance is not approved, the business is still allowed 272 sqft. The additional text brings the signage well over double the maximum allotted for the `business'. BACKGROUND/PRECEDENT In April, 2006, the City Council approved Elk River Fords (nka Cornerstone Auto Resource) expansion and platting project, which included a consolidation of several parcels, expansion to the existing car dealership, and construction of a car wash facility. APPLICABLE REGULATIONS Variance Criteria The petitioner has the burden to prove practical difficulties (items 3-5 below). A variance may be granted by the board only if it finds that: (1) The variance is in harmony with the general purpose and intent of the ordinance. Staff Response 1. The sign regulation establishes appropriate limits as to number and size of signage,which are applied equally, to everyone. This balances the business goals with community goals. This proposal increases by more than doubles the amount of wall signage allowed. Staff Response 2. The applicant implies that under the older ordinance, they would be allowed 300 square feet of signage. True,but the ordinance applied signage to the lineal frontage of the building. The facade facing Highway 10 would be allowed 242 sqft (2 sqft per 121 feet of frontage). The sign facing 171"would be allowed a maximum of 176 sqft, although one or both of these would have been altered to fall under the 300 sqft maximum. Staff Response 3. The petitioner makes several statements that the signage would not be visible from Highway 10, 550 feet away. This is not true. In fact,in the evening, the signage can be easily read from as far away as Highway 101, on the west side of the Mississippi river. (2) The variance is consistent with the City of Elk River Comprehensive Plan. Staff Response 1. The petitioner states that the variances is consistent with the City of Elk River Comprehensive Plan because the Comprehensive Plan anticipates that Highway businesses need highway visibility to succeed. This is true,in the sense that businesses relying on highway traffic are located along highways. A property owner is permitted to put N:\Departments\Community Development\Planning\Case Files\Variance\V 13-01 Cornerstone Auto\V 13-01 Cornerstone Auto SR to PC 1-8- 13.docx