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Case File:V 13-01 Cornerstone Sign variance Page 3 their building anywhere on the property not within the setbacks. The petitioner chose to place this accessory structure away from the front of the lot. Staff Response 2. More directly, the Comprehensive Plan discusses signage in the Community Image section of the Plan. Specifically,it states: "Without public guidance, business signs can diminish the overall image of commercial districts and corridors." The plan continues: "Local ordinances should seek a balance between private and public objectives. At a minimum, the size and appearance of signs should not detract from a positive community image." The City completed a comprehensive review of the sign ordinance in 2009 which further refined signage regulations, the result being a sign ordinance that encourages commercial communication,but while maintaining the cities community image goals,balancing private and public objectives. A major departure from these regulations (an increase in signage from 200 sqft to 484 sqft) cannot be viewed as consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties means that: (3) The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; Staff Response 1. The petitioner states that the variance request is "slightly larger than permitted..." This is an opinion. In fact, the increase is almost 1.5 times what is allowed. The use of the property is a car dealership,with accessory car wash and (if permitted) oil changes. A 2009 review of the sign ordinance confirms that an adequate amount of signage is allotted to the business. Staff Response 2. The petitioner cautiously suggests that these two businesses should get their own 200 square feet of signage. It should be noted that this is an accessory building; accessory to the principle business, the car dealership. By definition,the functions of this building is to support the operations of the car dealership, and cannot be considered separate businesses. (4) The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction; and The petitioner does not make an argument that the lot is unique. His argument is that they could add a free standing sign (which they could not,unless a variance is granted), and that the variance for the larger building sign makes more sense from a recycling standpoint. Staff appreciates the need to recycle,but a recycling argument does not meet the property uniqueness argument. (5) The variance, if granted,will not alter the essential character of the locality. Staff Response 1. In the Highway Business District, the character is established by wide setbacks, expansive parking lots, and signage. Significant departures from the ordinances that define these characteristics cannot help but alter the locality. 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