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Signage. The application and site plans do not identify any <br />proposed signage on the facing panels of the canopy. If signage <br />is proposed, a signage plan is required to be submitted. All <br />signage must comply with Chapter 110. Signs of the City Zoning <br />Ordinance. Any new signage is calculated with existing signage <br />for compliance with area requirements. Our office recommends <br />that no signage be allowed on the front face of the canopy to <br />avoid visual conflicts with the traffic signal located in front <br />of the site. <br />Setbacks. The canopy and pump islands comply with the side and <br />rear yard requirements but do not conform to front yard setbacks. <br />The B -3 Zoning District requires a front yard setback of 20 feet. <br />The canopy, as drawn on the site plan, is only 16 feet from the <br />front property line and the pump islands are 30 feet. A variance <br />will therefore be required from the front yard setback. <br />In reviewing this application for a variance, the City shall base <br />its merits on the following criteria: <br />A variance from the terms of this Ordinance shall not be granted <br />unless it can be demonstrated that: <br />a. Special conditions and circumstances exist which are <br />peculiar to the land, structure, or building involved. <br />(1) Special conditions may include exceptional topographic <br />or water conditions or, in the case of an existing lot <br />or parcel of record, narrowness, shallowness, <br />insufficient area or shape of the property. <br />(2) Special conditions and circumstances may not be <br />primarily economic in nature. <br />b. Literal interpretation of the provisions of this Ordinance <br />would deprive the applicant of rights commonly enjoyed by <br />other properties in the same district under the terms of <br />this Ordinance. <br />c. The special conditions and circumstances do not result from <br />the actions of the applicant. <br />d. Granting the variance requested will not confer on the <br />applicant any special privilege that is denied by this <br />Ordinance to other lands, structures, or buildings in the <br />same district <br />e. A genuine hardship exists in complying with the literal <br />terms of this Ordinance. <br />3 <br />Page 31 <br />