901 W CASINO RD 2018-01-02 MF Import

B. "That such variance is necessary for the preservation and enjoyment of a substantial property right of the appellate possessed by the owners of other properties in the same vicinity or zone." Applicants response: The ARCO AM/PM Mini -Market with retail gasoline sales proposed for this location it a permitted use in the B-I, Neighborhood Shopping Zone. This use is also permitted in other zoning districts which are in the vicinity of this site. The mid block location of this site necessitates the request for a variance to allow the proposed development the opportunity to successfully operate a permitted commercial use on the site. Visibility and general knowledge of the commercial activity on this site will be limited by two primary factors: There will be no clustering of commercial uses at this location as is generally found within other commercial zones within the City. Therefore, the commercial node generally found around major intersections will not be present. This type of commercial, clustering found throughout other areas in the City, generally helps each commercial development or use to propetuate the viability of those within the immediate vicinity. Such clustering at this site will not and cannot occur. Therefore, the ARCO AM/PM Mini -Market proposed for this site must rely specifically upon its own merits and abilities to attract and serve customers within the area. 2. The mid block location of this site will provide the facility with visibility from West Casino Road only, unlike conventional service station developments which are located on corner site and provide visibility to traffic in four or more directions. The intended use of this property, and ARCO AM/PM Mini -Market with retail gasoline sales presents signage needs which are unique to the automobile service station industry. Unlike most other commercial uses the automobile service station requires not onty a need to idtji(y the facility, in this rase and ARCO AM/PM Mini -Market, but also requires the need to advertise the price or prices of its primary products, in this case of the various grades of petroleum products sold. This extraordinary circumstance which is unique to the automobile service station industry requires that the applicant request the size of sign proposed. In addition to the applicants need to both identify the business and advertise the prices of the products, the sign size, must for safety reasons and concerns, be identifiable and readable to passing motorists. Signs which are to small to accommodate the required information can inhibit the flow of traffic on adjoining streets as well as distract passing motorists as they strain to read pricing information. C. "That the authorization of such variance will not be materially detrimental to the public welfare or in to property in the vicinity or zone in which the property is located." 2552.21