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FINDINGS AND CONCLUSIONS: <br />Criterion No. 1: <br />That the variance is necessary because of exceptional or extraordinary <br />circumstances regarding the size, shape, topography, or location of the <br />subject property; or the location of a pre-existing improvement on the <br />subject property that conformed to the zoning code in effect when the <br />improvement was constructed. <br />a. Findings: The subject site was previously developed with a <br />fast food restaurant that has been demolished and is being <br />replaced with a 7,800 square foot retail center. There is also <br />an espresso stand on site which is located between the new <br />retail center and Evergreen Way. There is an existing <br />freestanding sign on site which currently fails to meet the <br />required street setback for height. There are existing <br />landscape islands on site which parallel Evergreen Way, as <br />well as access points to the subject site and neighboring site, <br />on each side of the property. The proposed sign will be <br />located so as to not interfere with the drivelane of the <br />espresso stand or the on site circulation. <br />b. Conclusions:. The applicant is proposing to construct a sign <br />which meets all code requirements except one, while <br />removing a sign which would be considered nonconforming. <br />The existing access points and drivelines on site limit the <br />placement of a sign on site which meets all code <br />requirements. The applicant's proposal for the setback <br />variance and sign height at the proposed setback is <br />necessitated by the unique features of the site, in particular <br />the location of the existing infrastructure. All other aspects of <br />the new sign will be in compliance with current zoning code <br />requirements. <br />Criterion No. 2: <br />That the variance will not be materially detrimental to the property in the <br />area of the subject property or to the City as a whole. <br />a. Findings:. The proposal is to install a new 10' x 15' pole sign, <br />which will be 25 feet in height. The sign will serve to identify <br />the multiple tenant shopping center which is being <br />constructed on site. The applicant has stated that the sign is <br />complying with the required ten foot street setback to attain <br />the 25 foot height proposed, however there is no area on site <br />to construct the sign which would meet both code required <br />setbacks. The applicant is proposing to remove an existing <br />nonconforming sign in exchange for the new sign proposed <br />on site. <br />5 <br />