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variance standard from “undue hardship” to “practical difficulties,” but otherwise retains the familiar three-factor test of (1) reasonableness, (2) uniqueness, and (3) essential character. Also included is a sentence new to city variance authority that was already in the county statutes: “Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance and when the terms of the variance are consistent with the comprehensive plan.” Therefore, in evaluating variance requests under the new law, in order to find a practical difficulty, cities should adopt findings addressing the following questions: Is the variance in harmony withthe purposes and intent of the ordinance? Is the variance consistent withthe comprehensive plan? Does the proposal put property to use in a reasonable manner? Are there unique circumstancesto the property not created by the landowner? Will the variance, if granted, alter the essential characterof the locality? As was the case before the new legislation took effect, economic considerations alone cannot constitute a practical difficulty. Furthermore, the new law clarifies that conditions may be imposed on granting of variances if those conditions are directly related to and bear a rough proportionality to the impact created by the variance. Discussion Digital price readers are becoming the industry standard for displaying the cost of petroleum products. Signs, such as the one being proposed, will allow the property owner the ability to use the latest technological advancements to their advantage to market theirproductsin an effective and cost efficient way. Theyefficiencyallow the service station attendant more time to assist customers inside the store. No longer would the attendant need to leave the station unattended to change the sign to a different price. The ease of a digital system allows the attendant to change the price via remote from inside the station without having to bare the weather conditions to change the price manually. Safety of the station attendant and the security of the store are twoof the greatest concerns of the owner. The proposed sign shouldnot interfere with traffic along Highway51 or County Road E. Customers should find a digital sign much clearer and easier to read,which inturn will allow drivers to concentrate on safe driving. The sign has the technology in place to increase or decrease the brightness settings for daylight andevening hours.The sign as proposed cannot display other messages such as time & temperature, advertisements, and other similar messages. Findings of Fact Staff offers the following tenfindings of factfor review: General Findings 1.The property is located in the B-2 Zoning District and within Sign District 4. City of Arden Hills Planning Commission Meeting for September 4, 2013 P:\Planning\Planning Cases\2013\PC 13-012 -Brausen_Shell Signage Variance Page 5of 8