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T aoorb Development, Case No. 2177 Page 2 not been adopted, the approval of these sign locations requires a variance. However, Section 9.030 Setback Requirements provides applicants with the opportunity to submit a "setback plan" (site plan) and communicate the design conditions and other consìderations that would demonstrate that the requested variances "would not conflict with the general purpose and intent of this code". Unfortunately this section goes on to say that the consideration of these variances shall be as stipulated in Section 12.040, and this section describes the approval of variances in cases where a hardship exists. On the one hand, this section says that variances may be approved if they make sense in the context of an overall site plan. On the other hand, it says that these variances shall be considered as stipulated in the section that describes the same process for approval of variances applied in all zoning districts. It has been the City's past practice to approve variances in the Shopping Center District through the approval of a site plan. We do, however, feel that this section of the code should be amended to eliminate this contradiction in intent. 2. DEVELOPMENT SUMMARY The proposed application is quite straight forward. Two ground signs, consisting of a masonry base (rock-face block and face brick) and an aluminum sign cabinet to include interior illumination are proposed. These signs will be set back 15 feet from the lot line, which is consistent with the standard that the Planning Commission has recommended to the City Council. As previously noted, the code allows three pylon signs in this district, and there are currently two located on the site. The approval of this application would result in the retention of the two pylon signs and the addition of the two monument signs. If a third pylon sign was to be added on this site, the code would allow it to contain up to 200 square feet of sign' area. The proposed ground sign regulations allows one-half the area of the pylon (100 square feet). The proposed ground signs would contain approximately 70 square feet, but since there are two of them, the amount must be doubled in making this comparison. Again, the interpretation has been made in the past that variances can be granted through the approval of a site plan, but we wanted to be sure you understood the facts surrounding these requests. It should also be noted that the recently approved and developed center west of Fairview was allowed three pylons and two ground signs. 3. PLANNING CONSIDERATIONS Engineering Considerations The Engineering Department has expressed no concerns about this application.