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o <br /> <br />That there are unnecessary, unreasonable hardships or <br />practical difficulties which can be relieved only by <br />modifying the literal requirements of the ordinance; and <br /> <br />(b) <br /> <br />That there are exceptional or extraordinary circum- <br />stances or conditions applying to the land, buildings, <br />or use referred to in the application, which circum- <br />stances or conditions do not apply generally to land, <br />buildings, or uses in the same zone; however, noncon- <br />forming land, uses or structures in the vicinity shall <br />not in themselves constitute such circumstances or <br />conditions; and <br /> <br />(c) <br /> <br />That granting the application will not be materially <br />detrimental to the public welfare or be injurious to <br />property or improvements in the neighborhood of the <br />premises; and <br /> <br />(d) <br /> <br />That such variance is necessary for the preservation and <br />enjoyment of the substantial property rights of the <br />petitioner; and <br /> <br />(e) <br /> <br />That the granting of the application will not, under the <br />circumstances of the particular case, adversely affect <br />the health or safety of person working or residing in <br />the neighborhood of the property of the applicant; and <br /> <br />(f) <br /> <br />That granting of the application will be in general <br />harmony with the intent and purpose of this ordinance <br />and will not adversely affect any officially adopted <br />comprehensive plan. <br /> <br />The subject sign must be placed near the northeast corner of <br />the property to be visible from both the north and south <br />bound lanes of I-5. The lot is triangular in shape with the <br />travel plaza located at the base of the triangle along Ehlen <br />Road and the entire east property line is burdened with a <br />Bonneville Power Administration (BPA) power line easement. <br />If the sign is placed south of the existing development, in <br />the point of the triangle, the existing travel plaza would <br />block visibility from the south bound lanes. The property <br />elevation at the proposed location of the sign, is below the <br />grade of the freeway. A taller sign is needed, in part, to <br />overcome this grade difference. The MCZO would allow a <br />separate, 45 foot high sign, for each business on the <br />property. Since the only suitable location is a small area <br />in the northeast corner of the property, applicant will <br />combine the signs for each businesses onto one sign struc- <br />ture. If only a 45 foot high sign is allowed the bottom of <br /> <br />V 97-4\ORDER - 3 <br />LEATHERS ENTERPRISES, INC. <br /> <br /> <br />