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with our nearby competitor, One Council <br /> member stated that the erection of the canopy <br /> will not completely 'solve our problem because <br /> it will be necessary for the customers to walk <br /> from the area protected by the service station <br /> canopy to the building canopy and thereby sub- <br /> themselves to the elements, While this is <br /> true. it should be understood that the most <br /> important time to protect the customer is during. <br /> the filling process, because he must stand and <br /> hold the pump trigger, it is during this time <br /> that the customer is exposed to the elements, <br />(7) That this improvement will directly benefit <br /> the City and its citizens in the following <br /> ways; with this capital improvement, the value <br /> of the property is increased and, therefore, <br /> the property taxes may be increased, and, this <br /> substantial capital improvement not only in- <br /> dicates our continued desire to remain active <br /> in the City but also helps to insure our con- <br /> tinued financial success, There is no question <br /> that the Twin Cities are plagued with numerous <br /> vacant service stations,_ These vacant service <br /> stations are an eyesore to our communities. <br />The zoning regulations of the City of New Brighton <br />require that three elements must be present in order to grant <br />a variance: <br />(a) undue hardships; <br />(b) unique circumstances; and <br />(c) applying to the property, <br />Because Council was concerned that we may not have met all three <br />elements we have provided a copy of a recent lMinnesota Supreme <br />Court case which is relevant to our request and which we believe <br />may be helpful to both the Board of Review and the City Council. <br /> 5