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o an erosion controI p[an must be submitted ■ the driveway elevations are incorrect and must match the contour plan ■' the lot.must.drain to the north the City must decide if you want.[andscap€ng within a public right-of-way Several items should be discussed by the Planning Commission regarding this proposal and others in the. future: Does the Planning Commission plan to €o[low the regulations of the Consolidated land Use Ordinance or are variances from the requirements of the ordinance acceptable. Keep in mind that a "use variance" is not allowed. Proving a "practical difficulty' from meeting the ordinance requirements is difficult to define, .especially on a vacant piece or property. Applicants commonly note financial hardship as reason not to follow the ordinance. This is understandable in the Polar Tool proposal as.they are proposing a building., which will aestheticaily match their current building and be very Similar to most of the buildings: on the eastside of Scheu.neman Road, Typical Variance are for area or dimensions dealing with setbacks and height. A variance for use, which is not allowed, is not.a variance request but rather a.zoning ordinance amendment. Use of corrugated siding is not permitted. The ordinance must be amended to permit the use. Irrigation of landscaped areas is required, The ordinance must be amended, adopting an exception to this requirement. The creation of the Gateway Zoning District anticipated redevelopment of 211 of the non -conforming uses and sites within the zone. This is an aggressive goal, which is difficulty to reach unless you have one large developer planning to redevelop several contiguous properties at once. In the Polar Tools proposal, you have a fairly small .business looking to expand with a moderately priced building, which will suit their warehousing needs.. Permitting moderately priced new buildings make the property more affordable to a future purchaser looking to develop this and. other nearby properties when the current owner chooses to sell.. If the City supports the Polar Tool proposal, you may want to consider an amendment to the Consolidated Land Use Ordinance .which would perm itan owner of an abutting property to construct a building, which is similar to their current building. The following. ordinance amendment wording could be considered for discussion; Add to 9.6.5 under others "When a non -conforming use or building is proposed to expand. on site or to. an abutting property; within the Gateway Zoning District, the City shall require approval of a Conditional Use Permit. Specific building and site requirements required by this ordinance, may be varied from in order to provide consistency in site `and building design. Reasonable conditions can be attached to the approval of the Conditional Use Permit,. Possible conditions for approval may include: