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Y • an erosion control Alen must be submitted the driveway elevations.are incorrect and must match the contour plan s, the lot must drain to the north the City must decide if you want €ancis caping 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 plat! to follow the regulations of the Canstilidated. 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 ar property.. Ap p I ica.nts commonly note financ1a€ hardship. .as reason not to follow the ordinance: This is understandable in the Polar Tool proposal as they are proposing a building, which. will aesthetically match their current building. and .be very similar to most of the buildings on the eastside of Scheuneman Road, Typical variance are for area or dimensions dealing with setbacks and height. A variance for a use,. which is not allowed, is not a variance request but rather a zoning ordinance.amendment. Use of car rugated 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 ❑istrict anticipated redevelopment of all 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.. Permitt€rag 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 Too[ proposal, you may want to consider an amendment to the.Consolidated Land Use Ordinance, which would permit an owner of an abutting property to construct a .building, which is similar to their current building, The fallowing 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 ❑istrict,. 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: