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Amoco pipeline company, Case No. 2181 Page 2 within the definition of normal maintenance and alterations, since the new buildings will serve the same functions as the old obsolete equipment. The new buildings do not expand the capacity of the facility and, therefore, do not require a separate action for a special Use Permit. The city Attorney concurs on this. The proposed buildings are a 44' x 32' (1,408 sq ft) Pump and Motor Building and a 34' x 12' (408 sq ft) Control Building. Both will be located in the small cluster of buildings in the southwestern corner of the site, about 1,000' west of Long Lake Road and 1,300' south of County Road C. To the west of the buildings is railroad right-of-way and then over 800' to the nearest adjacent industrial building. To the south is a storm pond and the Murphy truck terminal, over 500' to the nearest building. The adjacent Amoco buildings include several large metal storage tanks, the largest of which are 120' in diameter and 48' in height. Variance Issue The purpose of the design code is to establish and maintain a ml.nl.mum standard for visual aesthetics in the community. The proposed buildings will be part of a large and unusual existing development (the tank farm) which does not easily fit within the type of proj ect envisioned by typical zoning standards. Amoco's proposed buildings will be plain and functional. They will be, in our opinion, an insignificant part of the overall facility and will be located far from the view of adjacent streets and neighboring properties, and will barely be noticed, given the context. To require them to conform to the building materials standards in the Code would defy common sense and constitute a practical difficulty. 4. CONCLUSION & RECOMMENDATION complying with the strict letter of the building materials standard would present a practical difficulty to Amoco, given the specific buildings being proposed in this specific context. We recommend approval of the variance request. On the question of land use, based on our interpretation of the Code and of Amoco's proposal, Amoco can add the new buildings and still keep its status as a legal non-conforming use without applying for a special Use Permit.