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pending future expansion of the facility. The future expansion would include <br /> combining this parcel with the adjacent one to the east and providing access to <br /> • the rear of the site on from the east side of the newly combined lots. The <br /> proximity of the existing building, approximately 20 feet to the west property <br /> line, limits the possibility of accessing the rear of the lot along the west side of <br /> the existing store. <br /> If the applicant were to combine the two lots and incorporate some of the plans <br /> for future access to the rear of the site now, the applicant could come up with a <br /> design that would not require variances. <br /> The Planning Commission does have some latitude regarding exterior building <br /> finishes. The Commission can approve an architectural metal siding for the <br /> exterior of the proposed building. The applicant will have to provide elevations <br /> of the proposed building and show how the exterior is architecturally treated <br /> (not a standing seam panel). <br /> Since the applicant is planning on fully developing the two parcels in the future, <br /> it is not clear what hardship will be faced by incorporating some of plans for <br /> future access to the rear of the lot with this proposed plan. <br /> Staff refers the Planning Commission to section 900.40 of the Elk River Code of <br /> Ordinances for the standards to consider when reviewing a variance. <br /> • Recommendation <br /> It is staff's opinion that this request does not meet the five standards required <br /> to grant a variance based on the following findings: <br /> 1. The literal enforcement of the Ordinance will not cause undue hardship <br /> for the applicant because the applicant has expansion plans for the site <br /> and this proposed development could utilize some of those plans to avoid <br /> the need for variances. <br /> 2. There are no special conditions which are peculiar to this property. <br /> 3. Literal application of the Ordinance will not deprive the applicant of <br /> property rights enjoyed by other properties in the neighborhood. <br /> 4. There are no special circumstances or conditions that are not a <br /> consequence of the applicant's action. <br /> 5. The granting of this variance will be injurious to or adversely affect the <br /> health, safety or welfare of the neighborhood. <br /> IP <br />