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3 <br /> <br />showing manufacturing, office, and warehousing will be necessary in determining the <br />required amount of parking spaces. It would appear that the site will be able to easily <br />accommodate the required parking on the property. <br /> <br />Loading Area. The site plan shows three overhead doors on the south of the building; and <br />four overhead doors on the west of the building. The loading area is screened from view <br />and setback from adjacent properties and streets. <br /> <br />Curb Cut Access. The site is currently served by three curb cuts. The applicant is not <br />proposing any changes to the curb cuts and will remain as-is. <br /> <br />As discussed previously, the applicant is seeking two setback variances to accommodate <br />the proposed expansion. The first involves a reduction in the required side yard setback <br />from 15 feet to 7 feet, 9 inches. The applicant intends to expand the building along the east <br />property boundary to extend an existing steel manufacturing process and the needed <br />equipment configuration. Because the additional property acquired by the applicant results <br />in a jogged lot line, the straight-line expansion creates a setback encroachment for the <br />expansion. <br /> <br />The second variance request relates to the proposed addition of a new breakroom in the <br />rear portion of the building to provide more convenient access to break and washroom <br />facilities for employees in the expanded building. Because the existing building is already <br />built to the required setback, the addition encroaches into the setback area required by the <br />code. The two variance requests are discussed separately, below: <br /> <br />1. Variance Request – Production Building Expansion. <br /> <br />In considering all requests for a variance and in taking subsequent action, the City staff, the <br />Planning Commission, and the City Council serving as the Board of Adjustment and Appeals <br />shall make a finding of fact that the proposed action will not: <br /> <br />a. Impair an adequate supply of light and air to adjacent property. <br />b. Unreasonably increase the congestion in the public street. <br />c. Increase the danger of fire or endanger the public safety. <br />d. Unreasonably diminish or impair established property values within the neighborhood, or <br />in any way be contrary to the intent of this Ordinance. <br />e. Violate the intent and purpose of the City Comprehensive Plan. <br /> <br />The Zoning Ordinance further requires that a variance from the terms of this Ordinance shall <br />not be granted unless it can be demonstrated that: <br /> <br />a. Special conditions and circumstances exist which are peculiar to the land, structure, or <br />building involved. <br /> <br />(1) Special conditions may include exceptional topographic or water conditions or, in the <br />case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or <br />shape of the property.