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demonstrated that: <br />a.Special conditions and circumstances exist which are peculiar to the <br />land, structure, or building involved. <br />(1) Special conditions may include exceptional topographic or water <br />conditions or, in the case of an existing lot or parcel of record, <br />narrowness, shallowness, insufficient area or shape of the property. <br />(2) Special conditions and circumstances may not be primarily economic <br />in nature. <br />b. Literal interpretation of the provisions of this Ordinance would deprive <br />the applicant of rights commonly enjoyed by other properties in the same <br />district under the terms of this Ordinance. <br />c. The special conditions and circumstances do not result from the actions <br />of the applicant. <br />d. Granting the variance requested will not confer on the applicant any <br />special privilege that is denied by this Ordinance to other lands, <br />structures, or buildings in the same district. <br />e.Practical difficulties exist in complying with the literal terms of this <br />Ordinance. <br />3. Application for a variance shall set forth reasons that the variance if granted, <br />will result in using the land, structure or building in a reasonable manner, and <br />that the variance is the minimum variance to accomplish said use, and that such <br />manner of use would otherwise be prohibited by the ordinance. <br />4. Should the City Council find that the conditions outlined heretofore apply to the <br />proposed lot or parcel, the Council may grant a variance from the strict <br />application of this Ordinance so as to relieve such difficulties to the degree <br />considered reasonable, provided such relief may be granted without impairing <br />the intent of this Zoning Ordinance. However, no variance may be granted that <br />would have the effect of permitting a land use not allowed by the zoning district <br />in which the subject property is located. The Planning Commission, based upon <br />a report and recommendation by the City staff, shall have the power to advise <br />and recommend such conditions related to the variance regarding the location, <br />character and other features of the proposed building, structure or use as it may <br />deem advisable in the interest of the intent and purpose of this Ordinance. <br />The following zoning code definitions are applicable when reviewing the variances requested: <br />Lot. Land occupied or to be occupied by a building and its accessory buildings, together with <br />such open spaces as are required under the provisions of this Zoning Regulation, having not <br />less than the minimum area required by this Zoning Ordinance for a building site in the district <br />in which such lot is situated and having its principal frontage on a street, or a proposed street <br />approved by the Council. A lot shall not be considered to be buildable unless it can take its <br />physical access from the street upon which it has its frontage, without the use of easement or <br />other access over separate property. <br />Lot - Double Frontage. An interior lot having frontage on two (2) streets. <br />Lot Frontage. The front of a lot shall be, for purposes of complying with this Ordinance, that <br />boundary abutting a public right-of-way having the least width.