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barriers to the parcel functioning as a fully compliant I -P District parcel. In addition, literal <br />interpretation of the outdoor storage provisions do not deprive the applicant of rights enjoyed <br />by other I -P District properties, who are likewise required to meet outdoor storage <br />requirements. The applicant has indicated that application of I -P District outdoor storage <br />provisions results in him not being able to use his parcel in a manner similar to that of <br />surrounding industrial parcels, however surrounding parcels are zoned 1 -1 and are allowed <br />increased levels of outdoor storage. In this case, granting the variance for increased levels of <br />outdoor storage would appear to confer on the applicant special privileges that are denied to <br />other I -P District parcels. <br />With regard to practical difficulties, there would not appear to be any such difficulties in using <br />the site in a manner conforming to the I -P district standards. The applicant's arguments are <br />economic in nature, which are not permitted to serve as the sole basis for variance <br />consideration. <br />SUMMARY <br />Rezoning. <br />Rezoning the subject parcel to the 1 -1 District is not supportive of Comprehensive Plan <br />policies for improving the appearance of industrial land uses by minimizing the <br />appearance of outdoor storage areas. However, the subject property is not located on a <br />main road and is surrounded by other 1 -1 District parcels, in which case rezoning to the <br />1 -1 District and allowing increased areas of outdoor storage would likely have only a <br />nominal visual impact on the public right of way, or on residential and commercial land <br />uses. If rezoned to the 1 -1 District, the applicant would be required to apply for a CUP <br />and a license for outdoor storage in the 1 -1 District, at which point the City can provide <br />conditions for approval intended to further mitigate any visual or environmental impacts <br />of increased outdoor storage on the site. <br />Variance. <br />The request for a variance from outdoor storage requirements in the I -P District, while <br />resulting in what may be deemed a reasonable use of the property, does not stem from <br />practical difficulties as defined by the Ordinance. The applicant would like to use his <br />property in a manner similar to comparable industrial properties, but his desire to <br />exceed outdoor storage standards in the 1 -P District is based on economic <br />considerations, which are not to be used to justify the granting of a variance. <br />In summary, if the City believes that increased outdoor storage is appropriate (at least to the <br />level on the existing parcel), rezoning may be the route more in keeping with the requirements <br />of the ordinance standards and the Comprehensive Plan policies for industrial land uses in this <br />area. The variance option would be difficult to support due to the findings necessary in the <br />ordinance. <br />6 <br />