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Victor Land Holdings, LLC, Site Plan, CUP, Variance, and Easement Vacation Page 5 Although the applicant has stated that the metal will not be to the ground of the buildings and that there will be a masonry base at least 8 inches high. Staff recommends that the applicant incorporate brick, block, or stone to the base of the building at least 3 feet in height on each side of the buildings. This will protect the metal at the bottom and include materials that are encouraged and required by the City Code. If this is incorporated, staff is comfortable with the variance request. The building will be a flat roof and include overhead doors on the buildings interior to the campus site. There are windows on all sides of the buildings and glass balconies that access the mezzanine areas. The applicant has provided variation in colors further broken up by the windows. It is in staff s opinion that the buildings have architectural elements that are attractive, the building material is high quality, and the buildings will be a good addition to the area, with the condition that the base of the building include brick, block, or stone to the base of the building at least 3 feet in height on each side of the buildings. Staff has completed research on the proposed architectural metal panels and has seen that more commercial and industrial building are using this type product. Variance from Building Material Requirements Staff used these standards to review the variance request and finds that it meets the standards as follows: (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties " as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and; According to the ordinance, 20% of the facade of building are allowed to be metal. Metal is an allowed material up to a certain percent. The applicant would like to use a higher percentage of metal. The proposed metal is architectural and high quality rather than the use of metal that ordinance is generally designed to prevent (i.e., tin shed/pole barn). If the applicant incorporates brick, block, or stone to the base of the building at least 3 feet in height on each side of the buildings, it is in staff s opinion that the property owner is proposing to use the property in a reasonable manner. b. Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner and; The proposed architectural metal panels are unique in that they are not the type of metal that is that the ordinance is generally designed to prevent (i.e., tin shed/pole barn). The