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property is an unusual lot because it is much larger in size than the typical lot zoned B-1 (over four acres) and has a more traditional configuration of a large parking field up front with the building set back. Tractor Supply Co. will occupy almost 40,000 square feet, which is larger than many lots in the district. The proposed display will be located along the front of the building and to the west of the building. It will not take up any required parking. It is substantially separated from single family properties to the north by the building itself. It is screened with an eight -foot masonry wall from the commercially -zoned condos to the west. Given the size and scale of the property, the effort the applicant has made to screen these areas from neighbors and the challenge of adaptively reusing large retail buildings, Ms. Lieber supported the variance request that will allow this project to proceed. She also suggested including a condition tying the variance to the site plan that was submitted. The applicant was also informed about the noise ordinances so they will need to adjust the delivery times accordingly. Jeff Sturgeon, 3092 West 231 Street, welcomed a project like this in the community but he was concerned about the propane tank protection. He believed Ohio codes require roof cover and fencing to protect the tanks. Mr. Gareau added that the Building and Fire Department review these issues while going through the approval process. Mr. Mackey asked if the outdoor displays would be contained on the walkway in the front of the building, Mr. Cocca said they would be. Ms. Patton asked if the variance should specify where the storage would be permitted and what would be allowed to be displayed. Ms. Lieber suggested making the variance conditioned upon the development plan approved during this process or close to it, which would ensure large changes to be reviewed by the Board again. She suggested not itemizing what could be displayed as a matter of practicality. Mr. Papotto asked if the display area would be used year-round, Mr. Cocca said it would be. The display area shown in the parking lot would be used for customers to pull up to their trailers and hook up to drive. He also asked if other chemicals used by welders would be stored with the propane, Mr. Cocca said it would only be propane. Mr. Papotto asked if pallets of mulch or seasonal items would be displayed in other areas of the parking lot, Mr. Cocca said no but asked the city to let him know if that ever happens. Mr. Allain asked if the amount of outdoor display area proposed would be manageable for enforcement. Ms. Lieber believed it would be since the interior display area was greatly increased and the two proposed areas meet the needs of the applicant while protecting the neighbors. Mr. Gareau thought including a condition for the variance made sense for the proposal. Mr. Mackey believed the other Tractor Supply location in Columbia Station is kept orderly and thought this proposal would enhance the retail section of the city. Mr. Papotto appreciated that the applicant brought more display space inside than initially proposed and thought they showed good faith in their proposal. Mr. Papotto moved, seconded by Mr. Mackey, to approve the following variance for 21- 18668; Tractor Supply; 23300 Lorain Road, in accordance with the drawing C-2 Site Plan submitted with the application and dated March 22, 2021: 1. A variance for accessory outdoor display; code does not permit retail uses with accessory outdoor display in the B-1 Local Business District; applicant shows outdoor display of merchandise, Table 1139.03-1 Motion passed 5-0.