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~ . . . zoning and proposed "flexibility" to the Zoning Ordinance language has been addressed through a variance review as a part ofthe POO. 1. City Requirements Section Vill, D, 4, c and d, of the City's Zoning Ordinance state that, "Adherence to the provisions of this ordinance is required, except for special cases which arise because of the configuration of a particular parcel. The condition shall not have been created by the landowner. A variance or variances of a side of a lot.. the shape of the lot or the unusual terrain prohibit reasonable development equivalent to that which would be permitted without variance on a similar size lot located in the same district, but which lot has no unusual configmation. Economic conditions alone shall not be grounds for a variance, In no case shall the granting of a variance impair lbe health, safety, comfort and general welfare of the public, nor will it be contrary to the intent and purpose of the Comprehensive Plan, the official map or this or any other ordinance of the City". 1. Requested Variances and Findings To avoid redundancy, each variance request does not impair the health, safety, comfort or general welfare of the public. Each request also meets the spirit and intent of the Comprehensive Plan and Gateway Business Zoning District by allowing, "... development that will create an attractive environment and a positive image for the site..." and". ..promoting high quality, unified, large-scale development...". The rcquested variances may be summarized as follows: a) Maximum office component requirement be increased from 50% to 100% (Zoning Ordinance Section 5 (M) #3 (a)). I. A traffic study completed for the District, outlining maximum traffic by a certain type of build out, and the Welsh Development was rcstricted in its use, with approvals for variances (P.c. #97-06) for less office space and greater warehouse. These restrictions have been put in place so that the future development of the comer property could increase the amount of permitted office space and have a prominent image; and 11. The proposed use is a reasonable use for the property and can be accommodated due to regulations placed on other developments in the District in the past. b) Minimum building size reduced from 10,000 square feet to 6,000 square feet (Zoning Ordinance Section 5 (M) #5 (a) #4 (a)). I. The applicant is requesting a smaller building size for marketing reasons. Depending on the tenants, buildings may be on individual parcels or part of a larger whole. The applicant wants the flexibility of marketing the site to potentially smaller tenants (ex. banks) within a predominately office-oriented complex; and 11. The proposed building size is reasonable for the uses being proposed and flexibility in building size should be permitted to allow for, ".. .mix, relationship and intensity of uses and buildings (that) will be compatible and complimentary both internally and with adjacent uses". 7