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<br />Plannina: Commission Comments: <br /> <br />1. The Planning Commission, at the May 8, 1996 meeting, on a 4-2 vote, recommended <br />approval of Ryan Construction Company of Minnesota, Inc.'s request for a front <br />yard setback variance at 2778 N. Cleveland Avenue for the construction of an <br />office/warehouse facility for the following reasons: <br /> <br />a) The site is surrounded on three sides by street right-of-way. This condition <br />results in a 40 foot setback requirement on 3 sides of the property which <br />limits the developable area of the site. <br /> <br />b) The developers are contractually obligated by the development agreement <br />with the city to provide 105,000 sq. feet of building on the site. <br /> <br />c) There is a potential need for additional right-of-way or easements for future <br />development of Twin Lakes Parkway. This would reduce the developable <br />area of the site. <br /> <br />d) Mt. Ridge Road is an unimproved right-of-way which not be necessary in the <br />future. There are alternative design options available to provide access for <br />future development sites in the area. <br /> <br />The Planning Commission recommended the following conditions: <br /> <br />The developer provide the city with right-of-way and easements necessary for future <br />roadway, utility, entry signs, street trees consistent with the Twin Lakes Design <br />Standards, and the City Street Tree Master Plan Policy, pedestrian pathways, and <br />other pedestrian amenities. <br /> <br />Staff Recommendations: <br /> <br />1. Staff recommends that a variance be granted to provide a zero setback along the east <br />property line subject to a condition that Ryan Companies provide easements to the City <br />as as necessary along Cleveland Avenue and Twin Lakes Parkway for future roadway <br />utilities, entrance monument signs, pathways and other pedestrian amenities. This would <br />allow the City to maintain the 40 foot setback along the major roadways (Cleveland <br />Avenue and Twin Lakes Parkway) while granting flexibility to the east adjacent to a <br />roadway which may not be needed or constructed in the future. Ryan Companies can <br />then make a decision on how to handle the building code issue separately. <br /> <br />2. Staff also recommends that the staffbe directed to study and provide alternative standards <br />and procedures for review of development within the Twin Lakes Redevelopment area. <br /> <br />4 <br />