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site is also part of the Twin Lakes Redevelopment Area. The proposed use is also consistent with the Twin Lakes Redevelopment plan. 2) PROPOSED BUILDING: Ryan Companies is proposing to construct a 100,000 to 105,000 square foot single story office/warehouse on the site. The building will be a U- shaped building with the loading docks on the inside of the building so that the loading function (and additional temporary/over flow car parking) is screened from view from the adjacent public streets. There will be considerable evergreen and deciduous landscaping provided around the perimeter of the site and foundation planting adjacent to the building. There will be limited internal green space within the parking areas because the single parking bay design reduces landscaping opportunities. The development on this site is intended to set a standard for additional development in the area. Exterior materials will be masonry (rockface block) and glass with metal entry canopies. 3) PREVIOUS COMMITMENTS: Ryan Companies is obligated by development agreement with the City to provide 105,000 square feet of office/warehouse on the site. To provide a single story 105,000 square foot building in an "1-2" zone with sufficient parking on the site requires parking setback variances. 4) BUILDING REALIGNMENT: City staffhas suggested and the developer agreed to shift the building and parking 20 feet to the north and 20 feet to the east to provide the "1-2" zone's required 40 foot parking setbacks along Twin Lakes Parkway and along Cleveland Avenue. This allows for additional future right-of-way or easements as may be needed in the future for Twin Lakes Parkway, but requires a variance for a zero parking setback on the east property line adjacent to unimproved Mount Ridge Road right-of-way. However, the Mount Ridge Road right-of-way may not be needed or the future road may be narrowed to a 24 to 28 foot driveway because adequate access to adjacent sites can be provided from existing streets in the area. City Code Requirements: In a "1-2" zone, the City Code, Section 1007.01AI, requires that parkine between the building and the property line must be set back at least 40 feet from the property line (right-of-way). Therefore, a parking variance of 40 feet is required in this case along the east side. Parkin~ Setback Required 40 feet Prqposed o feet Variance ReQJ.lired 40 feet The City Code, Section 1013.02, indicates that where there are practical difficulties or unusual hardships in the way of carrying out the strict provisions of this code, the City Council may vary provisions in the code in harmony with the general purpose and intent thereof and may impose additional conditions as it considers necessary so that the public health, safety, and general welfare may be secured. The Community Development Department staff s opinion is that there 2