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are practical difficulties and future development considerations on this site which would allow for the variance to be granted. These include the following: 1. The site is surrounded by public street right-of-way on three sides, one of which (Mount Ridge) may never be built. 2. The project is designed to maximize public green space and berming between the right of way and the parking on Cleveland and lona. 3. There is a potential need for additional right-of-way or easements from the Ryan site for the future development of Twin Lakes Parkway. Twin Lakes Parkway is intended to be the major entrance into the Twin Lakes Redevelopment area from the west. Additional space may be needed for Twin Lakes entrance monument signs, pedestrian pathways, and other pedestrian amenities. 4. The developer is contractually obligated by development agreement with the City to provide 105,000 square feet on the site. Desip Standards: One of the issues which was identified at the May 8, 1996 Planning Commission and the May 28, 1996 City Council meetings was that this site and the rest of the Twin Lakes Redevelopment area are being held to different and reduced development standards than the Centre Pointe PUD project. The Midwest Motor Express site is zoned 1-2 General Industrial while the Centre Pointe site is zoned B-4 with a PUD for Retail Office Service. Therefore, there are different standards in each district. Some standards are more stringent in the 1-2 zoning district while others are more stringent in the B-4 district. Staffhas attached a chart showing the differences of the major current standards which apply in each district and how Ryan's proposal compares. All other current zoning standards are the same in each district. Ryan's proposal meets or exceeds all current standards in each district with the exception of the 0 foot parking setback on the east side of the property. It should be noted, however, that the B-4 standards which were in place when the Centre Pointe project was approved where different than current standards. The main differences were that brick or architecturally treated concrete were required as exterior materials and that a special use permit for site plan approval was required. The B-4 standards were amended in 1991 when the City adopted the design standards which now apply to all business and industrial zoning districts. Eniineerine Considerations: The Engineering Department has reviewed the above mentioned project. The following is a list of concerns: 1) BR W and the City staff are currently in the process of performing a feasibility study in order to solve two issues regarding the Twin Lakes area. 4