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The first issue is the long term, future location of Twin Lakes Parkway. It is desired to line up the future Twin Lakes Parkway with on-ramps to northbound 1-35W. During past discussions, MnDOT has indicated that the ramps for I-35W could not be moved as far north as would be necessary to line up with Twin Lakes Parkway in its currently proposed location. As part of the feasibility study, BRW approached MnDOT to determine whether the ramps to 1-35W could be moved to the north in the future and, if so, how far. Current indications are that MnDOT may allow the relocation but will not fund it or provide additional wetland for mitigation. This may be City costs in the future. The resolution of the Twin Lakes Parkway location will have an effect on the proposed site. The second issue surrounds stormwater detention and treatment. The ponds which currently exist on MnDOT right-of-way between northbound I-35W and Cleveland Avenue serve as regional storm water ponds. These ponds were identified in the City's previous plans as the area for expansion to serve the west half of the Twin Lakes development. This would eliminate the need for a series of small ponds on each site and create a more regional ponding situation. The staff discussed these issues with the Council at the June 17 Work Session. 2) In past discussions with the developer, two options for handling stormwater have been generated which are contingent on the findings of the feasibility study. If the ponds on the west side of Cleveland Avenue can be modified, the developer would construct a temporary detention pond on the lona Lane right-of-way (Twin Lakes Parkway) that would remain until the modification of the ponds on the west side of Cleveland Avenue is completed. The temporary pond would then be eliminated. If the regional ponding issue cannot be resolved, the developer would be required to have a detention pond on-site in order to handle stormwater. Both options have been addressed in the current submittal. Regardless of which option is chosen, the developer will be required to obtain permits from Ramsey County, Rice Creek Watershed District, and MnDOT in order to discharge stormwater into the ponds on the west side of Cleveland Avenue. 3) The site plan shows the parking lot on the east side abutting the eastern property line. If Mount Ridge Road is constructed in the future, a road easement or acquisition of more right of way may be needed along the east side of Mount Ridge in order to accommodate the road. Plannine Commission Comments: The Planning Commission, at the May 8, 1996 meeting, on a 4-2 vote, recommended approval of Ryan Construction Company of Minnesota, Inc.'s request for a front yard setback variance at 2778 N. Cleveland Avenue for the construction of an office/warehouse facility for the following reasons: 5