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<br />I <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 a site in an "1-2" zone. <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) Mount Ridge Road is an unimproved right-of-way which may not be <br />necessary in the future. There are alternative design options available to <br />provide access for 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 />The developer and City enter into additional agreements for temporary or <br />permanent use of unimproved right of way on Mount Ridge and Iona Lane. <br /> <br />Alternatives: <br /> <br />The City Council has several alternative courses of action available. These include: <br /> <br />1) Grant the variance as requested and remain flexible about road alignment and ponding <br />until the BR W study is complete. This would allow the development to be completed to <br />meet the developer's time frame to provide space for 3 quality tenants which have been <br />identified. This alternative would allow the planning for Twin Lakes Parkway and <br />regional stormwater ponding to proceed and an ultimate solution determined. The <br />alignment contemplated in the Twin Lakes Plan and Comprehensive Plan would be <br />maintained. In the short term, traffic improvements could be made to improve traffic <br />movement on the County Road C/Cleveland Avenue ramps. As a condition of approval, <br />the developer would be required to sign a pending assessment agreement to pay for <br />additional right of way along the east side of Mount Ridge, adjacent to the Ryan property. <br /> <br />2) As originally requested by the developer, rezone the property to PUD, or other business <br />zoning to reduce the parking setback requirements and eliminate the need for a variance, <br /> <br />6 <br />