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49 • The final tenant mix will produce no great external impacts, including outdoor storage (unless allowed in a commercial zoning district under the Zoning Ordinance). All uses will be contained within the Building with any external impacts (i.e., outdoor storage, loading docks, etc.), meeting or exceeding standards of the Zoning Ordinance. While the Applicant desires and intends to pursue the Preferred Plan, the Applicant needs maximum flexibility (through the terms of the PUD Agreement) to succeed. The need for "flexibility" has been often discussed by the Applicant. It generally means that the Applicant cannot be required to come back before the Planning Commission and/or City Council for discretionary approvals. To do so will prevent the Applicant from marketing the project and representing to tenants that only building permits are required to proceed with a particular space. The particular tenants will drive the phasing of the internal and external improvements (e.g., landscaping, signage, etc.). The Applicant: (i) does not intend on commencing external improvements, weather conditions permitting, until after a lease or leases are signed; (ii) all of the existing retailers, except Herbergers, will need to immediately vacate Apache Plaza; (iii) Herbergers may or may not vacate its space in the near future; and (iv) within 60 to 90 days of closing on the purchase of the subject property, the Applicant intends to commence the construction of two (2) show Office show spaces of approximately a total of 4,000 square feet to demonstrate to perspective tenants the quality of the • project (the Preferred Plan). Any new construction on the Apache Plaza Property will require approvals pursuant to the requirements of the PUD Ordinance. ii. Baseline Comparison Proiects It is the Applicant's intention to approach the redevelopment of Apache Plaza of the New Market Property like its other projects, many of which have been inspected by City officials. Similar finishes, specifications and standards will be used on this project, depending on the tenant mix. The Applicant has projects comparable in finish and specifications and performance standards that compare to either the Preferred Plan or the Fallback Plan. Those baseline projects are as follows: a. Preferred Plan — Mappcor facility at 1125 Energy Park Drive, St. Paul, Minnesota("Preferred Plan Baseline"); b. Fallback Plan — 2001 Kennedy St. NE/2000 Sumner Street NE ("Fallback Plan Baseline") 5