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006 <br />`n" presbyterian <br />homes & services <br />Unique to this project, to minimize impact on surrounding neighbors, PHS previously acquired three parcels immediately <br />north of the proposed development site to act as a buffer (shown on the concept plan in yellow). <br />With respect to traffic impact, due to the reduction in unit count, overall traffic demand will decrease. On -site parking <br />demand will also be reduced due to the change in housing product mix. Enclosed parking would be included in each of the <br />buildings. No changes are proposed to access points, traffic flow, or general site circulation. Access from Sandeen Road to <br />the north would continue to be maintained for parking and service access. This access point currently services a parking lot <br />and general building maintenance and loading areas. <br />Conceptual Traffic Impact <br />ITE Land Use <br />Trip <br />Current <br />Current Peak <br />Proposed <br />Proposed Peak <br />Use <br />Code <br />Rate <br />Units <br />Hour Trips* <br />Units <br />Hour Trips* <br />Brownstones <br />252 <br />0.25 <br />40 <br />10 <br />40 <br />10 <br />(Independent Living) <br />Independent Living <br />252 <br />0.25 <br />54 <br />I 14 <br />131 <br />I 33 <br />Assisted Living <br />254 <br />0.48 <br />72 <br />I 35 <br />72 <br />I 35 <br />Memory Care <br />254 <br />0.48 <br />36 <br />I 17 <br />36 <br />I 17 <br />Skilled Nursing <br />255 <br />0.19 <br />208 <br />40 <br />72 <br />14 <br />(McKnight) <br />Total <br />410 <br />116 <br />-59 <br />109 <br />*Institute of Transportation Engineers (ITE), Trip Generation Manual, 11`h Edition <br />Conceptual Variances <br />Due to the terms of the underlying PUD, no additional variances are anticipated. However, the proposed site plan would <br />result in an increase to FAR, an increase to impervious surface, and may require a minor modification/relocation of the <br />landscape improvement areas. Of the 21.2 acres of total land on the property, approximately 2.25 acres are proposed to <br />be impacted. <br />We appreciate the Council's consideration of this conceptual plan and welcome feedback from council and staff as we <br />continue to study the redevelopment of this important nursing resource on the campus of Johanna Shores. <br />Sincerely, <br />Jon Fletcher <br />Senior Vice President <br />Presbyterian Homes & Services <br />End: Land Use Application <br />Conceptual Site Plan <br />Application Fee <br />T 651-631-6100 <br />F 651-631-6108 <br />2845 Hamline Avenue North <br />Roseville, MN 55113 <br />Page 3 of 3 <br />it I PresHomes.org <br />