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7.0 PROJECT IMPACTS: 7.1 The Roseville City Code requires a`retail and office uses to provide fire spaces for every 1,000 square feet of gross leasable floor area and two spaces (1/2 covered) for each unit in a multiple family development, In the ease of the Presbyterian Homes proposal, the Code would require approximately 120 spaces for the existing office complex, approximately 12 spaces for the office addition, 70 spaces for the retail component, and 184 (46 covered, 138 surface) spaces for the residential component. If this was a "normal" independent project, a total of over 39 parking spaces would be required. This is not a ` ;normal}' development project from a parking perspective; it requires a more specific parking design to fit the proposed uses. Senior housing usually requires less garbing (1 covered space) than normal apartment living, and neighborhood commercial/retail (3 — 4 spaces per net square foot) also has less of a demand than that of a community shopping center. 7.2 The Staff has estimated a gross leaseable area of 22,440 square feet for the existing and proposed office complex and a proposed parking need/demand of 4.5 spaces per 1,000 square feet of leaseable area or 100 parking spaces. The City Planner has determined that the proposed retail component will have full time staffing of no more than two employees per use and low traffic volume generating uses. 7.3 The Staff has determined required on --site parking will be a ruinimurn of 6 spaces per leasable retail unit or a total of 90 spaces. There must also be a minimum of 122 on -site parking spaces allocated for senior renters and their guests, which includes 92 underground and 30 surface spaces. The proposed parking of 316 on -site spaces, including 92 senior underground spaces is adequate to meet the needs of the proposed redevelopment. 7.4 Shared on -site parking between the two sites and three uses is required. A cross parking easement and joint access agreement will provide the necessary means to access and park on either property and reduce certain peak parking times. Additional on -site spaces could be developed on the Presbyterian Homes site. A proof-of-parking condition within the PUD Agreement will be required, stating that more on -site spaces would be added to the project site if required by the City, even if the demand is created by the office complex or retail uses. The cost of that parking lot improvement will be borne by the user creating the need. 7.5 Daily vehicle counts on Harnline Avenue at Terrace Drive are 9,700, while the daily counts for County Road C-2 at Harnline Avenue are 3,500 vehicles. On street parking restrictions are as follows: Centennial Drive parking allowed on both sides of roadway; Pascal Street parking allowed on east side, but west side signed No Parking; and Terrace Drive garbing is allowed along both sides beginning approximately 150 feet east of Pascal Street. Hamline Avenue - no parting is permitted on either side. 7.6 Traffic has previously been reviewed by the City's traffic and garbing consultant Glen Van Wormer (SEH) and is estimated in the Arona- Hamline Master Flan. Generally, the proposed traffic generated from the proposed redevelopment project will not exceed the traffic v6fume generated from the original 77,000 square foot shopping center and office building. The applicant has provided the City with an anticipated traffic volume for the site that is being FF3421 — RCA Concept Flan, - 031003 Fags 7 of 10