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3.2 To meet City Building and Zoning Code requirements, the existing foundations and utilities would be upgraded, the facade of the building will be upgraded, the parking area will be expanded and improved with perimeter curbing, the site will be landscaped, new signage will be installed, and the building will be sprinklered. Existing roof trusses would be improved and strengthened to support a second story. Since the City policy does not allow commercial properties to drain their surface water to the street, storm sewer would have to be extended into the parking area from Cleveland Avenue to catch surface water drainage from the site. A site plan from the Schreier's engineer shows that this is possible. The concept plan includes the retention of the two existing driveways (curb cuts) on Cleveland Avenue, The northern driveway will be designated as an exit, with the angle parking shown on the concept plan to encourage the one-way flow of traffic from south to north. The southern driveway most likely will be realigned to facilitate the flow of traffic into the parking area and loading space for trucks. 3.3 Preliminary site development plans have been submitted, with a concept plan showing a parking arrangement with 12 parking spaces and loading area. Assuming that 15 percent of the bu ilding is used for storage area or non-productive common space, the number of off-street parking spaces proposed (12) for 8,500 net s.1., including 1,700 square feet of office/showroom space, is not adequate. Based on the City Code requirements, 31 spaces are required. 1,700 s, 1. of office and showroom @ 5 spaces per 1,000 = 8 spaces 6,800 s, 1. of manufacturing @ 4 spaces + 1space/800 s,f = 12.5 spaces In manufacturing space, 1 space is allotted for each employee = 10 spaces At the September Planning Commission meeting, the lack of parking on site was discussed at length. The Commission also discussed the need to include the northern (residential) parcel of the Schreier's in the PUD in order to provide adequate area for parking if there was a change in occupancy or operation of the business. 3.4 The site is currently served by municipal utilities. Since the impervious surface area will increase with the expansion of the off-street parking area, storm water detention must be developed on the site. 3.5 Engineering staff review of the proposal indicates that no additional roadway dedication or easement is required for Cleveland Avenue in accordance with the Ramsey County master street plan. 3.6 With the proposed change in use, the number of trips is expected to increase, The number of trips (in or out of the site) generated by 6,800 square foot light industrial use (2.0 to 3.5 trips/employee) is estimated at 20 to 35 trips a day. The number of trips generated by a net 1,700 square foot showroom/office center is 30 - 40 trips per day (Institute of Transportation Engineers). The 1997 average daily traffic count PF#2986 - (10/26/98) - Page 5 of 10