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2.4 The applicant has submitted a concept plan for re-use of the 20,000 square foot existing building for a multi-tenant retail use. The facade of the building will be upgraded; the parking area will be expanded and improved with perimeter curbing; the site will be landscaped; and a pylon sign will be instaJled. The concept plan includes the retention of the two existing driveways (curb cuts) on Fairview Avenue. The northern driveway will be designated as an entrance only, with the perpendicular parking shown on the concept plan being replaced with angle parking to encourage the one-way flow of traffic. The southern driveway most likely will be realigned to facilitate the flow of traffic into the parking area. This driveway could also be combined with the northernmost driveway on the adjoining parcel. The applicant has also been working with the tenant and owner of the building to the south (Love from Minnesota) on the possibility of developing a joint parking area between the two buildings with cross-parking easements. Two alternative site development plans have been submitted, with concept plan A showing a joint parking arrangement with 133 parking spaces and concept 8 showing a self- contained site with 80 parking spaces. Assuming that 10 to 15 percent of the building is used for storage area or non-productive common space, the number of off.street parking spaces proposed in either scenario is adequate. 2.5 The site is currently served by municipal utilities. Since the impervious surface area will increase with 'the expansion of the off-street parking area, a storm water retention pond will be developed in the northwest corner of the site. 2.6 Engineering staff review of the proposal indicates that no additional roadway dedication or easement is required for Fairview Avenue in accordance with the Ramsey County master street plan. 2.7 With the proposed change in use, the number of trips is expected to increase by 500 to 575 trips per day, The number of trips generated by a 20,000 square foot light industrial use (2.16 employees per 1000 square feet) is estimated at 125 - 150 trips a day. The number of trips generated by a 20,000 square foot retail center (17,000 net usable square feet) is 650 - 700 trips per day (Institute of Transportation Engineers). The 1997 average daily traffic count for Fairview Avenue was 16,000 ADT, with a forecasted increase to 17,100 ADT by 2010. 2.8 To the north on Fairview at Oakcrest, the James Addition Task Force recently recommended installation of a four-way stop light to manage expected traffic growth. 2.9 Chapter 1015 of the City Code outlines the procedure for amendments to the Zoning Code, including the rezoning of specific properties. ~ PF#2989 - RPCA (04/26/98) - Page 2 of 3