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3.2. The City's Comprehensive Plan text currently does not specifically address any of these parcels. However, the policies within the plan provide direction to eliminate blight, upgrade neighborhoods with a mix of compatible uses, and diversify and solidify the tax base. 3.3 The Cornerstone Program, if utilized on this site would require (through its guidelines) neighborhood meetings, a planned unit development hearing, and the possibility of setbacks that are as close as 10 feet to the street property lines. Screening and the choice of materials for the construction are carefully guided. 3.4 The site will be subject to utility easements and storm water or ponding requirements because more impervious or paved surface is being created than has existed on the site. 3.5 While primary access to the parking areas and driveways would be from County Road D, all three units of government (Roseville, Arden Hills, and Ramsey County) would be involved in settling the road access and vacation issues. To date Arden Hills and the County have been cooperative and interested in this project. A separate right-of-way vacation hearing will be scheduled for the February, 1999 Planning Commission meeting, assuming the Commission and Council approve the concept plan. 3.6 The comer of Fairview and County Road D was part of a joint 1998 Livable Communities grant in which the cities of Roseville, Arden Hills, Shoreview, and New Brighton proposed better pedestrian access to the comers, creation of a "neighborhood commons", distinctive street light and transit stops, among other things. While the application for grant funds was not in the top five, the cities are still interested in pursuing the projects. 3.7 In conjunction with the application for concept development plan approval, the following documents have been submitted and reviewed by staff in preparation of this report: a. a concept grading and erosion control plan including layout of off-street parking areas, location of building, and delineation of storage ponding (12/13/98); b. building elevation plans (12/13/98); c. building floor plans (12/13/98) 3.8. A complete utility service, paving, grading, and drainage plan must be submitted to and approved by the City prior to consideration of the final development plan. Engineering also recommends removing the north side stair case from the building; vacating only 7 feet of County Road D; retaining utility easements; and repaving the street, new matching rolled curbs, and landscaping the new boulevard; correcting the design of the driveway by removing an oak now rather than waiting for it to die; gaining an easement for an additional 10 of right-of-way on the west (Fairview) side; complete the sidewalk (Fairview) and landscaping details; and investigate the need for an impervious surface variance for more than 30% coverage of the site. (See Engineering Review of January 4, 1999 - attached) 3.9. Based on the proposed use of the building for limited office uses, the 18 to 20 off-street parking spaces for employee parking are sufficient. Parallel parking could also be allowed PF3092 - RCA (01/25/99) - Page 3 of 4