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4.5 4.6 4.7 4.8 4.9 5.0 5.1 5.2 5.3 5.4 The preliminary plat for the site combines the existing four small lots and then divides them equally into two 35,824 square foot (0.82 acre each) lots. Site access for the joint development is proposed at two locations: from Lexington Avenue at the southern end of the office building (VSI parcel) and from Roselawn Avenue at the convergence of both parcels (middle). These access points meet the city setback requirement of 50 feet from intersections. A decorative masonry and metal border fence is proposed along the north side of the supportive housing site and at the east and south end of the office building and its front (Lexington Avenue) entry. The fencing and landscaping is intended to visually tie the two buildings together. Landscaping with irrigation is proposed throughout both sites including the pond area. Board- on-board wood fencing (four sections) is proposed along the south property line adjacent to the existing apartment complex to screen the parking lot. Trash and recycling bins will be located in each of the structures. PROJECT IMPACTS: The Roseville Comprehensive Plan identifies three of the four (northwestern, and two southern) parcels for future business use and the northeastern parcel for low density residential. However, the four parcels have a zoning ofBl, Limited Business District, B-2, Limited Retail District, and B-3, General Business District, which in the case of the northeastern parcel creates a zoning/land use conflict. A separate application for Comprehensive Plan amendments would be accepted after a positive City Council decision on the General Concept Plan. Should the City Council support the proposed General Concept Plan, a Planning Commission hearing on an amendment to the Comprehensive Plan for the northeastern parcel would occur on March 6, 2002 eliminating the zoning/land use conflict. The proposed Comprehensive Plan change would amend the current designations from Business and Low Density Residential to Business and High Density Residential as supported by the "concept plan" and preliminary plat identifying each site. Metropolitan Council review and approval are required for any Comprehensive Plan amendment. Parking. The Roseville City Code requires an office complex to provide five spaces for every 1,000 square feet of gross floor area and two spaces (1/2 covered) for each unit in a multiple family development. The Code would require 80 spaces for the office complex and 44 (22 covered) spaces. If this were a "normal" independent project, a total of over 120 parking spaces would be required. This is not a "normal" development project from a parking perspective; it requires a more specific parking to fit the proposed uses. The applicants propose an off-street parking need/demand for offices that requires fewer parking spaces than required by the City Code. Using net leasable area of 12,300 square feet (building area, less non-occupied stairs, hall corridors, elevators, mechanical rooms restrooms, lobby/atrium) versus gross square feet and applying a 4.5 per 1,000 square feet ratio (for local PF3224 - RCA Accessible Space Concept Plan 030402 Page 4