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5.0 PROJECT IMPACTS: 5.1 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 ofB1, Limited Business District, B-2, Limited Retail District, and B-3, General Business District, which in the case ofthe 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. 5.2 Should the Planning Commission and City Council support the proposed General Concept Plan, a 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. 5.3 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 was 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. 5.4 The applicants recommend 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 versus a 5 per 1,000 square feet ratio, the applicants have proposed an office complex with 55 on-site parking spaces (12 sq. ft. x 4.5) 5.5 Similarly at the Accessible Space project, the applicants anticipate full time staffing of no more than two employees and up to eight residents to fulfill the need for parking at the supportive housing complex. Therefore, they are proposing 18 on-site parking spaces (8 resident and 10 employee/visitor) with the potential for 22 spaces. 5.6 Shared on-site parking between the two sites 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. Assuming 24 employee vehicles and 10 resident/employee vehicles, 34 of the proposed 73 on-site spaces could be in use before customers arrive. Four additional on-site spaces could be developed on the Accessible Space site. A proof-of-parking condition within the PUD Agreement will be required, stating that four more on-site spaces would be added to the Accessible Space site if required by the City, even if the demand is created by the office complex. The cost of said parking lot improvement will be born by the user creating the need. 5.7 Traffic has been reviewed by the City's traffic and parking consultant Glen Van Wormer (SEC) and is attached (Supplied at Meeting). Driveway permits will be required by Ramsey County. PF3224 - RPCA Accessible Space Concept Plan 020602 Page 4 of 8