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5.2 The proposed subdivision will also require the dedication of right-of-way for County Road C, which is currently held as a roadway easement by Ramsey County, and utility and drainage easements that surround the parcel. A five foot easement has been provided along the north east and west property line and a 10 foot easement along the south property line. 6.0 POLICY (Comprehensive Plan Consistency) & FISCAL IMPLICATIONS: 6.1 The Roseville Comprehensive Plan has anticipated such future redevelopment. The proposed project is in Planning District 15, and within a high-density residential designation, which is consistent with the City's Comprehensive plan. 6.2 There are no public infrastructure or fiscal implications. 6.3 It is anticipated that this senior housing complex will have 3.38 full time employees per day and based on the number of bedrooms, up to 80 residents. 6.4 Meals will be provided for those residents selecting this option; these meals will be prepared at the Good Samaritan Center (1415 County Rd. B) and transported to the site. 7.0 PROJECT IMPACTS: 7.1 The Roseville City Code requires a higher on-site parking standard than senior housing typically needs/demands. The proposal indicates 67 total spaces, 33 shy of the Code requirement. Staff has determined that a "proof of parking" plan will be created to indicate areas where additional parking could be placed if necessary. The PUD will also include in the "proof of parking" document language that reduces the number of residential units, should the complex change from senior housing to market rate rental with no age restrictions. These two measures will ensure that future on-site parking issues will not occur. 7.2 The average daily traffic (ADT) along County Road B in the general vicinity of the Good Samaritan site was 7,000 vehicles in 2000. It is anticipated that traffic will increase to 11,300 ADT by 2010 and 12,450 ADT by 2020. 7.3 It is estimated that the redeveloped site will increase vehicle trips only slightly from that of the previous use. Specifically, it is estimated that senior housing produces 3.85 (provided by traffic consultant Glen Van Wormer) vehicle movements per day or in the case of the Good Samaritan proposal, 192 vehicle trips per day. Though this vehicle trip number is an average, City Staff feels that the number will be closer to 3 trips per day or 150 total vehicle trips, a number similar to the former nursing home use 7.4 The proposal does include site lighting, which could be an issue for the adjacent multiple family renters if not designed properly. This required plan is to be submitted with the' Final Development Plan and meet the minimum standard of 0.5 foot candles at the property line. Lighting fixtures should be cut-off/downcast type, however, staff would consider a more decorative residential pole and fixture. PF3460 - ReA PUD Final 072103 Page 4