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CONCEPT PLAN NARRATIVE DEVELOPED FOR CASCI SUBDIVISION: ABRA AUTO BODY & GLASS AND GEM INVETSMENT FACILITIES ROSEVILLE MINNESOTA February, 2003 An application requesting a change of zoning from lIto Planned Unit Development (PUD) for property located at 1910 County Road C W has been submitted to the City of Roseville. The intent of this change is the creation of a more flexible, creative and efficient approach to the use of land with a compatible mix of uses. This project also is requesting the approval of a minor subdivision which will create two lots. The lot split will occur approximately 153 feet from the rear (south) lot line and divide the property into two lots. This departs from standard subdivision requirements for street frontage but it maximizes the development potential of the property since public utilities and street rights-of-way already exist. Deviation from routine practice is customary for PUD projects. The site design has remained sensitive to the unique natural characteristics of the property, and protects the health safety and welfare of the community. There will be cross access easements and cross parking easements for these two lots. The drainage easement will allow of conveyance of storm water and the utility easement provides for access to sanitary sewer and water utilities. Balancing the clients' need for parking stalls with the City and Rice Creek's green space and pervious surface requirements has been met with design with this site design. In the Comprehensive Plan - Future Land Use Map, adopted January 2002, the site is designated as B - Business. The new uses will be auto body repair and office warehouse space. Office warehouse is allowed in 11 but both uses are permitted uses in 12. Auto repair requires a conditional use permit in B-3. The subdivision is on the south side of County Road C and will be part of the area that will be impacted by the reconstruction of County Road C. The ABRA site has been designed with the County's plans for a frontage road in mind. The site will have a well planned access road as part of the new master redevelopment plans. The site is south of an area known as the Twin Lakes Redevelopment Area. Much like the Roseville Business Park (described in the Twin Lakes Master Plan Amendment to the Comprehensive Plan, June 2002), this parcel seeks to be compatible with the surrounding areas as well as the neighboring companies. The site design and the buildings will establish the feel of a business area rather than an industrial area and will do much to improve the appearance of this section of the highway. Augies Catering and Renewal by Anderson are adjacent businesses. PUD narrative Casci Subdivision/ ABRA