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6.0 POLICY (Comprehensive Plan Consistency) & FISCAL IMPLICATIONS: · Chapter 3, Section IV of the Roseville Comprehensive Plan encourages redevelopment and clear-up of outdated commerciallindustrial buildings and properties. · Planning District 10 and the Tower Place Master Plan encourages a diversity of redevelopment uses. 6.3 Increase in Market Value: The Community development Staff has estimated that the market value of the two proposed developments will more than triple the properties current $460,000 market value. 6.4 Jobs: The applicants have determined that Abra will employ 20 to 25 people, 95% of whom are full time employees who earn $20,000 to $80,000 per year, with over half the employees earning over $50,000 per year. The Casci development will retain the 5 existing employees. 7.0 PROJECT IMPACTS/CONDITIONS: 7.1 Daily vehicle counts on County Road Care 16,000, with an anticipated volume of 17,300 by 2010 and 18,700 by 2020. The applicant has estimated that the Abra facility will have a peak hour volume of26 trips and a daily movement of224 vehicles. Staff has estimated the Casci site will have an average daily traffic volume of 20 to 30 vehicles and a very limited peak hour movement. 7.2 On-site parking for the Abra development is well in excess of the Code requirement. The City Planner has determined that the Abra site will have a parking requirement of 14 spaces for the office component (2,800 sq. ft. @ 5/10000) and a parking requirement of 15 spaces for the preparation/repair area (15,150 sq. ft. @ 1/1000), for a total requirement of29 spaces. The current Abra site plan indicates 108 parking spaces. The Community Development Staff is concerned that the site is over designed with parking spaces and that there will be a number of vehicles parked over night, which "storage" is opposed by Staff. The City Planner would like to work with Abra to understand their parking needs and ways to reduce the amount parking lot area on the site. 7.3 The City has determined that the 12 on-site parking spaces indicated for the Casci site is adequate; however, in the event that the property/structure is sold and the office/employee size increases beyond the current 5 anticipated, that use would require additional on-site parking spaces. Given this concern, the City Planner recommends that a cross parking easement and proof of parking agreement be created between the Abra site and the Casci site, which easement will be based on the final parking plan. 7.4 The storm sewer catch basin indicated within the fenced storage area at the rear of the Abra structure must contain a flammable liquid/petroleum trap to catch and/or slowdown potential contamination to down stream storm water management ponds, and later, Langton Lake. 7.5 Because the Casci parcel does not have direct access to a public street the City will require that a shared access easement be created affording perpetual vehicular access within the proposed drive lane to the rear parcel. PF3448 - RPCA Concept Plan - 030503 Page 4 of 6