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Roseville's policy has been to use site-specific Planned Unit Development Zones and Development contracts in redevelopment areas with mixes of uses. Summerhouse and the multi-tenant office building will be created as a Planned Unit Development zone. The proposal includes the existing 24,000 square foot two-story office building located at the intersection (northeast corner) of Centennial Drive and Hamline Avenue; the proposed Summerhouse of Roseville, a neighborhood retail and senior market rate apartment structure located at the intersection (southeast corner) of Terrace Drive and Hamline Avenue; and a future development site (estimated at 39,000 square feet) that lies at the west center of the parcel. Presbyterian Homes owns and occupies a majority of the existing office building which will remain on the site. However, the proposed Concept Development Plan includes a 2,600 square foot addition on the west side of the office structure and revised parking lot and site access with more clearly defined shared parking arrangement for the site. The new mixed-use building is proposed as an "L" shape structure lying in the southeast corner of the site, fronting along Terrace Drive (362 feet) and Hamline Avenue (408 feet). The structure would have a 408 foot presence along Terrace Drive and a 362 foot presence along Hamline Avenue. The building elevation facing Hamline Avenue and Terrace Drive have varied setbacks to increase visual interest in the structure. The structure has a variable horizontal setback (from property line) along Terrace Drive ranging from 81 feet at the west end to 39 feet on the east end. The structure has a fairly consistent setback along Hamline Avenue (from property line) of 80 feet, with the closest portion of the structure occurring in the southeast corner, which is 72 feet from the property line. The B-1 zone requires 30 feet; the R-7 zone requires 50 feet of setback. The City Planner has determined required on-site parking will be a minimum of 4.5 spaces for 1,000 s.t. of leasable space or a total of 100 office spaces; 90 for retail; 122 (27 surface, 95 are underground) on-site parking spaces allocated for senior renters and their guests, and that the total proposed parking of 312. (The developer is proposing 316 spaces.) He described the mix of residential units and ancillary uses. The proposed exterior materials and roof heights were described. Shared on-site parking between the two sites and three uses 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. Additional on-site spaces could be developed on the Presbyterian Homes site. A proof-of-parking condition within the PUD Agreement will be required, stating that more on-site spaces would be added to the project site if required by the City, even if the demand is created by the office complex or retail uses. The cost of that parking lot improvement will be borne by the user creating the need. Hamline Avenue traffic, 9700 ADT, was described; County Road C-2 traffic was 2,000 ADT. Traffic has previously been reviewed by the City's traffic and parking consultant Glen Van Wormer (SEH) and is estimated in the Arona- Hamline Master Plan. Planning Commission received a handout from Van Wormer dated 1/30/03. Generally, the proposed traffic generated from the proposed redevelopment project will not exceed the traffic volume generated from the original 77,000 square foot shopping center and office building. The applicant has provided the City with an anticipated traffic volume for the site that is being reviewed by the City's consultant. Site lighting has not been designed at this time. Pedestrian lighting may be added. Decorative street lighting may also be used. (to be reviewed prior to final approvals) The comprehensive landscape and trail plan was described by the Planner. The staff recommended approval of the preliminary three lot plat, rezoning and PUD concepts. Member Bakeman asked what the future development of Lot 3 will be and questioned the parking demand on that lot. Any amendment on this lot would require a hearing and review by the Planning Commission and City Council. Member Peper asked if residents will have access from the east side of the building. Most access will be through the courtyard side of the building (west side). Member Traynor asked if there will be traffic change from current uses to the proposed project. The City Planner and Assistant Engineer explained that average daily trips will be 1200 for the proposal; the office creates 260 trips per day. The shopping center, if fully occupied, would be 3,000 trips. Member Peper asked for details of one-way parking on the east side of the site. Will there be traffic circulation problems? (Staff felt the current proposal directed the traffic flow in an orderly fashion). Proper signage will assist in directing traffic. Debra Bloom noted that one, one way exit reduces traffic conflicts.