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5.� Additional parking will be constructed in the rear (west side) of the lot to provide the required on-site spaces for the uses on the site, specifically that of Dunn Bros. and Wine Time. Existing parking on the site numbers 32 stalls. The proposed plan would provide an additional 50 spaces. However, the current/praposed use of the site may not warrant a large parking lot. Under the worst case scenario (retail/office use at 85% structure size) required parking would be a maximum of 77 spaces versus the proposal to create 82 total spaces. (Staff estimates that the 18,000 s.f. building is divided approximately 60% retail, 15% office, and 25% storage/warehouse.} �.� The proposed drive lane would loop through the new rear parking lot, around the south side of the structure and to the southerly access back to Fairview Avenue. �.� The applicant (Dunn Bros.) indicates that theyplan to operate a 2,000 sq. ft. coffee shop with hours of operation from 6 a.m. to 10 p.m. Further, they estimate (based on similar store desi�;nluse) 35 to 40 vehicles utilizing the drive-through during the a.m. peak hour of 7:3d to $:34 a.m. with an estimated usage of 10 to 20 vehicles per hour during the balance of the weekday (see attached). �.? Staff has also reviewed existing site conditions and the proposed plan improvements and concludes the following: 1. A pedestrian separation from the building and the drive-through lane is necessary to provide customers exterior access to the wine store and the Dunn Bros. The owner, Love From Minnesota and Bunn Bros. propose a striped and bollard (post) system to separate cars from pedestrians. 2. The drive-through lane must be designed in a manner to prevent (as best as possible) vehicles from u-turning into the northern parking lot. Staff has discussed this matter with the applicant and adjacent property owner and will work with both to create an appropriate design. Both owners have agreed to a set of private actions that will resolve these turning movement conflicts. 3. All existing storage containers at the rear of the property must be removed from the premises (currently a direct violation of the City Code — outdoor storage is not allowed in B-3 zone). Staff has discussed this situation with Mr. Steve Chinander (Love From Minnesota) and will continue to work with him on viable temporary options during the remodeling proj ect — however, after complete all detached storage units will be required to be removed from the premises. 4. The proposed trash enclosure near the rear of the property must be designed appropriately to handle trash and recyclables and must be roofed with a gate. 5. Additional landscaping in the rear parking lot (5% of parking surface area) must be provided to meet the requirements of Section 1010.05 of the Roseville City Code. �, � The overall design of the exterior of the structure will be enhanced with two new entry addition and signage areas. Cultured stone, stucco and other permitted exterior finishes are being considered to upgrade the existing structure. Specific to the CUP request, the PF3672_RCA_092605 - Page 3 of 7