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General Concepts: The Plan provides a vision for development that is flexible with the ability for implementation in a phased approach over the next 2-20 years. The Plan includes an estimation of the number of units of housing, types of housing, square feet of commercial uses and open space. It is anticipated that the development will not transform exactly as identified in the Plan. The Plan is a guide to future development and redevelopment. The Plan should remain flexible as to the location and intensity of development, limited only by the maximum capacities in this Plan. Each of the three development phases will be market based. As redevelopment is proposed,rezoning as planned unit development will be required as consistent with City of Roseville procedures. The Plan allows for a range of 190 to 420 new housing units which includes 12 % single family first time buyer homes, 35 % single family attached and 53 % multiple units (senior housing, apartments and/or condo). In addition, the Plan includes the opportunity to provide an estimated 10,000 — 20,000 sq.ft. neighborhood retail space and as an alternate, up to 175,000 sq.ft. of multi level office space. The Plan identifies development areas in phases based upon anticipated short and long range development timeframes. Currently there are 188 apartment units, 75,000 sq.ft..of retail space and 24,000 sq.ft.office space in the study area. The Phase I proposal, the City-owned Arona site, is a 2-4 year plan; The Phase II proposal, Hamline Shopping Center, is a 2-10 year plan and The Phase III proposal, the Centennial Garden Apartments is a 15-20 year plan. Because the project is market based, private sector development, the phases need redevelopment flexibility within those specified time frames. The Plan may be modified to be more marketable and financially feasibly while taking into consideration the Vision and Planning Principles of the Plan, surrounding neighborhoods needs, the environment and the community as a whole. The City will work in partnership with the community, developers, housing service agencies and funding agencies to provide a connection between seniors leaving more affordable single-family and townhomes in the existing neighborhood and new young families interested in moving to the community. This relationship will help to provide an intergenerational mix instrumental in achieving a strong neighborhood balance. Arona-Hamline Neighborhood Master Plan - 2002 Page2 ofl5