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4.0 SITE HISTORY: 4.1 The 77,000 square foot Hamline Shopping Center, which currently occupies the site, was constructed in the early 1960's. The strip mall, purchased by Kraus Anderson Company in the 1980's has been struggling for several gears since the closing (1994) of a neighborhood grocery store and deli (Berry's), its main anchor tenant, and increased competition as the retail development grew along Snelling Avenue and Fairview near Rosedale. In 1998 the Center also lost its last anchor tenant Snyder Drug Store. Rent at the Mall was not the issue, but rather Snyder }s felt the store could no longer remain in this neighborhood market area because the location was not on a major thoroughfare. Both of these spaces remain vacant today and contribute in large part to the 50 percent vacancy rate in the Center. 4. 2 Roseville has a high demand for senior housing as noted in its Senior Market Feasibility Study conducted in 1998. According to the study, Roseville's current senior housing is fully occupied but only 25 percent of those occupants are previous Roseville residents. The ogler 75 percent of the occupants cone from the St. Paul area and northern suburbs. Roseville is attractive for seniors due to its accessibility to services and the convenience provided by the Roseville Circulator from senior housing to those services. Roseville and the 35W Corridor Coalition Communities have seen a tremendous increase in senior population from 1990 -1999. Over 50% of the knead of households in Roseville are over age 55. According to the 1998 senior study, and supported by the most recent growth in senior population, there is a demand for a additional market rate (as well as affordable) senior housing. 4.3 The Arona — Harnline neighborhood has over Soo multifamily units. The proposed project will provide the 'basis for future redevelopment and a system of connections between existing and new housing, essential services and employment through transit linkages and public pathways. This proposal is consistent with the surrounding uses and the objectives of the approved Arona- Hamfte Neighborhood Master Plan, completed in 2000 -2001 and the Comprehensive Plan. 5.0 PROJECT SPECIFICS: 5.1 The project area consists of approximately 7.5 acres including the Hamline Shopping Center, 2797 — 2833 Hamline Avenue and the multi-tenant office building at 2819 Harnline Avenue, currently the pnmary office for Presbyterian Homes. The adjacent land uses include Super America Gas Station, multi - family housing, the Hamline House condominium primarily occupied by seniors, two churches and an office building. 5. 2 l oseville'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 rezoned as a Planned Unit Development. 5.3 The proposal includes the existing 24,000 square foot two -story office building located;at the intersection (northeast corner) of Centennial give and Harnline Avenue and the proposed Summerhouse of Roseville, a neighborhood retail area and a senior market rate apartment structure located at the intersection (southeast corner) of Terrace Drive and Hamline Avenue, X3421 — RCA Concept Plan - 031003 page 2 of 10