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� 4.O SITE CHARACTERISTICS/DEVELOPMENT PROPOSAL ^ 4.1 The approximately 2.23-acre site is located just east of Cleveland Avenue, directly adjacent to County Road B, and south of the Midland Grove Condominiums. A single-family property and Ferriswood Townhome community is located to the east, and single-family homes are located south across County Road B. 4.2 The subject property has an existing Comprehensive Land Use designation of Low Density Residential; Midland Grove Condominiums has a designation of High Density Residential; and Ferriswood Townhomes along with the adjacent single-family parcel has a designation of Medium Density. 4.3 Zoning in the area includes a mix of R3A (Multi-Family Residence District, Three to Twenty Four Units) and Midland Grove Condominiums, PUD (Planned Unit Development), at Ferriswood Townhomes, and R-1 (Single Family Residence District) on the adjacent property and properties south across County Road B. 4.4 Previously the applicant submitted a proposal to construct a 4-story, 77-unit senior housing complex on this site. After a negative recommendation at the February 4, 2009, Planning Commission meeting, the applicant withdrew the original proposal and submitted the current proposal, which lowered the height and reduced the number of units. 4.5 The proposal seeks to develop a 3-story, 55-unit active senior living community with an underground parking garage. The facility would include 10 one-bedroom units, 30 two- bedroom units, and 15 three-bedroom units, all with in-unit laundry facilities, along with other amenities such as community, game, craft, and exercise rooms, kitchen, library, private dining, office, mailroom, and sitting areas. 5.0 REVIEW OF COMPREHENSIVE PLAN 5.1 The Roseville Comprehensive Land Use Plan (the future development guide for property in Roseville) designates the subject parcel as LR, Low Density Residential. During the 2008 Comprehensive Plan Update process there was no mention or discussion on this property. The Planning Division considers this parcel to be a land use anomaly that is better suited by a residential Land Use designation other than Low Density. 5.2 The applicant's proposal seeks to change the Comprehensive Land Use designation of the subject parcel from Low Density Residential to High Density Residential, similar to Midland Grove Condominiums. 5.3 At the February 4, 2008 public hearing, it was not clear to the Planning staff whether the Commission supported guiding the subject parcel to a designation other than Low Density. Most concerns/comments by Commissioners centered on the 77-unit, 4-story proposal and the mass, scale and density of the development. While those were valid concerns, they perhaps do not answer the question of whether the property should continue to be guided for low density residential use or whether some greater density is appropriate. 5.4 The first step of any multi-application process is to establish a foundation from which to review a specific proposal. In the case of the current proposal, the Planning Commission must first determine the future land guiding. Then an appropriate zoning designation can be determined, along with a thorough analysis of the proposal (in this case a 55-unit, 3-story senior housing project). PF09-002_RPCA_030409.doc Page 2 of 8