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� � 4.0 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. The Enzler 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 Enzler 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 (Midland Grove), PUD, Planned Unit Development (Ferriswood Townhomes), and R-1, Single Family Residence District (subject property and properties south across County Road B). 4.4 The proposal seeks to develop a 4-story, 77-unit active senior living community with an underground parking garage. The facility would include 22 one-bedroom units, 42 two- bedroom units, and 13 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 outdoor patios/balconies. 5.0 COMPREHENSIVE PLAN: 5.1 The Roseville's Comprehensive Plan designates the future land use of 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 with a Land Use designation other than Low Density. 5.2 The 2.23-acre subject parcel is best accessed from Midland Grove Road versus County Road B, due to topographic challenges and for vehicle safety (those vehicles entering County Road B from driveways). If the parcel remained single-family, it possibly could be split into 4 single family lots. However, this would not be the most efficient use of the property. It also is not a desirable location for new single-family housing given the location relative to Cleveland Avenue, Highway 36, County Road B, and the higher density residential located north and east of the site. 5.3 The applicants 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. The Planning Division has considered the potential implications of a change and concluded that such a change is in the best interest of the City. Specifically, to remain Low Density would be an inefficient future land use designation that may not be feasible given the parcel size and its proximity to the existing high density condominiums, townhomes, and Highway 36. The Metropolitan Council through its System Statement is expecting Roseville to add 1432 new households by 2030. The recently completed Comprehensive Plan supports increased density on infill PF09-002_RPCA_020409.doc90308 Page 2 of 6