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4.0 PROJECT SPECIFICS: 4.1 The project area consists of approximately 2 acres that included the former Whitehouse Nursing Home, a 50 bed nursing care facility. The adjacent land uses include the Palisades Apartments (5 complexes, 330 units) to the north and east; single-family homes (3) and Villa Park to the south; and the Roseville Apartments (2 complexes, 52 units) to the west. In its simplest form, the applicant/owner is simply replacing 50 nursing home units with 50 senior housing units. 4.2 The land to the west is zoned R-3, General Residence District; the land to the north and east is zoned R-3-A, Multiple Family Residence District, Three to Twenty Four Units; and the land to the south is zoned R-1, Single Family Residence District. 4.3 Roseville's policy has been to use site-specific planned unit development zones and development contracts for redevelopment projects to afford the developer creative flexibility. Heritage Place Senior Apartments will be created as a Planned Unit Development zone. 4.4 The current zoning of the Good Samaritan Society property is B-1, Limited Business District, which District states: Residential District Uses: Multiple family dwellings and other uses permitted in residential districts if constructed in the B-1 District, shall conform to setback, density, and other requirements under residence districts. There are two multiple family residence districts which could be used as a development guide for this project; R-3 (General Residence District) and R-7(Apartment District). After reviewing the proposal the City Planner has determined that the R-3 district is the most applicable. With that said, the proposed property rezoning will be from the B-1, Limited Business District to Planned Unit Development with an underlying zoning ofR-3 General Residence District. 4.5 The Comprehensive Land Use Plan designates the Good Samaritan Society property as High Density Residential. The 50-unit Heritage Place Senior Apartments project is determined to be 25 units per acre, which falls within the allowance of high density residential. This multiple family use is generally consistent with both the Comprehensive Plan and the R-3 Zoning Code designation. 4.6 The new building is proposed as a rectangle, lying in approximately the same location as the former nursing home structure. The building will have a visual presence along County Road B and will have varied setbacks to increase visual interest in the structure. 4.7 The structure's horizontal setback (from property line) along County Road B is variable beginning on the west at 45 feet, and continuing to the east with 35 feet, 60 feet, 65 feet, and 55 feet. The setback from the east property line is indicated at 15 feet to the structure wall. The setback from the north property line is also variable at 35 feet on the east al)d continuing west at 45 feet and 50 feet. The structure is generally setback 155 feet from the west property line. PF3460 - ReA PUD Final 072103 Page 2