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IS be a tool used, where approval procedures. and 2.3 The Master Plan projects new housing units to be developed and/or renovated in all phases. In addition, the Plan includes the opportunity to provide new and or renovated neighborhood retail, new housing and/or office space in the areas along Rice Street. Development areas are based upon anticipated short and long range development timeframes. Currently there are 101 apartment units, 38,545 sq.ft. of retail space and 44,676 sq.ft. office space in the study area within three development areas. This plan could add 30 to 50 housing units in the first phase of development. 2.4 The redevelopment of the site at 185 North McCarrons Blvd (Guptil property) as high density residential along with more efficient and effective use of the Armory and Church sites through increased partnerships are considered to be the highest priority to be implemented in the next 2-5 years as Phase I. As an alternative to high density housing, it is possible that the Armory and/or the Church could propose a use on the Guptil site that would include related church, church housing, a specialized school, or other service needs. Staff has investigated several options for site development as part of Phase 1. 2.4.1 South side of site: 36 -45 units of senior apartments, cooperatives or condo or 12 three story townhomes. Staff is recommending and the Neighborhood Task Force concurs that the Guptil property not be developed for a few large single family detached housing units. This would not be the most effective use of the site. The higher density option provides more return for the property owner and could serve to provide an alternate housing option for seniors currently living in nearby single family homes which could become available for new families. 2.4.2 North side of site: A maximum of 6 two level, for sale townhomes or 4 small lot single family homes. Each option provides new ownership opportunities for empty nesters, young professional and young families. 2.5 The Phase II proposal, peripheral to the Guptil site, is a 2-10 year plan and includes the improvement of the nearby multi family complexes, ongoing single family residential improvements, and the more complete redevelopment of the Armory site. 2.6 The Phase III proposal, the Rice Street commercial area is a 10 to 20 year plan. Because the project is market-based with development by the private sector, the phases need flexibility within the specified time frames. The Plan may be modified to be more marketable and financially feasible while taking into consideration the planning principles and goals of the Plan, the surrounding neighborhood needs, the livable and natural environment and the community as a whole. PF3578_RCA_072604 Page 2 of3