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a to The largest component on site includes a higher-density project or building with a front face on McCarrons Boulevard across from the existing McCarrons Apartments. It is estimated that a three-story building could accommodate approximately 36-42 units with underground parking. Sophisticated designs for condo or apartment uses are a more appropriate level density near existing higher-density housing, church and business uses part because their building mass can help reduce the noise and light impacts from business areas. Another option evaluated would be 12-three level townhomes with tuck under garages. This type of product is very popular in Roseville and with the site features would be easy to sell. The site will have views of the wetland area and should have church parking lot connections to the open space and the neighborhood. Shared parking and access between the Church(and/or Armory) and the Guptil south site should be explored to reduce the hard parking and paving surfaces of the development, thereby increasing greenspace and maximizing site usage. A strength and complement to higher density housing in this area is the pathway connection along the McCarrons Boulevard connecting to the east side of Rice Street and the McCarrons Lake Pathway on the west. (Refer to Appendix E.5. for Development Scenario Maps) Economic Benefits: The following table summarizes the potential economic and social benefits to the neighborhood due to the redevelopment of 185 McCarrons (Guptil site) using the assumptions provided below. (The economic benefits of the longer-term redevelopment along Rice Street have not been estimated.) If the Guptil site were redeveloped with a mix of high and median density residential uses it is estimated that approximately 30-70 new residents, and $4 to $6 million in new property value would be created. Currently within the study area there are an estimated 511 residents, 100 jobs and $48.5 million in assessed market value. Assumptions: . Ownership condo units: $120 to $140,000 per unit /1.4 people per unit . Rental condo/apartment units: $60 to $80,000 per unit / 1.8 people per unit . Townhomes: $200 to $250,000 per unit / 1.6 people per unit . Small Lot Single Family: $200 to $250,000 per unit / 2.4 people per unit Description of Possible Future Land Acres Units Est Assessed Residents Use - Guptil Site Value A.I. S.F. Attached (Townhomes) 0.5 6 $1,500,000 10-12 A.2. Small Lot single family 4 $1,000,000 9 B.I Multi-Family (Apartments, Condo, 0.55 36-42 $2,400,000 to 50 Senior) $4,680,000 B.2. SF Attached (townhomes) .55 12 $3,000,000 19 Open SoacelRight of Way 0.95 - - Total 2.0 16-48 $4-$6 million 28 to70 S.F. = Single Family Housing Final Version 18 July 26, 2004