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4.12 Demographically, Planning District 13, in which the parcel is located, has approximately 3,670 residents and 1,638 households. Over 19% of the population is over 65; 28% of the head of households are over age 65. Households with children total 18% (approximately 300 households). The housing units are beginning to age - over 88% of the households are over 30 years in age. Over 69% of the housing units are single family. The neighborhood is stable with over 67% of the residents living in the same home for 9 years or more. 5.0 POLICY & FISCAL IMPLICATIONS 5.1 The property is located in Comprehensive Plan - Planning District 13. The District is comprised of 17% (112 acres) commercial land, 5.2% (32 acres) public land in addition to 24.5% (158 acres) right of way and 53% (343 acres) of residential designated land. The district is the one which has constant "friction" with intrusions of commercial activities into the residential area, particularly along the northwest (HarMar) and south (Lexington/Roseville Shopping Centers). Page 29 of the Land Use Section 4 of the Plan states that a major issue is buffering the residential uses from retail and office uses. Lexington Avenue has been planned as the Roseville Civic Greenway between Como Park and Lake Josephine, with many public facilities (High School, Central Park, Lexington Park, City Hall, and trails, facing the Avenue. 5.2 The Comprehensive Plan, Section 4, also states that this Planning District is one in which an evolution (or turn over) of owners will occur and that housing rehabilitation efforts should be supported in this area. 5.3 The Comprehensive Plan, Section 3, Goals and Policies, states that the city will not reduce the amount of residential property throughout the city and will not allow further retail or office intrusions into the existing residential areas, especially east of HamIine Avenue. 5.4 The Comprehensive Plan Goals and Policies (Section 3) and the Vista 2000 report discourage further commercial or industrial expansion into existing residential areas. And, in this case, the business use is not related to neighborhood services. Section 3, page 11 (Commercial Policies) states that"... the City should restrict commercial development to existing designated areas, concentrating uses in existing commercial areas... and discourage one or two lot residential redevelopment to spot rezone commercial areas.. . already surrounded by residential uses". 5.5 The proposed conversion ofthe parcel into office uses does not require expansion or extension of City infrastructure such as utilities and streets. 5.6 The proposed project continues the City's effort to diversify the tax base and will add an estimated 5 new full time jobs. It is estimated that the proposed redevelopment will increase the market value of the property and generate an estimated $5,000 to $6,000 in property taxes. The current property produces annual taxes of $3,468. The City policy on infrastructure improvements required by the new development is that they are the financial responsibility of the developer. However, in this case there are no added costs to the city for improvements to public infrastructure such as roads, stoplights, or utilities. PF3329 ReA (092401).doc Page 4