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1 0±®¯®² « 3´¬¬ ±¸ 2 The site was originally developed in 1958 as a nursing home facility that was ultimately demolished in 3 2010. Since that time the site has remained vacant. The applicant proposes to develop a new apartment 4 facility at a residential density greater than 24 dwelling units per acre under a provision adopted among 5 the Phase 1 zoning code updates in November 2021 allowing residential density up to 36 dwelling units 6 per acre to be reviewed and approved as a conditional usein the HDR district. Illustrations and other 7 information about the proposed development are included with this RCA in Attachment C. 8 Prior to the November 2021 zoning update, the Zoning Code and Zoning Map included an HDR-1 9 district (permitting up to 24 units per acre) and an HDR-2 district (with no established density limit). 10 While all parcels guided in the comprehensive plan for high-density residential development were 11 initially zoned HDR-1, the HDR-2 district was intended to provide an opportunity for the City to 12 facilitate residential developments greater than 24 units per acre through rezoning requests. In practice, 13 however, no such rezoning requests were ever approved. The primary reasons for denial were centered 14 in concerns the site could be developed in any way permitted in the HDR-2 district because the rezoning 15 action could not include conditions that the proposed development be implemented. Therefore, among 16 other changes, the November 2021 zoning update consolidated the HDR-1 and HDR-2 districts into a 17 single HDR district and allowed greater density as a conditional use, so as to ensure ability to secure 18 approval of densities up to 36 units per acre as permitted by the Comprehensive Plan. In this way, the 19 standard permitted density would still be limited to 24 units per acre but the City Council could facilitate 20 developments with greater density on a case-by-case basis with the greater certainty and control 21 provided by the conditional use review and approval process. 22 The conditional use process can facilitate up to 36 dwelling units per acre, which would yield 72 units 23 on the two acre subject site, and the narrow scope of the present application is approval of this 24 maximum standard density of 36 dwelling units per acre. Given approval of the 36 units per acre 25 density, the applicant proposes to develop 86 dwellings in accordance with the provisions of Zoning 26 Code §1019.10 (Bonuses). This section incentivizes the use of structured parking instead of unsheltered, 27 surface parking stalls by providing a density bonus; if a proposed development provides structured 28 parking for at least half of the required stalls, the development can earn a bonus of up to 20% greater 29 density than otherwise allowed on the site. The density bonus has been part of Roseville’s zoning code 30 since December 2010 and it has been achieved on other permitted developments over the past dozen 31 years, but this is the first time the density bonus for structured parking would be utilized in conjunction 32 with the conditional use provisions and revised setback requirements of the consolidated HDR district. 33 With the necessary amount of structured parking, the two-acre subject parcel would inherently permit 34 the development of up to 57 units on this site (i.e., at a density exceeding the nominal density limit of 24 35 units per acre) without the need for a conditional use approval. Because the applicant has put alot of 36 effort in developing highly refined plans, they have been able to demonstrate their ability to achieve the 37 density bonus. Therefore, the proposed 86-unit development represents up to 29 dwelling units beyond 38 what could be developed by right on the property if the conditional use request is approved. 39 When exercising the “quasi-judicial” authority on conditional use requests the role of the City is to 40 determine the facts associated with a particular proposal and apply those facts to the legal standards 41 contained in the ordinance and relevant state law. In general, if the facts indicate the application meets 42 the relevant legal standards and will not compromise the public health, safety,and general welfare, then 43 the applicant is likely entitled to the approval. The City is, however, able to add conditions to 44 conditional useapprovals to ensure that potentialimpacts to parks, schools, roads, storm sewers, and 45 other public infrastructure on and around the subject property are adequately addressed. 7e RCA.docx Page 2 of 5