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4.0 REVIEW of PROJECT: 4.1 In September of 2003 the Housing & Redevelopment Authority began the McCarrons Neighborhood Study centered on redevelopment options for 185 McCarrons Boulevard. The purpose of a"McCarrons Neighborhood Study" was to engage residents, property owners, neighborhood groups, business owners and developers in formulating a future development plan for the areas surrounding the property at 185 McCarrons Boulevard and referred to as the "study area". Within this study area conditions were reviewed – _ neighborhood features, housing types, condition of housing, values, demography of — residents, traffic and environmental conditions such as water, noise, air quality. In — addition, the study reviewed future land uses for not only 185 McCarrons Boulevard but — other sites such as the Armory, commercial sites on Rice Street and other underutilized or — at risk residential sites. The study "process" attempted to bring together different land — owners, churches and public agencies such as the city, watershed district and school district, to partner in planning the future of the area. 4.2 The project area consists of the 2.6 acre parcel at 185 McCarrons Boulevard, which lies between the Galilee Evangelical Church and the National Guard Armory. The parcel also has frontage along Elmer Street. 43 The McCarrons Apartments (zoned R-3, General Residence District) lie south across McCarrons Boulevard; the church and Hilltop Apartments (zoned B-1, Limited Business District) lies directly to the east; a vacant parcel (zoned R-2), Two Family Residence) and single family residences (zoned R-1, Single Family) lie to the north across Elmer Street; and the Armory with a small ball field and pond (all zoned (zoned R-1} lie directly to the west. 4.4 Roseville's policy has been to use site-specific Planned Unit Development (PUD) zones and development contracts in redevelopment areas with mixes of uses. The Guptil redevelopmentidevelopment project and its mixed residential uses will be a PUD zone, specific to the 2.6 acre site. 4.5 In February 2004 the Planning Commission provided Dennis Guptil comments and direction regarding a sketch plan proposaL The redevelopment "concept" and other future visions were discussed during the Study process and its many neighborhood meetings. Comments from the Planning Commission, residents, and staff have been taken into account in the submitted plans. 5.0 PROJECT SPECIFICS: PUBLIC INFRASTRUCTURE: 51 The proposed condo and town home developments are required to connect to Roseville sanitary sewer and watermain. In the case of sanitary sewer, a lateral extension to serve both the 43 unit condo and the 6 town home units must be designed to adequately serve these structures. The General Concept Plan indicates these laterals as being extended from existing service in the McCarrons right-of-way for the condo and from the Elmer PF3S75_RCA_GeneralConcept_022805.doc Page 2 of 10