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the HRA find a public purpose to encourage redevelopment for the betterment of the community. As redevelopment is proposed, rezoning as a planned unit developmentwill be a tool used, where appropriate, and consistentwith City of Roseville hearing and approval procedures. 23 The Master Plan proj ects new housing units to be developed and/or renovated in a11 phases. In addition, the Plan includes the opportunityto 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. Currentlythere are 101 apartmentunits, 38,545 sq,ft, ofretail space and 44,676 sq.ft. office space in the study areawithin 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 ne� 2-5 years as Phase L As an alternativeto 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 I. 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. �ris 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 alternatehousing option for seniors currently living in nearby single family homes which could become available for new families. 2.42 North side of site: A maximum of 6 two level, for sale townhomes or 4 sma111ot single family homes. Each option provides new ownership opportunities for empty nesters, young professional and young families. 2.5 The Phase YI 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 uroposal, the Rice Street commercial area is a 10 to 20 year plan. Becausethe project is market-basedwith developmentby the private sector, the phases need fle�bility within the specified time frames. The Plan may be modified to be more marketable and financially feasible while taking into considerationthe 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 of 3