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the development phases is planned to be market based unless the City and the HRA find a public purpose to encourage redevelopment for the betterment of the community. As redevelopment is proposed, rezoning as a planned unit development will be a tool used, where appropriate, and consistent with City of Roseville hearing and approval procedures. The Master Plan projects new housing units to be developed and/or renovated over a series of phases. In addition, the Plan includes the opportunity to provide new and or renovated neighborhood retail and/or office space in the areas along Rice Street. This Plan identifies development areas in phases based upon anticipated short and long range development timeframes and through a market based approach to redevelopment. Currently there are 101 apartment units, 38,545 sq.ft. of retail space and 44,676 sq.ft. office space in the study area. The use of the site at 185 North McCarrons Blvd (Guptil property) for multi-family housing along with more efficient and effective use of the Armory and Church sites through increased public partnerships are considered to be the highest priority to be implemented in the next 2-5 Phase I. years as As an alternative to housing, it is possible that the Amory 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. Phase II The proposal, peripheral to the Guptil site, is a 2-10 year plan and include the improvement of the area multi family complexes, ongoing single family residential improvements and the redevelopment of the Armory site. Phase III proposal The, the Rice Street commercial areas are a 10 to 20 year plan. Because the project is market based with development by the private sector, the phases need scheduling flexibility within those specified time frames. The Plan may be modified to be more marketable and financially feasibly while taking into consideration the planning principles and goals of the Plan, the surrounding neighborhood needs, the environment and the community as a whole. Each Phase is explained in more detail in section 19 of this report. In addition, background information and plan components are summarized in the following sections. The City and HRA will work in partnership with the community, developers, housing service agencies and funding agencies to provide a connection between seniors leaving more affordable single-family and townhomes in the existing neighborhood and new young families interested in moving to the community as outlined in the Roseville Senior Linkage Program of this Plan. This relationship will help to provide an intergenerational mix instrumental in achieving a strong neighborhood balance. DRAFT MARCH 10, 2004 2