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AttachmentD The detailed analysis is included as Attachment A. IV.TLBPMP WINAKESUSINESSARKASTERLAN The Community Development Department finds that the Twin Lakes Business Park Master Plan, approved by the City Council on June 26, 2001, is a guiding document and not a regulatory document. The Twin Lakes Business Park Master Plan (or any master plan for that matter) does not have regulatory authority under Minnesota State Statutes. The Twin Lakes Master Plan is not included as a integral part of the Roseville Comprehensive Plan. In addition, the master plan’s goals and policies and renewal strategies sections include words that merely advocate and not require certain things to occur,. Even though the master plan is not a regulatory document, staff has reviewed the master plan and has found consistency between the master plan and the zoning code. Specifically, the Community Development Department finds that the zoning ordinance has embraced the Twin Lakes Business Park Master Plan by including specific regulations into the Chapter 1005.07 (CMU district and the Twin Lakes Regulating Plan). The master plan relied on a set of design guidelines that was later (2007) approved by the City Council in a resolution as the Urban Design Principles. This document, a collection of checks and balances based upon the desires of the plan, were to be reviewed against projects within Twin Lakes. In 2010, numerous references within the Urban Design Principles were incorporated as zoning requirements into Chapter 1005.07 of the City Code. The Community Development Department further finds that the issue of lot coverage, open space, and/or impervious area, is consistent between the master plan and the zoning ordinance where by both advocate a 15% minimum green area. The master plan states (#24.b; pg. 8) that development retain a minimum of 15% of each site in green space and/or ponding; and in the zoning ordinance it states: lot coverage shall not exceed 85%. The Community Development also finds that references regarding big-box retail development as not recommended or not encouraged do not embody a limitation or prohibition on such a use, and therefore retail of any size as a use within Twin Lakes is permissible under the Master Plan. As the master plan is not regulatory document, this point is somewhat moot, but the statement that “big box” is not recommended isn’t the same as a “big box” use being prohibited. It is surmised the creators wanted to maintain flexibility in uses, including the possibility of a big box. Otherwise, the plan would directly state that “big box” uses should not be allowed. V.TAUAR(AUAR) HELTERNATIVE RBANREAWIDE EVIEW The Twin Lakes Alternative Urban Areawide Review (AUAR) is not a land use or zoning document, it does not regulate use or size of buildings, and it is not a regulatory document per se. The AUAR is however, an environmental review document that is used by the City to determine a proposed project’s impact thresholds and the required mitigations to make that project consistent with the AUAR. Specifically, the Twin Lakes AUAR analyzed three different redevelopment scenarios for possible environmental impacts. Scenario “A” is identified as the “worst case,” or the scenario that would lead to the greatest potential for environmental impact. As explained in Item 7 of the 8 Page8of27