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brought back since it is non-conforming, even though the building is better suited 62 for such a light industrial/manufacturing with distribution use than any other 63 currently allowed in the Office/Business Park District. 64 Lastly, consider Pepperidge Farms at 1975 County Road B2 and zoned Regional 65 Business, which use occupies 10,000 sq. ft. of an 82,000 sq. ft. building and has 66 approximately 6 to 8 cargo/cube vans that are used for distribution. Such a use 67 within such a large office/warehouse building and vast parking lot has very little 68 impact on the site or the area, and most likely is a use that few knew existed in 69 Roseville. 70 SR TAFF ECOMMENDATION 71 Since one of the overarching reasons for the comprehensive update to the zoning 72 ordinance was to clarify, it goes without saying that where an aspect of a 73 permitted use is not addressed, there is ambiguity and confusion over whether 74 such ancillary use is permitted or prohibited. That said, without a definition 75 regarding warehousing and distribution in the Office/Business Park and Regional 76 Business districts, the planning division has no alternative than to deny or prohibit 77 such uses. The other reason is tied non-conformity and the mere fact that 78 property owners are typically reluctant to reinvest and/or redevelop when a use or 79 uses are deemed non-conforming. 80 Specific to the proposal, it is the Planning Division’s position that any allowance 81 of distribution in either the Office/Business Park District or the Regional Business 82 District shall be limited in both number and type of trucks, since these two items 83 or aspects of a business/use can create impacts detrimental to a site and/or area. 84 From the Division’s perspective, pick-up, panel, and/or cargo van type trucks 85 (generally less than 38 feet in length) are appropriate for these uses, as are ranges 86 of upwards of eight vehicles. When the distribution component, which we would 87 view as ancillary or accessory to the primary use, gets to nine or more vehicles, 88 the Planning Division feels that the Conditional Use needs to be triggered in order 89 for staff to consider the use, number and type or trucks, and other factors and 90 impacts which may be too great to the site and/or area. 91 In review of the Oakcrest Avenue “phenomenon” it is our determination that the 92 existing warehousing/office mix will likely be present for many years, and as 93 such, the Zoning Ordinance should be modified to clarify the absence of 94 distribution within the definition of Limited Production and Processing, since 95 distribution is a critical component of these businesses and uses. 96 In consideration of the text amendment to add Limited Production and Processing 97 as a permitted use in the Regional Business District and the Planning Division’s 98 determination that a distinction needs to be made regarding the distribution of 99 goods that are directly tied to Limited Production and Processing specifically in 100 the Regional Business District (proposed) and the Office Business Park District, 101 the Planning Division recommends that a new permitted use titled Limited 102 Warehousing and Distribution be approved. 103 The Planning Division further recommends that the definition read as follows: 104 Limited Warehousing and Distribution: An establishment providing storage 105 Amdt7_RCA_032513.doc Page 3 of 4