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Amdt7_RCA_070813.doc Page 3 of 5 there were three, but one was converted for office use). The complexity here is 62 that the initial/former use cannot be brought back since it is now non-conforming, 63 even though the building is better suited for a light industrial/manufacturing with 64 distribution use rather than the use that is currently allowed in the Office/Business 65 Park District.66 Lastly, consider Pepperidge Farms at 1975 County Road B2, which is zoned 67 Regional Business. Pepperidge Farms occupies 10,000 sq. ft. of an 82,000 sq. ft. 68 building and has approximately 6 to 8 cargo/cube vans that are used for 69 distribution. Such a use within such a large office/warehouse building and vast 70 parking lot has very little impact on the site or the area, and most likely is a use 71 that few knew existed in Roseville.72 5.0S TAFF R ECOMMENDATION 73 Since one of the overarching reasons for the comprehensive update to the zoning 74 ordinance was to clarify, it goes without saying that where an aspect of a 75 permitted use is not addressed, there is ambiguity and confusion over whether 76 such ancillary use is permitted or prohibited. That said, without a definition 77 regarding warehousing and distribution in the Office/Business Park and Regional 78 Business Districts, the Planning Division has no alternative but to deny or 79 prohibit such uses. The other reason is tied to non-conformity: property owners 80 are typically reluctant to reinvest and/or redevelop when a use or uses are deemed 81 non-conforming. 82 Specific to the proposal, it is the Planning Division’s position that any allowance 83 of distribution in either the Office/Business Park District or the Regional Business 84 District shall be limited in both number and type of trucks, since these two items 85 or aspects of a business/use can create impacts detrimental to a site and/or area. 86 From the Planning Division’s perspective, pick-up, panel, and/or cargo van type 87 trucks (generally less than 38 feet in length) are appropriate for these uses. The 88 number of such vehicles allowed would be upwards of eight vehicles. When the 89 distribution component, which we would view as ancillary or accessory to the 90 primary use, gets to nine or more vehicles, the Planning Division believes that the 91 Conditional Use needs to be triggered in order for staff to consider the use, 92 number and type or trucks, and other factors and impacts that may be too great for 93 the site and/or area.94 In review of the Oakcrest Avenue “phenomenon,” it is our determination that the 95 existing warehousing/office mix will likely be present for many years, and as 96 such, the Zoning Ordinance should be modified to rectify the absence of 97 distribution within the definition of Limited Production and Processing, since 98 distribution is a critical component of these businesses and uses. 99 In consideration of the text amendment to create the Regional Business-2 District 100 (RB-2) and permit Limited production/processing within the new District as well 101 as the Planning Division’s determination that a distinction needs to be made 102 regarding the distribution of goods that are directly tied to Limited 103 production/processing specifically in the RB-2 District and the Office Business 104