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Assuming that these legislative directives will be followed, the mandatory rezoning will result in massive creation of non- conforming property designations. Under such restructuring, while existing uses will be "grandfathered in," they will not be permitted to expand or do major improvements to their properties. Such a limitation could render the present property as unacceptable and the result would in fact be a forced relocation which it is claimed is not the intent. Conversely, if not appropriately zoned no attraction will exist for new development and if spot zoned inherent incompatibilities will be created. It would therefore appear that more thought and programming is necessary for the plan, its legal implications and it implementation. Summary and Conclusion Even a limited exposure to the Twin Lakes Area of the City of Roseville suggest that there are improvement needs which should be addressed. The plan which has been prepared however is questionable from several basic points of concern including the realistic potential of an improvement to the County Road C Interchange, the probable .incompatibilities which will be created on an "Interim" basis, the uncertainty of financing capabilities and the major burden placed upon displaced business operations and the persons employed by these activities. These are but a few of the problems which have been highlighted. It would seem most advisable for City Officials to relook at the plan which has been proposed, and first confirm on a formal and established basis, the premises upon which the area's future is dependent. Secondly, the City should work with those established and viable uses which wish to stay in the area. It would seem that a "middle ground could be established whereby the interests of all parties could likely be accommodated while simultaneously working toward an improvement and enhancement of the area. This must however take place within the bounds of economic and market realities. From what is generally understood from City data sources, the existing, viable industrial operations offer an opportunity upon which to build rather than to be classified as outdated activities which should be rejected and displaced with highly speculative development potentials. What in fact has been identified from the market data which is available, is that industrial uses and office/warehousing activities are the most viable new development which have the potential for being attracted to the area. Such uses could be integrated into the exi~ting fabric of established, viable development and would be a positive and harmonious activity and renewal of the Twin Lakes Area. 18 R-00026BB ~..