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impact statement or similar review process. The impacts are then mitigated within the requirements a Planned Unit Development as defined in Section 1008. All parcels should have well-planned roads, utilities, ponding and communication systems. Parcels within a "Mixed Use Business Park" should provide access to an internal parkway and/or external County minor lliierials as well as convenient access to the Interstate Highway System. 1.5 A "Mixed Use Business Park District" should create a unique, safe and high-quality work, housing, and recreational enviromnent by installing extraordinary architecturally distinct buildings, parkways, transit and transportation services, site planning, landscaping, parks, pedestrian pathways, and lighting. 1.6 Pre-existing, non conforming uses are allowed to continue their operations within a "B-6" or any other zoning district. However, if a use is removed or closed for more than one year, only pennitted uses in the zoning district are allowed. The intent of this provision is to protect the current uses and value of the pre-existing, nonconfonning structures, but to gradually see them evolve into other permitted or redeveloped uses and structures. This provision allows the City's Twin Lakes Redevelopment Plan to occur with the assurance that redevelopment and major reinvestment of new uses and adjacent uses will be healthy, safe, attractive, and good investments in an "area' of similar uses. 1.7 Allowing the pre-existing nonconforming uses to remain is acceptable in Roseville' s Code but expanding or intensifying the pre-existing nonconforming uses is counter- productive to the adopted Twin Lakes Redevelopment Plan. An example that explains this rationale is a recent situation that occurred in the Twin Lakes Business Park. A multi-tenant building was taken over by a single tenant. Tlus tenant gradually expanded (both inside and outside the building shell) from a light assembly building to a use that includes etching and chemical bath circuit board manufacturing, with heavier sound and air quality impacts on an adjacent residential area. Recently an explosion occurred in the building that created minor hazardous air emissions. A new project next to this type of nonconforming use that follows the redevelopment vision of the adopted Twin Lakes Plan will not make the significant investment required if the proper land use controls are not in place to avoid more intense, non conforming uses to expand. 2.0 SITE CONDITIONS: (see attached maps and diagrams) Northco which owns 7 parcels consisting of 30.15 acres and approximately 455,000 s.f. of building space, states that of its estimated 33 tenants, only 11 % would be considered "permitted uses" within the new "B-6" zoning district. Because these buildings are more than 20 years old, none of the buildings entirely meet the existing zoning requirements. St. Paul Compmlies, which owns 5 parcels consisting of 21.6 acres and approximately 339,000 s.f. of building space, states that of its 18 tenants, approximately half of the current users would be considered permitted uses in the new "B-6" zoning district. Because these buildings are more than 30 years old, none of the buildings entirely meet the existing zoning requirements. Reco/Regan, which owns 3 parcels consisting of 21.3 acres and approximately 121,700 s.f. of building space, as well as options on an additional 6.2 acres that as of August 7, PF3359 - RPCA(080702) Page 2 of 8