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Roseville Planning Commission September 24, 2002 Page 3 would have been permitted under previous zoning (subject to the one-year cessation limitation set forth in the State statute). 4. The one-year period to resume a discontinued nonconforming use has been extended by the time required for the City to process an application for a variance or conditional use permit requested by the owner to put another use in the space which is not a continuation of the prior nonconforming use, but which does not fall within the permitted uses under the B-6 zoning provisions. In addition, we understand that City planning staff will propose additional changes to the B-6 text, including a definition of the term "ancillary." The proposed revisions bring the "rules" for continuation of nonconforming uses closer to the rules that existed under the previous text of the 1987 B-6 ordinance (before the ordinance was amended in December, 2001), which allowed extension, expansion or intensification of nonconforming uses so long as such actions would have been permitted prior to adoption of that ordinance. The reasons the Owners think: these changes are important and appropriate are as follows: 1. The permitted uses in the B-6 zone should conform to the previously- approved comprehensive plan. 2. The Owners agree that a clear definition of the term "ancillary" will increase certainty for property owners and the City in the implementation of the code. 3. The Owners recognize they will have difficulty finding and keeping tenants in these buildings if tenants know that their operations may not be expanded, and that they will be limited in "intensity" to historic operations, rather than having flexibility to expand and modify their operations to meet market demands. The Owners further believe that a zoning code requiring them to secure variances or conditional use permits for each new tenant or expansion of an existing tenant will put them at a severe competitive disadvantage with respect to other facilities in the Metropolitan area where the delays necessary to obtain variances or conditional use permits are not required. 4. The Owners believe that granting an extension to the one-year period during which nonconforming uses may be resumed after discontinuance will provide more incentive for the Owners to attempt to bring less industrial uses into their buildings, which more closely (but not fully) conform to the permitted uses desired in the B-6 zone, without risking the loss of an economic use of their