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1.4 A "Mixed Use Business Park District" is normally a redevelopment area, in which the environmental impacts of a business park have been analyzed through an environmental 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, pathways, utilities, ponding and communication systems. Parcels within a "Mixed Use Business Park" should provide access to an internal parkway and/or external County minor arterials 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 neighborhood environment by installing extraordinary architecturally distinct buildings, parkways, transit and transportation services, site planning, landscaping, parks, pedestrian pathways, and lighting. 1.6 As currently envisioned, in single occupant buildings, 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 permitted uses in the zoning district are allowed to remain or expand. The intent of this (state) provision is to protect the current uses and value of the pre-existing, nonconforming 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. Re-establishing, expanding, or intensifying the pre-existing nonconforming single occupant use (after it has been vacant for a year) is counter-productive to the adopted Twin Lakes Redevelopment Plan; it will be difficult to entice the significant private investment required by the Twin Lakes Plan with no assurance that land use controls cannot prevent the long term intense, non conforming uses to remain and expand. 1. 7 In multi-tenant buildings the situation becomes more complex. Allowing the pre-existing nonconforming uses inside the existing building shell (or even expand into additional existing leaseable or subleased bays) is an acceptable interpretation of Roseville's Code Two conditions are paramount: 1) only within the existing building shell and 2) without intensifying negative environmental impacts such as exterior noise, fumes, light, and truck traffic. 2.0 SITE CONDITIONS EXAMPLES: (see attached maps and diagrams from August, 2002) The owners have demonstrated concern for the declining value of older, existing buildings in a slow economy, especially when buildings are only partially leased. From the owners' perspective a steady cash flow demonstrates building value. It is better at this time to have these buildings fully leased during their useful life with conforming (or non- conforming uses), waiting for a later strong market to redevelop as the older buildings either fail or lose market acceptance. Long term (estimate 15 years), the owners are supportive of the Twin Lakes Plan. However, being fully leased in today's slow market simply requires being as flexible as possible (with minimal city review time) to accept PF3359-RCA(102102) Page 4 of 13