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RCA Exhibit A screened and park users are likely to experience them predominantly as something more akin to additional open space around the park than as an active commercial use. For this reason, Planning Division staff does not expect the proposal to intensify any practical impacts on parks, streets, or public infrastructure, particularly when compared to other permitted land uses that could be developed in this location, eXcept for the possible wear if tractor-type implements are allowed to be drive on streets. 5. The proposed use will not be injurious to the surrounding neighborhood, will not negatively impact traffic or property values, and will not other-wise harm the public health, safety, and general welfare. Given that the proposed outdoor R&D test plots are an extension of the permitted office and indoor R&D use of the site, the test plots themselves should not generate significant traffic. And because the agricultural activities are regulated by a variety of Federal and State agencies, Planning Division staff believes that the proposal will not be injurious to the surrounding neighborhood, will not negatively impact property values, and will not otherwise harm the public health, safety, and general welfare as long as applicable regulations are enforced and reasonable conditions are imposed on an approva] to minimize such negative impacts. REVIEW OF SPECiFIC CONDiTIONAL USE CRITERIA: Given the broad possibilities for R&D activities that might occur outdoors, § 1009.02D of the City Code does not establish standards or criteria specific to outdoor R&D activities. Roseville's Development Review Committee met on February 13, 2014 to discuss this proposal; no special concerns were identified about the proposal. PUBLIC COMMENT At the time this report was prepared, Planning Division staff had not received any communications pertaining to this request. RECOMMENDED ACTION By motion, recommend approval of the outdoor agricultural research and development facilities as a conditional use for Calyxt, Inc., based on the comments and findings of this RPCA, subject to the following conditions: The research plots shall be located generally as illustrated in the concept plan reviewed with this application (i.e., the proposed office, laboratory, and greenhouse structures are situated in the southwestern corner of the property and the test plots are located north and/or east of the structures), although approval of the conditional use is not conferring approval of the overall site plan. b. The outdoor research and development activities shall adhere to the environmental regulations established in § 1011.02 of the City Code. c. All aspects of outdoor cultivation and research shall comply with all requirements from pertinent regulating agencies, and industry best management practices should be used whenever practicable. d. Any exterior lights in or near the test plots shall adhere to zoning standards far maximum light levels at property boundaries, even though such standards may focus on illumination of parking and pedestrian areas rather than elsewhere on a site. PF15-024 RPCA 120215 Page 3 of 14 Page 3 of 4