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a. Create a buffer to protect and enhance the public enjoyment of Langton Lake. b. Protect the residential neighborhoods with less intrusive land uses. c. Create a livable environment with a mix of compatible uses. d. Create compatibility between uses and building designs in order to encourage new investment, protect and enhance existing value. e. Minimize the impact of commercial traffic onto residential streets; reduce congestion at main intersections; clean up soil and groundwater pollution. 1. Clean up soil and groundwater pollution. g. Provide a range of quality jobs. h. Diversify the tax base. L Provide a flexible land use plan. j. Locate uses in areas where they can best take advantage of necessary market forces. Merle Goodmanson, 2630 Fairview Avenue, stated that the plan would be good for Roseville businesses. How much more traffic will this create? Will mass transit be placed on the railroad line? There are eleven houses in the area. Dennis Welsch explained the environmental and transit plan. Bruce Carlson, Northco Real Estate Services, expressed concerns with flexibility for continued uses and existing tenants; and is supportive of plan and vision and may be interested in future development of the area. Within Twin Lakes Northco owns 440,000 sq.ft., 32% of tenants are conforming. The remodeling of buildings for tenants may be difficult. Office developers may not be possible at this time, but "office" will revive itself over time. Could the Planning Commission make a "business-friendly" policy statement? Member Mulder asked Mr. Carlson for clarification of short-term revenue versus long-term value of the site. At what point in time will some of the uses move out of the Twin Lakes area. The current uses should remain and be successful, but the next new use must adhere to the B-6 zoning district. Member Cunningham asked if non-conforming use could expand the office use. (Yes) Rick Jolley, 1990 Brenner Avenue, expressed concern about the concept of wide ranging B-6, noting "Housing" abutting Brenner Avenue is not specific enough. Member Mulder responded that a key is that uses will eventually transition to multi-family housing. Member Cunningham noted the importance of buffers within each development. Could the zoning (B-6) be strengthened to include new language requiring multi-family and buffering? Mr. Jolley asked if there was an opportunity to change the language in B-6 zoning district text before adoption of this Code. (The Comprehensive Plan also makes mention of the buffering and multi-family.) Sean Regan, representing Regor Properties and the Fruehoff and UMADCO buildings along County Road "C" and west of Byerlys. Mr. Regan stated his property is closer to redevelopment than others. His property was retail at one point in time. He estimated that none of his tenants would comply with the new zoning; but want to work with the City on new uses. His property is designated for "Hi-Tech" and "Hi-Flex". Chair Duncan explained that a non-conforming use might replace a non-conforming use. No further comment was offered. Chair Duncan closed the hearing. Motion: Motion by Member Mulder, seconded by Member Bakeman, to recommend approval to rezone from an existing mix of Industrial (1-1, 1-2), Business (B-4, B-1) and Residential (R-1) land use zones to Mixed Use Business Park District (B-6) for all the parcels located within the Twin Lakes Master Plan area as identified on the attached legal description, based on findings in Section 4 and 5 of the project report dated June 5, 2002. Member Mulder explained the need to keep communication open with property owners. Member Cunningham noted it is good planning policy to deal with projects and buffers. Ayes: 5 Nays: 0 Motion carried.