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5'ho�°eland Ordinanee/B-6Zoning O��di�a�xce Summary Twin Lake.r Mixed Use Redeveldpmenl - Rosevilie, Minnerota Sanitary Sewer CapacatylWater �dequac,y/Stormwater Syslem/Roadtivay Capacity February 10, 2005 Governnsent Ap�rovals Sc�tedttlelSite Plan Modificatrons �'c,y�,• 4 of 7 Some of the residential districts will also allow more intensive, quasi-commercial uses as a Conditional Use Permit For example, hospitals, nursing homes, and motels are allowed in the R-3 and R-4 districts when a Conditional Use Permit is issued. None of the residential districts, however, allow retail, office, and business uses as anticipated by the Comprehensive Plan's Business Park land use designation. Also, the residential districts do not anticipate the "master plan" or "integrated" design themes of the Business Park designation. As a result, none of the residential zoning districts are suitable to implement the City's Comprehensive Plan or to accommodate Rottiund's proposed develop�neut plan. The Business Use zoning categories are equally limited in scope and regulatory coverage to acco��i�odate the diversity of land uses and comprehensive design and planning procedures anticipated as part of the Twin Lakes Redevelopment Area. Only the B-4, Retail-0ffice-Service District, and Shopping Center District warrant consideration. Each of these districts allow for a greater diversity of land uses and attempt to acco�ninpdate more intensive and higher valued development and redevelopment projects. Both of these districts, however, do not include residential land uses and do not appear to demand the higher level of integrated planning and design as required by the B-6 District; in addition to this diversity of land uses, the B-6 District requires a large degree of planning and design that has already been completed by the City of Roseville. B-6; Mixed Use Business Park District, is the preferred zoning category for Phase i of the Twin Lakes Redevelopment Area. A mixed-use business park land use designation is defined as an architecturally and geographically defined mix of office, office-showroom, medical, and technology based users with support services such as retail, health, fitness, lodging, and multi-family housing. This "Business Park" is in a redevelopment area. The environmental review has already been completed for the area and the infrastructure needs and preliminary master plan for the area have also been completed. Permitted uses in the �-& N1�ed Use Business Park include: ■ Office, business and professional; ■ Medical and dental clinics and laboratories; Hotel and motel; ■ Hospital; Research, design and development; ■ Bank and financial institutions; Health clubs; Restaurants; ■ Retail sales ■ Daycare Centers; Parking to accommodate approved land uses; Multi-family housing. All of these permitted land uses are proposed as part of Rottlund's Phase I development plan. Upon review of the City's Comprehensive Plan, Zoning Code, Twin Lakes Master Plan (2001) and Twit� Lakes AUAR (2003 ), it is our opinion that the B-6 Mixed Use Business Park District is t��e most appropriate zoning category to implement the City's Comprehensive Plan and to accommodate Phase I of the Rottlund Twin Lakes Redevelopment Plan.