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6. Big box retail and strip retail centers are not recommended as a primary, stand alone use (compared to support retail in mixed use buildings) because of the increased level of traffic, hours of operation, reduced job generation, lower wage structure, and generally, the lower value of building finish. Because retail was designated in the original 1987 plan, the Planning Commission recommended that a second scenario be studied for the southeast portion of the business park (Regan Properties). A mix of Option 2 and 3(office/medical, office hi-tech flex and housing, page 8) is a much improved and still flexible fit for the Twin Lakes Business Park existing new buildings and future buildings, and for the surrounding area. It is most consistent with the existing comprehensive plan business park concept, providing more land use detail and better environmental clean-up but with less traffic impact on the adjacent residential neighborhood and business park users (compared to heavy industrial trucking or retail uses). A mix of uses (including support services and support retail) within parcels and within individual buildings is recommended where possible. Selecting this variation also improves (with good site planning) the park-to-lake land use transition into the business park. Adding some multiple housing is also suggested to enable a better buffer between the existing neighborhood and the business park and to maximize the advantage of the Langton Lake and park. There is a strong market for both high-end rentals, workforce rental and ownership town homes in Roseville especially with the high employment base and shift in quality of life focus. Work with the 35W Coalition and the Metro Council has shown that more people are choosing to live closer to work and recreational and cultural amenities available in first ring suburbs. 4.0 PLANNING COMMISSION RECOMMENDATIONS: 41 After a summary of the strategy and the findings from the focus group meetings, and public comment, the Planning Commission adopted and recommended a mix of options 2 and 3(see land use map attached). 4.2 In addition, the Planning Commission recommended a second study scenario for the Regan parcels located in the southeast sector (area cross hatched on map) that would review the impacts of the `Big Box Retail" use based upon the 1988 master plan that included this area as retail. The AUAR process requires that land owner plans for sites be reviewed as part of the process. PF3232 — RCA(010801) Page 5 of 6