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responsibility of new development to ensure compatibility with e�sting uses (adj acent uses outside the Master Plan area). f. The City encourages the use of shared parking, ramped parking and a regional water retention plan when appropriate to reduce impervious surfaces and increase green space. The Twin Lakes Design Guidelines (1988) are the current Design Guidelines until superceded by amendments or "parcel specific" planned unit development ordinances. g. To ensure orderly, fair, efficient and cost-effective redevelopment, the City will use eminent domain — condemnation — in cases where acquisition of the land area and construction of public roads and parks, utilities and/or storm sewer are deemed in the public's interest by the City Council. In addition, to induce further new private investment that is in the public's best interest and ensure that the City is paying a fair price while not overpaying for speculative development, condemnation may be used as a last option in redevelopment negotiation process to determine a fair market value of the properiy. All condemnation initiatives require City Council approval. Further objectives of the renewed master plan are outlined in the full Twin Lakes Master Plan prepared by staff and reviewed by the Planning Commission on November 8, 2000 and December 13,200 1. This master plan document serves as the official amendment to the Comprehensive Plan for Twin Lakes as a`Business Park". All the elements of the plan will be addressed and reviewed as parcels are redeveloped. 7.0 STAFF RECOMMENDATIONS and COMMENT 7.1 The Planning Staff recommends approval of Scenario 1(as opposed to Scenario lA with a retail component) as most consistent with the comprehensive plan and vision for the Twin Lakes Area. 7.2 While there were no significant traffic impact differences between the high-tech scenario (1) and the retail scenario (lA) during the normal shopping week, there can be a significant difference during peak holiday shopping periods. In addition, the number of head of household jobs and payroll created for the high-tech scenario is significantly higher. The Regan area that was studied for a possible change to big box retail is currently designated industrial and zoned I-2 general industrial. 7.3 The Community Development and Public Works Staff also support and recommend the findings of the AUAR and the Plan that address mitigation factors to minimize the environmental impacts created based upon the renewed Twin Lakes Master Plan. 7.4 As the area redevelops, the environmental impacts created are not significant and with the implementation of the mitigation factors the impacts are minimal especially when considering the alternative of "no redevelopment". The opportunity lost by allowing the area to remain underutilized is significant. Not only are there economic benefits with $400 million in new value, 5,000 new jobs and 600 new housing units, there are also intangible community benefits by providing a master plan that: PF3232 — RCA(062601) Page 5 of 6