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unanimously (i.e., 4-0) to recommend amending the text of the B-3 District to permit churches. Draft minutes from the public hearing are included with this staff report as Attachment D, but a few of the more significant issues are further discussed in the following sections. 7.2 In recommending approval of the requested ZONING TEXT AMENDMENT, Planning Commissioners cited the goals expressed in Imagine Roseville 2025 pertaining to encouraging diversity in the community. While Planning Division staff is supportive of goals that promote and facilitate diversity, staff believes that the fundamental question in this application is whether the RB areas are meant to include institutional uses — not, frankly, whether they are meant to include Chinese or Ukrainian or Lutheran institutions. More importantly though, staff believes that the institutions or other resources or facilities that support Roseville's varied residents, who make up a relatively small part of T4C's regional congregation, must also be located in places consistent with the Comprehensive Land Use Plan, rather than approved wherever they may be proposed. 7.3 Planning Commissioners also indicated very little concern about the "unintended consequences" of allowing churches in B-3 Districts in light of the fact that this district will likely be replaced in a relatively short period of time as part of Roseville's ongoing zoning code update process; to wit, the consensus was that this specific zoning district would probably no longer exist by the time other churches submitted building permit applications for new facilities on other sites in B-3 districts. Planning Division staff finds this to be a short-sighted approach. Even though staff will be proposing replacements for B-3 and other districts in the coming months, the new business districts will have to account for all of the uses in the existing business zoning districts. Some outdated uses (e.g., "physical culture") and some overly specific uses (e.g., "picture framing") can be easily removed from the new zoning code in favor of something more appropriate, but removing a newly-permitted use that has been added during the zoning code updute process, would be a considerably more complicated proposition. After all, if institutional uses are today found to be appropriate in areas guided for RB uses through the approval of the presently-proposed church, determining them to be inappropriate in 6 months' time would seem to be rather arbitrary. 7.4 Several times during the public hearing, Planning Commissioners erroneously suggested that the only way to accommodate a new institutional use would be to replace an existing institutional use because the Comprehensive Plan does not guide any vacant land for Institutional land uses. Planning Division staff wishes to offer the reminder that the Comprehensive Plan does allow institutional land uses in the Community Mixed Use area — which generally corresponds to the redevelopment area known as Twin Lakes — as well. 7.5 Finally and, perhaps, most importantly, Planning Division staff is concerned that the Planning Commission might not have given adequate consideration to the question of whether or how the Comprehensive Land Use Plan allows institutional uses in Regional Business areas. As described in the Staff Comments section of this report, Planning Division staff has given considerable time and attention to the Comprehensive Plan and has determined that areas guided for RB uses are meant to accommodate commercial businesses. Ideally, these businesses will individually generate commercial traffic that will benefit the other businesses in the area, resulting in a synergistic, mutually- supportive commercial environment that will, in turn, strengthen the City's tax base. PF10-006 RCA 032210 (2).doc Page 4 of 5 � �