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8.0 : '� ^ Roseville relies heavily on tax revenues from its commercial and industrial areas to keep residential taxes as low as possible. Increasing the number of tax exempt uses in commercial areas, therefore, incrementally shifts the tax burden toward homeowners. RECOMMENDATION Based on the comments in Sections 6-7 of this report and the findings below, Planning Division staff continues to recommend denial of the proposed ZONING TEXT AMENDMENT: a. Contemporary churches, like many other institutional uses, might have traffic impacts similar to regional commercial uses, but such institutional uses tend to be exempt from property tax assessments; b. c. The Comprehensive Land Use Plan is intended to reserve the valuable lands designated as Regional Business land use areas for revenue-generating, commercial uses; and Other locations guided for Institutional or Community Mixed Use land uses are designed to accommodate institutional uses. 8.2 If the City Council wishes to consider approving the requested ZONING TEXT AMENDMENT consistent with the recommendation of the Planning Commission, Planning Division staff would urge that the City Council give due consideration to the guidance of the Comprehensive Land Use Plan. The Regional Business land use designation must support institutional uses if the Zoning Code is to be changed to allow the proposed church as a conditional or permitted use. 9.0 9.1 SUGGESTED ACTION By motion, (�eriy ihC pCOpOSefl ZONING TEXT AMENDMENT fOT TWin Clty Chlriese Christian Church to allow churches in the General Business District, based on the comments of Section 5-7 and the findings of Section 8 of this report. 9.2 Or, if the City Council wishes to approve the proposed ZONING TEXT AMENDMENT, direct staff to prepare a Comprehensive Plan amendment to allow for institutional land uses in Regional Business areas. Because the process to amend the Comprehensive Plan would require the City to hold an open house meeting, before the public hearing held by the Planning Commission and subsequent City Council action, Twin City Chinese Christian Church would need to extend the timeline for resolving the zotv�r� TExT AMEtvDMENT application unti] the conclusion of the Comprehensive Plan amendment process. Prepared by: Associate Planner Bryan Lloyd (651-792-7073) Attachments: A: Area map C: Applicant narrative B: Aerial photo D: Draft public hearing minutes PF10-006_RCA_032210 (2).doc Page 5 of 5