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�i 6.0 �2 6.1 73 74 75 �s �� 78 79 �o �31 �2 fi.2 83 THE COMPREHENSIVE PLAN AND LAND USE The descriptions of the land use designations in the Comprehensive Plan are included with this staff report as Attachment D. Churches, like all other uses identified as institutional land uses, are explicitly allowed in areas guided for Institutional uses and, by more implicit reference, in Community Mixed Use areas. While many other land use designations promote rather broad mixes of uses, all of the other land use designations are silent on the topic of institutional land uses. That is, none of the other designations explicitly or implicitly allows institutional land uses; this omission, whether accidental or intentional, contributed significantly to the determination by Planning Division staff that institutional uses like churches were inappropriate in areas guided by the Comprehensive Plan for Regional Business land uses. Several Councilmembers maintained, however, that churches were not intentionally excluded from other land use designations, including Regional Business. If the City 84 Council determines that all land use designations are meant to allow institutional uses $5 even though the final definitions of most of them fail to include institutional land uses, $s then perhaps a Comprehensive Plan amendment is not necessary for approving the 87 proposed ZONING TEXT AMENDMENT. 88 89 90 91 92 93 94 95 96 97 98 7.O THE COMPREHENSIVE PLAN AND AMENDMENTS If institutional uses are, in fact, excluded from everywhere except the Community Mixed Use and Institutional areas, the only way to allow institutional uses in more areas is to amend the Comprehensive Plan. The process to amend the Comprehensive Plan would require the City to hold an open house meeting, a public hearing held by the Planning Commission, and subsequent action by the City Council. Given the application submission requirements (even if Roseville is the applicant) and schedule of City meetings, the process could not take less than 45 days. More realistically, the timeline is apt to be closer to 60 days but, if begun promptly, the Comprehensive Plan Amendment process could be completed by the extended deadline for action on the current zoN�tv� TEXT AMENDMENT application. 99 H.O RECOMMENDATIONS AND SUGGESTED ACTIONS 100 1U1 102 103 104 105 106 io� 8.1 Give due consideration to the guidance of the Comprehensive Land Use Plan, based on the comments in Sections 5-7 of this report, and determine that Institutional uses are not appropriate in areas guided for Regional Business land uses. In this case, Planning Division staff suggests passing a motion to deny the proposed zolv[1vG TExT AMENDMENT for Twin City Chinese Christian Church to allow churches in the General Business District. or : 109 � � �- 110 � � 111 112 113 or Give due consideration to the guidance of the Comprehensive Land Use Plan, based on the comments in Sections 5-7 of this report, and determine that Institutional uses are appropriate in areas guided for Regional Business land uses, but that the Comprehensive Plan must first be amended to allow such uses. In this case, Planning Division staff suggests determining which land use categories ought to include institutional uses and directing staff to initiate the COMPREHENSrvE PLAN AMENDMENT process. PF10-006 RCA_032910 (3).doc Page 4 of 5 ^ �