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,. � T4C: Final Review Comments Don My concern is the precedence of allowing churches in other 6-3 zones. If allowed as a'permitted' use we would see other churches go into existing buildings without required building permits, buildings they would actually not be allowed in per the building code. A very difficult and noisy problem trying to get them out or upgrade the building. If churches are to be considered in these areas it should be as a CUP or something so that they must first go through a process where the proposal is reviewed by city staff. Also, they might have a problem using the existing building on that property for what they have in mind. Might not be allowed. Deb -This site currently does not meet the City's storm water requirements, and is in a problem area. They would need to upgrade the storm sewer system to current requirements. Including water quality and quantity treatment. Meeting Roseville and Rice Creek Permit requirements. -Parking on the Xcel property would require an easement from Xcel and the area would need to be constructed of an approved hard surface consistent with code (I do not believe that it is paved today). The storm water from this lot would need to be accommodated as well. -to the west of the site and under the power lines, the City has an existing ditch. The grade of this land cannot be substantially altered. - there is a sanitary sewer easement and main line that cuts through the west portion of the site. No buildings can be constructed on this line. - there should be intemal circulation between the northerly lot and the southerly lot. Duane I concur with Deb's comments and reiterate my concern with compatability with current and future uses in the area. Bryan We zoning types have talked extensively, in circular fashion at times, about this application and have decided that the Comprehensive Plan does not indicate that institutional uses are appropriate for areas, like the Denny Hecker property, which are guided for Regional Business uses. While the sort of traffic impact anticipated with the various aspects of the proposed use is not inconsistent with other permitted uses, we've determined that the Comprehensive Plan means to reserve the valuable land in Regional Business areas for revenue-generating, commercial uses. There are, of course, situations in which a revenue-producing property could be made tax-exempt through a change in property ownership - even though the use of the property is essentially unchanged — and the City would have no control over such situations, but the City has the opportunity to deny a request to change the zoning rules to allow tax-exempt uses. I should be clear that our resistance to the proposed church has nothing whatsoever to do with the religious aspect of a church. The very same facility that is being considered for a church could be used instead for a puppet theater and puppeteer training facility; the activity of the site (as viewed from neighboring properties) might be indistinguishable from a church but, if the puppet theater organization is tax-exempt, it would be equally inappropriate in a Regional Business area. Moreover, in the process of reviewing this application, we've discovered that the current B-3 zoning allows many uses that are very similar to a large puppet theater company or a big, contemporary church; we'll have to reevaluate these uses during the current zoning update process to ensure that the new zoning code contributes to achieving the goals of Roseville's Comprehensive Plan.