10-10-2001 Council Agenda - Laserfiche WebLink

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The Comprehensive Plan policy section encourages the continuation of the industrial pattern, promoting upgraded site and building development when possible. The Plan statements are characterized by concerns over maintaining the existing tax and employment base, and ensuring compatibility of new uses with the predominant existing land use pattern. The land use plan also guides the site (and the area) for industrial uses. This reflects the City Council's intention during the recent Comprehensive Ran update process. The proposed church use is clearly different in character from that of the surrounding uses. The church generates a significant amount of automobile traffic, albeit most often during periods when the surrounding area is "off- peak ". The church has presented its support of the rezoning proposal as the opportunity to create a break in the continuous industrial pattern, establishing a more open, green space in the neighborhood. The church further relies on a series of social or intangible benefits to the community in support of its proposal. At issue in the rezoning analysis, however, is how the proposed use fits the site in question. Planning staff believes that the site - specific tests for rezoning are not met, even though the benefits proposed by the applicant may be attractive. As such, based on the criteria listed in the zoning ordinance, staff does not recommend the rezoning as proposed. Although the middle of a residential neighborhood is probably not an appropriate location for a large church, proximity to residential or school areas would allow the community to make the most of the offerings of this type of facility. Even though most will drive to a large church, the facilities offered by the applicants would have greater accessibility in other areas of the community. The proposed location is isolated from most of Little Canada's residents by freeways, railroads, and industrial parks. There has been some discussion raised as to the church's similarity to certain uses that are allowed in the B -W District, most notably, theatres and health clubs. In reviewing this idea, staff notes that churches, including the programming ideas raised by this applicant, also present a number of characteristics that are clearly different from B -W uses, including church school classes, bible study classes, and other similar activities. Planning staff believes that the re -use of the Knox site should be considered not as how it might be compared to the previous use or to other B -W uses. Instead, we would recommend that the re -use of the Knox site should be compared to its potential "highest and best use ". In this vein, Knox Lumber was arguably a significant under - utilization of Page 9