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enhance the neighborhood. It is clear that there would be a tax differential <br />from the current occupant, since the church use would be exempt from real <br />estate taxes. <br />5. The applicant shall demonstrate by clear and convincing evidence that the <br />proposed use can be accommodated with existing public services and will not <br />overburden the City's service capacity. <br />The materials state that there is no expected concern over utility usage or <br />other public services. With regard to roadways, the applicant suggests that <br />its use of the property would be less than the current occupant due to <br />automobile activity that is typically far lower, and the lack of truck use. The <br />primary issue would appear to be traffic loading at the intersections near the <br />freeways serving the Little Canada area. Country Drive and Little Canada <br />Road, in particular, have been the focus of traffic discussions in the past. <br />While this use would not conflict with other industrial users, it could raise <br />issues related to other church-generated traffic in the community, such as SL <br />John's. Planning staff has not been able to find reliable information about <br />traffic generation and distribution for churches that would be applicable to <br />this request. <br />In summary, the church use of the facility would not likely interfere with surrounding <br />industrial uses in the neighborhood. Because the applicant has not submitted specific <br />data, we do not have information related to the proposal's potential impact on property <br />values. From a public services standpoint, the primary issue may be related to traffic, <br />although the peak traffic generation periods do not conflict with the surrounding industrial <br />land uses. If the City approves the rezoning proposal, it should be based on findings that <br />the new use would not have a negative impact on surrounding properties and /or public <br />services, and that traffic would not create problems due to differing peak use times from <br />that of the surrounding industrial areas. If the City intends to deny the rezoning proposal, <br />it should be based on findings that the proposal is inconsistent with the Comprehensive <br />Plan as it would remove a significant parcel of commercial /industrial land from the City's <br />limited supply of such land. <br />cc: Kathy Glanzer <br />Greg Schroeder <br />Steve Westerhaus <br />Terry Maurer <br />Tom Sweeney <br />Dick Daniels, Christ Community Church <br />Page 43 <br />