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Mounds View Planning Commission March 17, 2004 Regular Meeting Page 4 ________________________________________________________________________ Chair Stevenson indicated that the situation is unique and that would eliminate any issues with having to do the same for other zoning districts. Commissioner Johnson asked whether this use fit the City’s Comprehensive Plan for this location. Chair Stevenson indicated it did not. Mr. Soule said he does not think the City would be putting itself into a box and have to let other religious organizations go into other PUDs because this situation is unique and the City has very broad discretion on its rationale for denial. He then suggested that having the church come to the 60% vacant building would be good for the City in ways other than tax base. Commissioner Johnson commented that there are other reasons why the building is vacant and he knows them all. Mr. Soule said he feels this is a defensible exception and the City could point to the facts and differentiate this circumstance from another applicant. Chair Stevenson, speaking on behalf of an absent commissioner, commented that the property is large and asked what the plans for the rest of the site are outside the church building and parking. Mr. Sentman indicated that the site is not too small and they are concerned if there will be enough parking not whether it is too much. He then said that, if starting from scratch with a vacant site, they would be seeking 8 to 10 acres of land. Planner Prososki indicated that the site is fully developed with the building and the parking. Commissioner Miller asked if some of the space is going to be leased out. Mr. Sentman indicated that they would like to be able to financially afford to convert all the space now but it may be three to five years before they can afford to do so. He then said that there has been discussion of renting out some of the existing office space. Chair Stevenson asked whether they intended to seek approval for more building space. Mr. Sentman indicated they did not. Jane Richter, a resident of Mounds View for 25 years and a teacher at Edgewood said she would love to have the church come to the City and then said that they raised their children at Bethlehem and it was a wonderful place for them. Dennis Richter said that the City could expect a steady flow of traffic to and from the church all week long for meetings and various events. He then said that he feels the church improves the social situation in its current location and will do so if it comes to Mounds View.