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because we're virtually built out, but you know, there are several instances I've pointed out to staff that are commercial areas adjoining residential areas. So for example, would a buffer zone be suggested? Would it be required? Would it be a staff recommendation? Commissioner Nagler: If this were being built anew? Commissioner Balch: Anew. Commissioner Nagler: Good question. Beaudin: We have guidelines and we have standards and there are certainly best practices around these kinds of uses. We also would want to make sure though that the use is economically viable. This is a property that is zoned for this kind of activity and so we want to make sure that we're not creating conditions of approval that would in some way limit significant portions of a property and make it not economically viable and not usable. I can't remember if it was a master use permit or a master plan for the church next door. We took a different tact there. We left some of that space as more passive, so we would continue to approach it that way. To answer your question at a higher level, the reason they are conditional use permits is because they're slightly unique. So I would say the church next door to this facility is more proximate to the neighborhood, this site; closer to Hopyard. We would want to look at it case -by -case. We want to make good buffer determinations and decisions and we want to take noise and activity and parking and other impacts into consideration, but that's why we all come here every couple of weeks —to make sure we understand the site, understand the impacts and we're doing the best job possible. Commissioner Nagler: Thank you very much. So, can I just continue with my other question? So Jenny, the Miller's obviously point out in their correspondence to the City and to the Commission that they believe that the Masons have lost their non - profit status and no longer have an active business license with the City. I don't know if that's true or not true, but does it matter? In other words, would our approach to this question be any different if they weren't a non - profit or qualified as a non - profit or not? Is that a relevant factor? Harryman: If I could jump in here. They are a Masonic Lodge and I don't know that it does. We don't track that. Commissioner Nagler: Thank you. Commissioner Balch: But, by nature of the condition, it's a condition that this, for example, would be non - commercial use. Harryman: So just as the 1977 staff report recognized, the Masons rent out facilities. That was noted just like churches or religious facilities will have bar mitzvahs, weddings, various things, day cares...child cares are quite common on church sites and other religious institutions so it's not uncommon. I'm going to jump ahead to a question that I expect will come up at some point in time just because I think this commercial question's going to come up. So the Scottish Right's case was referenced in the Miller's EXCERPT: PLANNING COMMISSION MINUTES, June 22, 2016 Page 2 of 52