5. OLD BUSINESS None 6. NEW BUSINESS None

Transcription

1 AGENDA PLANNING COMMISSION Tuesday, July 10, :30 PM City Council Chambers 125 E Avenue B, Hutchinson, Kansas 1. ROLL CALL Richardson Woleslagel Bisbee Hamilton Wells Roberts-Ropp Carr (Vice Chair) Peterson Hornbeck (Chair) 2. APPROVAL OF MINUTES Meeting of June 26, CORRESPONDENCE & STAFF REPORTS Motion to accept correspondence and staff reports into the official record. 4. PUBLIC HEARINGS a. CPA Comprehensive Plan Land Use Map Amendment for 17 West 13 th Avenue Request for the re-designation of 17 West 13 th Avenue from High Density Residential to Commercial (Staff Representative: Aaron Barlow) Action: Motion to recommend (approval / denial) of Comprehensive Plan Land Use Map Amendment request CPA to re-designate property located at 17 West 13 th Avenue from High Density Residential to Commercial based upon a finding that the factors required for approval are (met / not met). b. ZA Zoning Amendment for 17 West 13 th Avenue Request to rezone of 17 West 13 th Avenue from R-4 Residential Neighborhood Conservation District to C- 4 Special Commercial District. (Staff Representative: Aaron Barlow) Action: 5. OLD BUSINESS None 6. NEW BUSINESS None Motion to recommend (approval / denial) of Zoning Amendment request ZA to rezone property located at 17 West 13 th Avenue from R-4 Residential Neighborhood Conservation District to C-4 Special Commercial District based upon a finding that the factors required for approval are (met / not met). 7. UPCOMING CASES a. ZA Use Table & R-6 Infill Zoning District Public Hearing (August 14, 2018) 8. ADMINISTRATIVE CASES None 9. COUNCIL ACTION ON CASES a. ZA Landscape & Paving Amendments (July 3, 2018) 10. OPEN COMMENTS FROM THE AUDIENCE (Please limit comments to five minutes.) 11. ANNOUNCEMENTS 12. ADJOURNMENT Staff Contacts: Jim Seitnater Aaron Barlow Amy Allison Jade Shain Charlene Mosier

2 Item 2 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, JUNE 26, 2018 MEETING LOCATION: CITY COUNCIL CHAMBERS 125 EAST AVENUE B 1. ROLL CALL The Planning Commission meeting was called to order at 5:46 p.m. with the following members present: Jon Richardson (9/10), Brock Wells (9/10), Tommy Hornbeck (8/10), Terry Bisbee (9/10), Valery Roberts- Ropp (9/10), Janet Hamilton (8/10), Todd Carr (9/10), and Darryl Peterson (8/10). Member Mark Woleslagel (6/10) was absent. Planning Staff present were: Jana McCarron, Director of Planning & Development; Amy Allison, Senior Planner; Aaron Barlow, Associate Planner; Charlene Mosier, Planning Technician; and Jade Shain, Planning Technician. 2. APPROVAL OF MINUTES The minutes of the June 12, 2018 meeting were approved on a motion by Carr, seconded by Hamilton, passed unanimously. 3. CORRESPONDENCE & STAFF REPORTS The documents and staff reports were accepted into the official record on a motion by Bisbee, seconded by Carr, passed unanimously. 4. PUBLIC HEARINGS a. ZA Zoning Amendments for Parking, Landscaping & Related Sections Hornbeck opened the public hearing asked for the staff presentation. McCarron provided the staff presentation. Staff recommended approval of the request. Citizens who addressed the Commission on this matter were Jack Martin, former Planning Commissioner; Steve Dechant, City Councilmember, and Jim Gruver, local developer. Mr. Martin spoke in favor of the recommended changes. Mr. Gruver was not opposed to the changes but indicated that there are still some properties that won t be able to meet the new requirements. He encouraged economic development in the City. Mr. Dechant urged the Commission to be thoughtful about their choices and indicated that the decisions made today would impact the City far into the future. He mentioned that aesthetics are a valid consideration and the City cannot only look at economics when developing standards for our community. The Commission considered lowering the threshold for expansions to 20%, as well as possibly calculating parking needs on the expanded portion of buildings only, but ultimately decided to go with Staff s recommendation of 30% as the threshold. Hornbeck asked for staff s recommendation; McCarron responded that staff recommends approval. Hornbeck closed the public hearing and asked for a motion. 1

3 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, JUNE 26, 2018 Motion by Richardson, seconded by Hamilton and passed unanimously, to recommend approval to City Council of proposed changes to the City of Hutchinson Zoning Regulations pertaining to landscaping, paving/parking, administrative adjustments and exceptions. This item will be considered by City Council on July 3, OLD BUSINESS a. None. 6. NEW BUSINESS a. SDP Prairie Star II Preliminary Plat, Request for approval of the preliminary plat of the Prairie Star II Addition. Hornbeck asked for the staff presentation. Allison provided the staff presentation. Allison said that this case is a request for preliminary plat approval to replat Lot 1, Block A of Prairie Star Addition and adjoining lots, located at 2700 E 30trh Avenue, as Lot 1-2, Block A Prairie Star II. She said that the preliminary plat meets all the requirements of the Subdivision Regulations. Hornbeck asked for the applicant presentation. Dan Garber, Garber Surveying, said that the pedestrian easement on the original Prairie Star plat has been vacated. The sewer easement is also being vacated. Motion by Bisbee, seconded by Carr and passed unanimously, to approve the Preliminary Plat for the Prairie Star II Addition, a replat of the Prairie Star Addition and adjacent lots. b. SDF Prairie Star II Final Plat, Request for recommendation to the City Council on the final plat of the Prairie Star II Addition. Hornbeck asked for the staff presentation. Allison provided the staff presentation. Allison said that this case is a request for final plat approval to replat Lot 1, Block A of Prairie Star Addition and adjoining lots, located at 2700 E 30trh Avenue, as Lot 1-2, Block A Prairie Star II. She said that the preliminary plat meets all the requirements of the Subdivision Regulations. Allison discussed the Conditions of Approval: 1. Title Report. A Title Report, completed within 90 days of the application date, must be submitted to the City 7 days prior to placing this item on the City Council agenda. 2. Signed and Notarized Mylar. A signed and notarized mylar shall be provided to the City a minimum of 7 days prior to placing this item on the City Council agenda. 2

4 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, JUNE 26, Proof of Paid Taxes and Special Assessments. A signed certification of paid taxes from the Reno County Treasurer shall be provided a minimum of 7 days prior to placing this item on the City Council agenda. 4. Check for Recording Fee. A check in the amount of $29.00 made payable to the Reno County Register of Deeds shall be provided within 7 days prior to the desired City Council meeting for consideration of the Final Plat. 5. Garage Demolition. The garage located along E 30th Avenue shall be demolished and the access removed prior to approval of an occupancy permit for the Expansion. Motion by Bisbee, seconded by Carr and passed unanimously, to recommend approval with conditions of final plat number SDF for Prairie Star II, for property located at 2700 E 30th Ave, to the City Council based upon a finding that the plat is compliant with the Hutchinson Subdivision Regulations and pursuant to the staff-recommended conditions of approval. 7. STUDY SESSION ZA USE TABLE MODIFICATIONS McCarron began the study session by sharing the background of what prompted use table modifications. In February 2011, the City of Hutchinson adopted new Zoning Regulations, including the current Table of Land Use Categories. The table has more than 300 classifications of uses and has proven to be internally inconsistent, as well as cumbersome to use. In Fall 2017, Planning Staff held a Study Session with City Council to discuss updating the Table and outlined the proposed process. City Council endorsed moving forward. Next, McCarron provided a summary to the major changes of the land use tables in each of the zoning districts: Residential Use Table, Commercial Use Table, Industrial & Other Use Table, and Accessory Use Table. McCarron next brought up outstanding issues for discussion: Accessory Dwelling Units (ADUs), Inoperable Vehicle Storage Accessory to Vehicle Repair, and the Adult Entertainment District. ADUs: McCarron proposed allowing this development in lower density zoning districts R-3 and R-4 because there is community demand for it. Discussion: The board wondered about what this would do to the character of these neighborhoods but admitted that residents were already doing it in ways that conformed to the code (by using attached breezeways). They agreed there should be a limit of 1200 ft ^ 2 on ADUs for lower density zoning districts. Inoperable Vehicle Storage: McCarron explained that the City s Zoning Regulations classify storage of more than one inoperable vehicle for more than 3 weeks (non-residential district) as a salvage use. Salvage uses are only allowed in the I-2 and I-3 Zoning Districts and require conditional use permits. In practice, many of the older auto repair shops in town have more than one inoperable vehicle stored on the property and these vehicles are often stored for more than 3 weeks. These businesses do not comply with the City s regulations and it is staff s opinion that some inoperable storage should be allowed. However, if there are no regulations on inoperable vehicle storage, these sites can become replete with inoperable vehicles and a blight on the neighborhood. The State of Kansas also regulates salvage yards, requiring that more than 10 inoperable vehicles on a property meet state requirements. McCarron said that our current regulations are difficult to enforce because there are so many properties around the 3

5 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, JUNE 26, 2018 City in violation and said there is not enough staff to enforce it. Discussion: Bisbee suggested that the number should be increased to six and that inoperable vehicles should be screened by a six-foot solid fence. Richardson thought there should be a lot coverage limit for inoperable vehicles, perhaps around 10%. Adult Entertainment District: The City s regulations presently handle adult entertainment as an overlay district, however, no locations are identified on the official zoning map, meaning that any adult entertainment use would require a rezone. Staff proposes treating adult entertainment as a use rather than a zoning district and keeping the separation requirements specified in the current district. McCarron added that after discussion with the City Attorney, the Adult Entertainment District as is currently treated in the Zoning Regulations may not hold up in court under the First Amendment. Discussion: The Board agreed with staff s proposal. Other Items of Discussion: Large Scale Assembly: The Commission agreed that 20,000 square feet or larger could classify as a Large-Scale Assembly for the use table. Emergency Shelters: The Commission directed staff to find a balance for emergency shelters depending on their size, location and use. Shipping Facilities: Shipping facilities be grouped together. Landfill: Staff will add the landfill use under the mining use. 8. UPCOMING CASES a) ZA Elliot Mortuary Rezone (July 10, 2018) 9. ADMINISTRATIVE CASES c. Site Plan Review Egbert Liquors Approved d. Site Plan Review Prairie Star Addition Pending Platting e. Site Plan Review Cargill Expansion Approved 10. COUNCIL ACTION ON CASES a. None. 11. OPEN COMMENTS FROM THE AUDIENCE 12. ANNOUNCEMENTS McCarron said that Amy Allison, formerly the Housing Program Coordinator, has been promoted to Senior Planner. Everyone congratulated Allison for this promotion and for passing her AICP examination. Jim Seitnater will be the Interim Director of Planning and Development. 4

6 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, JUNE 26, ADJOURNMENT - The meeting adjourned at 6:45 PM. Respectfully Submitted by Charlene Mosier, Planning Technician Jade Shain, Planning Technician Approved this 10th day of July, 2018 Attest: 5

7 Planning & Development Department 125 E Avenue B Hutchinson KS STAFF REPORT Planning Commission Board of Zoning Appeals DATE: June 29, a Agenda Item #: CASE #: CPA PUBLIC HEARING: YES NO MEETING DATE: July 10, 2018 REQUEST PROPERTY PHOTO PROJECT SUMMARY COMP PLAN COMPATIBILITY Comprehensive Plan Amendment Conditional Use Permit Final Plat Language Amendment Preliminary Plat Study Session Subdivision Variance Zoning Amendment Other Appeal Special Use Permit Variance SUBJECT PROPERTY, 17 West 13 th Avenue STAFF RECOMMENDATION: STAFF APPLICANT INFORMATION STAFF REPRESENTATIVE: Aaron Barlow Associate Planner APPLICANT: Thomas Elliott Elliott Mortuary PROPERTY OWNER: Elliott Mortuary, Inc. DESIGN PROFESSIONAL: Not applicable to this case CONCURRENT APPLICATIONS: ZA APPROVAL APPROVAL WITH CONDITIONS DENIAL APPLICATION MATERIALS: The applicant is requesting an amendment to the Comprehensive Plan Land Use Map for the property located at 17 West 13 th Avenue from High Density Residential to Commercial. This request is concurrent with a Zoning Amendment Request for this property from R-4 Residential Neighborhood Conservation District to C-2 Neighborhood Commercial District. The Comprehensive Plan Land Use Map designates the property at 17 West 13 th Avenue as High Density Residential. The proposed rezone to C-2 Neighborhood Commercial District is not compatible with the High Density Residential land use designation but is compatible with the Commercial designation. An amendment has been requested. PROPERTY INFORMATION Case-Materials ZONING: R-4 Residential Neighborhood Conservation District COMPREHENSIVE PLAN DESIGNATION: High Density Residential SUBDIVISION: Hutchinson Investment Company s First Addition EXISTING LAND USE: Vacant single-family house SITE IMPROVEMENTS: none SIZE OF PROPERTIES: 7,626 square feet LOCATION MAP Subject Property N NOTIFICATIONS & REVIEW DEVELOPMENT REVIEW: 6/26/2018 PUBLIC NOTICE PUBLISHED 6/14/2018, Hutchinson News PROPERTY OWNER NOTICE MAILED: 6/12/2018 to all 22 owners of the 25 properties within 200 feet NEXT STEPS City Council Mtg: 8/7/2018 FOR OFFICE USE ONLY Approved Approved with Conditions Denied Tabled

8 CPA Planning Commission Staff Report Comprehensive Plan Amendment for 17 West 13 th Avenue July 10, 2018 Analysis of Standard Factors Required for Making a Finding of Conformance to the Comprehensive Plan: Factor Analysis Met Not Met 1. The development proposal must conform to the spirit and intent of the Comprehensive Plan. The Land Use section of the Comprehensive Plan speaks to the promotion of logical, compatible, and safe development patterns. Though designated High Density Residential, 17 West 13 th Avenue is adjacent to a Commercial designation. Changing the use designation would maintain a logical, compatible and safe development pattern and would not create an isolated spot. Met 2. The development proposal must promote the health, safety, morals, order, convenience, prosperity, and general welfare of the community. Elliott Mortuary plans to install a parking lot at this property in the future. The proposed development would reduce the mortuary s on-street parking impact, potentially improving public safety. The proposed development would not have a significant impact on the health, morals, order, convenience, prosperity or general welfare of the community. Met 3. The development proposal must represent a wise and efficient use of public funds. The proposed change in land use designation of 17 West 13 th Avenue from High Density Residential to Commercial will have marginal, if any, impacts on public financing. An analysis of impacts to public facilities and utilities is included with the concurrent Zoning Amendment application (ZA ). Met Development Review Committee Meeting: A Development Review Committee meeting was held on June 26, 2018 to discuss the proposed Comprehensive Plan Land Use Map amendment. The committee recommended approval of the amendment. 2

9 CPA Planning Commission Staff Report Comprehensive Plan Amendment for 17 West 13 th Avenue July 10, 2018 Zoning Map: Comprehensive Plan Land Use Map: 3

10 CPA Comprehensive Plan Amendment for 17 West 13th Avenue Planning Commission Staff Report July 10, 2018 Photos: 4

11 CPA Planning Commission Staff Report Comprehensive Plan Amendment for 17 West 13 th Avenue July 10, 2018 Legal Description: The West 20 feet of Lot 16 and the East 26 feet of Lot 17, Block 6, Hutchinson Investment Company s First Addition, Hutchinson, Reno County, Kansas Exhibits: A. Public Hearing Notice 5

12 Exhibit A NOTICE OF PUBLIC HEARING HUTCHINSON PLANNING COMMISSION Notice is hereby given that the Planning Commission of the City of Hutchinson will hold a public hearing at 5:30 p.m., Tuesday, July 10, 2018, or as soon thereafter as a quorum of Commission members can be assembled, at City Hall, 125 East Avenue B, in Hutchinson, Kansas, to consider Case No. CPA , a request by Elliott Mortuary, to amend the Comprehensive Plan Map designation for 17 W 13 th Ave, (Parcel ID number ), from High Density Residential to Commercial, and to consider Case No. ZA to rezone said property from R-4 Residential Neighborhood Conservation District to C-2 Neighborhood Commercial District in the City of Hutchinson, Kansas. All interested persons may appear at the time and place specified above to give verbal testimony regarding the above proposed action. The above proposal and a complete legal description are available for public inspection at City Hall during regular business hours, as well as on the City s website at Anyone who requires an auxiliary aid or service for effective communication at the Planning Commission meeting or any City program, service, or activity, should contact Meryl Dye, ADA Coordinator, , meryld@hutchgov.com, TDD KS Relay Center 7-1-1, no later than 48 hours prior to the meeting. Charlene Mosier Planning Technician City of Hutchinson

13 Planning & Development Department 125 E Avenue B Hutchinson KS STAFF REPORT Planning Commission Board of Zoning Appeals DATE: June 29, b Agenda Item #: CASE #: ZA PUBLIC HEARING: YES NO MEETING DATE: July 10, 2018 REQUEST PROPERTY PHOTO PROJECT SUMMARY COMP PLAN COMPATIBILITY Comprehensive Plan Amendment Conditional Use Permit Final Plat Language Amendment Preliminary Plat Study Session Subdivision Variance Zoning Amendment Other Appeal Special Use Permit Variance SUBJECT PROPERTY, 17 West 13 th Avenue STAFF RECOMMENDATION: STAFF APPLICANT INFORMATION STAFF REPRESENTATIVE: Aaron Barlow Associate Planner APPLICANT: Thomas Elliott Elliott Mortuary PROPERTY OWNER: Elliott Mortuary, Inc. DESIGN PROFESSIONAL: Not applicable to this case CONCURRENT APPLICATIONS: CPA APPROVAL APPROVAL WITH CONDITIONS DENIAL APPLICATION MATERIALS: Case-Materials The applicant is requesting a change in zoning designation for the property located at 17 West 13 th Avenue from R-4 Residential Neighborhood Conservation District to C-2 Neighborhood Commercial District. This change will allow for uses related to the mortuary on the adjacent lot. The Comprehensive Plan Land Use Map designates the property at 17 West 13 th Avenue as High Density Residential, which is not compatible with the proposed zoning designation. However, a concurrent application to revise the Comprehensive Plan Land Use Map has been submitted. That request will be considered prior to this request. PROPERTY INFORMATION ZONING: R-4 Residential Neighborhood Conservation District COMPREHENSIVE PLAN DESIGNATION: High Density Residential SUBDIVISION: Hutchinson Investment Company s First Addition EXISTING LAND USE: Vacant single-family house SITE IMPROVEMENTS: none SIZE OF PROPERTY: 7,626 square feet LOCATION MAP Subject Property N NOTIFICATIONS & REVIEW DEVELOPMENT REVIEW: 6/26/2018 PUBLIC NOTICE PUBLISHED 6/14/2018, Hutchinson News PROPERTY OWNER NOTICE MAILED: 6/12/2018 to all 22 owners of the 25 properties within 200 feet NEXT STEPS: City Council Mtg: 8/7/2018 FOR OFFICE USE ONLY Approved Approved with Conditions Denied Tabled

14 ZA Planning Commission Staff Report Zoning Amendment for 17 West 13 th Avenue July 10, 2018 Analysis of Factors Required for Approval of Zoning Amendment Requests: Factor Analysis Met Not Met 1. Character of the neighborhood The property in question is located adjacent to a commercial property in a neighborhood with both commercial and residential uses. Many of the streets intersecting Main Street in this part of town contain both residential and commercial uses. Met 2. Current zoning and uses of nearby property Location Zoning Use Subject R-4 Residential Single-family residential, to be demolished. Properties Neighborhood Conservation District North C-2 Neighborhood Parking Lot Commercial District South C-2 Neighborhood Commercial District Elliott Mortuary Parking Lot East West C-4 Special Commercial District / C-2 Neighborhood Commercial District R-4 Residential Neighborhood Conservation District Engineering Consultants Office / Elliott Mortuary Single-family Residential Met 3. Suitability of the property for the proposed use as presently zoned 4. Extent of detrimental effects to nearby properties if the application were approved 5. Length of time the property has remained vacant 6. Relative gain to the public health, safety and welfare compared to the hardship imposed upon the landowner if the application were denied The applicant plans to use the property for an expansion of his adjacent mortuary business. The current R-4 zoning would not be compatible with the proposed use. There would be no immediate impacts to adjacent property owners if the zoning amendment request is approved as most of the demolition and house moving has already been completed. However, the change in zoning would allow commercial uses closer to the neighbors to the west. Any new development would have to conform with the City s regulations requiring commercial uses to be screened from residential properties. The property has been vacant for most of Health, safety, and welfare: Because the neighborhood already contains a variety of uses and zoning districts, the proposed change in zoning will not have a significant impact on the public health safety and welfare. Landowner hardship: If the zoning amendment request is denied, Elliott Mortuary will be unable make their planned expansion. Met Met Met Met 2

15 ZA Planning Commission Staff Report Zoning Amendment for 17 West 13 th Avenue July 10, Conformance of this request to the Comprehensive Plan According to the Comprehensive Plan, the property s land use designation is High Density Residential. However, a concurrent application to revise the Comprehensive Plan Land Use Map has been submitted. That request will be considered prior to this request. Met 8. Impact on public facilities and utilities Streets Alleys Sidewalks Water Sewer Drainage The proposed parking lot expansion would likely reduce on-street parking in the area. Elliott Mortuary already uses adjacent alleys for parking lot circulation. There will be a slight increase in alley use after the property is converted to a parking lot. There are no sidewalks in this area. This change in zoning district will not impact water infrastructure. In fact, the impact will be reduced after removing the single-family home. This change in zoning district will not impact sewer infrastructure. In fact, the impact will be reduced after removing the single-family home. Converting the lot into a parking lot will have an impact on drainage infrastructure. This should be offset by stormwater fees. Met Development Review Committee Meeting: A Development Review Committee meeting was held on June 26, 2018 to discuss the proposed zoning map amendment. The committee recommended approval of the amendment. 3

16 ZA Planning Commission Staff Report Zoning Amendment for 17 West 13 th Avenue July 10, 2018 Zoning Map: Comprehensive Plan Land Use Map: 4

17 ZA Zoning Amendment for 17 West 13th Avenue Planning Commission Staff Report July 10, 2018 Photos: 5

18 ZA Planning Commission Staff Report Zoning Amendment for 17 West 13 th Avenue July 10, 2018 Legal Description: The West 20 feet of Lot 16 and the East 26 feet of Lot 17, Block 6, Hutchinson Investment Company s First Addition, Hutchinson, Reno County, Kansas Exhibits: A. Table of Land Use Categories B. Public Hearing Notice 6

19 Sec Table of Land Use Categories Explanation. The Table of Land Use Categories found in Sec of these regulations is a listing of uses that may be allowed in each of the zoning districts. Land use types are grouped into specific land use categories in the table. The land use categories are later listed in each of the zoning district sections in lieu of specific use types. If a land use category is listed in a specific zoning district section, this does not mean that every use in that land use category is allowed. One must refer to the specific use types in the table to determine whether or not a particular use is permitted within a specific zoning district. The various uses within Sec are classified as: permitted (P); allowed upon approval of a conditional use permit (C); allowed upon approval of a special use permit (S); or not allowed (-). Special use permits are heard and decided by the Board of Zoning Appeals. Conditional use permits are heard by the Planning Commission, who makes a recommendation to the City Council, who in turn makes the final decision. The table in Sec also lists accessory uses which may be allowed or not allowed in each zoning district. The list of accessory uses can be found at the end of the table. Uses of land not listed in the Table of Land Use Categories are not necessarily excluded. The zoning administrator shall be empowered to make interpretations of land use categorical similarity. Exception: The Airport Industrial Mixed Use District (A-I) is not included in the Table of Land Use Categories. Please refer to for the permitted, permitted by special use permit and permitted by conditional use permit uses associated with the A-I district.

20 Exhibit A Sec Table of Land Use Categories. Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Agricultural Uses Agriculture Agricultural buildings for general agricultural use P P P P P - and Related Agricultural chemicals, fertilizer, anhydrous C C C C - Sales and Services ammonia storage and distribution Agricultural feed mixing and blending, seed sales and P P P P - grain handling operations Agricultural implement and vehicle sales and service C P S - - P P P - Agricultural processing C C C C - Agricultural research farms C Agricultural sales and services P Community gardens P P P P P P P P P P P P P P P P P P P - Equestrian centers and stables P Farm wineries C General agriculture P P P P P - Horses and other noncommercial livestock on P P residential lots Residential Uses Household Ground floor housing in a commercial building C C C - Living Manufactured homes, Residential-design P P P P P P P - P C C C C C - C Manufactured homes, Single-wide or Double-wide P P Manufactured home parks P Multiple family dwellings C P - - P P P P P P P S Single family attached dwellings / Townhomes C P P - - P P C C C C C C Single family detached dwellings P P P P P P P - P C C C C C - C Two family dwellings / Duplexes / Twin homes - - C C P P - - P C C C C C C Upper story housing C C P Residential Commercial/ Institutions Adult care homes C C C C C C - - P P C C C C C Adult family homes C C C C C C - - P P C C C C C Assisted living facilities C C C C C C - - P P S S S S S S Bed and breakfasts C - C C C C - - P C C C C C C Boarding and rooming houses C - C C C C - - P C C C C C C Convents C - C C C C - - P P C C C C C Dormitories C C C C C C - - P P C C C C C Emergency shelters C - C C C C - - P C C C C C C Fraternity and sorority houses C C C C C C - - P P C C C C C Group boarding homes C C C C C C - - P C C C C C C Hospices C C C C C C - - P S S S S S S S Monasteries C C C C C C - - P P C C C C C Nursing homes C C C C C C - - P C C C C C C Retirement homes C C C C C C - - P P S S S S S S Transitional housing C C C C C C - - P C C C C C C Institutional and Civic Uses Community Animal shelters (public) C C P C C C C C C P P P - Services and Bus/transit garages C P C C C C C - P P P - Civic Uses Cemeteries P P Churches, synagogues, temples and similar uses P C C C C C C C P P P P P P P C Columbarium P P P S S S S S Community centers and buildings P C C C C P P P C C C C C

21 Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Treatment, Rehabilitation and Incarceration Facilities Day Care and Educational Institutions Public Parks and Open Space Public and Private Utilities Fire and rescue facilities P C C C C C C C P P P P P P P P P P P - Fraternal organizations C C C - - P P P P P P P C S S S - Governmental offices and necessary secondary uses P P P P P P P P P P P P - Hospitals C C P P P P P P C Law enforcement centers including office spaces and C P P P P P P P P P P P - holding areas Libraries and museums P P P P P P P P P C C C - Planetariums P P P P P P P P P Senior citizen centers P C C C C C C - P P P P P P P P Correctional facilities (public) C C C C C C Drug and alcohol rehabilitation centers C C C C C C Half-way houses - C C C C C C C C C C C Jails C Juvenile detention centers C Prisons C Adult day care facilities C C C C C C C - C P P P P P P P Child care centers S - - C C C S - S S S S S S S - S S S - Colleges and universities C C C C C C - - C P C C C C C Licensed day care homes and licensed group day care S C C C C C S S S S S S S S S S S S S - homes (as a principal use) Licensed day care homes and licensed group day care P P P P P P P P P P P P P P P P P P P - homes (as a home occupation) Preschools C C C C C C S - S S S S S S S S Public and private schools (K-12) C C C C C C - - C P C C C C C C Trade, career and technical schools - C C C C C - - C P C C C C C C C C C - Arboretums P C P Athletic fields P C C C C C C C C C C C C C C C C C C - Dog parks (not racing) P C C C C P C C C C C C C C C - Nature centers P P Public parks, trails, picnic areas and playgrounds P P P P P P P P P P C C C C C C C C C - Public pools and water parks P C C C C C C C C P C C C C C C State Fair grounds P State Parks P P P P P P P P P P P P P P P P P P P - Amateur radio towers and antennae taller than 50 feet S S S S S S S S S S S S S S S S S S S S see Sec Amateur radio towers and antennae 50 feet and below P P P P P P P P P P P P P P P P P P P P see Sec Natural gas depots C Oil exploration and extraction C Public works facilities and related storage and C P C C C C P C P P P - maintenance garages Radio and tower transmitters (no offices) C C C C C C C C C C C C C C C C C C C C Telecommunication Facilities C C C C C C - - C C C C S S C C P P P C Wind energy conversion systems (small) see Sec. C C C C C C C C C C C C C C C C C C C C Wind energy conversion systems (commercial/utility C C C C C C C C C C C C grade) see Sec Wireless telecommunication facilities and equipment Refer to Section , Wireless Communication Facilities. see Sec

22 Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Retail, Services and Commercial Uses Adult Uses Adult entertainment C Animal Care Animal boarding, animal shelters and kennels P C - - S P P S - P P P - Pet cemeteries S P P P - Pet crematoriums S P P P - Pet grooming P C - - P P P P S P P P - Pet training P C - - S S S S S P P P - Veterinary clinics and hospitals P C - C C C C C C P P P - Business and Household Services Financial Services Food And Beverage Services General Commercial Building maintenance and cleaning services S S - - P P P P P P P P - Copying, printing, mailing and packaging services S - - P P P P P P P P - Lawn, garden and yard maintenance services S S P P P P - Locksmiths and key duplication S - - P P P P P P P P - Pest control services S S P P P - Small appliances and household equipment repair S S P P P P P P P - Well drilling or septic tank cleaning services S S P P P - Banks P - P P P P P P Brokerages P - P P P P P P Credit unions P - P P P P P P Insurance offices P S P P P P P P S S - - Financial advisory services P S P P P P P P S S - - Specialty loan services P - P P P P P P Banquet and reception facilities S - P P P P P P Brew pubs and micro-breweries S S S P Catering services P - P P P P P P Class A clubs C C C - - P P C C P P P S S S S - Class B clubs C S P P C Coffee houses and coffee shops P - - P S P P S Coffee kiosks S S P P S Demonstration kitchens (not catering) P - S P P P P Donut and pastry shops P - - P P P P S Drinking establishments, taverns and bars S S P Restaurants with drive-in service or drive-through S S S S S windows Restaurants with no drive-in service and no drivethrough P P P P S windows Antiques and collectibles stores P - - P P P P P Art galleries P - P P P P P P Arts and crafts stores P - - P P P P P Artisan shops P - - P P P P P Bicycle sales and services P - - P P P P P Book stores, and music and musical instrument stores P - - P P P P P Bridal sales and services P - - P P P P P Camping equipment sales P P P P Candy stores, candy makers and kitchens P - - P P P P P Clothing, accessories, and costume sales and rental P - - P P P P P Computer hardware and software sales P - - P P P P P Crematoriums C C C C C - P P P - Dance studios and schools P P P P P P P P Department stores C P P Drug stores and pharmacies C - - P P P P C

23 Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Specialized Commercial Dry cleaners C - - P P P P C P P P - Electronics and appliances sales and service C - - P P P P Equipment sales and rental businesses (indoors) C - - P P P P Exercise equipment sales P - - P P P P Fabric and sewing supply stores P - - P P P P P Firearms and ammunition sales C C C Florists P - - P P P P P Food store, including bakeries, meat lockers, P - - C P P P C butchers, deli, and specialty markets, but not a fullservice grocery Funeral homes and mortuaries C P P P C C P P P - Garden center C C P P P Gift stores, novelty and souvenir stores P - - P P P P P Glassblowers P P P P S P P P Grocery stores and supermarkets C - - C C P P C Hair salons, barber shops, beauty salons and nail P - C P P P P P salons Hardware stores C - - C P P P C Heating and cooling sales and services C P P P - P P P - Home furnishings stores, including paint and wall P C P P C P P P - coverings, lamps and lighting, flooring materials and draperies Kitchenware sales P - - P P P P P Lawn and garden equipment sales and service C C P P P Martial arts studios and schools P P P P P P P P Massage therapy, health spas and day spas P - C P P P P P Newspaper and magazine sales stands P P P P P P P P P P P P - Office supplies and furniture sales C - - P P P P Pawn shops with no outdoor sales or storage P P P P Pet stores C - - P P P P C Photographic equipment and supplies P - - P P P P Pottery stores P - - P P P P Religious books, cards and articles stores P - - P P P P P Secondhand stores, thrift stores and consignment P - - P P P P stores Self-service laundry and Laundromats P - - C C P P C Shoe stores and shoe repair P - - P P P P P Sporting goods stores P - - P P P P Tattoo artists and body piercing P - - P P P P P Toy and game stores P - - P P P P P Upholstery shops P - - C P P P C P P P - Video, movie and game rental and sales P - - P P P P P Warehouse club sales C P P Billiard halls P P P Brick and tile sales C P P P - P P P - Building materials sales C C C - - P P P - Bus and train depots including ticket sales P - - C C C - P P P - Commercial greenhouses C C C C - P P P - 5

24 Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Concrete and cinder block sales C C C - - P P P - Convenience stores C C C C - C C C - Drive-in theaters P C - - P P P - Equipment sales and rental (outdoors) C C C - P P P - Fencing dealers C C C C - P P P - Gasoline filling stations C C C - C C C - Hot tub and spa sales C P P P - P P P - Liquor stores P P P Lumber yards (indoor or outdoor) C C - - P P P - Manufactured home sales C C - - P P P - Monument sales P P C - P P P - Motels and hotels C C C P Movie theaters C C C Nurseries and related retail sales C C C - P P P - Pawn shop with outdoor sales or storage C C Performance theaters and auditoriums C C P Swimming pool sales P P P - P P P - Taxi stands P P P P P - P P P - Tobacco stores P P P P C Truck stops C C - - C P P - Medical Uses Chiropractor offices C P S P P P P P P P P P - Dental offices including orthodontics C P S P P P P P P P P P - Doctor offices (medical) C P S P P P P P P P Medical clinics including general practice and C P S P P P P P P P P P - specialty care Rehabilitation facilities including out-patient services C P S C C P P P P P P P - Office Uses Accountant and investment counseling P S P P P P P P S S S - Business offices and call centers P S P P P P P P S S S - Consultant offices P S P P P P P P S S S - Contractors offices with no equipment storage P S P P P P P P P P P Counselors, psychiatrists, psychologists and social P S P P P P P P S S S - workers offices Design offices including architects, engineers, P S P P P P P P S S S - community planners, landscape architects, land surveyors and interior designers Lawyer/attorney offices P S P P P P P P S S S - Insurance and real estate agencies and offices P S P P P P P P S S S - Optical sales and services P S P P P P P P S S S - Photographic studios C P S P P P P P P S S S - Radio and television studios (not transmitter towers) C C S S S P P P C S S S - Utility and telephone company offices P - S S P P P C S S S - Recreational Commercial Amusement parks C C C C Bingo parlors C - - C P P P Bowling alley C C P P Commercial stables C C C C - Commercial swimming pools C - - C C C C Public and private golf courses C C C - C C C C C Golf driving ranges C C C - C C C C

25 Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Vehicular Commercial Industrial Uses Research and Development Warehousing and Storage Contractors, Contractor Yards, Storage and Supply Large Contracting and Materials Manufacturing Food Processing and Manufacturing Gun clubs C C C C - Gymnasiums (other than school) C C - C P P P C C C C - Health clubs and spas including YMCA and YWCA C C - C P P P C C C C - Miniature golf courses C C - - C P P C C Race tracks C C P P P - Recreational vehicle parks (RV parks) C C C - - Roller and ice skating rinks C - - C C P C C C C C - Sports arenas C C C C - C C C - Stadiums C C C C - C C C - Video arcades P - - P P P P C Boat dealers, sales, rental and leasing P P C - P P P - Motor vehicle repair, painting and body shops C C C C - C C C - Motor vehicle dealers, sales, rental and leasing C P P P - P P P - Motor vehicle washes, self-services or automatic C C C C - C C C - Motorcycle dealers, including moped and scooters P P P - P P P - Recreational vehicle sales and rentals P P C - P P P - General research facilities C C C P - Scientific research laboratories C C C P - Bulk materials or machinery storage (fully enclosed) P C C - P P P - Bus garages and bus repair shops C C C - - C C P - Self-service storage facilities (mini warehouses) P C C - P P P - Storage facilities and outdoor storage yards S C C - P P P - Truck terminals/motor freight terminals C C P - Vehicle, trailer, recreational vehicle and boat storage S C C C - P P P - Warehouses and distribution centers S C - C P P - Wholesale businesses and storage S C C - C P P - Carpenters S C - P P P - Carpet and rug cleaning plants S P P P - Carport and storage building sales S C C - - P P P Contractors offices with indoor equipment storage S P P P - P P P - Contractors offices with outdoor equipment storage S C - - P P P - yards (excluding heavy machinery) Contractor s storage yards (excluding asphalt or S P P P - concrete mixing) Non-commercial garages and hobby shops P P P P - Trade shops (including cabinet makers) P C C C - P P P - Asphalt and concrete contractors C C P - Concrete products manufacturing C C P - Excavating contractors C C P - Highway and street construction companies C C P - Manufactured home construction C C P - Prefabricated buildings and components C C P - manufacturing Wrecking and demolition contractors C C P - Food and beverage products processing and P P P - manufacturing, excluding breweries 7

26 Use Category Use Type ZONING DISTRICTS AE I-3 I-2 I-1 CR C-5 C-4 C-3 C-2 C-1 P/I EN MP MH R-5 R-4 R-3 R-2 R-1 TA Clothing and Textile Manufacturing Mining and Excavation Machinery and Vehicle Manufacturing Metal Processing, Stamping Metal Processing, Forging, Fabrication (Hazardous) Wood Products Manufacturing General Manufacturing (Low Hazard) Carpet, rug and mat manufacturing C P - Cleaning of rugs, carpets and mats C P - Clothing manufacturing C - - C P - Dyeing of garments, rugs and other textiles C P - Shoes and footwear manufacturing C - - C P - Textile mills C P - Yarn, threads and cordage manufacturing C P - Brick, firebrick and clay products manufacturing C - Monument and architectural stone manufacturing C - Quarries C - Salt mining C - Sand and gravel extraction C - Sand, lime and stone products manufacturing C - Agricultural or farm implement manufacturing C - Automobile, truck trailer, motorcycle, motor vehicle C - and bicycle assembly Boat manufacturing C - Farm machinery manufacturing C - Trailer, carriage and wagon manufacturing P - Metal extrusion, rolling, fabrication, stamping and C P - forming Metal products manufacturing C P - Foundries C - Galvanizing or plating (hot dip) C - Iron (ornamental) fabrication C - Metal and metal ores, reduction, refining, smelting, C - alloying and rolling mills (non-ferrous) Steel works and rolling mills (ferrous) C - Structural iron and steel fabrication C - Welding C C P - Basket and hamper (wood, reed, rattan, etc.) C P P - manufacturing Furniture manufacturing C P P - Lumber and millwork manufacturing C P P - Aerospace, aircraft and aircraft parts manufacturing C P Appliance manufacturing C P P - Cosmetics and toiletries manufacturing C P P - Electronics manufacturing C P P - Firearms (but not ammunition) manufacturing C P P - Machinery manufacturing C P P - Musical instruments manufacturing C P P - Office machine manufacturing C P P - Paper, paperboard and pressed or molded pulp goods C P P - manufacturing Pharmaceutics manufacturing C P P - Photographic equipment supplies manufacturing C P P - Plumbing supplies manufacturing C P P - Pottery and porcelain products manufacturing C P P - 8