PC Agenda Packet 2017_10_17 by City of Hutchinson Planning & Development

AGENDA PLANNING COMMISSION Tuesday, October 17, 2017 – 5:00 p.m. City Council Chambers 125 East Avenue B, Hutchinson, Kansas 1. ROLL CALL Macklin Hamilton Carr

Woleslagel Peirce Hornbeck (Vice Chair)

Bisbee (Chair) Roberts-Ropp Peterson

2. APPROVAL OF MINUTES – Meeting of September 5, 2017. 3. CORRESPONDENCE & STAFF REPORTS – Motion to accept documents into the official record. 4. PUBLIC HEARINGS a. CPA17-000003 – 00000 W Sherman Ave Staff Representative: Amy Allison, Housing Program Coordinator Action: Motion to recommend (approval / denial) of request #CPA17-000003 to amend the Comprehensive Plan Land Use Designation for 00000 W Sherman Ave from Central Business District to Commercial. b. ZA17-000010 – 00000 W Sherman Ave Staff Representative: Amy Allison, Housing Program Coordinator Action: Motion to recommend (approval / modification and approval / denial) of request #ZA17-000010 to rezone 00000 W Sherman Ave from C-4 Special Commercial District to C-5 Downtown District. 5. NEW BUSINESS a. Nominatations to committee for reviewing the Table of Land Use Categories 6. UPCOMING CASES – None 7. ADMINISTRATIVE CASES a. Four Seasons Truck Wash SIT17-000004 (1701 E Blanchard Ave) – Site Plan approved b. Spring Clean Laundry SIT17-000012 (Lot 1, Block A, Josie Addition) – Site Plan under review 8. COUNCIL ACTION ON CASES – None 9. OPEN COMMENTS FROM THE AUDIENCE (Please limit comments to five minutes.)

10. ANNOUNCEMENTS – None 11. ADJOURNMENT

Staff Contacts:

Jana McCarron Amy Allison Charlene Mosier

620-694-2681 620-694-2638 620-259-4133

Casey Jones Aaron Barlow Jade Shain

620-694-2667 620-259-4198 620-259-4134

Item 2 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, SEPTEMBER 5, 2017 MEETING LOCATION: CITY COUNCIL CHAMBERS 125 EAST AVENUE B 1. ROLL CALL The Planning Commission meeting was called to order at 5:00 p.m. with the following members present: Todd Carr (10/12), Tom Hornbeck (11/12), Janet Hamilton (9/12), Mark Woleslagel (9/12), Valery Roberts-Ropp (5/5), Darryl Peterson (10/12), and Terry Bisbee (10/12). The following members were absent: Harley Macklin (10/12) and Ken Peirce (9/12). Staff present were: Jana McCarron, Director of Planning & Development; Amy Allison, Housing Program Coordinator; Aaron Barlow, Associate Planner; and Charlene Mosier, Planning Technician. 2. APPROVAL OF MINUTES The minutes of the August 15, 2017 meeting were approved on a motion by Peterson, seconded by Hamilton, passed unanimously. 3. CORRESPONDENCE & STAFF REPORTS The documents and staff reports were accepted into the official record on a motion by Carr, seconded by Hornbeck, passed unanimously. 4. STUDY SESSION a. ZA17-000004, Zoning Amendment: Sign Code Revisions Bisbee welcomed everyone to the study session. He said we would begin with items that we are mostly in agreement on and review those first, then move to items that need a little more review, and the sections that need the most review will be last or may need to be discussed at the next meeting. Bisbee asked Planning Staff for their presentation. McCarron gave the staff presentation. She thanked everyone who reviewed the code and provided comments. Staff is updating the sign code because it is currently very content based and the goal is to simplify it by reducing the number of pages to half and consolidate the sign types. Sign height is proposed to be based on roadway type rather than on speed or zoning district. The revisions will also address abandoned and dilapidated signs, propose that billboards be permitted in the industrial zone only, and not require permits for temporary signs. Allowing for increasing the maximum size of temporary signs and home occupation signs is also proposed. Ideatek, Luminous Neon, Young Professionals and sign companies that have applied for at least two sign permits in the past year were invited to provide comments prior to this meeting. McCarron reviewed the Gilbert v. Reed lawsuit that was considered by the U.S. Supreme Court. This is why most cities are amending their sign regulations to be content neutral. Removing exemptions will also make the code less complicated.

PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, SEPTEMBER 5, 2017

McCarron reviewed comments from Luminous Neon and the Planning Commission gave their direction: 1. Increase maximum sign height for residential subdivisions in any zoning district from 6 to 8 feet. Accept staff recommendation and move to final ordinance. 2. Clarify separation distance for freestanding signs of 75 feet is for signs on the same lot. Accept

staff recommendation and move to final ordinance. 3. Increase height for directional signage for Commercial and Downtown from 3 feet to 4 feet.

Accept staff recommendation and move to final ordinance. 5. Add words “above ambient lighting” to illumination section of regulations so the 0.3 foot candles does not represent “dark sky” conditions. Accept staff recommendation and move to

final ordinance. 7. Clarify the property owner or person placing the sign, not the sign company, is responsible for maintaining signs. Accept staff recommendation and move to final ordinance. 8. Electrical regulations for signs – recommend eliminating this section. Accept staff

recommendation and move to final ordinance. 9. Increase maximum sign size for freestanding signs in the Downtown Commercial District from 24 sq ft to 100 sq ft and height from 3 feet to 20 feet. Staff recommends the height limit at 10 feet and the area to 100 sq ft as per the existing regulations. Accept staff recommendation

and move to final ordinance.

McCarron reviewed comments from the Young Professionals Voice Team and the Planning Commission gave their direction: 1. Agree with language eliminating abandoned and dilapidated signs. They detract from the beauty of Hutchinson. McCarron said there are 61 of these signs on 4th Ave. and the current code does not cover dilapidated signs. Accept staff recommendation and move to final

ordinance.

McCarron reviewed comments from Todd Carr, Planning Commissioner: 1. Discuss “booster” and “watch out for motorcycle” type signage in residential areas. This will

be discussed later and Staff will look at codes for other cities. 2. Address residential flags that support college entities. Staff recommends allowing two flags per residential lot. Staff will check on the standard residential size for flags.

Informal Comments from Luminous Neon: 1. Address political signs – State statute does not allow us to limit the number of political signs on private property. Accept staff recommendation and move to final ordinance.

PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, SEPTEMBER 5, 2017

4. Consider putting a font size/height restriction on bench/bus signs. Staff recommends limiting the height to 6 inches or it is a sign. Accept staff recommendation and move to final ordinance. 5. Proposed code would eliminate streamers. McCarron said streamers can be distracting and tend to become permanent rather than temporary. They can get caught in storm drains or blow into the street and become tattered over time and not aesthetically pleasing. Hamilton stated the word streamers was not included in the definition section. McCarron said the definition would be added. Accept staff recommendation and move to final ordinance.

Definition of streamer will be added. 6. Consider revising the definition of electronic message center to be more broad. Staff will change the definition to match that in Lawrenceâ&#x20AC;&#x2122;s proposed sign ordinance. Accept staff

recommendation and move to final ordinance.

Planning Staff Comments: 1. Allow for off-premises signs in commercial zones where lots are served by private streets and do not have commercial road frontage. Allow for off-premises signs in commercial zoning districts where the lot requesting the signage is not served by a public street, provided: The sign shall be placed in a permanent sign easement. The sign shall meet separation, height and size requirement of the code. The signage is placed along the nearest public street and is within view of the establishment. (Examples: Lone Star, Hobby Lobby, Hutch Putt mini golf course). Accept staff recommendation and move to final ordinance. 2. Modify definition of billboard to include a provision that the copy be intended to change on a regular basis. Accept staff recommendation and move to final ordinance. Areas of Partial Agreement Luminous Neon: 6. Change nonconforming sign regulations to allow for removal of the sign cabinet or LED structure for repairs/upgrades as long as the same cabinet is reinstalled. If substantial improvement is more than 50% the sign will need to come into conformance. Example is Dairy Queen on 3rd Ave. Pole signs are no longer allowed in the C-5 Downtown District. Their cabinet was just refaced. Joe Ontjes, Luminous Neon, asked for clarification of what is 50%. Is it the size of the sign itself, the sign structure or value of the sign. He suggested removing the 50% and allow improvements to the sign without making the sign bigger or taller. Daniel Friesen, Ideatek, concurred with using height and size rather than 50%. This could be a hardship on local business and does not create an impediment to the area. If owners cannot make the sign look better, aesthetics of the City will not improve. Ideatek could have billboards in the C-4 District that could be nonconforming and they will need to be maintained.

PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, SEPTEMBER 5, 2017

McCarron said we would now have an abandoned and dilapidated section in the sign code. Pole signs are not conducive to Downtown where there are mainly walkers and slower driving speeds, for example. The Planning Commission asked staff to research other citiesâ&#x20AC;&#x2122; sign

regulations on this issue. 10. Increase the maximum sign area and height for freestanding signs on Arterials and State Highways. Staff agreed with Luminous Neon to go larger on highway signs as it is hard to read smaller signs going at a higher rate of speed. Luminous said a number of businesses would have signs that are too tall with the proposed changes and these signs would have to be smaller if replaced. Hornbeck said some of these businesses donâ&#x20AC;&#x2122;t need signs as big as they currently are to adequately advertise. Roberts-Ropp asked if these businesses have specific standards. Luminous Neon said most franchises have standards but they also have to comply with local codes and some businesses could choose to move out of the City. Bisbee said these

items will require additional study and discussion at another meeting. Staff will work on this possibly for the next scheduled Planning Commission meeting in two weeks or in a month. 5. NEW BUSINESS a. None 6.

UPCOMING CASES a. None

7. ADMINISTRATIVE CASES a. None. 8. COUNCIL ACTION ON CASES a. ZA17-000008, Rezone for Wesley Towers, 910 Coronado Dr b. ZA17-000009, Rezone for Disability Supports, 1125 N Main St These cases were approved today at the City Council meeting. 9. OPEN COMMENTS FROM THE AUDIENCE There were no comments from the audience.

PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, SEPTEMBER 5, 2017

10. ADJOURNMENT a. SAVE THE DATE!!! Annual Kansas Planning Conference, October 19-20, 2017 â&#x20AC;&#x201C; Salina KS Barlow is taking the City van and Planning Commission members are welcome to attend and travel with staff. The Planning Department is receiving an award at this conference. b. Use Table Project update The City Council is scheduled to study the Use Table at a study session next week. This will come to the Commission early next year. The goal is to make the table less complicated and more user friendly. 11. ADJOURNMENT - The meeting adjourned at 6:25 p.m.

Respectfully Submitted, Charlene Mosier, Planning Technician Approved this

day of

, 2017

Attest:

4A and 4B Agenda Item #: ____

STAFF REPORT  Planning Commission

CASE #: CPA17‐000003 & ZA17‐000010

 Board of Zoning Appeals DATE: October 10, 2017

PUBLIC HEARING: YES NO MEETING DATE: October 17, 2017

 Comprehensive Plan Amendment  Conditional Use Permit  Final Plat  Language Amendment  Preliminary Plat  Study Session  Subdivision Variance  Zoning Amendment  Other  Appeal  Special Use Permit  Variance

STAFF

REQUEST

Planning & Development Department 125 E Avenue B | Hutchinson KS 67501 620.694.2639

APPLICANT: Jay Manske Manske & Associates, LLC.

APPLICANT INFORMATION

PROPERTY PHOTO

SUBJECT PROPERTY, 00000 W Sherman Ave (Lots 17, 19, 21, 23, 25, & 27 Original Town Plat)

DESIGN PROFESSIONAL: Stan Shelden Shelden Architecture, Inc.

APPLICATION MATERIALS: http://www.hutchgov.com/1099/Current‐ Case‐Materials

The applicant is requesting an amendment to the Comprehensive Plan Land Use Map and the Official Zoning District Map at 00000 W Sherman Ave (Lots 17, 19, 21, 23, 25, & 27 Original Town Plat). The applicant would like to change the zoning from C‐4 Special Commercial District to C‐5 Downtown District. The Comprehensive Plan Land Use Map has designated the property at 00000 W Sherman Ave (Lots 17, 19, 21, 23, 25, & 27 Original Town Plat) as Commercial. The C‐5 Downtown District is not compatible with the Commercial land use designation but is compatible with the Central Business designation. An amendment has been requested.

ZONING: C‐4 Office Commercial District PROPERTY INFORMATION

PROJECT SUMMARY

 DENIAL

COMP PLAN COMPATIBILIT Y

 APPROVAL WITH CONDITIONS

PROPERTY OWNER: The Link of Hutchinson, LLC..

CONCURRENT APPLICATIONS: ZV17‐000007

STAFF RECOMMENDATION:  APPROVAL

STAFF REPRESENTATIVE: Amy Allison Housing Program Coordinator

COMPREHENSIVE PLAN DESIGNATION: Commercial SUBDIVISION: Original Town Plat EXISTING LAND USE: The property is currently vacant. SITE IMPROVEMENTS: Vacant Lot

LOCATION MAP

NOTIFICATIONS & REVIEW

SIZE OF PROPERTY: 0.57 Acres DEVELOPMENT REVIEW: 9/29/2017 PUBLIC NOTICE PUBLISHED 9/22/2017, Hutchinson News PROPERTY OWNER NOTICE MAILED: 9/21/2017 to all 17 owners of the 18 properties within 200 feet NEXT STEPS: City Council Mtg: 11/7/2017

FOR OFFICE USE ONLY    

Approved Approved with Conditions Denied Tabled

ZA17‐000010 ZONING MAP AMENDMENT FOR 00000 W Sherman Ave

PLANNING COMMISSION STAFF REPORT October 17, 2017

DRC MEETING: The Development Review Committee held a meeting on September 26, 2017 to discuss the proposed Comprehensive Land Use Map and Zoning Map amendments. The committee recommended approval of the amendments. ANALYSIS OF STANDARD FACTORS REQUIRED FOR MAKING A FINDING OF CONFORMANCE TO THE COMPREHENSIVE PLAN: Factor Analysis Finding The applicant’s property is located adjacent to the C‐5 zoning district and the surrounding properties, including those located in C‐4 district, were developed with zero lot line setbacks. The applicant is proposing to develop a multi‐family dwelling with 1. The development proposal must zero setbacks, mimicking the design style of surrounding conform to the spirit and intent of  Met properties. The Land Use section of Comprehensive Plan speaks the 2017‐2037 Comprehensive Plan. to the promotion of logical, compatible, and safe development patterns. In addition, Strategy 1.2.a.1. recommends promoting more residential living spaces in the Downtown, which this development would comply with. 2. The development proposal must promote the health, safety, morals, order, convenience, prosperity, and general welfare of the community.

The proposed development will not have a significant impact on the public’s health, safety, and welfare. The development would also improve the value of the property and aesthetically improve the area.

 Met

3. The development proposal must represent a wise and efficient use of public funds.

The proposed change in land use designation of 00000 W Sherman Ave from Commercial to Central Business and zoning amendment from C‐4 to C‐5 will have no impact on public financing.

 Met

ZA17‐000010 ZONING MAP AMENDMENT FOR 00000 W Sherman Ave

PLANNING COMMISSION STAFF REPORT October 17, 2017

ANALYSIS OF FACTORS REQUIRED FOR APPROVAL OF ZONING AMENDMENT REQUESTS: Factor

Analysis Finding The subject property is located on the southwest corner of the Sherman Ave and Washington St intersection. The surrounding properties are a mixture of  Met commercial and downtown commercial development.

1. Character of the neighborhood

Location Subject Property North South East West

2. Current zoning and uses of nearby property

3. Suitability of the property for its current zoning and use 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 7. Conformance of this request to the Comprehensive Plan

Zoning C‐4 C‐5 C‐4 C‐5 C‐4

Use Vacant Parking Lot and Vacant Commercial Building Truck Store Goodyear Vacant Commercial Building

The property is currently zoned C‐4 Special Commercial District. The proposed multi‐family residential building is permitted in the C‐4 Special Commercial District, but the proposed development does not meet the zoning setbacks required in the C‐4 district. The proposed development resembles surrounding downtown buildings and the applicant would like to remain in keeping with surrounding properties.

 Met

The zoning amendment will not have a detrimental impact on neighboring properties. The property is located adjacent to the Downtown Main Street corridor. Properties to the north and east are already zoned C‐5 and a rezone of this property will not create any more of an impact.

 Met

The property has been a vacant lot for at least twenty years.

 Met

Health, safety, and welfare: The zoning change will not have a significant impact on the public’s health, safety, and welfare. Landowner hardship: The owner would be unable to develop the lot as proposed (zero setbacks) which is in keeping with the character of the surrounding buildings.

 Met

According to the 2017‐2037 Comprehensive Plan, the property’s land use designation is Central Business (see CPA17‐000003). The proposed change in zoning to C‐5 Downtown District is in conformance with the Comprehensive Plan.

 Met

Streets Alleys Sidewalks

8. Impact on public facilities and utilities

Water Sewer Drainage

A change from C‐4 to C‐5 will have little to no impact on current street infrastructure. The proposed development will require access through the alley, which the applicant has proposed paving. The proposal would potentially increase pedestrian traffic. The existing sidewalks reflect neighboring sidewalk standards. The proposed multi‐family building will increase water usage for the site. The site is well served by water. The proposed use will have a larger impact on sewer infrastructure than the previous vacant lot. The property is well served by sewer. The applicant has not proposed any major drainage infrastructure changes with the proposed use.

 Met

ZA17‐000010 ZONING MAP AMENDMENT FOR 00000 W Sherman Ave

PLANNING COMMISSION STAFF REPORT October 17, 2017

PHOTOS OF THE SUBJECT PROPERTY, 00000 W SHERMAN AVE:

ZA17‐000010 ZONING MAP AMENDMENT FOR 00000 W Sherman Ave

ZONING AND UTILITIES MAP:

PLANNING COMMISSION STAFF REPORT October 17, 2017

COMPREHENSIVE PLAN LAND USE MAP (Current):

ZA17‐000010 ZONING MAP AMENDMENT FOR 00000 W Sherman Ave

PLANNING COMMISSION STAFF REPORT October 17, 2017

PUBLIC COMMENTS: No comments on this request have been received from the public. LEGAL DESCRIPTION OF THE SUBJECT PROPERTY, 00000 W Sherman Ave Lots 17, 19, 21, 23, 25 and 27, Sherman Street West, City of Hutchinson, Reno County, Kansas. EXHIBITS:

A. Notice of Public Hearing B. Table of Land Use Categories

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 5:00 p.m., Tuesday, October 17, 2017, 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. ZA17-000010, a request by Jay Manske of Manske & Associates, L.L.C, to rezone 0 W Sherman Ave (the southwest corner of Sherman and Washington), Parcel ID Number 1261302018001000, in the City of Hutchinson, Kansas, from C-4 Special Commercial District to C-5 Downtown District and to consider case No. CAP- 17-000003 to amend the Comprehensive Plan designation of this property from Commercial to Central Business District. 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 Cityâ&#x20AC;&#x2122;s website at www.hutchgov.com/planning. 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, 620-259-4118, meryld@hutchgov.com, TDD KS Relay Center 7-1-1, no later than 48 hours prior to the meeting. Jade D. Shain Planning Technician City of Hutchinson

Exhibit B Sec. 27-406 Table of Land Use Categories. Use Category

Use Type R-2

R-3

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

R-1

Two family dwellings / Duplexes / Twin homes Upper story housing Residential Adult care homes Commercial/ Adult family homes Institutions Assisted living facilities Bed and breakfasts Boarding and rooming houses Convents Dormitories Emergency shelters Fraternity and sorority houses Group boarding homes Hospices Monasteries Nursing homes Retirement homes Transitional housing Institutional and Civic Uses Community Animal shelters (public) Services and Bus/transit garages Civic Uses Cemeteries Churches, synagogues, temples and similar uses Columbarium Community centers and buildings

DISTRICTS

TA Agricultural Uses Agricultural buildings for general agricultural use Agriculture and Related Agricultural chemicals, fertilizer, anhydrous Sales and ammonia storage and distribution Services Agricultural feed mixing and blending, seed sales and grain handling operations Agricultural implement and vehicle sales and service Agricultural processing Agricultural research farms Agricultural sales and services Community gardens Equestrian centers and stables Farm wineries General agriculture Horses and other noncommercial livestock on residential lots Residential Uses Household Ground floor housing in a commercial building Living Manufactured homes, Residential-design Manufactured homes, Single-wide or Double-wide Manufactured home parks Multiple family dwellings Single family attached dwellings / Townhomes Single family detached dwellings

ZONING

P C

P -

P C

C C C P P P C P P

P P P

P -

P P -

S P -

P -

P C P P -

P P

P C P

P C P P

P P P P

P P P

P P -

C P P P P

C P P C

C P C C

C C P C C

C P C -

C S C C

C C C C C C C C C C C C C C C

C C C C C C C C C C C

C C C C C C C C C C C C C C C C

P C C C C C C C C C C C C C C C

P C P P P P P P P P P P P P P P P

C P P P C C P P C P C S P C P C

C C C S C C C C C C C S C C S C

C C C C S C C C C C C C S C C S C

C P C C S C C C C C C C S C C S C

S S S -

C C P P P P

C -

C C

C P P P

P P P P P P

C C P S P

C C P S C

C C C

P P -

Use Category

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

P C P C C

C -

C C -

C -

P P P C P

P P P P P

P C P C P

P S P P

P P P C S C S

C C C C C

C C C C C C

C C S S

P P P C S C S

P P P C C C C C C P S P S

P P P C C C P S C S

P P P P S

C S S

C C P P P P P P P S

C C C C C P C P S

C C C C P C P S

S C P C P S

C C P C P S

S C C C C C P C P S

S P P P C P P P P P P S

S C C C C C C P S

C C C C P S

C C C

C C

C C C

C S C

C C C

C P C

C C C

Refer to Section 27-921, Wireless Communication Facilities.

R-3

Public and Private Utilities

R-2

Public Parks and Open Space

DISTRICTS

R-1

Day Care and Educational Institutions

Fire and rescue facilities Fraternal organizations Governmental offices and necessary secondary uses Hospitals Law enforcement centers including office spaces and holding areas Libraries and museums Planetariums Senior citizen centers Correctional facilities (public) Drug and alcohol rehabilitation centers Half-way houses Jails Juvenile detention centers Prisons Adult day care facilities Child care centers Colleges and universities Licensed day care homes and licensed group day care homes (as a principal use) Licensed day care homes and licensed group day care homes (as a home occupation) Preschools Public and private schools (K-12) Trade, career and technical schools Arboretums Athletic fields Dog parks (not racing) Nature centers Public parks, trails, picnic areas and playgrounds Public pools and water parks State Fair grounds State Parks Amateur radio towers and antennae taller than 50 feet – see Sec. 27-922 Amateur radio towers and antennae 50 feet and below – see Sec. 27-922 Natural gas depots Oil exploration and extraction Public works facilities and related storage and maintenance garages Radio and tower transmitters (no offices) Telecommunication Facilities Wind energy conversion systems (small) – see Sec. 27-923 Wind energy conversion systems (commercial/utility grade) – see Sec. 27-924 Wireless telecommunication facilities and equipment – see Sec. 27-921

ZONING TA

Treatment, Rehabilitation and Incarceration Facilities

Use Type

Use Category

Use Type

DISTRICTS

R-1

R-2

R-3

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

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

ZONING

P S S P P P S S S S S C -

C -

C C C C S S S S S S S P P P P P P S P P P P P -

S S P -

C P P P P P P P P C S -

S P S C P P P P P P P P P P S P C C P S P P S

P P S C P P P P P P P P P P P P S P P S S S P P S S

P P S C P P P P P P P P P P P S P P P P P P P S S

S P S C P P P P P P P P P P P P P P P P P P P P S

S S C P P P P P P P P P P P P S C S S S S

P P P P P P P P P P P P P S S S -

P P P P P P P P P P P P P S -

C -

P P P P P P P P P P P P C

P -

P P -

P P P P P P P P P P C P P

P P P P P P P P P P P C P C P

P P P P P P P P P P P C P P P

P P P P P P P P P P P C

P -

Use Category

DISTRICTS

R-2

R-3

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

R-1

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

ZONING TA

Specialized Commercial

Use Type

C C C P P P P

P P P P P P C

P P P P P C P P

C P P C

P -

C C -

C P C P

P P P C P

P P P P C P

P P P P P P

C P P P P P

C P S C P

P P -

C C P

C -

P P C

P P P

C C

P P

C P -

P C P P P C P C P P P P

P P -

P C P -

P P P P P P P P P P

P P P P P P P P P P P P

P P P P C P -

P -

P P P P P P P C C C

P -

C P P P P C P -

C P P P P P P C P P C C C

P P P P P P P P P P C C C

P P P P P P P P P P C C

C P P P C P -

P P P P P

Use Category

R-3

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

R-2

Recreational Commercial

DISTRICTS

R-1

Office Uses

Concrete and cinder block sales Convenience stores Drive-in theaters Equipment sales and rental (outdoors) Fencing dealers Gasoline filling stations Hot tub and spa sales Liquor stores Lumber yards (indoor or outdoor) Manufactured home sales Monument sales Motels and hotels Movie theaters Nurseries and related retail sales Pawn shop with outdoor sales or storage Performance theaters and auditoriums Swimming pool sales Taxi stands Tobacco stores Truck stops Chiropractor offices Dental offices including orthodontics Doctor offices (medical) Medical clinics including general practice and specialty care Rehabilitation facilities including out-patient services Accountant and investment counseling Business offices and call centers Consultant offices Contractorsâ&#x20AC;&#x2122; offices with no equipment storage Counselors, psychiatrists, psychologists and social workers offices Design offices including architects, engineers, community planners, landscape architects, land surveyors and interior designers Lawyer/attorney offices Insurance and real estate agencies and offices Optical sales and services Photographic studios Radio and television studios (not transmitter towers) Utility and telephone company offices Amusement parks Bingo parlors Bowling alley Commercial stables Commercial swimming pools Public and private golf courses Golf driving ranges

ZONING TA

Medical Uses

Use Type

C C C C

C C C C P P P P

S S S S

P P P P P

C P P P P P P

C C P C C C P P C C P C C C C C P P P C P P P P

C C C C C C P P C C P C C C C C P P P C P P P P

C C C C P P C P C C P P P P P P P P

C P P P P

P C P P P C P P P P P P P C P P P P

P C P P P C P P P P P P P P P P P

C -

P P P P P P

S S S S S S

C P P P P P

P P P P P P

P S S S P S

C C C C C C

P P P P C P C C C C C

S S S S S C C

P P P P S S -

P P P P S S C C C C

P P P P P P C P C C C C

P P P P P P C P P C C C

P P P P C C C -

S S S S S S C -

Use Category

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

R-4

Food Processing and Manufacturing

R-3

Large Contracting and Materials Manufacturing

R-2

Contractors, Contractor Yards, Storage and Supply

DISTRICTS

R-1

Industrial Uses Research and Development Warehousing and Storage

ZONING TA

Vehicular Commercial

Use Type

Gun clubs Gymnasiums (other than school) Health clubs and spas including YMCA and YWCA Miniature golf courses Race tracks Recreational vehicle parks (RV parks) Roller and ice skating rinks Sports arenas Stadiums Video arcades Boat dealers, sales, rental and leasing Motor vehicle repair, painting and body shops Motor vehicle dealers, sales, rental and leasing Motor vehicle washes, self-services or automatic Motorcycle dealers, including moped and scooters Recreational vehicle sales and rentals

C C C C C -

C C C C P C C C -

C C C C C -

C C C C P -

P P P C C P P C P C P P

P P P P C C P P C P C P P

P P C C C C P C C P C P C

C C C C C -

C C C P C C C C P C P C P P

C C C P C C C P C P C P P

General research facilities Scientific research laboratories Bulk materials or machinery storage (fully enclosed) Bus garages and bus repair shops Self-service storage facilities (mini warehouses) Storage facilities and outdoor storage yards Truck terminals/motor freight terminals Vehicle, trailer, recreational vehicle and boat storage Warehouses and distribution centers Wholesale businesses and storage Carpenters Carpet and rug cleaning plants Carport and storage building sales Contractors’ offices with indoor equipment storage Contractors’ offices with outdoor equipment storage yards (excluding heavy machinery) Contractor’s storage yards (excluding asphalt or concrete mixing) Non-commercial garages and hobby shops Trade shops (including cabinet makers) Asphalt and concrete contractors Concrete products manufacturing Excavating contractors Highway and street construction companies Manufactured home construction Prefabricated buildings and components manufacturing Wrecking and demolition contractors Food and beverage products processing and manufacturing, excluding breweries

P C P S S S S S S S S S

C C -

C C C P -

C C C C C C C P C

C C C C C C C P -

C C P C P P C P C C P P P P P

C C P C P P C P P P P P P P P

P P P P P P P P P P P P P P P

P P -

C -

P P C C C C C C

P P P P P P P P

C P

P P

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

General Manufacturing (Low Hazard)

Wood Products Manufacturing

Metal Processing, Stamping Metal Processing, Forging, Fabrication (Hazardous)

R-5

Machinery and Vehicle Manufacturing

R-4

Mining and Excavation

R-3

Carpet, rug and mat manufacturing Cleaning of rugs, carpets and mats Clothing manufacturing Dyeing of garments, rugs and other textiles Shoes and footwear manufacturing Textile mills Yarn, threads and cordage manufacturing Brick, firebrick and clay products manufacturing Monument and architectural stone manufacturing Quarries Salt mining Sand and gravel extraction Sand, lime and stone products manufacturing Agricultural or farm implement manufacturing Automobile, truck trailer, motorcycle, motor vehicle and bicycle assembly Boat manufacturing Farm machinery manufacturing Trailer, carriage and wagon manufacturing Metal extrusion, rolling, fabrication, stamping and forming Metal products manufacturing Foundries Galvanizing or plating (hot dip) Iron (ornamental) fabrication Metal and metal ores, reduction, refining, smelting, alloying and rolling mills (non-ferrous) Steel works and rolling mills (ferrous) Structural iron and steel fabrication Welding Basket and hamper (wood, reed, rattan, etc.) manufacturing Furniture manufacturing Lumber and millwork manufacturing Aerospace, aircraft and aircraft parts manufacturing Appliance manufacturing Cosmetics and toiletries manufacturing Electronics manufacturing Firearms (but not ammunition) manufacturing Machinery manufacturing Musical instruments manufacturing Office machine manufacturing Paper, paperboard and pressed or molded pulp goods manufacturing Pharmaceutics manufacturing Photographic equipment supplies manufacturing Plumbing supplies manufacturing Pottery and porcelain products manufacturing

DISTRICTS

R-2

Clothing and Textile Manufacturing

ZONING R-1

Use Type TA

Use Category

C C -

C C C C C C C -

P P P P P P P C C C C C C C C

C C P P

C -

P C C C C

C C

C P

C C P P

C C C C C C C C C C

P P C P P P P P P P P

P P P P P P P P P P P

C C C C

P P P P

Use Category

DISTRICTS

R-2

R-3

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

R-1

Printing and publishing plants Railroad equipment manufacturing Shipping container (corrugated board, fiber or wire bound) manufacturing Solar panel manufacturing Sporting and athletic goods manufacturing Tool, die, gauge and machine shops Tools and hardware product manufacturing Toys and games manufacturing Vitreous enameled product manufacturing Wallboard, sheetrock and plaster, insulation and composite flooring manufacturing Wind turbine manufacturing Abrasive wheels, stones, paper, cloth and related products manufacturing Adhesives manufacturing Animal slaughtering, processing and packing Biofuels manufacturing Boiler manufacturing Breweries and distilleries Fertilizer manufacturing (organic or inorganic) Glass products manufacturing Grain elevator and storage facilities Junkyards Landfills Livestock feed preparation Motor testing (internal combustion motors) Motor vehicle graveyards and impoundment lots Oilcloth, oil-treated products, and artificial leather manufacturing Oils, shortenings and fats (edible and non-edible) rendering, processing and storage Pharmaceutical products manufacturing Petroleum, gasoline or lubricating oil refining and wholesale storage Petro chemical manufacturing Plastic materials and synthetic resins manufacturing Railroad switching and classification yards, roundhouses, repair, and overhaul shops Recycling centers Rendering and storage of dead animals, offal, garbage or waste products Roofing materials, building paper and felt manufacturing Rubber products, tire and tube manufacturing and vulcanizing Salvage yards, scrap yards and salvage operations Storage battery manufacturing Waste recovery facilities â&#x20AC;&#x201C; commercial, industrial and residential

ZONING TA

General Manufacturing (High Hazard)

Use Type

C -

C C C

P C P

P P P

C C C C C C C

P P P P P P P

C -

P -

P C

C -

C C -

C C C C C C C C C C C C C C

C C

C C C

C -

C C

C -

C C C

Use Category

Use Type

ZONING

DISTRICTS

R-1

R-2

R-3

R-4

R-5

P/I

C-1

C-2

C-3

C-4

C-5

I-1

I-2

I-3

Wood preserving treatment

Barbeque grills and barbecue pits Barns Collection bins, free-standing Decks, patios, pergolas and gazebos Fuel storage Fuel tanks and dispensing equipment Garages and carports Gardens Grain storage bins Hobby activities Keeping of pets (non-commercial) Multi-modal shipping containers Non-commercial greenhouses Non-commercial shops (including hobby woodworking and hobby repair) Offices Outdoor kitchens Parking of motor vehicles, RVâ&#x20AC;&#x2122;s and small trucks Playgrounds and recreation equipment Portable storage units (long-term or permanent) Propane tanks for household utility fuel Silos Stables Stock trailers and horse trailers Storage of farm materials, products and equipment Storage sheds Swimming pools, hot tubs and accessory equipment (private) Tennis courts (private)

P P P P P P P P P P P P

P P P P P P P P P P

P P P P P P P P

P P P C P P P P P P P

P P P P P P P P P

P P P P P P P P P P

P P P P P P P P P

P P P P P P P P P P P P

P -

P P P P P P P P P P P

P P P P P P P P P P

P P P P P P

P P P P C P P P

P P P P P P P

P P P P C P P P

P P P P P P P

P P P P P P P P P P

P P P P P P P P P P P

P P P -

Accessory Uses