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HomeMy WebLinkAbout2016-02-22 PACKET 06.8.STAFF REPORT CASE: ZA2016-009 ITEM: 6.8 PUBLIC MEETING DATE: 2/22/16 TENTATIVE COUNCIL REVIEW DATE: 3/16/16 APPLICATION APPLICANT: City of Cottage Grove REQUEST: A zoning amendment to rezone approximately 70 acres of land along West Point Douglas Road from B-2, Retail Business, to P -B, Planned Business District. SITE DATA LOCATION: 1F[9] 01110110 GUIDED LAND USE: West Point Douglas Road between Belden Boulevard and 7858 West Point Douglas Road South B-2, Retail Business Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Open Space EAST: Highway 61 SOUTH: Commercial WEST: Park/Open Space SIZE: DENSITY: 70 acres N/A RECOMMENDATION GUIDED Open Space Highway 61 Commercial P/OS & Industrial Approval, based on the findings in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove Fere vase anee�o:veaW near Planning Staff Contact: John McCool, Senior Planner; 651-458-2874;jmccool ar?cottage-grove.ong Application Accepted:. N/A 60 -Day Review Deadline: N/A City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report West Point Douglas Road Rezoning from B-2, Retail Business to P-B, Planned Business District Planning Case No. ZA2016-009 February 22, 2016 Proposal The City of Cottage Grove is initiating a zoning amendment to the Official Zoning map that pro- poses to rezone approximately 80 acres of land along West Point Douglas Road, from B-2, Retail Business District, to P-B, Planned Business District. There are 11 taxing parcels of differ- ent ownerships that make up the 80-acre area. These parcels of land are located along West Point Douglas Road, from Belden Boulevard to 7858 West Point Douglas Road. The area of land is shown in the location map below. Location Map Planning Staff Report City of Cottage Grove - Planning Case No. ZA2016-009 February 18, 2016 Page 2 of 4 Planning Considerations Background The 80-acre area along West Point Douglas Road was originally zoned B-3, General Business District, upon the adoption of the City’s first zoning ordinance and map in 1963. The site was later rezoned from B-3 to B-2, Retail Business District, with the adoption of Ordinance No. 248 in October 1976. In 2013, the City’s Economic Development Director initiated a study of the West Point Douglas Road corridor. The study included topics like: identifying accessibility alternatives to West Point Douglas Road, transportation improvements, creating a “redevelopment district” with enhanced architectural/exterior material requirements, zoning classifications/land uses, and streetscape plans. This study was not completed due to other work priorities. Property Characteristics Motor vehicle and pedestrian access to the 11 commercial sites are limited to West Point Douglas Road connections to Belden Boulevard (north) and Jamaica Avenue (south). This segment of West Point Douglas Road, between Belden Boulevard and Jamaica Avenue, is ap- proximately two miles. The Canadian Pacific railroad tracks are west of the parcels along this stretch of West Point Douglas Road, and accessibility to the existing railroad tracks is prohib- ited. Access directly to State Truck Highway 61 is also prohibited. The existing developed sites within the 80-acre area consists of one office building (Washington County Youth Service Center), the re-use and new construction of a self-storage facility (at the former After the Gold Rush site), the existing Metropolitan Transit Park & Ride facility, and a non-conforming residential dwelling. The cumulative number of developed acres within this 80- acre area is approximately 16.6 acres. Approximately 36.7 acres are vacant developable land, 12 acres as railroad right-of-way, and 14.8 acres as public right-of-way. A summary of each parcel within the 80-acre site is attached. Comprehensive Plan The Future Land Use 2030 map in the adopted Future Vision 2030 Comprehensive Plan shows all the parcels within this 80-acre area with a “Commercial” land use designation. The current B-2 and the proposed P-B rezoning application are both consistent with the commercial land use designation shown in the adopted Comprehensive Plan. All 11 properties within the 80-acre site are within the Metropolitan Urban Service Area (MUSA). An excerpt from the adopted Future Land Use 2030 map in the Future Vision 2030 Comprehen- sive Plan is shown below. Planning Staff Report City of Cottage Grove - Planning Case No. ZA2016-009 February 18, 2016 Page 3 of 4 Excerpt from the Future Land Use 2030 Map Rezoning Proposal The proposed rezoning from B-2 to P-B will merely allow the opportunity for other commercial uses to develop along this segment of West Point Douglas Road. The P-B District already exists for the southern half of West Point Douglas Road, from the existing residential site at 7858 West Point Douglas Road to Jamaica Avenue. The existing residential dwelling and land use at 7858 West Point Douglas Road is a non- conforming use because commercial zoning districts do not allow residential uses. The house and residential use were grandfathered in because they existed prior to the commercial zoning designation. For this reason, the residential dwelling and use is permitted to remain at its current location. Rezoning the property from B-2, Retail Business District, to P-B, Planned Business District will permit other commercial uses along this segment of West Point Douglas Road. Examples of other allowed commercial uses are air conditioning/heating sales and repair, armories, conven- tion halls, assembly and packaging (inside a building), auto body repair, automotive towing, body art establishments, cabinet making, manufacturing/assembly/packaging uses that are in- doors and do not occupy more than 20 percent of the gross floor area, casket supplies and monument sales, vocational schools, rental services, and veterinary clinic with outdoor kennels. The commercial uses allowed in each of the five commercial zoning districts can be reviewed in the table attached to this planning staff report. Planning Staff Report City of Cottage Grove - Planning Case No. ZA2016-009 February 18, 2016 Page 4 of 4 Property Owner Notification Each property owner within the proposed rezoning application was mailed a notice about the rezoning application and the public hearing set for February 22, 2016. A table showing the addi- tional commercial and quasi-industrial uses allowed within the proposed P-B District was also provided to the property owners. Recommendation That the Planning Commission recommend approval to the City Council to rezone approxi- mately 80 acres of land along West Point Douglas Road, between Belden Boulevard and Jamaica Avenue from B-2, Retail Business District, to P-B, Planned Business District. The rationale for approving the proposed rezoning application is based on the following findings: A. The proposed P-B, Planned Business District is consistent with the commercial land use designation identified on the Future Land Use 2030 map in the adopted Future Vision 2030 Comprehensive Plan. B. The roadway functional classification for West Point Douglas Road is a “major collector” street. C. The industrial, public park system, and existing railroad track corridor west of the site pro- posed to be rezoned are compatible to all the permitted and conditional uses allowed in the P-B, Planned Business District. D. Public accessibility to West Point Douglas Road is only from Belden Boulevard or Jamaica Avenue. Accessibility from State Truck Highway 61 and the Canadian Pacific Railroad tracks are prohibited. E. The P-B, Planned Business Zoning District, already exists from the non-conforming residen- tial use at 7858 West Point Douglas Road to Jamaica Avenue. F. The P-B, Planned Business, zoning classification is intended to provide a mix of suitable retail, commercial, office, and industrial uses with significant customer interaction and are complementary and ancillary to each other. Prepared by: John McCool Senior Planner Attachments: Excerpt from Title 11, Chapter 10B, Section 1(c) Summary of Properties Proposed to be Rezoned City of Cottage Grove, MN Excerpt from Title 11, Chapter 10B, Section 1(c) B. Table Key: The following labeling applies to the table in this section: 1. Uses Defined: Uses are often defined in section 11111-3-3 of this title. Uses not defined are subject to standard dictionary definitions. 2. Permitted Uses: Uses identified in the zoning district column with the letter "P" are allowed as permitted uses, primary or accessory, in the respective zoning district. 3. Conditional Uses: Uses identified in the zoning district column with the letter "C" are allowed as conditional uses, primary or accessory, in the respective zoning district. Conditional uses must obtain a conditional use permit prior to commencing. 4. Interim Uses: Uses identified in the zoning district column with the letter "I" are allowed as interim uses, primary or accessory, in the respective zoning district. Interim uses must obtain an interim conditional use permit prior to commencement. 5. Accessory Uses: Uses identified in the zoning district column with the letter "A" are allowed as accessory uses in the respective zoning district. Accessory uses must not occupy more than twenty five percent (25%) of the total floor area on a site. 6. Prohibited Uses: Uses not associated with a letter in the zoning district column are prohibited uses in the respective zoning district. 7. Standards: For ease of reference, uses for which specific standards apply include a reference to the applicable code section. C. Use Table Use Type Zoning District B-1 I B-2 I B-3 I P -B I N -B References Accessory structures or uses other than those listed as permitted I C C I C I C I C Accessory uses or retail sales which are customarily incidental and FAclearly subordinate to the primary use I I"I r Adult uses F—[—F—PF—F— Tiile 11, Chapter 5 Agricultural uses I P I P I P I P I I Air conditioning and heating sales and repair establishments F—F—I Amusement center F ' Any incidental repair processing necessary to conduct a permitted use; provided, that succ h accessary use shall not exceed 30 percent of FFFF the floor space of the principal building Any incidental repair, processing or storage necessary to conduct a permitted principal use; provided, that such accessory use shall not occupy more than 20 percent of the gross floor area of the principal building Pace 1 11-10D-2 City of Cottage Grove, MN Excerpt from Title 11, Chapter 10B, Section 1(c) Automotive, motorcycle, trailer, recreation vehicles, boats/marine and 11:41114- farm 1-4-1,11-4-farm implement establishments for display, hire, service, rental and/or C sales conducted outside a building Automotive towing ����� 11-10D-1 Banks and other financial institutions with adrive-up window I —c F F F 11 -10D-1, j 11-10D-2 Fc Banks and other financial institutions without drive -up window B-1 I B-2 I B3 I P -B I "-B _ __ Appliance and electronics sales and service F 11-10D-1, facilities I r _F D-1 A I A 11 -10D-2 I r( rr Or 0D-2 Armories, convention halls, sports arenas and stadiums F v l Assembly and packaging (inside a building) ����'� 11-10D-1 Auction establishments, indoor only (including storage), and not for livestock, motorized vehicles, or farm implement equipment J_ 7 Auto body repair IF—I c l _ F_ 11-10D-7 Automated banking machines ����� 11-10D-2 Automated car wash in conjunction with principal useF 11-10D-1, F A F 11-10D-3 Automobile car wash (drive-through, mechanical and self-service) F_F_cF_cI —crC 11-10D-3 Automobile Fluid maintenance station F_[�� 11-10D-1, 11-10D-2 Automobile, motorcycle, trailer, recreational vehicles, boats/marine, 11-4-1, 1111=4-9-9 and farm implement establishments for display, hire, service, rental and/or sales conducted entirely within a building, including, as P P incidental to these major uses, all repair work in connection with their own and customers' vehicles Automotive, motorcycle, trailer, recreation vehicles, boats/marine and 11:41114- farm 1-4-1,11-4-farm implement establishments for display, hire, service, rental and/or C sales conducted outside a building Automotive towing ����� 11-10D-1 Banks and other financial institutions with adrive-up window I —c F F F 11 -10D-1, j 11-10D-2 Fc Banks and other financial institutions without drive -up window [_�T � 11-10D-1, facilities I r r I I r A I A 11 -10D-2 Barbershops or beauty shops P P P P P 11-10D-1, 11-10D-2 Bicycle racks and transit shelters I A T A A I A I A 11-10D-2 lBingo games and gambling I I P I P I P I r3ha Blacktop or crushing materials for roadway materials FFFFF Body art establishments provided the use complies with all licensing requirements and is separated by a minimum of 500 feet from thePPPproperty line from other body art establishments, adult uses, andeducational institutionsBranch post office or shipping supplyFI P��I P Page 2 City of Cottage Grove, MN Excerpt from Title 11, Chapter 1013, Section 1(c) B-1 F13-2 13.3 FPN-B Building materials; provided, that they are conducted entirely within anFFF r � 11-10D-1 enclosed structure A I A q ( Buildings temporarily located for purposes of construction on the 11-10D-1, premises, for a period not to exceed the time necessary to complete AF��� 11-10D-2 such construction Bus passenger depots/terminals F —F—F—cF—cF— 11-10D-2 Business or vocational schools I C I C I 111-10D-1 Business services and offices, including accounting, advertising, 11-11D-1, auditing, commercial art, computer services, mailing, photocopying, P P P P P 11.10D-2 and public relations Business signs FA FFFFF Cabinetmaking F—F—F—I r F— 11 -10D-1 Cafeterias not open to the general public 'I F I A I A I A q 11-10D-2 Carnivals, circuses or festivals F11F� Casket supplies and monument sales -1—I ' I ' 'F— 11 -10D-1 Catering establishments �� P —F1 -10D-1 Christmas tree sales lots FPFFFF Clinics for human care including medical and dental clinics 11-10D-1, 1P I P 1P 1P 1P 11-10D-2 Collection offices or public utilities FP FP I ' [—[—F-- Commercial kennels with outdoor runs F c C F� 11-10D-1 Commercial overnight delivery drop box 'I I q q A I A( A 11-10D-2 I Commercial parking for passenger vehicles I I P I P I P 111-10D-1, 1111=3-9-9 ' Paee 3 City of Cottage Grove, MN Excerpt from Title 11, Chapter 1013, Section 1(c) Commercial recreation uses as listed below: Amusement centers where mechanical, electrical and electronic games are played Arcade parlors Archery and shooting ranges Billiards Bowling alley Driving ranges Miniature golf Pool halls Skating Swimming pools Tennis courts and handball courts, including racquetball and other racket games. Tennis or racquetball club 3 or more mechanical, electrical or electronic games B-1 B-2 113.3 P -B N -B C IC IC Community rooms or centers 11-10D-2 private schools [PIP P P [P FP 11-10D-2 Convention, banquet and exhibition halls I I I C I_ C I I, Credit card/bank processing F—F—F—P[ p F—I— Currency exchanges F—F—F—c[—F—I 11-10D-4 Dance and/or music studios FFF P FFP 11-10D-2 Data processing FP FIFF Decorative landscape features �[A ��� 11-10D-2 Dinner and/or live theater PI F-71 Dry goods and fabrics FI _PI P F—Pr P 11-10D-2 Educational/training centers; excluding elementary, secondary, and 11-10D-2 private schools T I P P [P FP I Electrical generators (backup units) I A I A I A I A I A 111-10D-2 Electrical service, heating, plumbing, appliances, upholstery or air conditioning service shops; provided, that they do not employ more FF FC �� than 6 persons in repair or processing Electromagnetic communication facilities FFF C F 11_4.7 Employment agencies FF1 P �� Paee 4 City of Cottage Grove, MN Excerpt from Title 11, Chapter 10B, Section 1(c) I B-1 I B-2 I B-3 I P -B I" -B I Equipment rental, inside a building F—Fp—[ P F—P'F— Equipment rental with outside storage FF—F—cF—c[— Essential service structures, including, but not a limited to,ns buildings cFFFF such as telephone stations, booster or pressure stations, elevated C C C C tanks, lift stations and electric power substations Exterior employee break areas I A I A A I A I A 11-10D-8 Exterior storage yards for rental services, lumberyards, and similar C C I O uses Farmers' marketI I' A A A I "' 11-8A-8(8) Fencing and other screening techniquesA FFA F A F A I 11 -10D-2 "� Funeral homes and mortuaries PFFD Furniture, upholstering, picture framing, interior decorating studios and 11-10D-2 furniture repair, refinish shops and sales Greenhouses and nurseries F—F—Fc—[ —cF— Hardware FI ' FP FP FP 11-10D-2 Health and physical exercise clubs greater than 3,500 square feet of ��FF� gross floor area Health and physical exercise clubs, having less than 3,500 square feet 1FFP�FP of gross floor area and with no locker room facilitiesr ( r I Historical buildings, museums, art galleries and theaters for the Fc _7performing arts Fc Home improvement retail inside a building FPFFF f Hospitals for human care; provided, that all buildings be located not C��FF less than 75 feet from the lot line of any lot in a residential zoning C C C district Hotel, motel and/or conference center - permitted ancillary uses within a hotel and/or conference center with limited exterior signage approved as part of a conditional use permit such as: health and fitness center, class I or II restaurants, retail or personal services, car C C C rental without vehicles occupying off street parking otherwise required by city ordinance, not to exceed inventory of 10 vehicles per rental agency, banquet facilities, theater or dinner theater Indoor self -storage unitsF11-10D-1, P FP F-1 r 11.10D-2 F—F Institutional uses: adult daycare, charitable or philanthropic institution,I 11-10D-2 childcare center, housing for senior adults and per with P P P P P disabilities Paee 5 FP P FP FP Greenhouses and nurseries F—F—Fc—[ —cF— Hardware FI ' FP FP FP 11-10D-2 Health and physical exercise clubs greater than 3,500 square feet of ��FF� gross floor area Health and physical exercise clubs, having less than 3,500 square feet 1FFP�FP of gross floor area and with no locker room facilitiesr ( r I Historical buildings, museums, art galleries and theaters for the Fc _7performing arts Fc Home improvement retail inside a building FPFFF f Hospitals for human care; provided, that all buildings be located not C��FF less than 75 feet from the lot line of any lot in a residential zoning C C C district Hotel, motel and/or conference center - permitted ancillary uses within a hotel and/or conference center with limited exterior signage approved as part of a conditional use permit such as: health and fitness center, class I or II restaurants, retail or personal services, car C C C rental without vehicles occupying off street parking otherwise required by city ordinance, not to exceed inventory of 10 vehicles per rental agency, banquet facilities, theater or dinner theater Indoor self -storage unitsF11-10D-1, P FP F-1 r 11.10D-2 F—F Institutional uses: adult daycare, charitable or philanthropic institution,I 11-10D-2 childcare center, housing for senior adults and per with P P P P P disabilities Paee 5 City of Cottage Grove, MN Excerpt from Title 11, Chapter 1013, Section 1(c) 13-1 B-2 B-3 FP N13 I Landscape nursery, landscape material sales with enclosed outdoor _F_F_F_ 11-10D-2 display and storage FP P P P FP Lawn and garden centers having exterior storage and display, when in I C C C conjunction with principal use Lawn and garden centers with no exterior storage and display ���� 1 Manufacture of electronic instruments _F_F_F_PF_ Manufacturing, compounding, assembly, packaging, or indoor storage of products and materials as an accessory use provided that such FFA activity does not occupy more than 20 percent of the gross floor area of the building Medical, optical and dental offices and laboratories FP FFFFP Motor fuel ptations (minor and major) without mechanical c Fc �FTc� 11-4-1 service/reair l Movie theater F V I l V Municipal buildings and structures, including police, fire, library, 11-10D-2 museum, art gallery or studio and community buildings, but not public FP P FP rp FP works garages Nursery schools and daycare centers for all ages - adults and kids 1P FP FFFP 11-10D-2 Nursing homes, congregate care, rest homes or retirement homes; �FFFF� provided, that the site shall contain not less than 600 square feet of lot C C C area for each person to be accommodated Off -sale liquor of 3,000 square feet or less F_I "I ' F_I Title 3, Chapter 3 Off -sale liquor with 3,001 square feet or greater � ��� Title 3, Chapter 3 Off street parking, parking decks, parking ramps and off street F [ FF 11-10D-2 loading Off street parking, storage garage and buildings and loading areas -3-g, 11-10D-2 when incidental and subordinate to any permitted use [A F A F A11 Off street parking when the principal site of the off street parking abuts on a lot which is another B or I district and is in the same ownership as the land in the B or I district and subject to those conditions asset forth C C C C C in this title and such other conditions as are found necessary by the council to carryout the intent of this title Offices for administrative, executive, professional, research or similar 11-10D-2 organizations, and laboratories having only limited contact with the P P P P P general public; where these uses are permitted, no merchandise is permitted to be sold on the premises On -sale liquor stores and restaurants with an on -sale liquor license F_l c FFF C Title 3, Chapter 3 Open sales lots or open storage when incidental to a principal use II _ c F_F_F___ Opticians and optometrists F_PF_PF_PF_PF_P Paee 6 City of Cottage Grove, MN Excerpt from Title 11, Chapter 10B, Section 1(c) B-1 I 13-2 I B-3 I P -B I N -B PPPPFP — Orthopedic and medical appliances P P P P 11-1 OD -2 Outdoor seating or diming PI A " FA FA 11-10D-8 Outdoor storage tanks and equipment for products that are used in 11-10D-2 conjunction with the primary use � A F F Outdoor temporary/seasonal sales _FF[ A A 11-10D-5 Park and ride facilities 7_ I P Pawnbrokers and secondhand goods dealers F c I c I c P Title 3. Chapter 5 Pawnshop F c c I c P Title 3. Chapter s Pet shops, including grooming PI I 1 ' 'I ' 11-10D-2 Pharmaceutical sales F P[ p Plumbing, heating, and electrical service shops F P Postal substations and post offices F_���� 11-10D-2 Print shops/photographic copying F_FFP FFP 11-10D-2 Printing and silk screening PI ' I ' I Private garages, off street parking and loading spaces F[ ATA F[ A Professional and scientific instrument sales and repair F P FP P FP 11-10D-2 Professional services, including architect, attorney, dental and _FLI -10D-2 medical, financial services, insurance, and real estate businesses FP r FP I r I r Public infrastructure and utility uses FP P F� 11-10D-2 Public or governmental services, including libraries, city offices,11-11D-2 auditoriums, public administration buildings, civic centers, school P FP FP FPP administration offices I Public parks I P I P I P I P I P 111-10D-2 Public, parochial and private schools, colleges and universities Fc Fr C FF Public, quasi -public, and essential service structures that are not 11-10D-2 permitted uses, including, but not limited to, buildings such as P F FP FP FP telephone exchange stations, booster or pressure stations, lift stations, electric power substations and public utility uses Radio and television studios FPFP I F I Radio and television towers, satellite dishes, microwave dishes FFFF C FI Recording studios FFr P FF Recycling collection points, exterior storage I I C I C I C I I 11 Page 7 City of Cottage Grove, MN Excerpt from Title 11, Chapter 10B, Section 1(c) Paee 8 B-1 B-2 8.3 P -B N •BB Rental services, including the leasing of automobiles, utility trailers, equipment and similar rental equipment when conducted FFFFP �household entirely inside a building Research and development items including, but not limited software, pharmaceuticals, coo anmmunications, medical devices and the like P P P F Restaurants, classes 1, 2, and 3, excluding drive -up window F_I P I Restaurants, classes 1, 2 and 3 (with drive -up window) F[f C FF— r Retail uses: Stores and shops selling household goods over a counter or selling personal services. Included are stores selling such items as: 11-10D-2 antique, art and school supplies, appliance and electronics sales and service, automobile parts (excluding auto salvage parts) accessories, bakery goods, delicatessens, bagel shops, ice cream and other specialty stores, bicycles, books, magazines, cards, stationery and newsstands, candy, camera and photographic supplies, carpets, rugs and floor coverings, china and glassware, clothing, apparel and costumes, dry goods, floral shops, foods, electric and household appliances, furniture, fur goods, garden supplies (year round operation P P P P only), groceries, hardware, hobby supplies, jewelry, leather goods and luggage, boat sales that are within a completely enclosed building, medical supplies, musical instruments, office supplies, paint and wallpaper, professional and scientific instrument sales and repair, electronics, audio and visual equipment and accessories, shoes, sign shops (inside a building), sporting goods, tobacco goods, toys, laundromat and dry cleaning, photography studios, picture framing, locksmith shops, movie and electronic game sales and rental, and repair incidental to sale of goods listed above Satellite or microwave dishes and the like I " " FA FA 11_4-8 Saunas and massage parlors _PF_PF_PF_Pf P Title 3. Chapter 8 Self -storage facility F_I c c Fc 11-10D-7 centers, machine sales, and sewing classes F_I ' I —PISewing I 11-10D-2 Showroom warehouse FF_PF_Pf P Sidewalks and trails I A I A A I" I A 11-10D-2 . Sign shops, limited to over the counter retail sales of signs, banners or other related imagery ���� 11-10D-2 Fr 1PFPFP graphic Signs ���� 10D-2 Chapter 8,Il- Solar energy incidental to the principal structure FA " I " FA I Stockpiling of material F, F, ' I Tanning salons FP FFr P FP 11-10D-2 Tattoo and body piercing _ 'P P P Title 3. Chapter 12 Paee 8 City of Cottage Grove, MN Excerpt from Title 11, Chapter 10B, Section 1(c) 8.1 B-2 B -3P -B N•B Tax exempt lodges and clubs; provided, that they are not less than 75 7 feet from residential district [c F c c [ a I I Teen center 1P 1P FP F Telecommuting center FP FFFF_ FI ' FP FP Temporary buildings for construction purposes for a period not to���� FI [A 11-1013.2 exceed the completion date of such construction " Temporary outdoor promotional and merchandising activities (e.g., craft sales, food stands, car washes, flea markets, and other 11-1013-9 activities/events deemed similar by the community development director and not meeting tide 5. chapter 5 of this code) lasting 4 or C C more consecutive days and directed at the general public may be allowed as an accessory use on the premises of permitted and conditional uses Theaters, drive-in -F—I V F—F— Theaters, indoorF " _ I V Travel bureaus/agencies FP FPFP FP I 11-10D-2 Underground parking F_cF_cF_cF_cF_c 11 -10D - Vehicle repair - conditonaluse F c I c I c F 11-1013-6 Vehicle repair- permitted use FPI P FF 11-1013-6 Veterinary clinic with outdoor kennels F_F_l " I _ on the roof or side of a building, or attached to an existing structure P Veterinary offices and clinics; provided, no kennels or treatment areas P P FP are located outside of the building �I " Wholesale businesses FI ' FP FP F—I Wind energy conversion systems I C I C I C I C I C 111:4111 -10D-2 I Wireless communication facility entirely within an existing building or � 11-10D-2 on the roof or side of a building, or attached to an existing structure I I " [A [A �I Wireless communications freestanding ground mounted antenna C C support structure Pace 9 b / � § z j 2 z 2 2a g2 20 \§ 2§ zo 2§ EK ¥2 } w 2 ■ 2 LL § w ` § / \\ \\ \\ §= kIm \ _§/ Zi ®M (0 )§ Ea \( §\ $ ® - § 2 - [, § « _ \\` ( (\ 0 F- F - U) U) � z j k 2 2a 2ƒ 20 kb §T) � § §§ a2 � � 2 ■ 2 LU § § : § : - § ) ( g° (§ \ - - -7i/R« \0 \ 00 Ir \ L) � 2 K j ) a 2a W2 20 kL kk F- CL§ §§ «2 uj ) 2 ■ 2 LL k w I� . ~ ( \, - \� k � (la § k ] \\ E2 )® \J \) ( � § � § � L F- U) z § 2 k 2a 2CL 20 o/ /§ z /w k� ■ � & 2 ■ 0 E z 0 w ■ § , k 7»; k� �L }\ 23 )2 §( ) b ( 2 ` / ) § ■