AGENDA PLANNING COMMISSION

Transcription

1 AGEDA PLAIG COMMISSIO Tuesday, October 9, :30 PM City Council Chambers 125 E Avenue B, Hutchinson, Kansas 1. ROLL CALL Richardson Vacant Bisbee Hamilton Wells Roberts-Ropp Carr (Vice Chair) Peterson Hornbeck (Chair) 2. APPROVAL OF MIUTES Meeting of September 25, CORRESPODECE & STAFF REPORTS Motion to accept correspondence and staff reports into the official record. 4. PUBLIC HEARIGS a. ZA Rezone Industrial eighborhood Request to change the zoning designation for properties roughly located from 4 th Avenue to Leonard St. and Scott Street to the Drainage Canal from I-3 Heavy Industrial District to C-4 Special Commercial District. (Staff Representative: Aaron Barlow, Associate Planner) Action: Motion to recommend (approval / modification and approval / denial) to the Hutchinson City Council of Zoning Amendment case #ZA to rezone properties roughly located from 4 th Avenue to Leonard St. and Scott Street to the Drainage Canal from I-3 Heavy Industrial District to C-4 Special Commercial District. b. ZA E 4 th Avenue Rezone Request to change the zoning designation for 2301 E 4 th Avenue and E 4 th Avenue from C-4 Special Commercial District to I-3 Heavy Industrial District. (Staff Representative: Amy Allison, Senior Planner) Action: Motion to recommend (approval / modification and approval / denial) to the Hutchinson City Council of Zoning Amendment case #ZA to rezone 2301 E 4 th Avenue and E 4 th Avenue from C-4 Special Commercial District to I-3 Heavy Industrial District. 5. OLD BUSIESS one 6. EW BUSIESS - one 7. UPCOMIG CASES - one 8. ADMIISTRATIVE CASES a. SIT ew Fuel Center at 725 E 4 th Ave (pending revised site plan) b. PL Parking Lot Permit for 1203 W 4 th Ave 9. COUCIL ACTIO O CASES - one 10. OPE COMMETS FROM THE AUDIECE (Please limit comments to five minutes.) 11. AOUCEMETS 12. ADJOURMET Staff Contacts: Jim Seitnater Aaron Barlow Amy Allison Jade Shain Charlene Mosier

2 PLAIG COMMISSIO MIUTES MEETIG OF: TUESDAY, SEPTEMBER 25, 2018 MEETIG LOCATIO: CITY COUCIL CHAMBERS 125 EAST AVEUE B 1. ROLL CALL The Planning Commission meeting was called to order at 5:30 PM with the following members present: Richardson [13/14] Hamilton [13/14] Carr (Vice Chair) [12/14] Wells [11/14] Peterson [12/14] Bisbee [13/14] Roberts-Ropp [12/14] Hornbeck [11/14] Vacant Planning Staff present were: Jim Seitnater, Interim Director of Planning & Development; Amy Allison, Senior Planner; Aaron Barlow, Associate Planner; and Jade Shain, Planning Technician. Guests in attendance were Jackson Swearer, Roy Little, Tom Heintzman, Mike Brown, and Richard Guy. 2. APPROVAL OF MIUTES The minutes of the August 14, 2018 meeting were approved on a motion by Hamilton, seconded by Bisbee, passed unanimously. 3. CORRESPODECE & STAFF REPORTS The documents and staff reports were accepted into the official record on a motion by Peterson, seconded by Bisbee, passed unanimously. 4. PUBLIC HEARIGS a. one. 5. OLD BUSIESS a. one. 6. EW BUSIESS a. Training Barlow provided the training for the Planning Commission. The training was a review of modules 1 through 10. The review included the following topics: the purpose of zoning, lot coverage, the gateway corridor overlay district, the role of the Planning Commission, conflict of interest, Conditional Use Permits, and variances. 7. UPCOMIG CASES a. SUP Multi-Family Development b. ZA Industrial eighborhood Rezone to C-4 c. ZA Rezone Two Lots from C-4 to I-3 1

3 PLAIG COMMISSIO MIUTES MEETIG OF: TUESDAY, SEPTEMBER 25, ADMIISTRATIVE CASES a) SIT ew Fuel Center at 725 E 4 th Avenue 9. CITY COUCIL O CASES a) ZA R-6 Rezone (September 18, 2018) Passed 10. OPE COMMETS FROM AUDIECE 11. AOUCEMETS a. one. 13. ADJOURMET - The meeting adjourned at 6:15 PM. Respectfully Submitted Jade Shain, Planning Technician Approved this 9 th day of October 2018 Attest: 2

4 Development Department 125 E Avenue B Hutchinson KS Planning & STAFF REPORT Planning Commission Board of Zoning Appeals DATE: October 1, 2018 Agenda Item #: CASE #: ZA PUBLIC HEARIG: YES O MEETIG DATE: October 9, 2018 REQUEST 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 STAFF REPRESETATIVE: Aaron Barlow Associate Planner PROPERTY PHOTO STAFF RECOMMEDATIO: APPROVAL 2816 Leonard Avenue APPROVAL WITH CODITIOS DEIAL APPLICAT IFORMATIO APPLICAT: Jenny Clark th Terrace Hutchinson, KS PROPERTY OWER: See property owner list (Exhibit A) DESIG PROFESSIOAL: ot applicable to this case COCURRET APPLICATIOS: one APPLICATIO MATERIALS: Case-Materials PROJECT SUMMARY COMP PLA COMPATIBILITY A request to rezone properties roughly located within Leonard Avenue, Halstead Street, 4 th Avenue and the GVI canal from I-3 Heavy Industrial District to C-4 Special Commercial District. (see subject map). The above request is not compatible with the Comprehensive Plan. The City Manager s Office has requested that the land use designation of the subject neighborhood remain industrial, representing the City s long-term plans for industrial development. PROPERTY IFORMATIO ZOIG: I-3 Heavy Industrial District COMPREHESIVE PLA DESIGATIO: Industrial SUBDIVISIO: Broadland Subdivision EXISTIG LAD USE: Single-family houses, Sunset Motel, a vacant mobile home park, vacant land. SITE IMPROVEMETS: none SIZE OF PROPERTIES: Approximately 51 acres SUBJECT MAP OTIFICATIOS & REVIEW DEVELOPMET REVIEW: 9/24/2018 PUBLIC OTICE PUBLISHED 9/06/2018, Hutchinson ews PROPERTY OWER OTICE MAILED: 9/06/2018 to all 45 owners of the 70 properties in the area proposed to be rezoned and within 200 feet of the subject area EXT STEPS: City Council Mtg: 11/6/2018 FOR OFFICE USE OLY Approved Approved with Conditions Denied Tabled

5 ZA Planning Commission Staff Report Industrial eighborhood Zoning Amendment Request October 9, 2018 Analysis of Factors Required for Approval of Zoning Amendment Requests: Factor Analysis Met ot Met The neighborhood in question contains a mixture of uses ranging from commercial (the Sunset Motel), Industrial (Groendyke Transport, Sonoco Paper Mill and City Beverage Co.), and residential. However, despite their proximity, the uses are clearly separated. The neighborhood was formerly part of the Hutchinson Industrial District #1 before it was annexed by the City in The area was zoned industrial in anticipation of future development projects. However, since the annexation only City Beverage s current building has been constructed. 1. Character of the neighborhood Many of the houses in the neighborhood were built over 50 years ago. The conditions of houses in the neighborhood vary from average to uninhabitable (see Exhibit B: Housing Condition Map). Because single-family houses with damage to more than 50% of the building are not permitted to be reconstructed in the I-3 Heavy Industrial District, banks and other lending institutions are not willing to finance loans for purchase or updates in this neighborhood. Rezoning the properties in question to C-4 Special Commercial District would allow all the existing uses in the subject area either by right or by Special Use or Conditional Use Permit. Met ot Met 2. Current zoning and uses of nearby property 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 Location Zoning Use Subject Properties I-3 Heavy Industrial District Single-family houses, Sunset Motel, a vacant mobile home park, vacant land. orth I-3 Heavy Industrial District Groendyke Transport, Kroger Regional Office South I-3 Heavy Industrial District City Beverage Company, Sonoco Hutchinson Paper Mill East P/I Public and Institutional District Hutchinson Fire Department Fire Training Center West I-3 Heavy Industrial District Cargill Grain Elevator While there is no adjacent properties zone C-4, Staff feels this factor is met because of precedent set by Planning Commission Approval of case 16-ZA-02, a request to rezone 2700 East 11 th Avenue from I-3 Heavy Industrial District to C-3 Outdoor Commercial District. o new uses are proposed. However, because single-family houses with damage to more than 50% of the building are not permitted to be reconstructed in the I-3 Heavy Industrial District, residents wishing to sell or maintain their homes have faced difficulty finding financing. The properties current zoning of I-3 is not a suitable zoning district for their existing uses. Single-family dwellings, motels, and mobile home parks are all prohibited in the I-3 Industrial District. All of these uses existed before the area in question was annexed by the City. A zoning change is needed to bring these properties into conformance. The C-4 Special Commercial District is a more restrictive district than the I-3 Industrial District. o new detrimental impacts to neighboring properties will be introduced with rezone. The detrimental effects of residential uses adjacent to industrial uses, such as screening, will continue whether or not the application is approved. Many of the properties in the subject neighborhood are either currently vacant or have been vacant for a significant period of time. Met Met Met Met 2

6 ZA Planning Commission Staff Report Industrial eighborhood Zoning Amendment Request October 9, 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 8. Impact on public facilities and utilities Health, safety, and welfare: Because the neighborhood already contains a variety of uses, the proposed change in zoning will not have a significant impact on the public health safety and welfare. Landowner hardship: Because single-family houses with damage to more than 50% of the building are not permitted to be reconstructed in the I-3 Heavy Industrial District, residents in the subject neighborhood wishing to sell or maintain their homes will have difficulty finding financing. The City Manager s Office has requested that the Comprehensive Plan land use designation remain industrial. This area was originally annexed with plans to develop industrial uses. The proposed change in zoning will not be in conformance with the Comprehensive Plan. However, precedents have been set to rezone industrially property to commercial to allow for the construction of residential uses. The Comprehensive Land Use Map indicates those areas as industrial. Streets Alleys Sidewalks Water Sewer Drainage The proposed rezone would not change the impact on streets in the neighborhood. The impact on the alleys in the subject neighborhood will not change with this zoning change. There are no sidewalks in this area. This change in zoning district will not impact water infrastructure. This change in zoning district will not impact sewer infrastructure. Drainage facilities will not be impacted by this zoning change. Met Met ot Met Met Development Review Committee Meeting: A Development Review Committee meeting was held on September 24, 2018 to discuss the proposed zoning map amendment. o comments were received. 3

7 ZA Planning Commission Staff Report Industrial eighborhood Zoning Amendment Request October 9, 2018 Zoning Map: Comprehensive Plan Land Use Map: 4

8 ZA Planning Commission Staff Report Industrial eighborhood Zoning Amendment Request October 9, 2018 Photos: 5

9 ZA Industrial eighborhood Zoning Amendment Request Planning Commission Staff Report October 9,

10 ZA Industrial eighborhood Zoning Amendment Request Planning Commission Staff Report October 9,

11 ZA Planning Commission Staff Report Industrial eighborhood Zoning Amendment Request October 9, 2018 Legal Description: Lots 1-10 and the West 18 feet of Lot 11 and Lots 28-54, EXCEPT the orth 5 feet of Lots 43 & 44, of Block 1; Lots 1-56 of Block 3; Lots 1-56 of Block 4; Lots 1-54 of Block 6; Lots 1-18 and of Block 8; Lots 1-56 of Block 9; Lots 1-56 of Block 10; Lots 1-52 of Block 11; Lots 1-54 of Block 12; Broadland, a subdivision of the orthwest ¼ of Section 16, Township 23 South, Range 5 West of the 6th P.M., Hutchinson, Kansas. Public Comments: Public notices were sent to all owners of property subject to rezone and to all property owners within 200 feet of the subject neighborhood. One comment was received from Ann Bush of City Beverage Co. Her Comments are included in Exhibit I. Exhibits: A. Property Owner List B. Housing Condition Map C. Subject Property Map D. Current Zoning Map E. Proposed Zoning Map F. Comprehensive Plan Land Use Map G. Table of Land Use Categories H. Public Hearing otice I. from Ann Bush 8

12 Exhibit A: Properties and Owners ZA Property Address Owner Mailing Address 109 Taylor Sylvia A French 546 E 3 rd Ave, E Leonard Virginia Lewis 2700 E Leonard, E Leonard orman S Gordon 923 E 8 th Ave, E Leonard Betty Crawford 2708 E Leonard, E Leonard Betty Crawford 2708 E Leonard, E Leonard Betty Crawford 2708 E Leonard, E Leonard Bonnie Birkle 7226 Bainbridge Ct, E Leonard James Troutt & Jenny Clark th Terrace, E Leonard oel Agosto 122 W 6 th Ave, Taylor Jose A & Rosalia Villagomez 101 Taylor, E 1 st Ave Arlynn Mast 9304 W Illinois, E 1 st Ave Dorothy F Taylor 2827 E 1 st Ave, E 1 st Ave Dorothy F Taylor 2827 E 1 st Ave, E Leonard Dorothy F Taylor 2827 E 1 st Ave, E Leonard Dorothy F Taylor 2827 E 1 st Ave, E Leonard Dorothy F Taylor 2827 E 1 st Ave, E 1 st Ave Jason Glover 2820 E 1 st Ave, E 1 st Ave Darrel E & Deana Zumalt 2824 E 1 st Ave, E Leonard Philip B & Katherine Caudillo 1711 James, E Leonard Marin & Lois Mast 1505 Lorraine, E 2 nd Ave Patricia R. Kilpatrick 105 E 7 th, Apt 308, E 2 nd Ave Donald & Jerry A Hudson 2717 E 2 nd Ave, E 2 nd Ave Donald & Jerry A Hudson 2717 E 2 nd Ave, E 1 st Ave Brenda Otto 2614 E 1 st Ave, E 1 st Ave Steve Baylss W 12 th St, E 1 st Ave Billy J & Sandra L Cross 2701 E 1 st Ave, E Leonard Billy J & Sandra L Cross 2701 E 1 st Ave, E Leonard Billy J & Sandra L Cross 2701 E 1 st Ave, E 1 st Ave Mark Borecky 319 W 5 th Ave, E 1 st Ave Angel Serbin & Joann Ortiz 725 W Sherman Ave, E 3 rd Ave Gary & aomi Ullum 2611 E 3 rd Ave, E 3 rd Ave Gary & aomi Ullum 2611 E 3 rd Ave, E 3 rd Ave Gary & aomi Ullum 2611 E 3 rd Ave, E 2 nd Ave Juanita Frank & ickie Saunders 2602 E 2 nd Ave E 2 nd Ave Seth & Dorothy Freeman 3211 Chambers St, E 1 st Ave Seth & Dorothy Freeman 3211 Chambers St, E 2 nd Ave Karyl Howell & Dovey Moran 2610 E 2 nd Ave, E 2 nd Ave Karyl D Howell 2610 E 2 nd Ave, E 2 nd Ave Karyl D Howell 2610 E 2 nd Ave, E 2 nd Ave Karyl D Howell 2610 E 2 nd Ave, E 2 nd Ave James F Tippie 2620 E 2 nd Ave, E 2 nd Ave Roger & Sawana J Shipley 5704 Mainline Dr, E 2 nd Ave Roger & Sawana J Shipley 5704 Mainline Dr, 67501

13 Exhibit B: Housing Condition Map COREY ZA TH KIRBY 2D TAYLOR SCOTT HALSTEAD 3RD 1ST 1ST LEOARD P:\GIS\I-3 to C-4 Rezone Project.mxd Prepared by Planning and Development July 11, Purpose: This area has single-family dwellings which are unable to secure financing due to their zoning designation (I-3). The goal is to rezone this area to C-4, and with a CUP, a property owner would be able to secure financing and/or rebuild if the home were destroyed Condition Average Fair Poor Very Poor Uninhabitable Feet 500

14 Exhibit C: Subject Properties I-3 to C-4 Rezoning Project 4TH KIRBY SCOTT 3RD TAYLOR 2D 1ST LEOARD Prepared by Planning and Development July 11, Purpose: This area has single-family dwellings which are unable to secure financing due to their zoning designation (I-3). The goal is to rezone this area to C-4, and with a CUP, a property owner would be able to secure financing and/or rebuild if the home were destroyed. P:\GIS\I-3 to C-4 Rezone Project.mxd Legend ZA subj Feet 400

15 CHEMICAL TOW SUPERIOR GRAD GRAD SCOTT TAYLOR KIRBY COREY DUFFY CESSA BELL TAYLOR Exhibit D: Current Zoning I-3 to C-4 Rezoning Project 7TH 6TH 6TH 4TH HALSTEAD 3RD 3RD 2D 1ST 1ST 1ST LEOARD SHERMA SHERMA SHERMA A B Prepared by Planning and Development July 11, Purpose: This area has single-family dwellings which are unable to secure financing due to their zoning designation (I-3). The goal is to rezone this area to C-4, and with a CUP, a property owner would be able to secure financing and/or rebuild if the home were destroyed. Legend Subject Area R4 MP C4 I1 I3 P/I Jade Shain Feet ,000

16 CHEMICAL TOW SUPERIOR GRAD GRAD SCOTT TAYLOR KIRBY COREY DUFFY CESSA BELL TAYLOR Exhibit E: Proposed Zoning I-3 to C-4 Rezoning Project 7TH 6TH 6TH 4TH HALSTEAD 3RD 3RD 2D 1ST 1ST 1ST LEOARD SHERMA SHERMA SHERMA A B Prepared by Planning and Development July 11, Purpose: This area has single-family dwellings which are unable to secure financing due to their zoning designation (I-3). The goal is to rezone this area to C-4, and with a CUP, a property owner would be able to secure financing and/or rebuild if the home were destroyed. Legend Subject Area I3toC4RezoningProject R4 Feet ,000 MP C4 I1 I3 P/I Jade Shain

17 CHEMICAL TOW SUPERIOR GRAD GRAD SCOTT TAYLOR KIRBY COREY DUFFY CESSA BELL TAYLOR Exhibit F: Comprehensive Plan Land Use I-3 to C-4 Rezoning Project 7TH High Density Residential 6TH 6TH Public/Institutional Industrial Industrial 4TH HALSTEAD 3RD 3RD Industrial 2D 1ST Public/Institutional 1ST 1ST LEOARD SHERMA SHERMA SHERMA A B P:\GIS\I-3 to C-4 Rezone Project.mxd Prepared by Planning and Development July 11, Purpose: This area has single-family dwellings which are unable to secure financing due to their zoning designation (I-3). The goal is to rezone this area to C-4, and with a CUP, a property owner would be able to secure financing and/or rebuild if the home were destroyed. Legend ZA subj R4 MP C4 I1 I3 P/I Feet ,000

18 Exhibit G 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 pursuant to meeting established design standards (D); 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. Design standards and those uses listed permitted by right are reviewed administratively by City Staff. The table in Sec D. 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.

19 ` Sec Table of Land Use Categories. A. Use Table - Residential USE CATEGORY TA Specific Use R-1 R-2 HOUSEHOLD LIVIG, AS LISTED BELOW: RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP Design Standards C-1 C-3 I-1 I-3 C-R and Use C-5 P/I C-2 C-4 I-2 A-1 E- Restrictions* RESIDETIAL Accessory dwelling unit D D D D See A.1. Compact development / economy home D D D See A.2. & A.3. Cottage court D D D D See A.4. Live/work unit S D S See A.5. Manufactured home (residential design) D D D D D D D S S See A.6. Manufactured home (certified) D See A.7. Multi-unit living D D D D D D D D See A.8. on-ground floor dwelling (loft) S D See A.9. Single-unit living D D D D D D D S D S D See A.10. Two-unit living S S D D D D D S D S See A.11. COGREGATE LIVIG, EXCEPT AS LISTED BELOW OR AS PROTECTED S S S D D S D D S S See A.12. BY FEDERAL LAW: Assisted living S S S D D S S S D S S See A.12. Dormitory, fraternity, sorority S S S D S S D S See A.13. Emergency Shelters D D D D D P P P P D C See A.14 Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements *Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec A.1. through Sec A.13, the provisions of this Section shall prevail. 2

20 ` B. Use Table Commercial USE CATEGORY Specific Use TA R-1 R-2 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 COMMERCIAL 4 C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 ADULT ETERTAIMET S S S See B.1. AIMAL SERVICES, EXCEPT AS LISTED BELOW: Boarding / Shelter / Veterinary Services and Animal Hospitals H H H P P P P P See & Ch 7 of this Code D D D See B.2. Stables D See B.3. EATIG & DRIKIG ESTABLISHMETS, EXCEPT AS BELOW: D D P P P P D D D See B.4. Bar/Tavern P P P See Ch 18, Alcoholic Liquors & Beverages Class A Club S S S P P P P P P D P See B.5. Drive-In/Thru restaurant D D D See B.6. Mobile vendor park D D D D D D D D See B.7. MEDICAL CARE, ICLUDIG OFFICE, EXCEPT AS BELOW: P P P P P P Extended care facility D P P P D P P Hospital P D P P See B.8. OFFICE, GEERAL D D P P D D P P See B.9. PARKIG FACILITIES: Accessory P P P P P P P P P P P P P See E. & See Principal use P P P P P P P P Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail

21 USE CATEGORY Specific Use PUBLIC, ISTITUTIOAL & CIVIC FACILITIES, EXCEPT AS BELOW: TA R-1 R-2 R-3 R-4 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-5 R-6 MH MP C-1 C-2 COMMERCIAL (COT D) C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 D D D D D P P P P P P P P See B.10. Cemetery D D D See B.11. Cremation D D D D See B.12. Child or adult day care center / Day care home (not owner occupied only) S S S S D D D D D D D D See B.13. & Day care home (owner occupied only) H H H H H H H H H H See Detention center C C C See B.14. Large-scale assembly (>20,000 SF) S S S S D D D D S D See B.15. RECREATIOAL & ETERTAIMET FACILITIES, AS LISTED BELOW: Passive recreation and small-scale active recreation (< 1 acre) Active recreation (1+ acres) and athletic fields D D D D D P P P P P P P P See B.16. D D D D D D D D D D P See B.17. Stadiums D D D D D See B.18. Commercial recreation and entertainment, including movie theatres, drive-in theatres and motorized recreation D D D D D D D See B.19. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail. 5

22 USE CATEGORY Specific Use TA R-1 R-2 R-3 R-4 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-5 R-6 MH MP C-1 C-2 COMMERCIAL (COT D) REPAIR, EXCEPT VEHICLE REPAIR: H H H H D D D D D D D D RETAIL RETAL & SALES: C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 See B Ammunition / Firearms / Gunsmiths H H H D D See B.21. Large (> 18,000 SF) D D See Medium ( ,000 SF) P P P Outdoor retail sales D D D D D See B.22. Small (up to 3000 SF) D P P P P D D P D See B.23. TRASIET ACCOMMODATIOS Bed & breakfast D D D D D D D D D See B.24. Recreational Vehicle Park C C See Hotel, Motel, Extended Stay D D D P P D See B.25. SERVICES (PERSOAL), EXCEPT AS BELOW: H H H H H P P P P D D P D Dry cleaner P P P P See B.26. STORAGE, SELF-SERVICE D D D D D See B.27. UTILITIES, EXCEPT AS BELOW: P P P P P P P P P P P P P Wind Energy Conversion Systems * * * * * * * * * * * * * *See Wireless Communication Facilities (Public ROW) D D D D D D D D D D D D D See B.28. Wireless Communication Facilities (Private ** ** ** ** ** ** ** ** ** ** ** ** ** **See property) Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail. 6

23 USE CATEGORY Specific Use VEHICLE SALES, SERVICE AD STORAGE, EXCEPT AS OTED BELOW: TA R-1 R-2 R-3 R-4 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-5 R-6 MH MP C-1 C-2 COMMERCIAL (COT D) C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P P P P P P/I Design Standards & Use Restrictions Boat / RV storage D D D See B.29. Car wash, light-medium duty vehicles D D D D D D D D See J. Fueling station D D D D D D D See Inoperable vehicle storage, accessory use D D D D D D See B.31. Motor vehicle repair (light- medium) S S S S S D See B.32. Truck stop D D D See B.33. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail. 7

24 ` C. Use Table Industrial & Other USE CATEGORY Specific Use AGRICULTURAL USES, EXCEPT AS BELOW: Agricultural chemical manufacture or storage / Agricultural product processing or storage TA R-1 R-2 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 C-3 C-4 IDUSTRIAL AD OTHER USES C-5 I-1 I-2 I-3 A-I C- R E- P/I Design Standards & Use Restrictions 1 D D D D D D D D D D D D D See C.1. D D See C.2. Community gardens D D D D D D D D D D D D D See C.3. Agricultural equipment sales and service Agricultural sales, including onsite product sales D D D See C.4. D D D D D Feedlots RESEARCH AD DEVELOPMET COTRACTORS, AS DEOTED BELOW: D P C Offices H H H H H D D D D P P D D Storage yards D D D D D Wholesale sales D D HAZARDOUS MATERIALS MAUFACTURIG / STORAGE C D See C.5. See C.6. See See C.7. See See C.8. See LADFILL C See C.10. MAUFACTURIG: Artisanal D D D D D See C.9.a. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec C.1. through Sec C.12., the provisions of this Section shall prevail.

25 USE CATEGORY Specific Use TA R-1 R-2 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 IDUSTRIAL AD OTHER USES Light D D Heavy D C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 See C.9.b. See See C.9.c. See MIIG / EXTRACTIO C C C C C C C C C C C C C See C.10. Oil/atural Gas REPAIR (AIRCRAFT, RAILCAR & HEAVY VEHICLE) SALVAGE YARDS, ICLUDIG AUTO SALVAGE STORAGE AD WAREHOUSES, EXCEPT SELF-SERVICE, AD AS LISTED BELOW: S See C.11. C See D D D See C.12. Outdoor storage (accessory) D D See C.13. TRASPORTATIO* Multi-modal transfer station S Railyard S Motor Freight Terminal S P *Refer to the A/I Airport Industrial Zoning District for specific regulations pertaining to the airport and related uses. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec C.1. through Sec C.12., the provisions of this Section shall prevail. 10

26 ` D. Use Table Accessory Uses USE CATEGORY Accessory Structures (Decks, patios, pergolas, gazebos, non-commercial greenhouses, detached garages, sheds, carports and similar structures) TA R-1 R-2 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 ACCESSORY USES C-3 C-4 C-5 I-1 I-2 I-3 A-I C- R E- P/I Design Standards & Use Restrictions 1 D D D D D D D D D D D D D See Sec Collection bins, free-standing D D D D D D D D See D.1. Fuel storage tanks; fuel storage and dispensing (non-commercial) Grain storage bins and grain silos D D D D D See D.2. D D See D.3. Home occupation D D D D D D D D D D D D D See Multi-modal shipping containers / portable storage containers Offices D P P D P P H H H H H H P P P P P P P P See Propane tanks for household utility fuel P P P P P P P P P P P P P Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec D.1. through Sec D.3, the provisions of this Section shall prevail. 12

27 USE CATEGORY Storage of farm materials, products and equipment TA R-1 R-2 P RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 ACCESSORY USES C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 P P Except R-2. Swimming Pool, Private P P P P P P P P P P Large Truck or Trailer Parking D D D See Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec D.1. through Sec D.3, the provisions of this Section shall prevail. 13

28 Exhibit H OTICE OF PUBLIC HEARIG HUTCHISO PLAIG COMMISSIO otice is hereby given that the Planning Commission of the City of Hutchinson will hold a public hearing at 5:30 p.m., Tuesday, October 9, 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 o. ZA , a request by Jenny Clark, to rezone the following properties from I-3 Heavy Industrial to C-4 Commercial: Lots 1-10 and the West 18 feet of Lot 11 and Lots 28-54, EXCEPT the orth 5 feet of Lots 43 & 44, of Block 1; Lots 1-56 of Block 3; Lots 1-56 of Block 4; Lots 1-54 of Block 6; Lots 1-18 and of Block 8; Lots 1-56 of Block 9; Lots 1-56 of Block 10; Lots 1-52 of Block 11; Lots 1-54 of Block 12; Broadland, a subdivision of the orthwest ¼ of Section 16, Township 23 South, Range 5 West of the 6 th P.M., 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 Amy Allison, Senior Planner, , amy.allison@hutchgov.com, TDD KS Relay Center , no later than 48 hours prior to the meeting. Jade Shain, Planning Technician City of Hutchinson

29 Exhibit I Aaron Barlow From: Sent: To: Subject: Follow Up Flag: Flag Status: Ann Bush <annbush@citybev.biz> Friday, September 21, :16 PM Aaron Barlow Zoning Amendment Vicinity of E4th and Kirby Follow up Flagged Aaron: Good afternoon. I am the past president of the Hutchinson Industrial District #1, a quasi governmental body that dissolved following annexation of our district into the city of Hutchinson. I am also the owner, with my husband Bob, of City Beverage, located near the properties being considered to rezone. As a long time HID1 board member and a neighbor in the community, I am concerned with the rezoning of the parcels from industrial to commercial. Over the years, I have gotten a great deal of complaints from the residents in the neighborhood about cardboard trash blowing into their yards. One of the Sonoco plant managers, Jim Kicklighter, told me he had at least 4 residents come by the plant every month with complaints of blowing cardboard. My concern with the change of zoning is that commercial property owners have a different set of expectations regarding the appearance of the neighborhood than industrial property owners have. I fear the city is setting themselves up for more complaints in the future by rezoning. Unfortunately, I am traveling when the zoning hearing is scheduled. As the property owner of City Beverage, I am not opposed to the rezone, but as previously stated, the commercial property owners may be displeased by having grain elevators and a cardboard recycling facility as neighbors. Regards, Ann Bush City Beverage

30 Planning & Development Department 125 E Avenue B Hutchinson KS STAFF REPORT Planning Commission Board of Zoning Appeals DATE: October 1, 2018 Agenda Item #: CASE #: ZA PUBLIC HEARIG: YES O MEETIG DATE: October 9, 2018 REQUEST PROPERTY PHOTO PROJECT SUMMARY COMP PLA 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: 2301 E 4 th Avenue STAFF RECOMMEDATIO: STAFF APPLICAT IFORMATIO STAFF REPRESETATIVE: Amy Allison, AICP Senior Planner APPLICAT: Debbie Sorensen D & D Towing PROPERTY OWER: D & D Towing DESIG PROFESSIOAL: ot applicable to this case COCURRET APPLICATIOS: /A APPROVAL APPROVAL WITH CODITIOS DEIAL APPLICATIO MATERIALS: Case-Materials The applicant is requesting a change in zoning designation for the properties located at 2301 E 4 th Avenue and E 4 th Avenue from C-4 Special Commercial District to I-3 Heavy Industrial District. This change will allow for uses related to Truck Terminals and Parking. The Comprehensive Plan Land Use Map designates the properties at 2301 E 4th Avenue as Industrial, which is compatible with the proposed zoning designation. PROPERTY IFORMATIO ZOIG: C-4 Special Commercial District COMPREHESIVE PLA DESIGATIO: Industrial SUBDIVISIO: Grandview Addition EXISTIG LAD USE: Vacant Commercial Building, Vacant Lot SITE IMPROVEMETS: none SIZE OF PROPERTY: 29,520 square feet (two lots) LOCATIO MAP Subject Property OTIFICATIOS & REVIEW DEVELOPMET REVIEW: 9/26/2018 PUBLIC OTICE PUBLISHED 9/12/2018, Hutchinson ews PROPERTY OWER OTICE MAILED: 9/10/2018 to all 8 owners of the 8 properties within 200 feet EXT STEPS: City Council Mtg: 11/6/2018 FOR OFFICE USE OLY Approved Approved with Conditions Denied Tabled

31 ZA Planning Commission Staff Report Zoning Amendment for 2301 E 4 th Avenue October 9, 2018 Analysis of Factors Required for Approval of Zoning Amendment Requests: Factor Analysis Met ot Met 1. Character of the neighborhood The property in question is located adjacent to industrial property in a neighborhood with a mixture of industrial and commercial uses. The closest residential use is a mobile home park located to the north of this property. The first mobile home space is located some distance off of 4 th Avenue. Met ot Met 2. Current zoning and uses of nearby property Location Zoning Use Subject C-4 Special Commercial Vacant Commercial Building and Lot Properties District orth C-4 Special Commercial Mobile Home Park, Multi-Family District South I-3 Heavy Industrial Salvage Yard District East I-3 Heavy Industrial Salvage Yard District West C-4 Special Commercial District Vacant Lot and Self-Storage Units Met ot 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 Commercial Truck Parking. The current C- 4 zoning would not be compatible with the proposed use. The surrounding properties are zoned I-3 which the proposed use is compatible with. There would be no anticipated immediate impacts to adjacent property owners if the zoning amendment request is approved. However, the change in zoning would allow heavier industrial uses closer to existing residential uses. Any new developments would have to conform with the City s regulations but there could be instances where no changes would be required due to the 30% expansion rule. The property has been vacant since March 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, the applicant will be unable to use the property for commercial truck parking. Met Met ot Met Met Met 2

32 ZA Planning Commission Staff Report Zoning Amendment for 2301 E 4 th Avenue October 9, Conformance of this request to the Comprehensive Plan According to the Comprehensive Plan, the property s land use designation is Industrial. The current zoning, C-4, is not a compatible zoning district with this designation. The proposed zoning district is compatible. Met 8. Impact on public facilities and utilities Streets Alleys Sidewalks Water Sewer Drainage The proposed commercial parking lot would likely increase truck traffic on 4 th Avenue. However, 4 th Avenue is already used for commercial truck traffic and its designation as an arterial street supports this level of traffic. /A There is existing sidewalks in this area. This change in zoning district will not impact water infrastructure. This change in zoning district will not impact sewer infrastructure. The existing lot is already paved. Any impact should be offset by stormwater fees. Met Development Review Committee Meeting: A Development Review Committee meeting was held on September 26, 2018 to discuss the proposed zoning map amendment. o Comments were received. 3

33 ZA Planning Commission Staff Report Zoning Amendment for 2301 E 4 th Avenue October 9, 2018 Zoning Map: Comprehensive Plan Land Use Map: 4

34 ZA Planning Commission Staff Report Zoning Amendment for 2301 E 4 th Avenue October 9, 2018 Photos: 5

35 ZA Planning Commission Staff Report Zoning Amendment for 2301 E 4 th Avenue October 9, 2018 Legal Description: The West 100 feet of Lots 1, 2, 3, 4, 5, 6, 7 and 8, Block 6, Grandview Addition, Hutchinson, Reno County, Kansas AD Lots 1 through 8, Except the west 100 feet of said Lots and East 10 feet thereof, Block 6, Grandview Addition, Hutchinson, Reno County, Kansas Exhibits: A. Table of Land Use Categories B. Public Hearing otice 6

36 Exhibit A 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 pursuant to meeting established design standards (D); 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. Design standards and those uses listed permitted by right are reviewed administratively by City Staff. The table in Sec D. 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.

37 ` Sec Table of Land Use Categories. A. Use Table - Residential USE CATEGORY TA Specific Use R-1 R-2 HOUSEHOLD LIVIG, AS LISTED BELOW: RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP Design Standards C-1 C-3 I-1 I-3 C-R and Use C-5 P/I C-2 C-4 I-2 A-1 E- Restrictions* RESIDETIAL Accessory dwelling unit D D D D See A.1. Compact development / economy home D D D See A.2. & A.3. Cottage court D D D D See A.4. Live/work unit S D S See A.5. Manufactured home (residential design) D D D D D D D S S See A.6. Manufactured home (certified) D See A.7. Multi-unit living D D D D D D D D See A.8. on-ground floor dwelling (loft) S D See A.9. Single-unit living D D D D D D D S D S D See A.10. Two-unit living S S D D D D D S D S See A.11. COGREGATE LIVIG, EXCEPT AS LISTED BELOW OR AS PROTECTED S S S D D S D D S S See A.12. BY FEDERAL LAW: Assisted living S S S D D S S S D S S See A.12. Dormitory, fraternity, sorority S S S D S S D S See A.13. Emergency Shelters D D D D D P P P P D C See A.14 Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements *Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec A.1. through Sec A.13, the provisions of this Section shall prevail. 2

38 ` B. Use Table Commercial USE CATEGORY Specific Use TA R-1 R-2 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 COMMERCIAL 4 C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 ADULT ETERTAIMET S S S See B.1. AIMAL SERVICES, EXCEPT AS LISTED BELOW: Boarding / Shelter / Veterinary Services and Animal Hospitals H H H P P P P P See & Ch 7 of this Code D D D See B.2. Stables D See B.3. EATIG & DRIKIG ESTABLISHMETS, EXCEPT AS BELOW: D D P P P P D D D See B.4. Bar/Tavern P P P See Ch 18, Alcoholic Liquors & Beverages Class A Club S S S P P P P P P D P See B.5. Drive-In/Thru restaurant D D D See B.6. Mobile vendor park D D D D D D D D See B.7. MEDICAL CARE, ICLUDIG OFFICE, EXCEPT AS BELOW: P P P P P P Extended care facility D P P P D P P Hospital P D P P See B.8. OFFICE, GEERAL D D P P D D P P See B.9. PARKIG FACILITIES: Accessory P P P P P P P P P P P P P See E. & See Principal use P P P P P P P P Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail

39 USE CATEGORY Specific Use PUBLIC, ISTITUTIOAL & CIVIC FACILITIES, EXCEPT AS BELOW: TA R-1 R-2 R-3 R-4 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-5 R-6 MH MP C-1 C-2 COMMERCIAL (COT D) C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 D D D D D P P P P P P P P See B.10. Cemetery D D D See B.11. Cremation D D D D See B.12. Child or adult day care center / Day care home (not owner occupied only) S S S S D D D D D D D D See B.13. & Day care home (owner occupied only) H H H H H H H H H H See Detention center C C C See B.14. Large-scale assembly (>20,000 SF) S S S S D D D D S D See B.15. RECREATIOAL & ETERTAIMET FACILITIES, AS LISTED BELOW: Passive recreation and small-scale active recreation (< 1 acre) Active recreation (1+ acres) and athletic fields D D D D D P P P P P P P P See B.16. D D D D D D D D D D P See B.17. Stadiums D D D D D See B.18. Commercial recreation and entertainment, including movie theatres, drive-in theatres and motorized recreation D D D D D D D See B.19. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail. 5

40 USE CATEGORY Specific Use TA R-1 R-2 R-3 R-4 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-5 R-6 MH MP C-1 C-2 COMMERCIAL (COT D) REPAIR, EXCEPT VEHICLE REPAIR: H H H H D D D D D D D D RETAIL RETAL & SALES: C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P/I Design Standards & Use Restrictions 1 See B Ammunition / Firearms / Gunsmiths H H H D D See B.21. Large (> 18,000 SF) D D See Medium ( ,000 SF) P P P Outdoor retail sales D D D D D See B.22. Small (up to 3000 SF) D P P P P D D P D See B.23. TRASIET ACCOMMODATIOS Bed & breakfast D D D D D D D D D See B.24. Recreational Vehicle Park C C See Hotel, Motel, Extended Stay D D D P P D See B.25. SERVICES (PERSOAL), EXCEPT AS BELOW: H H H H H P P P P D D P D Dry cleaner P P P P See B.26. STORAGE, SELF-SERVICE D D D D D See B.27. UTILITIES, EXCEPT AS BELOW: P P P P P P P P P P P P P Wind Energy Conversion Systems * * * * * * * * * * * * * *See Wireless Communication Facilities (Public ROW) D D D D D D D D D D D D D See B.28. Wireless Communication Facilities (Private ** ** ** ** ** ** ** ** ** ** ** ** ** **See property) Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail. 6

41 USE CATEGORY Specific Use VEHICLE SALES, SERVICE AD STORAGE, EXCEPT AS OTED BELOW: TA R-1 R-2 R-3 R-4 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-5 R-6 MH MP C-1 C-2 COMMERCIAL (COT D) C-3 C-4 C-5 I-1 I-2 I-3 A-I C-R E- P P P P P P/I Design Standards & Use Restrictions Boat / RV storage D D D See B.29. Car wash, light-medium duty vehicles D D D D D D D D See J. Fueling station D D D D D D D See Inoperable vehicle storage, accessory use D D D D D D See B.31. Motor vehicle repair (light- medium) S S S S S D See B.32. Truck stop D D D See B.33. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec B.1. through Sec B.33. the provisions of this Section shall prevail. 7

42 ` C. Use Table Industrial & Other USE CATEGORY Specific Use AGRICULTURAL USES, EXCEPT AS BELOW: Agricultural chemical manufacture or storage / Agricultural product processing or storage TA R-1 R-2 RESIDETIAL COMMERCIAL IDUSTRIAL / OTHER R-3 R-4 R-5 R-6 MH MP C-1 C-2 C-3 C-4 IDUSTRIAL AD OTHER USES C-5 I-1 I-2 I-3 A-I C- R E- P/I Design Standards & Use Restrictions 1 D D D D D D D D D D D D D See C.1. D D See C.2. Community gardens D D D D D D D D D D D D D See C.3. Agricultural equipment sales and service Agricultural sales, including onsite product sales D D D See C.4. D D D D D Feedlots RESEARCH AD DEVELOPMET COTRACTORS, AS DEOTED BELOW: D P C Offices H H H H H D D D D P P D D Storage yards D D D D D Wholesale sales D D HAZARDOUS MATERIALS MAUFACTURIG / STORAGE C D See C.5. See C.6. See See C.7. See See C.8. See LADFILL C See C.10. MAUFACTURIG: Artisanal D D D D D See C.9.a. Key: P= Permitted Use S = Special Use C = Conditional Use = ot Permitted D=Permitted with Design Requirements H=Home Occupation Only 1 Where parking, screening and other standards that are established elsewhere in this Article conflict with the standards established in Sec C.1. through Sec C.12., the provisions of this Section shall prevail.