STAFF REPORT. ACTION REQUESTED: Ordinance Permit Motion Discussion Public Hearing

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1 Planning and Zoning STFF REPORT To: Planning and Zoning Commission (P&Z) From: nnie Dell Isola, Deputy Planning & Zoning dministrator Report Date: January 4, 2019 Meeting Date: January 9, 2019 Project: Rezone Request (OI R3 to OI C3) Submitted by Dean Rodatos for Lot 2, Block 1, Teton Peaks View Subdivision Future Routing: Public Hearing with City Council & Possible Recommendation Public Hearing with Board of County Commissioners & Possible Decision CTION REQUESTED: Ordinance Permit Motion Discussion Public Hearing SUMMRY: The applicant, Dean Rodatos, has requested the rezone of Lot 2, Block 1 of Teton Peaks View Subdivision, an 8.82 acre parcel. The property is located north of, and currently not contiguous with, the Driggs City limits, within the Driggs rea of Impact and is bordered by Casper Drive on the south and Hwy 33 on the west. The parcel is currently zoned rea of Impact Multi-Family Residential (R-3), is located within the irport Traffic Pattern Overlay, and 330 of the parcel is located within the Design Review Overlay. The applicant has requested a rezone to the rea of Impact Service & Highway Commercial (C-3) Zone. s described in the narrative (EXHIBIT ), the applicant is pursuing the rezone in an effort to potentially develop contractor shops and food & beverage processing facilities. The applicant has also described a handful of other potential uses on the lot including a fitness/recreation facility and a potential motel/lodging. No specific development application has been submitted for the parcel at this time. Since this parcel is located in the rea of Impact, P&Z will hold a public hearing and make a zone change recommendation to City Council. City Council will then hold a public hearing and make a recommendation to the Board of County Commissioners which will then hold a public hearing and make a final decision. Based on analysis of the Comprehensive Plan contained in this staff report, staff finds that Future Land Use Map could support the rezone to the OI C-3 zone if an approval is conditioned to address certain policies of the comprehensive plan. Specifically, the Commission should review the allowed

2 uses in the C-3 zone and determine if any allowed uses would be more appropriate as conditional uses at this location. Staff has also found that some objectives of the Comp Plan address the appropriate timing of commercial development outside of the core of town and ultimately P&Z should determine whether the proposed rezone conflicts with those policies. If recommended for rezone, P&Z should also determine whether the Design Review Overlay should extend to the entire property. OWNER: RROWHED CENTER LLC (DEN RODTOS) PPLICNT: DEN RODTOS PRCEL DESCRIPTION: LOT 2 BLOCK 1 TETON PEKS VIEW SUBDIVISION CURRENT ZONING: OI Multi-Family Residential (R-3), Design Review Overlay, and irport Traffic Pattern rea PROPOSED ZONING: OI Service & Highway Commercial (C-3) PPLICBLE COMPREHENSIVE PLN: City of Driggs Comprehensive Plan (last amended in 2010) PRCEL SIZE: 8.82 cres DJCENT USES and ZONING: South: Grand Teton Distillery (C-3 Zone) and Burns Concrete (M-1 Light Industrial Zone) Southwest: Longhorn Corral Ranch Supply (C-3 Zone) West: single family residences (DR-0.5 Zone) North: 8.1 acre vacant parcel and 1 acre single family residence with Home Occupation (Hill Refrigeration) (R-3 Zone) East: 107 acre vacant parcel (M-1 Light Industrial Zone) I. BCKGROUND: The subject parcel was previously owned by the Happel/Gerdom family but has since been purchased by the applicant who intends to develop the lot. The parcel is currently vacant and contains an irrigation canal which runs through the approximate center of the property from north to south (EXHIBIT F). The parcel is also located partially within the Driggs Design Review overlay (west 330ft adjacent to Hwy 33) and irport Traffic Pattern rea. The property is currently not served by City water or sewer and no request for extension or connection to city utilities is being requested or proposed at this time. Staff has communicated to the applicant that the city s current policy is to not extend city water or sewer utilities to properties outside of the city limits. If the applicant subsequently requested extension of city water and sewer utilities, the city would not be obliged to provide such services or could require an annexation agreement be executed to further define development uses and design on the property. Primary access to the parcel is off of Casper Drive which also serves Grand Teton Distillery and Burns Concrete. In accordance with the Transportation ccess Plan agreement between City of Driggs and Idaho Transportation Department, no additional Highway 33 access would be permitted. Surrounding uses to the south and southwest are predominantly commercial. Grand Teton Distillery operates in the C-3 zone under two s (the first for the original use and the second to expand the use). Burns Concrete is located in a conditionally approved M-1 Zone that was previously zoned C-3. Longhorn Corral to the west operates in the C-3 Zone as an allowed use and Hill Refrigeration to the north operates as a Home Occupation use, allowed in the R-3 zone. Single family residences are located to the to the west of the subject parcel, on the opposite side of Hwy 33, within the DR-0.5 zone, including a 27.5 acre parcel and the Ee-Dah- How cres residential subdivision. Page 2 of 7

3 II. PUBLIC COMMENT: public hearing notice was published in the newspaper and also sent to all property owners within 300. s of the date of this report, Staff has received two public comments and one inquiry from the property owner to the north. The public comments (EXHIBIT C) were received from: Brendan Conboy (12/20/18): Opposed to the rezone due to the excess of vacant commercial property within City limits, concerns over commercial sprawl, and the lack of residential use options in the C-3 zone. VRD Shawn Hill (1/3/19): Opposed to the rezone because of the current abundance of vacant commercial property within City limits and wants to see the Comp Plan updated before these types of development decisions are made. III. SERVICE PROVIDER REVIEW: review request letter was sent to Idaho DEQ, Teton County Fire District, Eastern Idaho Public Health District, IDWR, Grand Teton Canal Company, ITD, Teton County, Teton School District #401, RD Curbside, and Driggs Public Works. The following comments were received as of the date of this report: Public Works: The Public Works Director noted that city utilities do not currently extend this far north and also recommended that all future access be taken off of Casper to avoid highway conflicts. Public Works further noted that any request to extend utilities to this location would have to be approved by City Council and that the City currently has no obligation to provide these services. IV. REVIEW CRITERI s per 2-6 of the Driggs rea of Impact greement, Zone Map mendments are reviewed for compliance with the Driggs Comprehensive Plan. If it is found that the rezone request is in compliance with the adopted Comprehensive Plan in effect for the rea of Impact, then a recommendation is made to City Council. City Council will then consider the Planning and Zoning Commission s recommendation and make a subsequent recommendation on the rezone to the Board of County Commissioners who will ultimately make a final decision. The Planning and Zoning Commission can also consider recommending that a Development greement be signed between Driggs, Teton County, and the developer. The Development greement would serve as a written commitment between the parties concerning the future use and/or development of the subject parcel, for example requiring a conditional use permit for certain uses that are otherwise allowed in the C-3 zone, or subjecting the entire property to the Design Review Overlay regulations. s per 2-7 of the OI greement, before a Development greement can be required as a condition of a rezone, the Commission shall make the following determinations: 1. That the development agreement will foster the policies and objectives of the comprehensive plan 2. That the development agreement will assist the enhancement and stability of the subject parcel s development and use 3. That the development agreement will help to stabilize and enhance surrounding developments and uses. Page 3 of 7

4 V. NLYSIS. Comprehensive Plan Compliance i. Future Land Use Map & Recommendations The Future Land Use Map (Chapter 14) includes this parcel in the Commercial a (C_a) area. The Comp Plan description of this area states: The FLUM is not intended to provide strict zone or use boundaries but instead provide guidance on the general location of appropriate zones and uses. It should be noted that this property is closely bordered by the Mixed-Use (MU_a) area of the FLUM along the north and by the Manufacturing (M_a) area to the east. Staff finds that a significant majority of the parcel is located within the Commercial C_a area of the FLUM and that the FLUM supports the rezone to the C-3 zone with potential conditions. The C_a commercial area of the FLUM specifically describes the area as appropriate for uses including contractor s shops and large item retail. Staff has provided an analysis of all uses allowed in the C-3 Zone and has identified uses that may not conform to the comprehensive plan (EXHIBIT D). Staff has identified the following uses that are allowed in the C-3 zone, but that P&Z should evaluate for their conformance to the future land use recommendation for the Commercial land use area and C_a sub-area stated above: uto and/or truck repair shop uto body and paint shop uto/gas service station Building for nonprofit community functions Club or Lodge Commercial parking lot Mortuary Motel Driggs Future Land Use Map (Ch14) General location of subject parcel Office of a professional or administrative nature Radio and/or television studio Recreation/fitness cent Page 4 of 7

5 Many of these listed uses appear to comply with the general description of the Commercial areas of the FLUM which includes uses not appropriate in the Central Business District or Mixed-Use zones based on their land requirement, auto-intensive nature, and noise/other impacts on adjacent residential properties. The code allows for the negotiation of a development agreement associated with rezone requests which clearly outline commitments regarding future use of parcels to be rezoned. Staff recommends that P&Z consider whether any of the above listed allowed uses should instead require a at this location if rezoned to C-3. P&Z should specifically consider the Comp Plan definition of Commercial areas and whether the uses listed above are more appropriate at this location than in the Central Business District/Mixed Use zones due to their nature. ny conditions to be included in a Development greement should be evaluated based on the criteria listed above, including that the conditions, will help to stabilize and enhance surrounding developments and uses. The Comp Plan also includes a number of objectives related to the appropriate timing of commercial development within City limits. Chapter 11 (Public Services & Utilities) and Chapter 14 (Land Use) both include the following objective: Chapter 14 (Land Use) also states: s stated above, the Mixed-Use rea of the FLUM affects a small portion of this parcel. The Comp Plan description of this area states: The R-3 zone currently includes a majority the outlined uses of the Mixed-Use areas at this location as either allowed or conditional. Staff has provided a comparison of the allowed use table for the R-3 and C-3 zones for the Commission s review (EXHIBIT E). Staff finds that the FLUM could support a conditioned rezone to the C-3 zone, however staff recommends that P&Z also consider the Comp Plan objectives referenced above and determine if now is the appropriate time to be encouraging additional commercial development at this location. ii. Chapter 9 (Community Design) of the Comprehensive Plan contains multiple goals and objectives related to the design vision for Driggs, including an objective to create and maintain attractive gateways to Driggs on Hwy 33 (South and North). The Driggs Design Review Overlay and associated

6 standards apply along the entire Hwy 33 and Ski Hill Road frontage within City limits. The original Design Review Overlay was applied along Hwy 33 at a standard depth of 330 ft from the road right of way, as currently exists on this parcel. Considering that Casper is a public road that has potential to carry community level traffic to development to the east and that the property is bordered by residential zoning to the north, staff recommends extending the Design Review Overlay to the entire parcel. The Design Standards for the C-3 zone help to ensure that the property is buffered from the highway with a minimum 20 landscape area and also require pathway planning for current and future pedestrian connection. iii. In November of 2017, the Driggs rea of Impact greement was amended to include all irport Overlay Zones currently adopted in the Driggs Land Development Code to apply within the Driggs rea of Impact as well. The intent of these zones is to ensure that only safe and compatible uses are developed within the proximity of the airport and to avoid potential conflicts between airport operations and adjacent uses. This parcel is currently located within the ir Traffic Pattern Overlay which requires that any new subdivision or conditional use permit approvals require the applicant to sign and record an vigation Easement stating that the new development will leave the subject airspace clear for air traffic. Staff recommends that this parcel maintain the existing ir Traffic Pattern Overlay zoning. VI. STFF RECOMMENDTION: Staff recommends that the Planning and Zoning Commission hold a public hearing and consider the public testimony in addition to the analysis in this Staff Report. The recommendation will be forward to City Council for consideration and recommendation to the Board of County Commissioners for final decision. Motion Options: pprove: Based on the finding that the rezone can, with certain conditions, comply with the Driggs Comprehensive Plan as outlined in the staff report, motion to recommend approval of the change in base zoning district for Lot 2, Block 1, Teton Peaks View Subdivision from rea of Impact R-3 to rea of Impact C-3 to the Driggs City Council with the following conditions: 1. The Design Review Overlay shall extend to cover the entire parcel and the ir Traffic Pattern Overlay Zone shall be retained 2. The following llowed C-3 uses shall require a at this location: Table: Motion to table consideration of this zone change application until the following additional information is provided [to be determined by P&Z]. Deny: Motion to recommend denial of the of the zone change application for Lot 2, Block 1, Teton Peaks View Subdivision to the City Council, based on the finding that the requested zone would conflict with the following policies of the adopted comprehensive plan: OBJECTIVE: Ensure that development occurs in a manner that is safe, that facilitates efficient delivery of public services and does not outstrip available or potential capacities OBJECTIVE: Designate appropriate areas to support desired economic development, while protecting the Central Business District as the city s primary retail center, and preventing commercial sprawl along the highway 33 scenic corridor. ttachments: Exhibit : pplicants Narrative Exhibit B: Vicinity Map Exhibit C: Public Comments Exhibit D: C-3 Use Table nalysis Exhibit E: R-3 vs C-3 Use Table Exhibit F: Teton Peaks View Plat Page 6 of 7

7 EXHIBIT Rezoning of Parcel #: RP Legal Description: Lot 2, Block 1, Teton Peaks View Subdivision 1 cres: 8.82 Currently Zoned: R-3 - Multiple-Family Residential Requested Zoning Change: C3 Commercial Purpose: Repurposing the land for a more functional use for the community. Narrative: We are requesting the rezoning of Parcel # RP which is currently zoned R3 Multi-Family to C3 Commercial to address the overwhelming need for flexible commercial industrial space in the Teton Valley. Currently, construction companies, manufacturers and other commercial service providers are basing their businesses outside the Teton Valley or, leaving the Teton Valley area all together with their jobs and businesses in pursuit of more business-friendly workspace. The rezoning of this parcel to Commercial Industrial uses will accommodate these workspace needs and encourage businesses to remain or base themselves in the Teton Valley. This easily accessible and centrally located property will benefit the community by keeping jobs and businesses in the area, while providing the valley with much needed new modern industrial flex-space to meet the current and future needs of the business community. Other possible uses considered are RV Park, Micro Brewery, Storage Center, Fitness Complex, as well as other permitted and conditional use applications for this zoning. The rezoning of this parcel is consistent with the City of Driggs Comprehensive Plan , which encourages the development of a commercial district in this area and specifically with this parcel. City of Driggs Comprehensive Plan Page 83 Commercial The Commercial land use areas are envisioned to contain uses that would not be appropriate in the Central Business District or Mixed-Use areas because of the larger amount of land required, the auto intensive nature of the business, or the generation of noise or other impacts that should be more removed from residential areas. General Retail commercial uses appropriate for these areas would be large item retail, such as hardware, lumber yards, auto dealership, trailer sales, etc. These areas should be ZC18-1 RECEIVED

8 EXHIBIT developed in a unified manner, with street-like shared access from the highway for each area, in accordance with the Transportation ccess Plan greement between the city and the Idaho Transportation Department. C_a: This recommended commercial area includes undeveloped lots along the north side of Valley Centre Drive, the new Silver Star Communications facility and Longhorn Trailer Sales on the west side of SH 33, and Fall River Electric and two transitioning single family residences on the east side of SH 33. significant buffer should be provided along this area, where it borders Estate Residential. ppropriate uses would include contractor shops and large item retail. Here is the location of the parcel in relation to the Future Zoning map. Page 93 ZC18-1 RECEIVED

9 EXHIBIT B ZC18-1 rea of Impact Zone Change pplication N Highway 33 Indian Sunset Dr Casper Dr Valley Centre Dr Riteway Rd Moraine Ct erographics, Inc., Teton County GIS Rezone Parcel Driggs City Limits Design Review Overlay rea of Impact Zoning -2.5 DR-0.5 (0.5 cre vg Density Residential) R-3 Multiple-Family Residential C-3 Service & Highway Commercial M-1 Light Industrial City of Driggs GIS Base Map 1 inch = 583 feet Data Sources: Teton County, ID; and City of Driggs Disclaimer: Data contains spatial inaccuracies and is for zoning reference only; The City of Driggs shall not be held liable for improper or incorrect use of the data described and/or contained herein. ¹

10 EXHIBIT C adellisola@driggsidaho.org From: Brendan Conboy <conboybp@gmail.com> Sent: Thursday, December 20, :11 M To: adellisola@driggsidaho.org Subject: ZONING MP MENDMENT Lot 2, Block 1 of the Teton Peaks View Subdivision, parcel # RP Dear nnie, I am opposed to the requested rezone of the 8.82 acre parcel in the Driggs rea of Impact from R 3 to C 3 and respectfully request that the Driggs Planning & Zoning Commission and City Council recommend denial of the rezone to the Board of County Commissioners for the following reasons: 1. Driggs already has an excess of vacant commercial space and commercially zoned properties along the highway corridor and adding 8.82 acres on the periphery of town along the highway only serves to sap the potential for downtown infill development. s I am sure you are aware there has been a recent spate of rezone requests in Victor from residential to commercial which in sum attempt to undermine the intent of the latest zoning updates in Victor. Victor made a conscious decision to reign in excess commercially zoned properties along the highway periphery. The Victor City Council has wisely denied many if not all of these requests as far as I can recall. 2. The Future Land Use Map in the 2012 Teton County Comp Plan envisions this area along the highway corridor as Town Neighborhood. (I believe the 2007 Driggs Comp Plan FLUM shows this area as mixed use, MU_a). In any case, the property was zoned R 3 Multi family Residential in 2011 as it appears in the Driggs rea of Impact Zoning Map, I assume, to curtail commercial sprawl north of town, and in order to meet the definition of the Mixed Use category in the Comp Plan. R 3 zoning already allows a variety of commercial uses with approval of a conditional use permit. My understanding of the OI is that the properties contained within the impact zone are regulated by Teton County but, subject to Title 7, Chapter 1, Driggs rea of Impact Ordinance, require conformance with the Driggs Comp Plan and are subject to Driggs OI Zoning.The Comp Plan is currently being updated and I'm sure that expanding commercial zoning along the highway where this property is located is not anticipated. In any case, this application is not in conformance with the existing Comp Plan for the following reasons: 1. The FLUM shows this area as Mixed Use, MU_a, and it is currently zoned R 3 which allows for multi family and single family attached housing, and conditional uses allowing motels, office space, recreation facilities, etc. which meets the description of the category below "Mixed Use Mixed Use areas will vary from a mixing of residential types (detached single family, condos and row houses), to live/work districts that allow business owners to live in the same structure where their trade is pursued, to a three story stacking of retail, office and condominium type development. Minimum residential to commercial ratios and restrictions on allowed commercial uses should be implemented to ensure that mixed use does not become commercial sprawl, but rather creates diverse neighborhoods, where people can walk to work and/or to get their daily essentials. Residential density in mixed use projects should be in the high density range. MU_a: This Mixed Use area incorporates the Bergmeyer Furniture manufacturing facility and adjacent residence, as well as the platted, but not developed, Rocky Flats Multi Family PUD. Development of mixed use projects will require the extension of city water and sewer services." P The applicant is requesting C 3 zoning, service and highway commercial district, which is intended to provide commercial uses by right that are more intensive in character than in other commercial districts, including automobile 1

11 EXHIBIT C sales lot, trailer sales, sale of salvaged goods, etc. Conditional uses include recreational vehicle park, food processing facility, bottling and distribution plant, etc. Residential uses are not allowed in this zone. s stated in the comp plan: "Sprawl vs. Gateways and Neighborhoods Underlying many of the above comments is a concern that land outside of the downtown core will be rezoned for general retail uses, creating an auto focused commercial strip that lacks character, thereby discouraging investment in Downtown Driggs and decreasing the city s ability to capture tourist dollars. The treatment of land along State Highway 33 is central to this concern. " P. 80 Teton Valley needs housing, especially multi family housing. The applicant has the ability to develop this property under the existing zoning and has the potential of commercial development through a. I hope that the Council will stay the course and think about rezone request such as this when they are updating the Comp Plan. I appreciate you providing these comments to the P&Z and the City Council. Regards, Brendan Conboy 2

12 EXHIBIT C January 3, 2019 Driggs Planning & Zoning Commission PO Box 48 Driggs, ID Re: Teton Peaks Rezone Dear Members of the Commission: We are writing in opposition of the Teton Peaks rezone, as Driggs currently has an overabundance of vacant commercially-zoned land. lso, the City of Driggs is in the midst of a Comprehensive Plan update, and the appropriate size, scale, and uses permitted in this location are still under public discussion. We d wager that most Teton Valley citizens would be surprised to learn that the current, outdated Comp Plan prescribes commercial and mixed uses this far from downtown. s you may know, the City Council recently rejected the Grover rezone largely due to the reasons stated above. We support consistency in decision-making, and ample time for the public to weigh-in on future zoning via the Comp Plan. We repeat our recommendation to the City about adopting a rezone & annexation policy requiring a development agreement with each rezone or annexation - including this one. development agreement can ensure that particulars of a rezoned development are consistent with City goals. It is also one of the few tools available to provide workforce housing, which should be considered with each rezone application. Respectfully, Shawn W. Hill Executive Director

13 EXHIBIT D Uses R-3 C-3 Definition nalysis uction establishment no definition provided Staff finds that this use is most similar to "large item retail" uto and/or truck repair shop Premises used primarily for the repair / maintenance of automobiles, light trucks, and motor vehicles not requiring a commercial operator's permit uto body and paint shop no definition provided uto/gas service station utomobile sales lot, surfaced Building for nonprofit community functions Business services Club or Lodge Commercial parking lot Premises used for retail sale and delivery to the vehicle of motor vehicle fuel and lubricating oils. Includes minor vehicle repair Premises where new or used automobiles, trailers, trucks, or other r motor vehicles are displayed for sale or trade - not including repair or service work no definition provided C-3 Zone Use nalysis (FLUM C_a rea) Establishments providing other businesses with services including maintenance, repair and service, testing, rental, etc., and includes: business equipment repair services, document storage, document destruction, and soils and materials testing laboratories private club, lodge, or organization operated not for profit, and for members only n open, graded and surface area used for the temporary storage or operable passenger & commercial vehicles. at this location at this location. at this location. Staff finds that automobile sales are included in the "large item retail" description found in the Commercial section of the Comp Plan at this location. Staff finds that this use serves the general intent of a "Contractor's shop" if providing repair or maintenance services to other businesses at this location. at this location.

14 EXHIBIT D Cottage industry Crafts shop Refers to industrial uses conducted on a lot with a residential dwelling unit. business establishment that sells, produces, or makes items that, by their nature, are designed or made by an artist or craftsman by using hand skills and which conforms to a number of requirements including a 5 employee cap and dust / noise standards Mortuary no definition provided Motel Office of a professional or administrative nature building or group of detached or connected buildings designed or used primarily for providing sleeping accommodations for travelers and having automobile parking conveniently located on the premises building or portion of a building wherein services are performed involving predominantly administrative, professional, or clerical operations. Radio and/or television studio no definition provided This use applies in areas where grandfathered residential uses exist in the C-3 zone. Where this is a vacant lot, this use would not apply to this parcel if rezoned. This is where "contractor's shop"-type uses would fall within this zone. Tenants would still have to fit within these requirements and would likely be developing relatively specialized products such as carpenters, woodworkers, etc. at this location. at this location at this location at this location Recreation/fitness center Center that utilizies methods/means available for human health, includes strength training, cardio, sports medice, swimming pools, racket sports, yoga studio, saunas, steam baths, and can have assocaited retail/dining facility not to exceed 30% of total building space at this location

15 EXHIBIT D Sale of hay, grain, seed and related supplies Sale of salvaged goods within an enclosed building no definition provided no definition provided Trailer sales and rental no definition provided Staff finds that this use would be considered "large item retail." business operates under this use within the C-3 zone to the southwest of this parcel Staff finds that this use would be considered "large item retail" and supported by the Comp Plan at this location. Staff finds that this use would be considered "large item retail" and supported by the Comp Plan at this location.

16 EXHIBIT E OI R 3 vs. OI C 3 Use Table Uses R 3 C 3 ccessory Dwelling Units (9 3 8) ccessory Use Building (9 6D 7) gricultural Uses (not for commercial enterprise) nimal hospital uction establishment uto and/or truck repair shop uto body and paint shop uto/gas service station utomobile sales lot, surfaced Bed & Breakfast Boarding & rooming house Bottling and distribution plant Building for nonprofit community functions Building for public service uses Business services Church clinic or office of a medical nature Club or Lodge Commercial parking lot Contractor's shop w/in a building and including screened incidental outdoor storage Cottage industry Crafts shop Daycare Business Food processing facility Grain elevator and bulk storage Home business home for ambulatory aged & rest home Home Occupation Hospital Housing for the elderly Industrial laundry and dry cleaning Kennel Microbrewery Mortuary Motel Multi family dwelling Nursing home Office of a professional or administrative nature Radio and/or television studio Recreation/fitness center Sale of hay, grain, seed and related supplies Sale of heavy building material & machinery Sale of salvaged goods within an enclosed building

17 EXHIBIT E School Sheet metal, roofing or sign painting shop Single & two family dwellings Single Family attached dwelling Storage warehouse Temporary onsite rock crushing Trade or industrial school Trailer sales and rental Transit or trucking terminal Travel trailer or recreational vehicle park Wholesaling, warehousing, storage, and distribution

18 EXHIBIT F