PUBLIC HEARING ITEM:
ITEM NO. 13: PCD-2 (W/USE RESTRICTIONS) TO PCD-2 (W/USE RESTRICTIONS); 19.199 ACRES; NORTHWEST CORNER W. OF 6TH STREET AND WAKARUSA DRIVE (BPD)
SUMMARY
Z-06-18-03: Consider rezoning of 19.199 acres and adjacent rights-of-way from PCD-2 with restrictions (Planned Commercial) District to PCD-2 with restrictions. The property is located at the northwest corner of W. 6th Street and Wakarusa Drive. 6Wak Land Investment, LLC, is the property owner of record. Initiated by the City Commission on June 3, 2003 by Ordinance No. 7651, Section 3. This item was deferred by the Planning Commission at its July 23, 2003 meeting. At their January 28, 2004, meeting the Planning Commission postponed this item to this month’s meeting.
This rezoning request is part of a larger proposal that includes two other rezoning requests (Z-06-19-03 and Z-06-20-03). These rezoning requests are predicated on an area plan for the West 6th Street/Wakarusa Drive intersection area that was developed in response to City Commission direction. All three rezoning requests are on this month’s Planning Commission agenda. The Area Plan was recommended for approved by the Planning Commission at its October 1, 2003 (an extension of the September 24, 2003) meeting and approved by the City Commission at its December 2, 2003 meeting.
GENERAL INFORMATION
Current Zoning and Land Use: A (Agricultural District); outbuildings.
Surrounding Zoning: PRD-2 (Planned Residential Development) to the north; undeveloped
A District to the west (pending rezoning to PRD-2); undeveloped.
O-1 (Office District) to the west; undeveloped.
A District to the east of Wakarusa Drive, the City Commission initiated action to rezone this property from A to PCD-2 (Z-06-19-03); agricultural use.
A District to the east (pending rezoning to POD-1); undeveloped.
PCD-2 (Planned Commercial Development) to the south; commercial development.
RO-1A (Residence-Office District) to the south; undeveloped property at the southeast and southwest corners of W. 6th Street and Congressional Drive; Prairie Commons apartments to the south of the western portion of the request.
Reason for Request: Rezoning was initiated by the City Commission on June 3, 2003.
I. ZONING AND USES OF PROPERTY NEARBY
Staff Finding - The subject property is located at the northwest corner of W. 6th Street and Wakarusa Drive. The properties to the east and west are zoned Agricultural and undeveloped.
The property to the east and adjacent to the subject property is zoned Agricultural and undeveloped. The property has been approved for a rezoning to POD-1. However, the rezoning is condition upon approval of a preliminary development plan.
The property to the east of Wakarusa Drive is currently used for agricultural purposes and has a county zoning classification of Agricultural District. The City Commission initiated the rezoning of this property from A to PCD-2 (Z-06-19-03) at the same time as they initiated the rezoning of the subject property. Rezoning request Z-06-19-03 is on this month’s Planning Commission agenda.
The property to the north of the subject property is zoned PRD-2 and is undeveloped.
The property to the west is zoned O-1 and Agricultural. The property zoned Agricultural has been conditionally rezoned to PRD-2. The rezoning action was conditioned upon approval of a Preliminary Development Plan (PDP-04-08-03), which is Item 16 on this month’s agenda.
II. CHARACTER OF THE AREA
The properties at the southwest and southeast corners of W. 6th Street and Wakarusa Drive are developed with commercial uses. The area to the southeast, Westgate, contains 22 acres of commercially zoned property while the area to the southwest, Colonial Northeast, contains 12 acres.
The property to the east of the subject property is currently undeveloped. In 1995, a request to rezone the property to PCD-2 was conditionally approved. The approval was conditioned upon approval of a Preliminary Development Plan. The condition was not met and the pending PCD-2 rezoning was nullified. The property retains its county zoning designation of Agricultural District. The City Commission has initiated the rezoning of this property to PCD-2.
The planned widening and improvement of W. 6th Street will impact the subject property. The W. 6th Street project is scheduled to be completed in the early part of 2005. The Kansas Department of Transportation (KDOT) has indicated that the subject property will not be permitted access to W. 6th Street, via Congressional Drive, until the highway improvements are completed.
Sanitary sewer to the subject property is provided by the Baldwin Creek #2 County and Westwood Hills sewer benefits districts.
Staff Finding - The subject property is located in a transition area with the commercial uses to the south and; park, school, and residential uses to the north. The subject property is in the path of the logical urban expansion of the City. There exists a significant amount of commercial uses (based on the square footage and acreage for a community commercial node) at the corner of W. 6th Street and Wakarusa Drive.
III. SUITABILITY OF SUBJECT PROPERTY FOR THE USES TO WHICH IT HAS BEEN RESTRICTED
The property is currently zoned PCD-2 with use restrictions. There is an approved Development Plan for the site that shows one large, single-user “big box” store and two pad sites.
Horizon 2020 recommends that the intersection of W. 6th Street and Wakarusa Drive serve as a “Community Commercial Center”. Horizon 2020 states that a Community Commercial Center “provides goods and services to several different neighborhoods and development areas”. Typically single-user, “big box” stores similar to the ones shown on the Development Plan, draw from a larger regional area and are more appropriate for Regional Commercial Centers.
The subject property can be served with City water and sanitary sewer and a number of the surrounding street improvements are in place. However, access to the subject property will be hampered until the completion of the W. 6th Street Project. The W. 6th Street Project will improve (widen) W. 6th Street from Champion Lane to K-10 and improve Wakarusa Drive from W. 6th Street to Overland Drive.
Until the W. 6th Street Project is substantially completed, the subject property will have unsafe and inadequate access. Because of the safety and adequacy concerns, the commercial uses at the subject property are not appropriate.
Staff Finding - The subject property is located inside of the corporate limits and zoned for commercial uses. However, the proposed “big box” store and the lack of improvements to W. 6th Street and Wakarusa Drive make this property unsuitable for the existing uses to which it is restricted.
IV. LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED
Staff Finding - The subject property has been zoned PCD-2 (Planned Commercial Development) since February 2002.
V. EXTENT TO WHICH REMOVAL OF RESTRICTIONS WILL DETRIMENTALLY AFFECT NEARBY PROPERTY
This rezoning request is to revise the use restrictions of the existing PCD-2 zoning. The additional proposed restrictions are to limit building size, limit the total amount of commercial retail square footage allowed at the subject property, revise uses, and stipulate that no building permit shall be issued until the W. 6th Street Project is substantially completed.
These additional restrictions are proposed to decrease the intensity of uses at the subject property particularly the amount of traffic generated by the property. These restrictions will help ensure that the intersection develops in a manner that is consistent with Horizon 2020’s definition of a Community Commercial Center and does not negatively impact the surrounding neighborhoods.
Staff Finding – Rezoning approximately 19.199 acres to add additional zoning restrictions will not have a detrimental affect on nearby property.
VI. RELATIVE GAIN TO THE PUBLIC HEALTH, SAFETY AND WELFARE BY THE DESTRUCTION OF THE VALUE OF THE PETITIONER’S PROPERTY AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL LANDOWNERS
Evaluation of this criterion weighs the benefits to the community-at-large versus the benefits to the owners of the subject property. Benefits are measured based on anticipated impacts of the rezoning request on the public's health, safety and welfare.
The proposed rezoning revised uses restrictions will eliminate: “Variety store” and “Home improvement center” as possible uses; set caps for the total amount of gross commercial retail space and for the amount of gross square footage any one business can occupy; and, prohibit any building permits from being issued until the W. 6th Street Project is substantially completed.
Horizon 2020 designates this intersection as a “Community Commercial Center”. Community Commercial Centers are intended to provide goods and services to several different neighborhoods, but not to a larger, regional area. Elimination of “Variety store” and “Home improvement center” uses and the restrictions on the total size of the center and the size of individual store facilitate the center’s community commercial focus of serving the surrounding neighborhoods.
The restriction that no building permit be issued until W. 6th Street Project is substantially completed will ensure that the necessary road infrastructure is in place to handle the amount of traffic that will be generated by the subject property. Tying the start of any building construction on the subject property to the substantial completion of W. 6th Street addresses public safety concerns by ensuring that the City street network will not be overburdened by new development that occurs at the intersection of W. 6th Street and Wakarusa Drive.
The property is currently undeveloped with a significant portion of public infrastructure surrounding the property completed. These additional restrictions placed on the property may decrease the speculative value of the subject property. Since the property is undeveloped, additional restrictions will not decrease the actual value of the property. These additional restrictions will ensure the property develops in a manner consistent with Horizon 2020 and An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive and that development of it fits with the character of the neighborhoods for which it will provide services.
Staff Finding – The gain in public welfare and safety outweighs the relative hardship that will be imposed on the property owner as a result of the additional restrictions placed upon the property through this rezoning request.
VII. CONFORMANCE WITH THE COMPREHENSIVE PLAN
Horizon 2020 is the comprehensive plan for the City of Lawrence and the unincorporated portion of Douglas County. An evaluation of the conformance of this rezoning with the City’s comprehensive plan is based on key features, goals, policies and recommendations of the plan. The subject property is also in the planning area defined in The Northwest Plan, which was adopted by the Planning Commission and City Commission.
The Northwest Plan, An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive, and Horizon 2020 discuss the intersection of W. 6th Street and Wakarusa Drive.
The Northwest Plan
“It is the intent of this plan that the policies of Horizon 2020 govern urban land use of development in the northwest plan area.” (Pg 9)
The Northwest Plan includes a map entitled “The Northwest Area Proposed Land Uses” that graphically represents land uses that are appropriate for the northwest corner of W. 6th Street and Wakarusa Drive. The rezoning request of 19.199 acres is consistent with the proposed land use map contained in The Northwest Plan.
An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive Horizon 2020 adopted by both the Planning Commission and City Commission recommends that this corner develop with a focus on commercial retail.
An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive
“The area located west of Wakarusa Drive (the northwest corner of the West 6th Street/Wakarusa Drive intersection) is recommended as most appropriate for commercial development of a retail focus.” (Pg 9)
Horizon 2020 designates a portion of the W. 6th Street and Wakarusa Drive intersection as a Community Commercial Center.
“New community commercial areas may include the following locations: portions of the intersection of W. Sixth Street and Wakarusa Drive …” (Pg 94)
Horizon 2020 also provides specific standards for the size of a Community Commercial Center.
“A community commercial center provides goods and services to several different neighborhoods and development areas.” (Pg 92)
Horizon 2020 also implies that large single user stores such as a “big box” store or/and “superstore” should be located in a Regional Commercial Center. Horizon 2020’s definition of a Regional Commercial Center includes “superstores”.
“Superstores, which include discount department stores, specialty retailers and warehouse clubs, typically encompass 90,000 to 200,000 square feet in a single-floor layout.” (Pg 92)
The subject property is currently zoned PCD-2 with use restrictions. The approved Final Development Plan for the property shows a large, single-user structure and two pad sites. The large single-user store or “big box” is sized to be regional in nature and draw customers from an area outside the surrounding neighborhoods.
To address the issue of “big box” stores raised by the City Commission, this rezoning request limits that size of one single-user commercial retail building to 80,000 gross square feet. This number was developed by staff in researching existing commercial developments in Lawrence that are well integrated into the surrounding neighborhoods. The two particular developments that Planning staff looked at were the commercial development at the northwest corner of Kasold Drive and Clinton Parkway and the development at the northwest corner of W. 6th Street and Monterey Way. Generally, the largest possible building at both sites is 80,000 gross square feet.
Horizon 2020 provides additional detail regarding how a Community Commercial Center shall develop:
“It typically requires a site or area of approximately ten to thirty acres… Community centers typically contain a gross leasable area of 150,000 square feet, but may contain 100,000 to 450,000 square feet.” (Pg 92)
“Limit development of community commercial centers to designated intersections of arterial and collector streets and limit total nodal development to not more than 10-30 acres at an individual intersection.” (Pg 107)
The intersection of W. 6th Street and Wakarusa Drive is suggested to be a community commercial center serving the retail needs of the surrounding neighborhood. Only a portion of the intersection is intended to be commercially developed, with no more than 30 acres of commercial uses, developed with a total of 100,000 to 450,000 square feet of gross leasable space, 150,000 square feet being the desired amount of space. The table below shows the proposed and current commercial development at the intersection of West 6th Street and Wakarusa Drive as follows:
Retail Space
|
Location |
Commercial Zoning (Acreage) |
Built Retail Space (g.s.f.) |
Additional Approved Retail (g.s.f.) |
Total Approved Retail(g.s.f.) |
|
Southwest Corner |
12 |
72,798 |
|
72,798 |
|
Southeast Corner |
22 |
100,505 |
50,796 |
151,301 |
|
Total |
34 |
170,063 |
54,036 |
224,099 |
|
Northwest Corner (as approved) |
19 |
154,100 |
|
154,100 |
Total if approved |
53 |
324,163 |
54,036 |
378,199 |
Bank and Office Space
|
Location |
Bank Space (g.s.f.) |
Office Space (g.s.f.) |
Total Office/Bank Space (g.s.f.) |
|
Southwest Corner |
3,235 |
|
3,235 |
|
Southeast Corner |
7,290 |
23,892 |
31,182 |
|
Total |
10,525 |
23,892 |
34,417 |
This rezoning request will not increase the amount of commercial acreage at the intersection. This rezoning request does set a maximum for the total amount of commercial retail gross square footage and a maximum building size of a single commercial retail building for the subject property.
The adopted Area Plan for this corner recommends limits on both the size of a single building footprint and the total amount of retail gross square footage.
“The restriction being that retail development located at this corner is limited to 154,000gsf. This is the amount of retail gross square footage that was approved by the Planning and City Commissions. An additional restriction is that a single building footprint shall not exceed 80,000gsf.” (An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive ,Pg 18)
This rezoning request establishes a maximum of 154,000 gross square feet of commercial retail footage and the maximum building footprint of 80,000 gross square feet that can be placed on the subject property. 154,000 gross square feet is the amount of commercial retail space that is shown on the Final Development Plan that was approved for the subject property in December 2001.
Staff Finding - The request to rezone 19.199 acres to PCD-2 with revised use restrictions on development of the property is in conformance with the City’s Comprehensive Plan, Horizon 2020.
STAFF REVIEW
Previous Rezoning Requests for this Area
In the summer of 1998, the Planning Commission and City Commission considered annexation and rezoning (A to PCD-2) requests for the subject property. Staff recommended approval of the rezoning request with the condition that “no more than a total of 15 acres … be designated as PCD-2”. At that time, a Preliminary Development Plan was not submitted with the rezoning requests, however, presentations made by The World Company referred to a concept plan for the area that would be a “campus” type development with a variety of uses including commercial, residential, and office. At that time, it was presented to both the Planning and City Commissions that it was necessary to rezone the entire corner (52 acres) to PCD-2 to “provide the opportunity for one landowner to create an innovative, high quality development of mixed uses…”
Approval of the 1998 rezoning request to PCD-2 did not ensure that a mixture of uses would occur. Staff encouraged less intense zoning classifications for the residential and office portions of this development. When a property is zoned commercially, there is an expectation that the entire property can be commercially developed.
At the July 22, 1998 meeting, the Planning Commission voted 8-1 to approve the rezoning as requested with three conditions, one condition being the approval of a Preliminary Development Plan for the entire 52 acres. The City Commission at their August 25, 1998, meeting voted 3-1 to concur with the Planning Commission’s recommendations. It should be noted that the City Commission minutes include the statement, “The City Commission concurred to use as criteria for review of the Preliminary Development Plan for this project the Northwest Development Plan, Horizon 2020 and the Black and Veatch Sewer Study.” Approval of this request expired because a Preliminary Development Plan for the property was never approved.
In the winter of 2000, the Dial Company’s request to rezone 52 acres from A to PCD-2 was received by the Planning Department for the same subject property at the intersection of W. 6th Street and Wakarusa Drive. The Dial Company then reduced the rezoning request to 32 acres. In the spring of 2001, Dial requested that the Planning Commission utilize the lesser change table to modify the rezoning request to 26 acres of PCD-2 and 6 acres of POD-1 zoning. However, there was no reduction in commercial gross square footage shown on the Preliminary Development Plan submitted with the rezoning request. The PCD-2 rezoning request was approved 6-4 by the Planning Commission. On June 12, 2001, the City Commission considered the rezoning request and Planning Commission recommendation. At that meeting the City Commission voted 4-1, to deny the rezoning request based on traffic issues and concerns regarding lack of compliance with Horizon 2020. The Dial Company subsequently withdrew all items relating to the Wakarusa Place development request.
In the winter of 2001, the City Commission approved a proposal for a mixed-use development at this same corner of the intersection. That proposal included a number of rezoning requests; 19.19 acres of PCD-2, 8.44 acres of POD-1, 20.18 acres of PRD-2, and 5.65 acres of O-1. Also approved was a Final Development Plan that shows three commercial buildings with 132,100, 15,000 and 7,000 gross square feet, respectively.
In the fall of 2002, the property owner proposed to increase the amount of commercial zoning at the corner to allow for the construction of a 199,847 square foot commercial building. The Planning Commission recommended denial (6-3-1) for both the rezoning requests and the Preliminary Development Plan. The applicant withdrew both rezoning requests and the Preliminary Development Plan before they were heard by the City Commission.
On March 5, 2003, the Planning Commission approved (6-3-1) a request by the property owner to decrease the amount of commercial zoning on the subject property. In addition to the rezoning request, the Planning Commission approved a Preliminary Development Plan for a 157,966 gross square foot building with a single user.
On March 25, 2003, the City Commission denied (4-1) the rezoning requests and the Preliminary Development Plan. On June 3, 2003, the City Commission adopted Ordinance 7651 (attached) establishing a temporary building permit moratorium for an area north of W. 6th Street including the subject property and initiated the rezoning of three properties (including the subject property) north of W. 6th Street. On December 2, 2003, the City Commission extended this moratorium to March 1, 2004.
Section 3, subpart B of Ordinance 7651 states:
“Rezoning amendments that will focus on, but not be limited to, the aggregate amount of square footage allowed at both the northwest and northeast corners, the uses allowed at both the northwest and northeast corners, and the square footage amounts allowed within the four walls of a permitted use in each structure at both the northwest and northeast corners.”
This rezoning request and requests Z-6-19-03 and Z-6-20-03 are the rezonings initiated by Ordinance 7651.
At their June 3, 2003, meeting the City Commission directed Planning staff (see attached City Commission minutes) to develop an area plan for the W. 6th Street and Wakarusa Drive intersection. The Area Plan (An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive) has been adopted by both the Planning Commission and City Commission. This rezoning proposal is consistent with the recommendations in An Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive.
Impact of Current Request
If this rezoning request is approved, the Final Development Plan for the subject property will not comply with the rezoning request, requiring that the property owner submit a new Preliminary and Final Development Plan for approval.
To comply with Horizon 2020’s definition of Community Commercial Center, Planning staff recommends that in addition to the uses that have already been eliminated, the uses “Variety store” and “Home improvement store” also be eliminated from the list of permitted uses.
PROFESSIONAL STAFF RECOMMENDATION
Planning Staff recommends approval of the rezoning of 19.199 acres from PCD-2 (Planned Commercial Development) with use restrictions to PCD-2 (Planned Commercial Development) with revised use restrictions as listed below, based upon the findings of fact presented in the body of the Staff Report and forwarding of it to the Lawrence City Commission with a recommendation for approval subject to the following conditions:
|
|
ZONING DISTRICTS |
PERMITTED USE GROUPS |
Parking Group |
Special Cond. |
|||||
|
|
CP |
C1 |
C2 |
C3 |
C4 |
C5 |
|||
|
20-709.10 |
|
|
S |
S |
S |
S |
USE GROUP 12. RETAIL STORES - PERSONAL SERVICES. Certain types of retail stores and service establishments which: (a) Provide for a wide variety of local consumer and transient needs, and (b) Have a small service area and are, therefore, not distributed widely throughout the city. (1) Retail Stores and Service Establishments Altering, pressing, repairing of wearing apparel Antique sales Appliance, furniture, home furnishings, sales, rental repair Art supply sales
Bank, savings & loan and trust company Barber or beauty shop Bicycle sales, rental, repair Book sales Bowling alley Camera or photographic supply sales Clothing sales
Computer store; sales, service and equipment Confectionery store Department store Drug store Dry cleaning Eating place, enclosed, without dancing or entertainment and not providing service in automobiles Florist shop and greenhouse
Food store, including retail bakery Furrier shop, including storage of furs Garden supply sales Gift, novelty, souvenir sales Hardware store and small tool rental, but not including sales of lumber or industrial hardware Hat blocking and repair Hobby supply sales
Interior decorating shop Jewelry sales and repair Laundry pick-up station Laundry, self-service only
Locksmith, key shop Mail order agency Music, musical instrument and phonographic record sales Newsstand Nursery stock sales Optical goods, sales Orthopedic or medical appliance sales Paint and wall paper sales
Photographic processing Photographic studio Post Office Quick copy or duplicating center Radio and television studio Reading room Sewing machine sales and repair Shoe repair and sales Sporting goods sales Surgical and dental supply sales Theatre, indoor commercial
Video store, sale or rental of video equipment, movies and games parlor
|
12 13 13 12
12 11 13 12 10 12 15
12 12 12 11 12 26
12
11 13 13 12 12
13 12
12 12 12 11
12 12 13 11 13 13 12 13
15 12 12 11 12 12 12 12 12 12 9 12 12
|
1428
1453
1453
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2. Similar Uses Other uses which (1) are similar to the listed uses in function, traffic- generating capacity, and effects on other land uses, and (2) are not included in any other use group. 3. Accessory Uses (Ord. 6578)
|
|
|
|
20-709.11 |
|
|
|
S |
S |
S |
USE GROUP 13. AUTOMOTIVE SERVICES; RETAIL SALES; OTHER. Primarily automotive service establishments and accessory uses, including consumer and non-consumer retail goods and services not appropriate for the neighborhood shopping district, including certain goods and services for agricultural, industrial, commercial, or institutional use. 1.
Ambulance service
Auction room auctioneer Automobile parking garage Automobile parts store; tires & accessories
Barber and beauty equipment sales Baseball park, commercial Blueprinting and similar reproduction processes
Business machine rental, repair, sales
Caterer Eating establishment, enclosed, with dancing or entertainment
Exterminator, pest
Food locker plant, for consumer use Free standing automated banking or dispensing facility Funeral home, mortuary, or undertaking establishment Garage or parking for common or public utility vehicles Glass sales and cutting shop Golf driving range, commercial, (pkg. requirement applies to tee area only) Golf pitch and putt courses, miniature golf course
Laboratory, medical or dental Leather goods, sales and repair Linen supply, diaper service, uniform supply
Lumber, limited sales Media Store (Ord. 7226)
Monument sales, including incidental processing
Office equipment and supplies, sales and service, rental and repair Pet shop Photostatting Plumbing fixture sales Quick copy or duplicating center Recording studio School, commercial or trade, when not involving any danger of fire or explosion, nor of offensive odor, noise, dust, glare, heat, vibration or other objectionable factors Secretarial service
Skating rink, commercial Studio for professional work or for the teaching of any form of fine arts, photography, music, drama, etc. Swimming pool, commercial (parking requirements include pool area) Taxidermist Telephone answering service
2. Similar Uses Other business services which (1) are similar to the listed uses in function, traffic-generating capacity, and effects upon other land uses, and (2) are not included in any other use group. 3. Manufacturing Uses Baked goods, candy, delicatessen, and ice cream, all for retail sales on the premises only Clothing: custom manufacturing or altering for retail, including custom dressmaking, millinery, or tailoring 4. Accessory Uses (Ord. 6578)
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21
12
16
15 7 12
13
17 14 26
15
15
7
13 18 18 12
16 12 17
12 12
17
13 12 12 12 11 16 16
13
12 13
11 15
17 16
15
15
|
1428
1405 1407
1453 1453
1415
1442
1442 1459/1460
1437
1426
|
|
20-709.12 |
|
|
|
S |
S |
|
USE GROUP 14. RETAIL - WHOLESALE SALES AND SERVICES. Consumer and non-consumer type retail and wholesale stores and service establishments and accessory uses that serve a wide area, including the entire city and surrounding trade area. 1. Retail - Wholesale Goods and Services
Blacksmith shop Building materials and lumber yards (parking requirements do not apply to lumber sheds) Cold storage plant
Dry cleaning plant, including carpet cleaning
Feed and fertilizer sales
Hardware, industrial sales Ice plant Machine tools, sales, rental, repair
2. Similar Uses Other uses which (1) are similar to the listed uses in function, traffic-generating capacity, and effects on other land uses, and (2) are not included in any other use group. 3. Accessory Uses (Ord. 6768)
|
15
15 13
17
12
15
15 22 15
12
|
1428
|
|
20-709.13 |
|
|
S |
S |
S |
S |
USE GROUP 15. AMUSEMENT, RECREATIONAL AND CULTURAL FACILITIES. Uses similar in nature and traffic-generating capacities that appeal to large groups of people or that provide uses with high density (people to space) ratios whose primary intent is one of amusement or recreational pursuits or cultural enrichment. 1. Indoor Recreational Amusement or Cultural Facilities Athletic club Auditorium Bowling alley Field house Game arcade, including video games Physical culture center and health services, including spas, gymnasiums, reducing salons, masseur/masseuse, or hot tubs Skating rink Swimming pool, commercial Theatre, indoor 2. Outdoor Amusement, Recreational or Cultural Facilities Baseball park or batting cages, commercial Golf driving range or putting greens, commercial Golf, miniature or pitch and putt
Marina
Stadium or amphitheater Swimming pool, commercial 3. Similar Uses Other uses not specifically mentioned in this or any other use group which are similar in function and traffic-generating capacity to those specifically listed in this use group. 4. Accessory Uses Uses which meet the requirements of the definition of accessory uses, Sections 20-2002(2) and 20-2002(3). (Ord. 5658, Sec. IX)
|
12 7 10 7 11 11
12 11 9
7 18 18
13 7 11 |
1428
1426/1427
1426/1427
1415
1426/1427
|