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CITY OF COLLEGE STATION
POST OFFICE BOX 9960
1101 TEXAS AVENUE
COLLEGE STATION, TEXAS 77840
~~EMORANDUrt~
TO
Planning and,Zoning Commission
FROM
C-N Study Committee: ^~
Al Mayo, City Planner ~.~-
Wayne Etter, P&Z Commission
J.P. Watson, P&Z Commission
Tony Jones, P&Z Commission
SUBJECT:
Recommendations for Neighborhood Business District
The problems as discussed by the Committee are that the exist-
ing Section 5-1 has too broad a list of permitted use~ with
no real control and, while a conditional use permit might solve
this, it would still leave no assurance of continuity in the
uses allowed in this zone. In trying to compose lists of per-
mitted uses and ,then trying to compose lists of general categor-
ical' uses with specific excluded uses, the Committee came to the
conclusion that this may not be the way to attack the problem
at all. The Committee also decided not to recommend a condition-
al use permit requirement. We did decide that much of the
control should be'handled by being very careful of C-N rezoning
requests. We also decided that many uses now allowed in C-N
would probably be better in either A-P or C-l zones, but most
of these uses would probably never be built in C-N anyway. The
market would control this.
The Commi tte'e basically recommends four major amendments which
we feel will give the City the control it needs, the neighbor~
hood residents the assurance they want, and the developers the
continuity they want.
1) Define the ttpurpose" of the zone more specifically to
better explain the intentions of the district.
2) Amend the list of permitted uses to be general types
of uses.
3) Place specific conditions on some of the uses and
gene~al conditions on all of them.
4) Initiate a site plan review requirement with a public
hearing.
The purpose of this district is to provide small commercial'
sites within residential neighborhoods to be developed in such
a way they not only do not detract but are in the character of
a residential area. This does not necessarily mean that the
Memorandum toP&Z Commission, Page Two
commercial buildings must architecturally copy the residences.
It does mean that they should be of the same general scale as
the area. It should generate a very low traffic load. It
should allow no outside storage or display of goods or materials.
Signs and parking lots should be of a low key. There should be
no noise, light, or odors that are clearly not to be expected
in a residential area. The purpose of the C-N District should
be worded to reflect these intentions.
The list of permitted uses might be:
Alcoholic beverage sales - restricted to off premises
consumption..
Retail food store.
Retail shops and services.
Offices.
Other uses'to be determined by the Commission.
The Committee decided that a list of specific uses permitted
could be endless, but to list categories like those above with
a list of excluded uses could be just as long. The conclusion
is that why should any specific commercial use be excluded if
the applicant can meet all of the conditions, satisfy all of
the controls, and maintain the residential character? The
Committee recommends that no retail food store exceed 2500
square feet in floor area. This would include alcoholic bev-
erage sales. No retail shop or service and no office should
exceed 2000 square feet. This type of condition would apply
to any other use determined allowable also. The market would
not economically allow most offensive or questionable businesses
to even consider location in a C-N zone. The Committee did
not determine a maximum zone or lot size, but the Planning
Department would recommend a maximum zone size of two acres
with a minimum depth of 150 feet.
The requirement of a site plan review and a public hearing
should give the City all the control it needs beyond the
previous recommendations. The review should cover all
aspects of the project: building size and location, building
height, landscaping, parking,exterior lights, sign, drainage,
garbage pickup, screening, etc. This does not include
architecture or materials.
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PAGE 2 PROPOSAL FOR NEIGHBORHOOD COMMERCIAL <ern ZONING
14) GIFT SHOP
15) CANDLE SHOP
16) BATH SHOP
17) CUSTOM DRAPERY SHOP
18) AUDIO SHOP
D. ALL USES \~ ITH I N eN ZON I NG SHOULD:
1) REQUIRE A DEVELOPMENT PLAN REVIEW TO INSURE. THAT 'THE PRO-
POSED USE NOT ADVERSELY AFFECT THE, HEALTH) WELFARE AND MORALS
OF THE NEIGHBORHOOD. SPECIFICALLY THE DEVELOPMENT SHOULD NOT
ADVERSELY AFFECT THE CONTIGUOUS RESIDENTIAL PROPERTIES WITH RE-
GARD TO:
A. SIGHT- No EXTERIOR LIGHTING OTHER THAN NORMAL STREET
LIGHTING OR THAT WHICH IS REQUIRED FOR SECURITY REASONS.
No EXTERIOR LIGHTED SIGNS~
B. SOUND- No' NOISES ABOVE NORMAL LEVELS OF A RESIDENTIAL
NEIGHBORHOOD.
c. SMELL-. t.Jo ODOR PRODUC! NG CHEMICALS OR PROCESSES SHOULD
BE IN USE.
D. IN ADDITION THE COMMERCIAL DEVELOPME~~T S~10ULD:
1. MAINTAIN THE ARCHITECTUAL CONTINUITY OF THE NEIGH-
BORHOOD
2. BE NO LARGER IN TOTAL AREA THAN TWO ACRES
3. INCLUDE NO INDIVIDUAL ENTITY WITH MORE THAN 2500
SQUARE FEET ~.
4. OPERATE DURING HOURS WHICH DO NOT CONFLICT WITH THE
HEALTH) WELFARE AND MORALS OF THE NEIGHBORHOOD.
5. PROTECT THE PRIVACY OF THE RESIDENTS IN CONTIGUOUS
PROPERTIES THROUGH THE USE OF NATURAL SCREENING AND
SOLID FENCES.
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2) REQUIRE A ~UBLIC HEARING WITH NOTIFICATION OF ALL PROPERTY
OWNER'S WITHIN 1000 FEET'OF THE PROPOSED DEVELOPMENT.
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occur only infrequently in normal residential uses.
The regular or, on-going, existence of . any ',of the above
circumstances is an esse'ntial feature of this definition
as a ,ccmnercial use.
b,.
nF1rq)loyment1t means. the participation in, the activities
of ,producing' goods or rendering services and does not
imply canpensation.
c.
"Custcinary ~o normal household operations", and "Custornar-
ily carried on in the hane" means directly related to
,mainteriance and minor repairs of the prenises and per-
sonalproperty and ,housekeeping activities and does not
include functions camonly foUn,d inconrnercial business
establishments.' This may excludeacti vi ties' \vhich are in
a given case undertaken as hobbies but which. are other-
wise nonnally undertaken as 'cannercial' ventures if such
activities share the characteristics ofconmercial busi-
ness uses. An example would be major repairs on an ownerts
vehicle 'Which results in its inactivation and outside storage
for an extended period of time. . .
ft~herthan nonnal pedestrian ,and vehicular traffic' 1 is
evidenced by the regular or frequent presence of other than
menber.s of' the occupant family on the pr~ses, by the regu-
lar orfrequent'parking of vehicles on' or about the premises,
or the storage of vehicles not in regular use by membe,rs
of the occupant family.
3. This merrorandumis fUrnished to you so that, should you disagree
with the interpretations herein, you may make appeal to the Zoning
Board, of Adjustment" Actions under' these interpretations" ,viII be
'withheld for ten days fran this dat,e in order to allow for the initi-
ation of such appeals.
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A ZONING TEXT AMENDMENT PROPOSAl.]
COMIvlERCIAL DISToRIeTS
by
David Lo Pugh, AlP
Developmental Ordinances Consultant
January 30,1978
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,(: ."'L.-~ ~. C~l f:ice/Commercial. ~ervices Tra~sit~on District....... 1
( ..- C-2 elghborhood ShoPPlng.Center Dlstrlct................ 4
I C--\ H C-3 ommunity Shopping Center District................... 6
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Page four of this document contains the following sentence:
Not more tha'n four Neighborhood Shopping Center Districts
shall ever be located within a neighborhood as defined by
this 'section of the Zoning Ordinance.
No definition is contained in the section. The following
definitional statement should, however, suffice:
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Neighborhood A neighborhood shall be defined as a homogeneous
social and physical unit predominated by residential land uses.
For purposes of the ZoningOrdiriance, a neighborhood shall be
an aforementioned unit that has been officially delineated by
the Department of Planning and has been documented by a record
in the Office of the College Station City Clerk.
GO~f}lENTARY
The reader should note that comments are contained on pages
1, 4 and 6 of this document. They have been notated through
the use of parentheses and lowercase letters, i.e. (a).
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(a) I believe that it is essential that we have a transition
zone between residential and strict commercial districts. For
this reason, I borrowed provisions from our present Administra-
tive/Professional District and utilized them in the creation of
c....<; a new district that is purposefully intendedQ~ act as. a buffeD?
4 -I don't honestly believe that the AP District as it now reads .
was ever intended to serve in this capacity. Further, I don't
feel comfortable with the AP District for at least three reasons:
"~ I. The title - Administrative/Professional - doesn't relate
<!...6~"" l..f::/ logically to land use. For example, have you ever heard of .an
~'( \- . '~.t~administrative land use? 2. The place of the AP District within
"'\1l,....tJ-~\ the general format of the Zoning Ordinance has never been esta-
U~ ,........ blished. It is somewhat of an afterthought. 3. The "Purpose"
of the AP District is not really a purpose statement at all but
attempts to describe what the District will accomodate in terms
of land use activities. I suggest that if you agree with me
that it is logical to preface the strict commercial districts
with a transition zone; then we can remove the AP District from
the Ordinance and insert the proposed C-lzone in lieu thereof.
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(b) I use the term "Apothecary" as an alternative to the words
"pharmacy" or "drugstore". The fornler is relegated to tIle ex-
clusive s~le of drugs and similar items and is generally absent
of. electrical appliances, toys, records) and other items so
frequently found in Skaggs, Eckerds, and similar stores.
(c), l-1y definition of "office" would not include "teller~orientedtJ
banking or financial transactions. These are provided for in the
C-2 District, however, I'm not even sure that they should be per-
mitted in the C-2 District.
(d) The P&Z Commission should' note at the threshold that in tIle
absence of a definition of "multiple family", some persons might
attempt to classify a single family or duplex uriit as such. I
strongly suggest that you hold firm on your definition of multiple
family and we can incorporate into this revision if you feel it is
necessary.
(e) The \vord "Appliance" is intended as anal1 inclusive and
general title for electrical and mechanical devices normally
used in the home. However, I have reservations about permitting
a refrigerator or range dealer in such a zone.
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(f) You might \.Jant to think about making a separation between
automobile servicing and body repair~ The latter Gould probably
be more appropriately located in a light industrial district.
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SERVICES TRANSITION DISTRICT (a)
PURPO To establish. and preserve areas for office and commercial
. ~.u~ (. cHities 'ch are especiallyuseful~T:lcloseproxitJ1ity toresid~!!=
W~...J.,).. . .",,- Hal areas, W ile minimizing the undesir~ble impact of such uses ~n
J,'-, 0... ~ ",. ,""" ~",..,., >""'" the neigIiborhOOd,S ,W,hiCh they serve. trt 1S also the purpose of thlS
1~. District to serve as a transitional zone between residential and
. . . commercial or industrial area~
PER11ITTED USES:
Art or antique galleries
Apothecary (b)
\ Business, governmental, and professional offices (c)
,,~ .~ 4-fulL.Llile fdtuil, regidelltial dw~ll.iubb (rr}
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Travel agencies
CONDITIONAL USES PERJ.vlITTED: None
SITE PLAN REVIE\-l: No person shall comrnenceany use or erect any' structure
in a C-l District without first obtaining approval of a project plan as
defined and described in this section of the Ordinance. No structure shall
be erected and no use shall be carried on except as shown on an approved
project plan. In recognition of tl1e preceding, the following shall be
observed:
1. Purpose of the Site Plan: It is the. purposes of this provision
of the Ordinance to: (A) Encourage the efficient use of urban
land. (B) Lessen the burden of traffic on streets and highways.
(C) Provide a procedure which can relate the type, design and
layout of conunercial land use activities to the respective site)
the properties surrounding the respective site, and to the economy
of the City of College Station.
2 . Definitions: For purposes of this section of theZon'lng' Ordinance,
the following definitions shalL apply:
(A) Applicant The person seeking approval to erect a structure
within a C-l District.
(B) Project Plan Drawings and related information illustrating
the proposed land use(s) as it pertains to ,the respectiv:e
site.
(C) Project Revi.e\v Committee (PRe) A committee composed of the
Director of Planning, the City Engineer, and the Chairman of
the Planning and Zoning Commission, or his/her designated
representative.
3. Procedure: An applicant shall contact the Department of Planning
for an initial feasibility review discussion. ,The Director of
Planning shall provide the Applicant with an appropriate applica-
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tionformand all necessary infornlation for the "Applicant
to'proceed. An Applicant shall file said application with
a blueline or blacklineprint of the Project Plan, suppor-
tive materials and a legal description of the site for which
a building permit is sought. The Director of Planning shall
notify the Applicant of the date, tirneand place for the
preliminary review of the application by the Project Revie\v
Commi t tee · . .;rv'''- ~
The PRe shall hold a preliminary review within ~ven .~ .
of the filing of the application. The deliberations of the
PRC shall be recorded and filed in the Off'ice of tIle City
Clerk. The Committee shall submit a written report to t11e
Planning and Zoning Cormnission not less than three (3) days
rior to the next regularly scheduled meeting of the Commission.
Failure 0 tee to elt er 0 sal reVlewor to submit the
aforernentionedreport within the prescribed period shall consti-
tute authorization for the issuance ofa building permit for the
proposed proje~t.
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In submitting its report, the PRe shall clearly indicate each
reason in support of its approv~l or denial of the application.
A copy of said report shall be sent to tIle Applicant. The PRC
may recommend the imposition of needed additional conditions
where said conditions are essential for the protection of the
public health, safety, morals or general welfare.
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The applicant or the owners of forty percent (40%) or
more of the lots or land any part of which is immediately
adjoining the subject property and extending two hundred
feet therefrom may appeal to the Council anydetermina-
tion (approval or disapproval) made by the Planning and
Zoning Commission.
The Planning and Zoning Commission shall hold a public hearing
for the purpose of approving or denying the application for t.he'
conditional use permit. In holding said public hearing the
Commission shall follow the procedure outlilled in Sections
lO-C.2.2 through lO-F of the City Zoning Ordinance, except that
the following appeal proceduie, rather than lO-C.2.5, shall apply:
4. The Project Plan The following in,formation shall be shown on
the' Project Plan:
(A) The name, address and telephone number of the Applicant.
(B) The date that the Project Plan was submitted to tIle PRe.
(C) The name of the proposed project.
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(D) The names and addresses of adjoining property owners
\V'ithin two hundred (200) feet of the proposed project
site.
(E) A key map.
(F) Topography and final grading plan.
(G) All existing streets, drives, buildings and water courses.
(H) The location and size of existing utilities within or
adjacent to the proposed project site.
(1) The proposed location, type and size of the following:
l~ Buildings and structures
2. Streets', drives and curb cuts
3. Off-street parking areas with parking spaces
individually drawn and counted
4. Sidewalks
5. Landscaping
6. Sites for solid waste containers
7~ Signs
(J) The total number of buildings to be constructed a11d
commercial enterprizestobe housed on the site.
The informational requirements enumerated above shall be submitted
to the Project Review Committee on a Project Plan map drawn at a
scale approved by the Director of Planning. Said 'nlap shall contaiIl
any additional informatiol1 necessary for a complete understanding of
the scope and nature of the proposed project. Upon approval of said
Project Plan by the Planning and Zoning Commission or the City Coun-
cil, a permanent copy or mylar base material or other similar material
shall be filed in the Office of t~e Planning Director. Said permanent
copy shall be signed by the Chairman of the Planning and Zoning
Commission and shall clearly indicate conditions which have been im-
posed.
AREA REQUIREMENTS: Refer to Table A.
PAR~ING REQUIREMENTS: Refer to Section 7.
SIGN REGULATIONS: Refer to Section 8.
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C-2: NEIGHBORHOOD SHOPPING CENTER DISTH.ICT
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PURPOSE: Tllis commercial district is intended for unified
groupings, in one ~r rnare buildings, of retail shops and
states that provide for the regular needs and are for the'
convenience of the residents in adjacent neig.hborhoods..
It'is intended that the Neighborhood Shopping Center be
developed as a unit, with adequate off-street parking
space for customers and employees, and with appropriate
landscaping and screening materials.
PERl-fITTED U'SES:
Property and buildings in a C-2 District shall be used
only for the activities enumerated below; provided, hotvever,
that these uses shall be located in a unifted sho pin ce-
ter~hich shall have not le-s_c than five {5 nQL..!!!o~e than
ten (10) shops or stores,\it,lea t one of ich shall be a
-convenience oriented grocery store No individual shop or
Store in a t~eighborhood Shopping Center shall contain a gross
floor area exceeding three thousand (3,000) square feet. The
site for a Neighborhood Shopping Center shall not exceed a
maximum size of two (2) acres in total gross area. Not more
than four Neighborhood Shopping Center Districts sh 1 ever be
located within a ne. hborhood as defined by tlff\ section of
the Zoning Ordinance th.,$ ~ S-1"1"d..'. .
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Any of the following uses may be permitted:
Alcoholic beverage sales - o+P~~_<sLL c........)-r\"',..-
Antique and art galleries
,~i-anc.e -shop--- <ej:)
Apothecar
-arel
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Artist and englnQering supplies
Bakery goods shop
Barber or beauty shop
Book or stationery shop
Business, governmental, and professional offices
Camera shop
Candy Shop
Clothes cleaning establishment
Dairy products store
Delicatessen
~ial'institut-~~
Florist shop ..,'-
~;:~e:~O~tore -- C-A"'n.~,--.o.-~% .,4~ ~
llardware
,~~at market~
Newspaper and magazine sales
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sales and
sales and
services
sales and service
CONDITIONAL USES PEID-IITTED: None
SITE PLAN REVIE\v: No person shall commence any use or erect
any structure 'tvithina C-2 Neighborhood Shopping Center.Dis-
trict witl10ut first obtaining approval of a projec.t plan as
defined and described in this section of the Zoning Ordinance.
No structure shall be erected and no use shall be carried on
except as shown on an approved project plan. In recognition
of the preceding, the following shall be observed:
1. [see page 1 of this proposed ordinance revision set
and follow the same procedure as outlined for the
C-l District with the following single e~ception
and addition:]
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CONSTRUCTION TIMING: A person obtaining a yuilding, permit: II
under the provisions of this section of the Zoning Ordinance
shall begin construction of a Neighborhood Shopping Center
within one (1) year after the effective date of the granting
of the building permit, and shall act with reasonable dispatch
in an effort to complete the construction of same. If the
Center is not under construction within one (1) year after the
effective date of the granting of ,the building permit, the
Planning and Zoning Commission shall review the status of the
development, artd if it shall find that the developer cannot
proceed immediately vlith the development, in conformity with
the requirements of ,this section, this fact and the reasons
thereof, shall be reported to the College Station City Council.
The City Council may, at its discretion" rezone the related
site and place the property in a land use classification that
is consistent "tvith the policies of the College Station Compre-
hensiveDevelopment Plan. .
AREA REQUImlENTS: Refer to Table A.
PARKING REQUIRB-1ENTS: Refer to Section 7.
SIGN REGULATIONS: Refer_ to Sectio,n 8.
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C-3: CO~1MUNITY SHOPPING CENTER DISTRICT
PURPOSE: This conunercial district is intended to provide for
unified groupings, in one or more buildings, of retail shops
and stores that provide goods and services for the people
residing within one (1) to three (3) miles of the shopping
center. It is intended that the community shopping center be
developed as a unit tvith adequate off-street parking. space
for customers and employees, and with appropriate landscaping
and screening materials.
PEffilITTED USES: Property and buildings in a C-3 Community
Shopping Center District shall be used only for the uses enu-
() 'mer,ated, below;., prOV,ided.however. ,that,. the,S, e uses shall be
./ located in a lJ hopping center which shall have not
i.. '-,,r_l~ ._. \vent 20 shops and .,sto,res. ,The shops and stores
of the Ce ~ all have a combined total grosc: floor area of
not less than fifty thousand (50,000) square feet,. and shall
be located on a tract of land of not less than ten (10) acres
in area.
Any of the following uses shall be permitted:
All uses permitted in a C~2 District
Alcoholic, beverage sales - retail and vlholesale
Arena, auditorium or ,coliseum
Automobile sales, leasing, repair and servicing(f)
BO\'llling establisllment
Car wash
Cold storage plant
Commercial amusements
Domestic household equipment rental and storage
Drive-in sales
Drive-in restaurant
Furniture sales
Gas service station
Gara.ge - commercially operated
Hospital, sanitarium, nursing home or convalesce.nt home
Hotels and motels
Mari,ne and fishing equipments sales
Medical, Osteopathic, Dental, Chiropractic and healing sciences
Nursery, child care
Nursery, plant sales and services
Parking lot - commercially operated for operating ve'hicles
Printing, duplication and visual reproduction
Private lodges, fraternal orders, societies, etc.
Radio and television stations and studios without transmitiort
towers
Retail sales and services not other~ise enumerated
,Tire shop without vulcanization or retreading processing
Wholesale activities not listed under tIle 11-1 or ~f-2 Districts:
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CONDITIONAL USES PElUwlITTED: None
SITE PLAN REVIE1Af': No person shall commence any use or erect
any structure within a C-3 Community Shopping Center District
without first'obtaining approval of a project plan as defined
and described in this section of the Zoning Ordinance. No
structure shall be erected and no use shall be carried on ex-
cept as sho\YI1 on an approved project plan. In recognition of
the preceding, the following shall be observed:
<I/~ CONSTRUCTIOr~ TI~1ING: [see page 5 and change Neighbor11ood
(' Shopping Center to Community Shopping Center]
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of this proposed ordinance rev~sion set
the same procedure as outlined for the
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AREA REQUIRmfENTS: Refer to TableA.
PARKING REQUIRffi-lENTS: Refer to Section 7.
SIGN REGULATIONS: Refer to Section 8.
END
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A PROPOS.AL FOR ~JEIGHBORHOOD COMMERC IAL (C~J) ZONI NG
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WHEN SHOULDCK ZONING BE USED?
. A. eN ZONING IS APPROPIATELY USE TO
1.T 0 PROV I DE RESTR lCTED CONVEr~ I ENCE ,GOODS Ar~DPERSONALSERV ICES
TO THE IMMEDIATE NEIGHBORHOOD.
2. To PROVIDE A BUFFER BET\^lEEN R-IAND HIGHER DENSITY RESIDENTIAL
AREAS OR ANY RESIDENTIAL' ZONING AND GENERAL COMMERCIAL
B.. PERMITTED USES FALLING WITHIN THE ABOVE GUIDELINES INCLUDE:
'1. RETAIL GRO'CERY STORE
2. PROFESSIONAL SERVICES INCLUDI~G: .'
A) PHYSICIANS OFFICE
B) DENTISTS OFFICE
c) LEGAL OFFICES
0) CPAFIRM
E) NON-EXPERIMENTAL TECHNICAL SERVICES
.F) CONSULTANT'S OFFICES
C', CONDITIONAL USES SHOULD INCLUDE THE FOLLOWING Low TRAFFIC RETAIL
SALES AND SERVICES:
1)
2)
. 3)
4)
5)
6)
7)
8)
9)
10)
11)
12)
13)
HOBBY SHOP
INTERIOR DECORATOR
SPORTING GOODS
LIGHTING FIXTURES
ANTIQUE SHOP
ART GALLERY AND STUDIO
BOOK AND STATIONARY STORE
BRIDAL SHOP
ELECTRICAL ApPLIANCE AND REPAIR SHOP
FLORISTS SHOP) RETAIL
PHOTO STUDIO
RADIO AND TELEVISION SALES AND SERVICE
TAILOR AND DRESSMAKING SHOP
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