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11-30-2010 NOVEMBER DECEMBER MEMBERS S M T W T F S S M T W T F S �CUMMINGS �UZNIA ^ 1 2 3 4 5 6 1 2 3 4 '�NAEF r/DATTA 7 8 9 10 11 12 13 5 6 7 8 9 10 11 �;BEDDOR 1/JENNY 14 15 16 17 18 19 20 12 13 14 15 16 17 18 � HATLESTAD �I�TDERSON 21 22 23 24 25 26 27 19 20 21 22 23 24 25 28 29 30 26 27 28 29 30 31 AGENDA ZONING & PLANNING COMMISSION Tuesday, November 30, 2010 REGULAR MEETING 6:30 P.M. COUNCIL CHAMBERS ----------------------------------------------------- ^ ITEM: Approve and sign ininutes of the October 26, 2010, regular meeting. COMMISSION ACTION: ��I� ��� ��rj.��-`'`� / / / / CASE NO. ZN10-4 REZONE 8098 EXCELSIOR BOULEVARD TO BUSINESS PARK Public Public Hearing to consider amending Comprehensive Plan Hearing y.; COMMISSION ACTION: reinove =�1` ` �`'i ��'% / / / CASE NO. ZN10� AMEND COMPREHENSIVE PLAN REGARDING 8090-8098 EXCELSIOR BOULEVARD Public Public Hearing to consider amending Comprehensive Plan � Hearing COMMISSION ACTION: c 1 '�1 ti��c�,�.�'- / / / / �� /� �� � i AGENDA ZONING & PLANNING COMMISSION PAGE 2 � ITEM: MIXED USE ZONING ITEM: REPRESENTATIVE TO UPDATE CITY COUNCIL ADJOURNMENT --� � � ZONING AND PLANNING COMMISSION MINUTES October 26, 2010 A regular meeting of the Hopkins Zoning and Planning Coinmission was held on Tuesday, October 26, 2010, at 6:30 p.in. in the Council Chainbers of Hopkins City Hall. Present were Coinmission Members Molly Cuininings, Doug Datta, Andrea Naef, Pat Beddor, Tom Jenny, Bob Hatlestad, and Aaron Kuznia. Also present was staff inember Nancy Anderson. CALL TO ORDER Mr. Hatlestad called the meeting to order at 6:30 p.m. in the Council Chambers. APPROVAL OF MINUTES Ms. Naef moved and Mr. Beddor seconded the motion to approve the minutes of the September 28, 2010, regular meeting. The motion was approved unaniinously. CASE NO: ZN10-4 REZONE 8098 EXCELSIOR BOULEVARD TO BUSINESS PARK ---� Ms. Anderson asked that this item be continued to the November meeting. Mr. Hatlestad moved and Mr. Beddor seconded a motion to continue this item to the November meeting. The motion was approved unanimously. ITEM: REVIEW PROPOSED LANGUAGE TO AMEND COMPREHENSIVE PLAN REGARDING 8098 EXCELSIOR BOULEVARD Ms. Anderson discussed proposed language to rezone 8098 Excelsior Boulevard at a future date. Staff will schedule a public hearing for next month to amend the Comprehensive Plan. ITEM: MIXED USE ZONING Ms. Anderson reviewed the standards for the mixed use zoning. The Commission had a considerable discussion on the parking requireinents for the inixed use zoning district. ADJOURN Mr. Beddor moved and Ms. Naef seconded a motion to adjourn the meeting. The motion was approved unaniinously. The ineeting was adjourned at 7:25 p.in. �� MINUTES OF THE ZONING AND PLANNING MEETING Page 2 MEMBERS � ATTEST: Bob Hatlestad, Chair � �� , . G�7Y OF HOPKINS November 22, 2010 Planning Report ZN 10-7 �'\ COMPREHENSIVE PLAN AMENDMENT— 8090-8098 EXCELSIOR AVENUE Proposed Action Staff recommends the following motion: Move to adopt Resolution RZ10-13, recommendin� amendin� the Comprehensive Plan re ag rdin� the future rezonin� of 8090-8098 Excelsior Boulevard. Overview The newly approved Comprehensive Plan has designated several sites within the City differently than currently zoned. Currently 8090-8098 Excelsior Boulevard is zoned I-2, General Industrial; the current site of Jacob's Trading. The Comprehensive Plan has designated the site as Business Park. The owner of the building is concerned about rezoning the site at this time. This property is located on the east side of Hopkins and was formerly the Rainbow site. After being vacant for many years, Jacob's Trading has moved in and has renovated the �,� landscaping along Excelsior Boulevard. Primarv Issues to Consider • What is the Comprehensive Plan designation? • What is the existing zoning of the subject site? • What does the Business Park zoning allow? • What will the proposed language achieve? • What are the proposed amendments? Supportin�Documents • Analysis of Issues • Resolution RZ 10-13 � , � Q�Y_l Nancy Anderson, AICP Planne Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): � Notes: i � - I II I'' i i �i i I II I � .wi'�,.L -♦. .._. . .•F,'-:. I II i I I � II ' � ZN 10-7 Page 2 � Primary Issues to Consider • What is the Comprehensive Plan designation? The Comprehensive Plan has designated the site as Business Park. • What is the existing zoning of the subject site? The site is zoned I-2, General Industrial. • What does the Business Park zoning allow? The Business Park zoning district allows office and a limited amount of warehouse. Limited retail is allowed if the product is inanufactured on site. • What will the proposed language achieve? The owner of the property is concerned about rezoning the property at this time. Also at this time there is no redevelopment expected to occur with the current business climate. Staff is proposing that additional language be added in to Comprehensive Plan for a rezoning in the future. ---� The I-2 zoning is an industrial zoning. With the proposed LRT to be constructed to the north of the site, we expect that in the future this site will be redeveloped. When the site is redeveloped it will have to be redeveloped as a Business Park use. • What are the proposed amendments? The underlined text is the language in the proposed amendments. LRT is a catalyst for redevelopment and is scheduled for 2015. Current land uses near the LRT site consist of industrial and commercial uses. Some of the current industrial buildings east of Blake Road are no longer operating and are for sale or vacant. The former Rainbow Foods property at 8090-8098 Excelsior Boulevard is occupied and in use by industrial users. These uses are expected to continue until co�npletion of the Southwest LRT line and LRT Station. Sites located north of Excelsior Boulevard are guided for Mixed—Use, and land located to the east is guided for Business Park, with Business Park development expected to occur after construction of the LRT. Summary of Planned Land Use Changes: Reguide the former Rainbow site and Kunz Oil site from Industrial to Business Park, provided rezoning of the property at 8090-8098 Excelsior Boulevard need not be considered ^ until after completion of the Southwest LRT line. ZN 10-7 . Page 3 Alternatives 1. Recommend approval of the Comprehensive Plan amendment. By recom�nending � approval of the amendment, the City Council will consider a recommendation of approval. 2. Recommend denial of the Comprehensive Plan amendment. By recommending denial of the amendment, the City Council will consider a recommendation of denial. If the Planning Commission considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the Planning Commission indicates that further information is needed, the item should be continued. � �� CITY OF HOPKINS � Hennepin County, Minnesota RESOLUTION NO: RZ10-13 RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL OF A COMPREHENSIVE PLAN AMENDMENT FOR 8090-8098 EXCELSIOR BOULEVARD WHEREAS, the City of Hopkins is initiating a Comprehensive Plan Amendment ZN10-7. WHEREAS, the procedural history of the application is as follows: 1. That the City of Hopkins is initiating a Comprehensive Plan Amendment for the text amendment to the Comprehensive Plan; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and published notice, held a public hearing on the application and reviewed such application on November 30, 2010: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered; and '� 4. A legal description of the subject property is as follows: That part of Lots 75 and 76, Auditor's Subdivision Number 239, Hennepin, Minnesota, described as follows, to-wit: Commencing at the Northeast corner of said Lot 75; thence Southwesterly along the Northerly line of said Lot 75 a distance of 592.17 feet to a point 535.0 feet West of ineasured at right angles to, the East line of said Lot 75; thence Southerly 1081.95 feet parallel with the East line of said Lots 75 and 76 to the South line of said Lot 76; thence Easterly along the South line of said Lot 76 a distance of 536.18 feet to the Southeast corner of said Lot 76; thence North 1300.42 feet along the East line of Lots 75 and 76 to the point of beginning except the Northwesterly 30 feet thereof. Parcel 2: That part of Lots 75 and 76 in Auditor's Subdivision Number 239, Hennepin County, Minnesota lying between two lines which are parallel with and distant respectively 535 feet and 635 feet West, measured at right angles, from the East line of said Lots 75 and 76, except the Northwesterly 30 feet of Lot 75 and except that part heretofore taken for highway purposes, as shown in document No. 4414044, according to the recorded plat thereof, and situate in Hennepin County, Minnesota. "� The meeting will begin at 6:30 p.m.; however, the public hearing inay not start until later in the evening. The Commission will give anyone wanting to speak the opportunity to do so. The Commission requests that a spokesperson speak for a group with a consensus opinion. NOW, THEREFORE, BE IT RESOLVED that the application for Comprehensive Plan Amendment ZN 10-7 is hereby recommended for approval based on the following Findings of Fact: � 1. That the amendment to the Comprehensive Plan will provide a plan for the future rezoning of 8090-8098 Excelsior Boulevard. BE IT FURTHER RESOLVED that application for Comprehensive Plan Amendment ZN10-7 is hereby recommended for approval based on the following conditions: 1. That the Metropolitan Council approves the proposed amendment. Adopted this 30th day of November 2010. Bob Hatlestad, Chair � � � 4 � i � � � i � , . . � M EMO To: Zoning and Planning Commission From: Nancy Anderson Date: November 22, 2010 Subject: Proposed mixed use ordinance Attached is the proposed ordinance for the mixed use zoning district. This ordinance will be reviewed with the City Council at the joint meeting on December 14. The Planning Commission has discussed the following: • the parking requirements • a hotel use in the downtown station area • the uses for each of the districts ^ • where bikes should be parked All of these items will be good discussion items for the joint meeting. Please review the proposed ordinance before the meeting. Attachments � '~ MIXED USE The primary purposes of the Mixed Use Zone Districts are to: • Provide appropriate areas for and facilitate quality inixed use developinent in activity centers that are consistent with the Coinprehensive Plan's land use and transportation goals, objective, policies and strategies; • Accoinmodate intensities and patterns of developinent that can support inultiple modes of transportation, including public transit, biking and walking; • Group and link places used for living, working, shopping, schooling, and recreating, thereby reducing vehicle trips, relieving traffic congestion, improving air quality in the City and encouraging active living principles; • Provide a variety of residential housing types and densities to assure activity in the district and support a mix of uses, and enhance the housing choices of City residents; and • Integrate new inixed use development with its surroundings by encouraging connections for pedestrians and vehicles and by assuring sensitive, coinpatible use, scale, and � operational transitions to neighboring uses. �� Development Standards For Mixed Use � Parkin Parking within the inixed use district tnust be located in multilevel structures or in shared parking lots, where feasible and with approval of the City. The following requirements will apply to all uses allowed by right located within the inixed use zoning district if a TDM or shared parking study has not been completed and approved by the City Council: a) A miniinuin of .5 and a maxiinuin of one parking space per multi-fainily unit is permitted; one guest space per 15 units is pennitted. b) A maximum of tluee parking spaces per 1,000 square feet of office space is permitted. c) A inaxiinum of three parking spaces per 1,000 square feet of retail space is pennitted. d) Where feasible, ingress and egress from parking rnust be froin side streets or alleys. Travel Demand Mana�ement Plan (TDM)/Mass Transit Links Off-street parking requirements may be reduced subject to approval by the City Council, where a TDM plan, parking and transportation study is submitted. The TDM plan, parking and � transportation study is conducted in accordance with accepted tnethodology approved by the City staff, prepared by an independent traffic engineering professional under the supervision of the City and paid for by the applicant. These plans inust address the transportation impacts of the development and proposed TDM mitigating measures and showing that parking demand will be decreased by access to nearby transit. Where a TDM plan is approved, a properly drawn legal instruinent, executed by the parties concerned inust be filed on the property in the Recorder's Office of Hennepin County. Five acres commercial, office or retail development or 100 residential units require a TDM study. Shared par'n� The City Council may approve the use of shard parking where: The applicant demonstrates because of the hours, size, and mode of operation of the respective uses, there is not substantial conflict in the pear parking demands of the uses for which shared parking facilities is proposed, and there is adequate parking to meet the needs for each use. A shared parking plan must be submitted where share parking is proposed that includes specific analysis on the peaking characteristics of the various uses indicated. Where a shared use of parking exists with the same site or across sites, a properly drawn legal instrument, executed by the parties concerned, must be filed as a deed restriction on all impacted � properties in the Hennepin County Recorder's Office. '� A parking study is required and conducted in accordance with accepted inethodology approved by the City staff, prepared by an independent traffic engineering professional under the supervision of the City and paid for by the applicant, demonstrating that there is not a present need for the portion of parking for which the applicant is requesting shared parking flexibility. Shared parking shall be no inore that 500 feet froin the fi•ont door of the building sharing the parking. BicVcle Parking a) Bicycle parking facilities must be provided for all office and multifamily structures and freestanding commercial uses. b) The required nuinber of bicycle parking spaces will be based on the following: Lon�ternz Short tenn Multifamily Residential 1 per 2 units 1 per 20 units Senior housing ??? should we require? Retail .50 space per employee .50 space per 1,000 ^ square feet of net building area Office .25 space per 1 per 40,000 1,000 square feet square feet of net of net building area building area Park and Ride Facilities 10 spaces an acre 10 percent of parking stalls c) Bicycle parking facilities inust be located in a secure, lockable, and well-lighted area. d) All bicycle racks, lockers, or other facilities must be securely anchored to the ground or to a structure. e) All required bicycle parking inust be located within 50 feet of central or well-used building entrances. fl Long-tenn bicycle parking facilities provide parking for bike storage lasting six or more hours shall be located inside buildings or bike storage facility for added —� security. g) The amount of short-tenn bicycle parking required for bike storage lasting less than two hours must be provided for at each building. h) In buildings that have several uses, shared short-tenn bicycle parking facilities are encouraged and should be centrally located between uses. � Shadow Studv A shadow study is required for all buildings four stories or higher. The shadow study will indicate the shadows cast at the shortest and longest days of the year. Iinpacts of a shadow on the surrounding property may be a reason to lower and/or adjust the location or height of building(s). Exterior The priinary exterior trearinent of walls facing a public right-of—way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiber board, or wood clap board may be used on the front fa�ade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. Buildin� Orientation Buildings within the Mixed Use district inust be oriented toward the pedestrian Uy providing a direct link between each building and the pedestrian walking systein, with einphasis on directing people to a transit station. � The priinary street side fa�ade of a building shall not consist of an unarticulated blank wall, flat front facades or an unbroken series of garage doors. The front of a building shall be broken up into individual bays of a minimuin of 25 feet and inaximum of 40 feet wide. Blocks must not exceed (600) feet in length and must provide pedestrian connectors. These pedestrian connectors can be pedestrian easeinents and pathways or through-building linkages at least every 300 feet. All nonresidential floor space provided on the ground floor of a inixed use building inust have a miniinum floor-to-ceiling height of 11 feet. Transparency A minimum of 60 percent to a maximum of 75 percent of the front street-facing fa�ade between two feet and eight feet in height must coinprise clear windows that allow views of indoor nonresidential space or product display area. Side facades aUutting a public right-of-way shall have a minimum of 30 percent clear windows. The bottoin edge of any window or product display window used to satisfy the transparency standard of paragraph (1) above may not be more than three feet above the adjacent sidewalk. Product display windows used to satisfy these requirements must have a ininiinum height of four � feet and be internally lighted. � Transparent windows allowing visual access into and out of nonresidential buildings shall be required on the first floor frontage along the front yard. 30 percent fenestration for windows above the first floor for all sides that abut a public right-of- way. Sidewalks Sidewalks must be constructed along the frontage of all public streets and within and along the frontage of all new development or redevelopinent. Sidewalks may range in width from a minimum of five feet to a maximum of 20 feet, depending on expected pedestrian traffic. Pedestrian/Streetscapes Street trees in grates or planters are required along sidewalks for all new platted streets. Existing streets inay not allow sufficient right-of-way for street trees. If the existing right of way does not allow for street trees, landscaping, trees, planters or street furniture will be added to the interior side of the sidewalk where the setback will allow. ^ Pedestrian improvements of at least one percent of the project value shall be included in the development. These iinproveinents shall create a high quality pedestrian experience through the provision of benches, planters, drinking fountains, waste containers, inedian landscaping, etc. Said improveinents shall be on all public streets that lead directly to the station. Pedestrian-scale LED light fixtures that shine downward on the sidewalks and walkways shall be no greater than 12 feet in height inust be provided along all sidewalks and walkways to provide ainple lighting during nighttiine hours for einployees, residents, and custoiners. It shall be the responsibility of the owner of the abutting building to inaintain the streetscape. Landscaping All open areas of a lot that are not used or improved for required parking areas and drives shall be landscaped with a coinbination of over story trees, understory trees shrubs, flowers and ground cover inaterials. The plan for landscaping shall include ground cover, bushes, shrubbery, trees, sculptures, fountains, decorative walks or other similar site design features or materials. The following table is a ininimuin value for the landscaping: Project Value Minimum Below $1,000,000 2 percent � $1,000,000 - $2,000,000 $20,000 + 1 percent of project value in excess of$1,000,000 $2,000,000 - $3,000,000 $30,000 + .75 percent of project value in �-- excess of$2,000,000 $3,000,000 - $4,000,000 $37,500 + .25 percent of project value in excess of$3,000,000 over$4,000,000 1 percent Docuinentation showing an estimated dollar ainount of landscaping shall be provided to the City prior to any approval. All new over story trees shall be balled and burlapped or moved from the growing site Uy tree spade. Deciduous trees shall have a miniinum caliper of 2.5 inches. Coniferous trees shall be a ininimum caliper of 1.5 inches. All site areas not covered by buildings, sidewal�Cs, parking lots, driveways, patios or siinilar hard surface materials shall be covered with sod or an equivalent ground cover approved by the City. This requireinent shall not apply to site areas retained in a natural state. An underground sprinkler system shall be provided as part of each new development. A sprinkler system shall be provided for all landscaped areas except areas to be preserved in a natural state. The sprinkler system is required to have a sensor for an automatic shut-off to � prevent the systein from operating when it is raining. Indoor/Outdoor Operations All pennitted uses in the mixed use district must be conducted within completely enclosed building unless permitted by a conditional use permit. This requirement does not apply to off- street parking or loading areas, autoinated teller machines, or outdoor seating area, alone or in connection with restaurants. Signs Subd. 1. Wall Signs. Each tenant other than those in inulti-tenant buildings may have one flat wall sign, not extending more than 18 inches froin the face of the building, except that such signage may extend from the face of the roof over a covered walk. Such wall signs shall not exceed two tiines of the lineal fi•ontage of the wall to which the business is located, to a maximum of 96 square feet. Signs shall not be internally illuminated. Subd. 2. Canopies and Awnin�s. The design of canopies shall be in keeping with the overall building design in tenns of location, size, and color. No canopies with visible wall hangers shall be permitted. Signage on canopies maybe substituted for allowed building sigYiage and shall be limited to 25% of the canopy area. Canopies shall not be internally illuminated. �� --� Subd. 3. Projectin�. Projecting signs will have a inaximuin size of 12 square feet and a inaxiinuin width of three feet. Projecting signs cannot extend beyond the first floor of the building. No less than 10 feet of clearance shall be provided between the sidewalk surface and the lowest point of the projecting sign. Maxiinum distance between sign and building face is one foot. Subd 5. Monument si�n. Monutnent signs inay be allowed with a conditional use pennit. One monuinent sign is allowed for developments of 10 — 20 acres provided the surface area of the sign does not exceed 100 square feet per side and 15 feet in height. This area may be increased to a maximum of 150 square feet per side for developments of over 20 acres. Drive thru. A drive thru inaybe pennitted with a conditional use pennit. The applicant must show that the drive thru is an integral part of the building and the traffic and queuing will not intexfere with the pedestrian experience. It shall be at the sole discretion of the City Council to allow a drive thru. � �'\ Neighborhood Mixed-Use (NMU) — This area is primarily located around the Blake Transit Station. The Neighborhood Mixed-Use District is intended priinarily for inixed pedestrian- scaled, neighborhood-serving, nonresidential uses and high density residential uses in the saine � structure or in close proximity to one another. Development in this district shall promote pedesh-ian-scaled uses through connections to adjacent neighborhoods, the construction of inixed-use buildings, and the establishment of residential and nonresidential uses in close proxiinity to one another. Nonresidential uses inay include small-scale retail, service, and professional offices that provide goods and services to the residents of the surrounding neighborhood. Hei�ht Height 3-4 stories for residential structures Mixed Use 5-6 stories (retail on the first floor) 4-5 stories for office structures FAR Residential minimum FAR 2 Residential inaxiinuin FAR 3 Mixed use building miniinum FAR 4 Mixed use Uuilding maximum FAR 5 Office building ininimuin FAR 3 � Office building maximum FAR 4 Front yard setbacks alon Blake Road and Excelsior Blvd Residential building 15'- 25' Office building 25'- 40' Front yard setbacks alon�2"d Street Residential building 5' — 15' Structured parking 5' — 15' Office building 5'-15' Side 10 feet Rear 10 feet � � Corridor Mixed-Use (CMU) — This area is priinary located from the Downtown Hopkins Transit Station to Mainstreet. The Corridor Mixed—Use District provides for development of high density residential and vertically-integrated, mixed-uses over ground-floor, non-residential uses on lots fronting Eighth Avenue from Excelsior Boulevard to Mainstreet. This district acts as a transition from the transit station to Mainstreet. Develoqment Standards Each off-street parking area is encouraged to be designed and located so that parking lots on adjacent parcels inay be linked. The principal functional doorway for public or direct-entry access into a building shall face the fronting street. Corner entrances shall be provided on coiner lot buildings or have dual entries. A secondary entrance may be oriented towards off-street surface parking. Outdoor Gathering Space Outdoor Gathering Space shall have direct access to the sidewalk. All outdoor Gathering Spaces will have a treatment such as a wrought iron fence, hedge, or a one to three feet wall following the building line of the abutting buildings. The space can have the following: • Lighted ballards ^ • Movable or unmovable tables and chairs • Fountains or other water features • Benches • Seat walls and/or landscape planters • Shade trees • Pots or hanging baskets filled with seasonal plant inaterial • Inforniation kiosks • Sculptures or other public art features Miniinuin height three stories from alley south of Mainstreet to Mainstreet Minimum FAR—2 Maximum FAR- 3 Height four stories froin Excelsior Blvd to alley south of Mainstreet Miniinum FAR- 4 Maximum FAR - 5 Maxiinuin setback from 8t�' Avenue - 1 foot, except for the following: a. A portion of the building inay be setback froin Eighth Avenue to provide an articulated farade � or accommodate a building entrance feature, provided that the total area of the space created must not exceed one square foot for every linear foot of building frontage. b. A building may be set back from Eighth Avenue to accoinmodate an outdoor eating area. To preserve the continuity of the street wall, the building may be set back no more that 12 feet froin the front or street side property line, or at least 40 percent of the building facade must be located � abutting Eighth Avenue. The total area of an outdoor eating area that is located between a public sidewalk and the building fa�ade may not exceed 12 times the buildings street frontage in linear feet. Side yard setback 0 Rear yard— 10 feet �� �� �"1 Commercial Mixed Use (ComMU) - This area is primary located around the Shady Oak Transit Station in the west side of Hopkins. The Commercial Mixed Use District is intended to support a variety of housing types and compatible vertically-integrated inixed uses coinposed of street- level nonresidential and upper-story residential uses. High-density attached residential use types that are supportive of transit are encouraged. �-D� He--�ht b-��-�'c� Building height 4-5 stories Miniinum FAR Floor Area Ratio 4 Maximum FAR Floor Area Ratio 5 Setbacks Front yard 0-5 feet � r� DEFINITIONS FOR MIXED USE � Artisan Shops - Retail stores selling glass, cerainics, jewelry, and other handcrafted items, where the facility includes an area for the crafting of the items being sold. Assisted Living - Provide supervision or assistance with activities of daily living; coordination of services by outside health care providers; and inonitoring of resident activities to help to ensure their health, safety, and well-being. Banks and Financial Services—Financial institutions including banks and trust companies, credit agencies, holding companies, lending and thrift institutions other investment companies, securities/commodity contract brokers, and dealers security and commodity exchanges vehicle finance (equity) leasing agencies. Bar/Tavern - A bar also called a pub or tavern is a business that serves drinks, especially alcoholic beverages such as beer, liquor, and mixed drinks, for consumption on the premises. Bi�-Box Retail - Any commercial retail establishment that meets or exceeds 50,000 square feet of gross floor area. Boutiques - A sinall retail shop that specializes in gifts, fashionable clothes, or accessories. Delicatessen - A shop that sells cooked or prepared foods ready for serving. Ready-to-serve foods such as cheeses, cold cooked ineats, and salads .�,� Educational Facilities — Includes public and private schools at the primary, elementary, middle, junior high or high school level that provide state-inandated basic education or a comparable equivalent. This also includes colleges, universities, and other institutions or higher learning such as vocational or trade schools that offer courses of general or specialized study leading to a degree or certification. Fanners Market -The sale of organic, non-organic, or otherwise locally grown fruits, vegetables, and other agricultural products directly to the consumer by the fanner, typically in an outdoor setting. Greenroof — Greenroofs are vegetated roof covers, with growing inedia and plants taking the place of bare membrane, gravel ballast, shingles or tiles. The nuinber of layers and the layer placement vary froin system to system and greenroof type, but at the very least all greenroofs include a single to multi-ply waterproofing layer, drainage, growing media and the plants, covering the entire roof deck surface. There are two inain types of greenroofs — extensive or intensive — although a greenroof is often designed with features of both and then are referred to as either semi-extensive or seini-intensive. Indoor Sports and Recreation Facilitv - Predominantly participant sports and health activities conducted entirely within an enclosed building. Typical uses include bowling alley, billiard parlor, ice/roller skating rinks, indoor racquetball courts, indoor cliinbing facilities, and soccer .,..� areas. �� Medical Service — Clinics, Offices, and Laboratories. Facility primarily engaged in furnishing outpatient inedical, mental health, surgical and other personal health services, but which are separate from hospitals, including; medical and dental laboratories, medical, dental and psychiatric offices, out-patient care facilities, acupuncture, and other allied health service Counseling services by other than�nedical doctor psychiatrists are included under offices. Mixed-use Building — means a Uuilding that contains at least one floor devoted to allowed nonresidential uses and at least one devoted to allowed residential uses. Mixed Use — generally refers to a deliberate inix of housing, civic uses, and coinmercial uses, including retail,restaurants, and offices. Music Store — a inusical instrument retailer selling guitars, ainps, sound systems, druins, band and orchestra instruinents for sale or rental and may also have lessons available. Nei�hborhood Market — A pedestrian-oriented grocery/specialty market store offering food products packaged for preparation and consuinption away from the site of the store and oriented to the daily shopping needs of surrounding residential areas. Neighborhood inarkets are less than 5,000 square feet in size and operate less than 18 hours per day. Neighborhood inarkets may include deli or beverage tasting facilities that are ancillary to the market/grocery portion of the use. � Nursing�Home - A residential facility for person with chronic illness or disability. May also be called a convalescent home or long-term care facility. Park and Ride Facilitv— A designated area where a vehicle inay be left in order to caipool with other coimnuters or to ride public transit. Print Shop — is a business which prints and copies things such as documents and cards for customers. Retail Sales, General - Stores and shops selling inerchandise. These stores and lines of merchandise include; art galleries, artists' supplies, bakeries, bicycles, books, cameras and photographic supplies, clothing and accessories, collectibles (cards, coins, comics, stamps, etc) department stores, drug and discount stares, dry goods, fabrics and sewing supplies, florists and houseplant stores (indoor sales), furniture, home furnishings and equipment, general stores, gift and souvenir shops, hardware, hobby inaterials, jewelry, luggage and leather goods, inusical instruments, parts and accessories, newsstands, orthopedic supplies, pet supplies sales with no animals but fish, religious goods, small wares, specialty shops, sporting goods and equipment, stationery, toys and games, variety stores. This does not include big box retail, superstores or warehouse clubs. Street Food Vendor— street food is a quick eat/or quick meal which sells by vendor with a push � cart, basket, or at a stall, where customer can see the preparation of cooking or the prepared street food clearly. Transit Stations—Passenger stations for vehicular and rail inass transit systems. , Variety Store - a retail store that sells a wide range of inexpensive items. � �..� ��