HomeMy WebLinkAbout2005 09-29 PCP • PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
SEPTEMBER 29, 2005
STUDY SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - August 25, 2005
4. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is
to hold public hearings. In the matters concerned in these hearings, the Commission
makes recommendations to the City Council. The City Council makes all final
decisions in these matters.
5. GiGi Yanis 2005 -014
• Request for a Special Use Permit to conduct a home occupation that involves customer
traffic at 5549 Brooklyn Boulevard.
6. Discussion Items:
a. Parking and storage of vehicles in the front yard of R -1 zones.
7. Other Business
8. Adjournment
Application Filed on 9 -15 -05
City Council Action Should Be
Taken By 11 -14 -05 (60 Days)
Planning Commission Information Sheet
Application No. 2005 -014
Applicant: GiGi Yanis
Location: 5549 Brooklyn Boulevard
Request: Special Use Permit (Home Occupation)
The applicant, GiGi Yanis, requests special use permit approval to conduct a home occupation
that will involve customer traffic at her home, 5549 Brooklyn Boulevard. The property in
question is zoned R -1 (One Family Residence) and is located at the southwest corner of the
intersection of Northport Drive and the Brooklyn Boulevard frontage road. It is bounded on the
north by Northport Drive with C -1 zoned property on the opposite side of the street; on the east
by the Brooklyn Boulevard frontage road; on the south by R -1 zoned property containing a single
family home and a portion of the Northport School property; and on the west by R -1 zoned
property containing a portion of Northport Park. Home occupations that involve customer traffic
at the home are considered special uses requiring the granting of a special use permit by the City
Council following review and public hearing by the Planning Commission.
The applicant has submitted two written statements (copies attached) describing the home
occupation and explaining how it would operate. Ms. Yanis plans to give palm and tarot card
readings ft} the living room of her home on an appointment only basis to customers coming to the
residence. Her proposed hours of operation are between 9 a.m. and 9 p.m. She notes that there is
parking in the driveway and that no one else will be involved in the readings. She plans to have a
fire extinguisher available in the area where the home occupation is to be conducted and will
comply with any other requirements deemed necessary by the city. She has also provided a
sketch plan of the property showing the house and garage and driveway location on the property.
It should be noted that the applicant is already conducting such a home occupation on the
property as a "permitted home occupation" and has a sign, for which a permit was granted, on the
property. Her current operation does not allow customer traffic and the conduct of her business
is done away from the premises. The fact that she wishes to have customer traffic elevates the
home occupation to a special use permit, thus the application that is before the Planning
Commission.
The home occupation is obviously not a typical home occupation conducted within the city. It is
looked at much the same as a counseling business might be and the volume of customer traffic
might be akin to that of a home beauty shop, both of which are considered special home
occupations and have been granted in the past by the city. The zoning implications of this home
occupation are considered the same as a counseling or beauty shop operation. It should be noted
that it has been stressed to the applicant that the home occupation and associated customer traffic
should be done on an appointment only basis to limit the amount of traffic associated with the
9 -29 -05
Page 1
business. The Yanis' have a double wide driveway which should be able to provide off street
parking for four vehicles. No on street parking associated with the home occupation should be
allowed. Thus, the emphasis on the business being conducted on an appointment only basis.
The home occupation can be considered a low key operation if operated in the manner described
by the applicant. Concern has also been expressed to the applicant with respect to the fact that
there should be no over the counter sale of merchandise with respect to this activity or any other
activity in the home.
Attached for the Commission's review is a copy of the definitions for home occupation and home
occupation, special contained in Section 35 -900 of the City's Zoning Ordinance and also a copy
of Section 35 -406 regarding requirements for special home occupations. Attached also is a copy
of Section 35 -220, Subdivision 2 of the Zoning Ordinance, which are the standards for special
use permits.
Special home occupations are defined as any gainful occupation or profession carried on within a
dwelling unit or any permitted accessory buildings or installations on a lot by a family member
residing within the dwelling unit, which is clearly incidental and secondary to the residential use
of the dwelling and any accessory structure and the lot upon which it is conducted. The main
concern with this special home occupation is the potential for creating traffic within the
neighborhood. Given the comments made by the applicant and the proposal for an appointment
only basis and the ability to park on site rather than on street, should make this home occupation
tolerable. 'The fact that the activity proposed to be conducted may be obj ectional to some is not a
zoning related matter and should not be a basis for denial.
It is recommended that the Building Official review the home and property for any
recommendations that may need to be made.
A public hearing has been scheduled and notices of the Planning Commission's consideration
have been sent to neighboring property owners. It appears that the proposed home occupation
can be considered low key, if operated in the manner described by the applicant. Again, no over
the counter sales of merchandise should be offered as part of this home occupation. Approval of
the special use permit is recommended subject to at least the following conditions:
1. The special use permit is granted for a home occupation involving customer
traffic related to palm and tarot card readings to be conducted on an appointment
only basis at 5549 Brooklyn Boulevard. The home occupation may not be altered
or expanded in any way no comprehended by this application without first
securing an amendment to the special use permit
2. The special use permit is subject to applicable codes, ordinances and regulations.
Any violation thereof may be grounds for revocation.
9 -29 -05
Page 2
3. All parking associated with the home occupation shall be off street on improved
space provided by the applicant. Vehicle parking on the property shall be in
compliance with Section 19 -103, Subdivision 12 of the City Ordinances.
4. , The hours of operation shall be between the hours of 9 a.m. and 9 p.m.
Customers shall be served on an appointment only basis.
5. The applicant shall comply with the recommendations of the Building Official
with respect to safety related matters following inspection of the property.
6. There is no over the counter sales of merchandise comprehended through the
granting of this special use permit. Any sales related to this home occupation
shall be conducted off premises.
9 -29 -05
Page 3
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?, 4. Attic floor space where the structural headroom exceeds 7 -1/2 feet.
5. Interior balconies and mezzanines, where the structural headroom exceeds 7 -1/2 feet.
6. Enclosed porches, but not terraces and breezeways.
7. Accessory uses other than floor space devoted exclusively- to accessory off - street
parking or loading.
But shall not include the following:
1. Garages, openporches, and open patios.
Floor /area ratio - The numerical value obtained through dividing the gross floor area of a
building or buildings by the total area of the lot or parcel of land on which such building is located.
Garage, private - An accessory building or an accessory. portion of the dwelling building
intended for or used to store private passenger vehicles of the families resident upon the premises
arid. M ' Which no business, service or industry connected directly or indirectly with automotive
vehicles may be carried on.
Garage - school bus - A building, or portion of a building, used for the storage of school
` buses (defined in M.S.A. Section 169.01, Subdivision 6), or where any such vehicles are kept for
remuneration or hire, excluding major repair of such vehicles.
Green Strip - An area containing only vegetation such as grass, trees, flowers, hedges, and
other related landscaping materials, and maintained expressly for such purpose.
Group Dav Care Facility - A facility licensed by the Minnesota Department of Public
Welfare to provide child care for six or more children at one time.. This term also includes, but is not
limited to, facilities having programs for children known as nursery schools, day nurseries, child care
centers, play groups, day care centers, cooperative day care centers and Head Start programs.
Home Occupation - Subject to the further limitations of Section 35-405 of the Zoning
Ordinance, a home occupation is any gainful occupation or profession, carried on within a dwelling
unit, by a family member residing within a dwelling unit, which is clearly incidental and secondary
to the residential use of the dwelling unit and the lot upon which it is constructed, including, without
limitation, dressmaking, secretarial services, professional offices, answering services, individual
music or art instruction, individual hobby crafts, and day care and similar activities.
City of Brooklyn Center . 35 -85 City Ordinance
CTiv� 35-900
Home Occupation, Special - Subject to the further limitations of Section 35-406 hereof, and
subject to approval by the City Council, a special home occupation is any gainful occupation or
profession carried on within a dwelling unit or any permitted accessory buildings or installations on
a lot, by a family member residing within the dwelling unit, which is clearly incidental and
secondary to the residential use of the dwelling unit, the accessory structures, and the lot upon which
it is constructed, including, without limitation, barber and beauty services, shoe repair, photography
studios, group lessons, saw sharpening, motor driven appliances and small engine repair, and similar
activities.
i
Hospital - An institution licensed by the state Department of Health primarily engaged in
providing, by or under the supervision of physicians, to inpatients (A) diagnostic services and
therapeutic services for medical diagnosis, treatment, and care of injured, disabled or sick persons, or
(B) rehabilitation services for the rehabilitation of injured, disabled, or sick persons.
Hotel - A building which provides a common entrance, lobby, and stairways, and in which
lodging is commonly offered with or without meals for periods of less than a week.
Loading Space - A space accessible from a street, alley, or way in a building or a lot for the
use of motor vehicles while loading or unloading merchandise or materials.
Lot - A lot is a parcel or portion of land in a subdivision or plat of land, separated from other
parcels or portions by description, as on a subdivision or record of survey map, or by metes and .
bounds, for the purpose of sale or lease or separate use thereof.
Lot Area - The area of a horizontal plane bounded by the front, .side. and rear lot lines.
Lot, Corner - A lot.at the junction of and abutting on two or more intersecting streets.
Lot, Depth - The mean horizontal distance between the front lot line the rear lot line of a
lot measured within the lot boundaries.
Lot, Interior - A lot other than a corner lot.
Lot Line - A property boundary line of any lot held in a single or separate ownership.
Lot Line, Front - That boundary of a lot which is along an existing or dedicated street. In the
case of corner lots, the zoning official shall determine, but only for the purpose of this ordinance,
which lot line or lines shall be considered front lot lines; such detem shall not be construed as
stating in which direction buildings shall face. In general, the narrower of the lines abutting streets
shall be the front line for the above stated purpose.
enter 35 -86 Cit •
City of Brooklyn C tY Ordinance
's
1 '
stru ctures or installations.
2. No home occupation shall involve the use of any accessory
r
\ that customarily
ation shall involve the use of equipment other than
3. No home occup r
llin
w
found
in a residential d e g unit ,
No home occupation shall involve the retail sale of merchandise produced off the
lot. '
4.
No home occupation shall involve the employment on the lot of persons who are not
5. No on the lot.
members of the family
serve more than twelve (12) children in
6. No home occupation providing day cam shall children,
the Rl district, five (5) children in the RZ and R3 distracts, or five (5)
including children of the family occupying a dwelling unit in other residential districts
in supersede any lease arrang
(R4 through R7) This subsection is not intended to sup
which may be more restrictive.
7.
No home occupation shall cause traffic congestion on the lot containing the home
occupation or. on the streets adjacent thereto.
' related to the home occupation shall be permitted on the street.
8. No automobil e p arkin g .
Section
35 -406. ADDITIONAL REQUMMENTS FOR SPECIAL HOME
OCCUPATIONS:
ecial home occupations shall require approval.of a special use permit pursuant to
1. All sp
.Section 35 -220 of the Brooklyn Center Zoning Ordinance.
home occupation shall use more than one accessory structure or installation
2. No sp ecial tted use under Section 35 -310 and must be
and such structure or installtio Center Zoning Ordinance.
Section 35 -311 of the B Yn
home occupation may use equipment not customarily found in a residential
� 3. A special .
dwelling unit
ne time, more than one person who
4. No special home occupation shall employ, at any
l the dwelling unit
is not a member of the family occupying
• n
may
include the teaching of more than ten (10) students at
5. No special home occu p a tion Y the dwelling unit
one time who are not members of the family occuPying
6, No special home occupation shall cause traffic congestion on the lot containing e
special home occupation or on the streets adjacent thereto.
35 -56 City Ordinance
City of Brooklyn Center
i.'
related to the special home occupation shall be permitted on the
7. No automobile pg a finding that the special home occupation is not
street provided, however, that upon t
feasible without on street parking,
the City Council may authorize parking on the street
based upon a consideration of Section 35 -220.2 and of the following:
R
a. The amount of the applicant's street fr ontage.
b. The rights of adjacent residents to park on the street.
C. Preservation of the residential character of the neighborhood.
t, glare, noise, odor or vibration
g. No special home Occupation nshall o f produce lot. li �
perceptible beyond the boundari
9 P . No special home occupation shall include the retail sale of merchandise produced.off
the lot.
Section 35 -410., SPECIAL REQUIREMEN TS IN R3 R4, RS, R6 AND R7 DISTRICTS.
1; All storage shall
be contained wholly within an enclosed building.
f waste matter shall be conducted in approved equipment located. •
2 The incineration o ment shall be
within the building wherein the permitted use is conducted. Eq �ui P
considered "approved" when approved by the zoning official and s anitarian.
R3, R4, R5, R6, or R7 development abuts an Rl or R2 district be
3. Where a proposed
than at a public street line, buffer provisions shall be established-
not less than 25 feet wide in the case of R6 and R7 uses and
p rovided a protective strip e of R3, R4 and RS uses
Protective strip shall
not less than 15 feet wide in the cas• The o ctive strip shall be
contain an opaque fence or a Council approved su bstitute. The p
es, driveways, off -street loading or
landscaped and not be used for parking, garages
storage. The screening device design must be approved by the City Council as be of g he
g sufficient screening
harmony with the residentialo osed fence shal no less four feet in height and
multiple dwelling area. A.p P
shall not extend within 10 feet of any street right-of-way
shall be issued until a site and parking layout has been approved as
4. No building p ermit shall be permitted within 15 feet of the street
provided in Section 35 -230. No parking strip
right -of -way, and the 15 foot area shall be maintained as a green
Center 35 -57
City Ordinance
City of Brooklyn
City of Brooklyn Center
Special Use Permits - Section 35 -220
2. Standards for Special Use Permits
• A special use permit may be granted by the City Council after demonstration by evidence that all of the
following are met:
a. The establishment, maintenance or operation of the special use will promote and enhance the general
public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort.
b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity
for the purposes already permitted, nor substantially diminish and impair property values within the
neighborhood.
c. The establishment of the special use will not impede the normal and orderly development and improvement
of surrounding property for uses permitted in the district.
d. Adequate measures have been or will be taken to provide ingress, egress.and parking so designed as to
minimize traffic congestion in the public streets.
e. The special use shall, in all other respects, conform to the applicable regulati ons of the district in which it
is located.
3. Conditions and Restrictions
The Planning Commission may recommend and the City Council may impose such conditions and restrictions
upon the establishment, location, construction, maintenance and operation of the special use as deemed
necessary for the protection of the public interest and to secure compliance with requirements specified in this
ordinance. In all cases in which special use permits are granted, the City Council may require such evidence
and guarantees as it may deem necessary as part of the conditions stipulated in connection therewith.
• 4. Resubmission
No application for a special use permit which has been denied by the City Council shall be resubmitted for a
period of twelve (12) months from the date of the final determination by the City Council; except that the
applicant may set forth in writing newly discovered evidence of change of condition upon . which he relies to
gain the consent of the City Council for resubmission at an earlier time.
5. Revocation and Extension of Special Use Permits
When a special use permit has been issued pursuant to the provisions of this ordinance, such permit shall
expire without further action by the Planning Commission or the City Council unless the applicant or his
assignee or successor commences work upon the subject property within one year of the date the special use
permit is granted, or unless before the expiration of the one year period the applicant shall apply for an
extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use
Permit" application requesting such extension and paying an additional fee in an amount as set forth by the
City Council resolution.
Special use permits granted pursuant to the provisions of a prior ordinance of Brooklyn Center shall expire
within one year of the effective date of this ordinance if construction upon the subject property pursuant to
such special use permit has not commenced within that time.
In any instance where an existing and established special use is abandoned for a period of one eyar, the special
use permit related thereto shall expire one year following the date of abandonment.
Councilmember O'Connor expressed that she believes the City should not use eminent domain for
• private development and inquired if the City had sent any letters to address the structural issues with
the Hmong America Shopping Center. Mr. McCauley discussed that the City had deferred some of
the structural issues because the owners were preparing to tear down the property. She inquired if
the debt of $1.8 Million was the amount that Mr. Lee paid. Mr. McCauley responded that it was in
excess of $2 Million.
Councilmember O'Connor informed that she would like to remove Consent Items 7e, Resolution
Awarding Contract for Cleaning and Paint Repair Services for Elevated Storage Tank No. 3,
Improvement Project No. 2005 -15, Contract 2005 -H, and 7f, Resolution Awarding Contract for
Installation of Lift Station Control Cabinets and Security Improvements, Improvement Project No.
2005 -09, Contract 2005 -1), from the Consent Agenda and have them placed as Council
Consideration Items l I and 111.
DISCUSSION OF WORK SESSION AGENDA ITEMS AS TIME PERMITS
DISCUSSION OF WILL DAHN SUGGESTION REGARDING LIMITING NUMBER OF
CARS PARKED IN R -1 ZONE
Council discussed the recommendation of having the Planning Commission explore the suggestions
raised by Will Dahn.
• Councilmember Lasman expressed that she believes this would be a good place to begin and that this
would be the appropriate time to deal with back yard parking also.
Councilmember Carmody informed that she had several people discuss this issue with her during
National Night Out and that Ne believes the number of cars or the amount of space'needs to be
considered. Planning Commission Chair Tim Willson addressed the Council to inform that he
believes the Planning Commission would be willing to study this issue.
Mr. McCauley suggested that the Council consider what portion of the front yard is appropriate for
parking and what portion of the back yard, with what conditions, should be considered. Mayor
Kragness and Councilmembers Carmody, Lasman, and Niesen were in favor of having the Planning
Commission study this issue. Councilmember O'Connor was not in favor of having the Planning
Commission study this issue.
ADJOURNMENT
A motion by Councilmember Carmody, seconded by Councilmember Lasman to adjourn the Study
Session at 6:43 p.m. Motion passed unanimously.
City Clerk Mayor
• 09/12/05 -2- DRAFT
City of Brooklyn Center
A Millennium Community
To: Mayor Kragness and Council Members Carmody, Lasman, Niesen, and O'Connor
From: Michael J. McCaule
City Manager
Date: September 8, 2005
Re: Will Dahn Ordinance Change suggestions
Attached are the materials that the Council reviewed in July and referred to me and the
Police Chief for review. Upon review of those materials, there a several observations. We
believe the issue is how much land should be devoted to parking space in residential
areas. That can be broken into two sub issues:
1 What o
rtion of a front yard should be available for parking car
P Y p g s
2) What portion of a back yard should be available for storage of cars, boats,
recreational vehicles, etc.
Mr. Dahn suggests limiting parking to 6 vehicles in the front yard in r -1 zones and 4 in r-
• 2. At first review, it would seem that a limit of that sort would best be applied
irrespective of r -1 verses r -2 for ease of understanding, consistency, and enforcement.
Mr. Dahn also makes some, suggestions regarding screening storage in the back yard. Mr.
Clelland had suggested some time ago that we limit the number of vehicles allowed in the
back yard. This recommendation languished in the Housing Commission. It would be
appropriate to review our current regulations on screening in the zoning code as a
comprehensive look at the issue of parking.
Our suggestion, if the Council wishes to consider limiting vehicles both in the front and
back yards, would be to refer the matter to the Planning Commission to explore with Mr.
Clelland the following:
1. Advisability of creating a formula and a maximum for the improved space in
the front yard for parking. This would effectively limit the parking of vehicles
on a lot size basis, with a maximum. This addresses parking 6 sport utility
vehicles as opposed to 6 economy cars. That is, if the space was limited you
could not park 2 recreational vehicles and 4 sport utility vehicles using -up the
entire front yard with hard surface or gravel even though the total count would
be 6 vehicles. Mr. Dahn's proposal incorporates an approach to this that limits
width. This may be part of a regulation to address what would be an excessive
use of the front yard for parking.
0 301 Shingle Creek Parkway Recreation and Community Center Phone & TDD Number
Brooklyn Center, MN 55430 -2199 (763) 569 -3400
City Hall & TDD Number (763) 569 -3300 FAX (763) 569 -3434
FAX (763) 569 -3494
www.cityolbrooklyncenter.org
2. Advisability of creating limit to a specified number
g p or combination of •
vehicles, boats, trailers, etc. in the back yard, including whether hard surface
should be required.
The City Council could, if it chose to refer this to the Planning Commission, give them a
sense of what type of limitations it would like reviewed and the Council's goals in that
regard. We believe that a number in the front yard might be problematic to enforce. That
is, if the cars are all on hard surface /gravel, would the violation be for length of time or
any time the number exceeded the maximum even if it was due to a temporary guest,
social event, or construction work?
•
•
Page 2 09/08/2005
AN
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Sec 35 -3•'0 Ri ON6 Fmizy RmDCNCC DISTRICT ° "'' - ; `' VVI
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40 /�arhLng and /On atvnage v# vehLclea, unable vn unu.ia6Ce;3.
and other materLaZ4 , and a u n
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Chapt ea /9, Sect Lon 9 ,
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0 apa 1 2, _13, and 14
be 1 L m Lted to a t otal v# aLx (6J ve h Lc le,,. mafenLalae;"?'`''
and o -hen equLpment, regu.LanLg 'uaed .or atoned on �{nv 3t,3
ryanda ol. the pnopentg. All vehLclea muat" be LegalLe�;l
1 Lcenaed and opeRab.le,
5
DALvewacva and o��atreet panhLng /4fvnaae .nun acea r ?
be paved wLth concrete, aa phalt, on approved aA di e l; °'
6a4e. DnL vewaga and paAALng aun�facea ahall be lLmLfed
to a maxLmum wLdtA vl fhLntg (30J �eet,: DnLvewar,4 Leis` `'; ,•
than 30 Meet wLde may be � ,Ia�ied out on eLther .ALWe- :�o'Qi:� ";"
to okaLn a maxLmum o� 30 .� of. wLde P g aAALn /atorca
n #ace.. g . .::?:•
On corner l ot a a aecvndar
abut tuna a atneet , to gaLn acceaa.: ta: a; near - :gand,.:i1i`'l:L'e'
be LLmLted to ten (,COI eet wLde wLth no 'addLt.Lvn.a
:::.r•:
par/zLng vn afvra e penmLfted vn en.fnahce .acceA,1.
4# %arhLna on at onage of vehLcle.a on .egUL menf iii 'e 5W
v the p e4mLtied 6 unLta on non- ya4
acneened pub.LLc vLew Ln accordance wLth .Chapteii;3:.4`4'
Sect Lon 35 - 711, as apprv.ved by the CLtry r4d'aLnLatnatq,n' :3 4 ,
40 I '•nR connen .Lot, a wLde Band acceal''to.;tAe pnope�t
La -fie prtLmang acceaa, Lt ahall be p eiim.Lfted to h a,t!e.a
the came dnLvewa parl�Lrcg /.Itorage pnovLALona at
paragraph (b. a vve wFx
�ankLn v
g "and atvrage v ehLclea and a uL menf Lri ~ exce' �'j.: °::
P ..v
v the penmLtted 6 unLta vnnvnf Banda ahaLl be .icii,ee�ieG:i__
from public ' by a wall vn opaque �ence - on .a - laird= "X��:�
icape tneatment aLx (6) �eef hLgh, Walla "vn encea haL� "
have the name #LnLahed appearance on- both dLdea, and
• aLtuated on the pro eity ao as not to endanger the
general wal are and as #efy of the neLgA6onhdvd,: "y
a.ppnvved by the CLtcy Cvun 04 Lta deiLgnated C_i.t � � °"
Sect ion 35 -311 U TWO FM.ILY 2CSIDCNC6 DISTRICT
l enmLtted Uaea
a, One and two Omilcy dwell.Lnga,
b, :,4cce44ang uae4 etc. , etc. . Yno change)
,�. Off Atneet panning and o��atreet loadLng.
PanhLng and /or atoAa o� ve h Lclea, unable on unu4a6le,
and others matenLala and e uLpment as neOAenced Ln
Chapters 19, Section r9 -10 3, p apa. 12, 1 3, and 1 a hall
be 1Lmaed to a total o lours (4) ve h Lclea, matenLala,
and others equLpment, negul anLg uaed on atoned on #nont
.panda off the p n opentg, ,911 veAElea ahall be legaUy-
1Lcenaed and operable.
DnLvewaga and o /�4tneet panhLng /atonage aun�acea ahall
be paved wLth concrete, a t; .lphal on approved gravel
6aae. DrLvewacya and anhLng iun�acei ahall be limited
to a maxLmum wLdth o�twentg (20) �eei.
�4ncy panning on atonage o� vehiclea or a uLpment in
exceaa o� t h e permitted 4 -unity on �nonl Banda, . aha. l
be acneened nom public view Ln accordance wLtA Chapter
35, Section 35 -7�t as approved by the Cite
,4dmLnLat1tator.
2. (no change)
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