METROPOLITAN DEVELOPMENT COMMISSION

Public Assembly Room

2nd Floor City-County Building 1:00 p.m.

March 7, 2018

PETITIONS FOR PUBLIC HEARING

2017-MOD-015** 10832 PORTSIDE COURT 2

LAWRENCE TOWNSHIP, CD #5

2017-MOD-024 5050 EAST 56TH STREET

WASHINGTON TOWNSHIP, CD #22 15

PETITIONS OF NO APPEALS

2017-MOD-020 9003, 9055, 9057, 9073 AND 9129 ROCKVILLE ROAD 33

WAYNE TOWNSHIP, CD #15

2017-ZON-082 6009 SOUTH EMERSON AVENUE 34

FRANKLIN TOWNSHIP, CD #25

2018-ZON-005 915 SOUTH MERIDIAN STREET; 23, 27 AND 31 SYCAMORE 35

STREET; 818, 826, 834, 838 AND 922 UNION STREET; 831,

835, 837 AND 923 CHARLES STREET

CENTER TOWNSHIP, CD #16

2017-CZN-846 1701 AND 1704 GENT AVENUE 36

CENTER TOWNSHIP, CD #11

* Automatic Continuance ** Continuance Requested *** Withdrawal

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PART I MODIFICATION PETITION TRANSFERRED BY THE HEARING EXAMINER FOR INITIAL HEARING: 2017-MOD-015 10832 PORTSIDE COURT (APPROXIMATE ADDRESS)

` LAWRENCE TOWNSHIP, COUNCIL DISTRICT #5 D-P (FF) RAYMOND AND KIMBERLY PECK, by David Kingen and Justin Kingen Modification of the development statement for 79-Z-107 (79-DP-3) for Lot 160 of Feather Cove, Section Five, to legally establish a paver deck, with zero-foot side setbacks (eight-foot side and 22-foot aggregate side setback required).

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STAFF REPORT

Department of Metropolitan Development Division of Planning

Current Planning Section

Case Number: 2017-MOD-015 Address: 10832 Portside Court (Approximate Address) Location: Lawrence Township, Council District #5 Zoning: D-P (FF) Petitioner: Raymond and Kimberly Peck, by David Kingen and Justin Kingen Request: Modification of the development statement for 79-Z-107 (79-DP-3) for

Lot 160 of Feather Cove, Section Five, to legally establish a paver deck, with zero-foot side setbacks (eight-foot side and 22-foot aggregate side setback required).

ADDENDUM FOR MARCH 7, 2018, METROPOLITAN DEVELOPMENT COMMISSION The Hearing Examiner continued and transferred this petition from the February 15, 2018 hearing, to the March 7, 2018 hearing, of the Metropolitan Development Commission. The petitioner’s representative has requested a continuance from the March 7, 2018 hearing, to the April 4, 2018 hearing. The site is the subject of violations dating back to the time the paver deck was under construction:

STOP WORK ORDER, VIO17-003620, May 25, 2017; Failure to obtain a drainage permit for land alteration. STOP WORK ORDER, VIO17-005226, July 31, 2017; Failure to obtain a structural permit for the erection or installation of a patio that is 30 inches above finished grade. STOP WORK ORDER, VIO17-005228, July 31, 2017; Failure to obtain an electrical permit for work performed that exceeds the exemptions. STOP WORK ORDER, VIO17-005232, July 31, 2017; Failure to obtain required Improvement Location Permit for patio over 18 inches in height. Notice of Municipal Code Violation, dated May 24, 2017; Failure to obtain a drainage permit for land alteration. Civil Zoning Violation Letter, dated August 1, 2017, identifies 1) failure to obtain an Improvement Location Permit when one is required for a patio over 18 inches in height and 2) failure to comply with use-specific standards and zoning district development standards for the DP District because the patio encroaches within two feet of the side lot line.

Based upon staff’s research, none of these permits have been applied for or issued, yet the patio is completed.

(Continued)

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STAFF REPORT 2017-MOD-015 (Continued) ADDENDUM FOR FEBRUARY 15, 2018, HEARING EXAMINER The Hearing Examiner continued this petition from the January 25, 2018 hearing, to the February 15, 2018 hearing. Staff has been advised that the remonstrator’s attorney has requested a continuance from the February 15, 2018 hearing, to the March 15, 2018 hearing, because he is unavailable due to previous commitments. ADDENDUM FOR JANUARY 25, 2018, HEARING EXAMINER The Hearing Examiner continued this petition from the November 9, 2017 hearing, to the January 25, 2018 hearing, at the request of the petitioner. The petitioner has engaged the services of another representative who has requested a continuance from the January 25, 2018 hearing, to the March 22, 2018 hearing. November 9, 2017 RECOMMENDATIONS Staff recommends denial of this request. SUMMARY OF ISSUES The following issues were considered in formulating the recommendation: LAND USE ISSUES ◊ This 0.50-acre site, zoned D-P (FF), is developed with a single-family dwelling. It is located

on a corner lot and surrounded by single-family dwellings to the north, south, east and west, zoned D-P. A portion of the lot is 25-foot wide and approximately 126-foot long and provides access to Geist Reservoir that lies to the northwest.

Petition 79-Z-107 (79-DP-3) rezoned approximately 516 acres that included this site to provide primarily for residential uses, with an approximately 15 acres for retail uses.

MODIFICATION

This request would modify the development statement for 79-Z-107 (79-DP-3) for Lot 160 of Feather Cove, Section Five, to legally establish a paver deck, with zero-foot side setbacks. The Development Statement, as stipulated on the recorded subdivision plat, requires an eight-foot side and 22-foot aggregate side setback.

(Continued)

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STAFF REPORT 2017-MOD-015 (Continued)

Staff understands the desire to provide an area near the water for outdoor entertaining and enjoyment. Because of the configuration of the lot, with the 25-foot wide access to the water and the setback requirements, space would be limited to a three-foot wide area. During the site visit staff observed that the abutting property to the north has a similar configuration, while providing an area near the water (see last two photographs).

Staff believes it would be reasonable to support setbacks that would provide an area near the water for leisure activities, but building a large structure with zero setbacks would not be appropriate. Setbacks provide the vital space that is necessary to construct and maintain any structure. Eliminating that space creates the need to inappropriately trespass onto abutting properties and increases the probability of damaging other off-site structures and landscaping.

By decreasing the size of the patio, an appropriate separation could be provided that would allow adequate space for outdoor entertaining and enjoyment, without trespassing onto the abutting properties and creating a burden for those property owners.

FLOODWAY FRINGE

This site has a secondary zoning classification of a Floodway Fringe (FF), which is the portion of the regulatory floodplain that is not required to convey the 100-year frequency flood peak discharge and lies outside of the floodway.

The designation of the FF District is to guide development in areas subject to potential flood damage, but outside the Floodway (FW) District. All uses permitted in the primary zoning district (D-P in this request) are permitted, subject to certain development standards of the Flood Control Districts Zoning Ordinance.

GENERAL INFORMATION EXISTING ZONING AND LAND USE

D-P Single-family dwelling

SURROUNDING ZONING AND LAND USE

North - D-P Single-family dwelling South - D-P Single-family dwelling East - D-P Single-family dwelling West - D-P Single-family dwelling

COMPREHENSIVE PLAN The Comprehensive Land Use Plan for Lawrence Township (2005) recommends residential development at zero to-1.75 units per acre.

THOROUGHFARE PLAN This portion of Portside Court is private street, with a 36-foot wide right-of-way.

(Continued)

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STAFF REPORT 2017-MOD-015 (Continued)

CONTEXT AREA This site is located within the metro context area.

SITE PLAN File-dated September 8, 2017

DEVELOPMENT STATEMENT File-dated September 8, 2017 (approved on August 1, 1979)

FLOODWAY / FLOODWAY FRINGE A portion of the site is located in the floodway fringe of Geist Reservoir.

ZONING HISTORY 79-Z-107 (79-DP-3) 8302 Oaklandon Road, requested rezoning of 515.9 acres from the S-U Districts to the D-P classification to provide for residential development, approved. kb *******

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View of site looking northeast

View looking northwest from rear porch

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View of patio looking north

View of patio looking north

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View of patio fixtures looking west

View from patio looking south

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View of patio looking east

View of patio looking west

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View of patio from boat dock

View of patio from boat dock

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View of abutting property to the northeast

View of abutting property from on-site patio

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PART II

MODIFICATION PETITION SCHEDULED BY THE METROPOLITAN DEVELOPMENT COMMISSION FOR INITIAL HEARING: 2017-MOD-024 5050 EAST 56TH STREET (APPROXIMATE ADDRESS)

WASHINGTON TOWNSHIP, COUNCIL DISTRICT #22 C-S GEORGE NOVOGRODER, by Brian J. Tuohy Modification of Commitments to Terminate Commitments, Nine and Thirteen of 92-Z-132 / 92-CV-17, as amended, to eliminate the use limitation permitting a Walgreens store only, and to eliminate the limitation on the hours of operation, and to modify Commitments Eleven and Twelve to eliminate the reference to the drugstore building and Walgreen building.

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STAFF REPORT

Department of Metropolitan Development Division of Planning

Current Planning Section Case Number: 2017-MOD-024 Address: 5050 East 56th Street (approximate address) Location: Washington Township, Council District #22 Zoning: C-S Petitioner: George Novogroder, by Brian J. Tuohy Request: Modification of Commitments to Terminate Commitments, Nine and

Thirteen of 92-Z-132 / 92-CV-17, as amended, to eliminate the use limitation permitting a Walgreens store only, and to eliminate the limitation on the hours of operation, and to modify Commitments Eleven and Twelve to eliminate the reference to the drugstore building and Walgreen building.

The Metropolitan Development Commission acknowledged the automatic continuance of this petition from the February 7, 2018 hearing, to the March 7, 2018 hearing. RECOMMENDATIONS Staff has no recommendation for this request. If approved, however, staff would recommend approval be subject to the following commitment being reduced to writing on the Commission's Exhibit "B" forms at least three days prior to the MDC hearing

A five-foot wide sidewalk shall be installed along the rights-of-way of East 56th Street and Kessler Boulevard East Drive, within 18 months from the date of approval.

SUMMARY OF ISSUES The following issues were considered in formulating the recommendation: LAND USE

This 1.4-acre site, zoned C-3, is developed with a vacant commercial building and associated parking, previously used as a drugstore. It is surrounded by commercial uses to the west and south, zoned C-3; commercial offices to the north, zoned C-1; and single-family dwellings to the east, zoned D-P and D-S.

Petition 2016-MOD-005 requested a similar modification to terminate the same commitments. The Hearing Examiner denied the request and the petitioner’s representative appealed the decision. The petition was continued a number of times while the petitioner attempted to find a suitable tenant. On October 18, 2017, the petition was withdrawn when no tenant came forward.

(Continued)

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STAFF REPORT 2017-MOD-024 (Continued)

Since the original rezoning, a new planning document has been adopted by the Metropolitan Development Commission. This Plan identifies an area around East 56th Street / Emerson Way, Fall Creek Road / Kessler Boulevard East Drive (Village of Millersville) as Critical Area #3, with a zoning recommendation of Village Mixed-Use (VMU). The VMU District is defined as “a mix of retail, office, and residential uses built to a pedestrian scale,” intended to “allow a wide range of small businesses, housing types, and public and semi-public facilities.”

The plan recommends that redevelopment in this critical area should be consistent with development principles that include the following:

1. Neighborhood-level retail and office needs are fully served. 2. Businesses are well-connected physically and visually. 3. The business area is pedestrian friendly. 4. The business area is well-connected to Fall Creek Trail. 5. The streetscape is attractive, practical and reinforces the identity of the area. 6. Historic buildings are preserved. 7. Outdoor social spaces are provided.

MODIFICATION

This request would modify commitments for the rezoning petition 92-Z-132 / 92-CV-17 (See Exhibit “A”) to terminate Commitments, Nine and Thirteen, to eliminate the use limitation permitting a Walgreens store only and to eliminate the limitation on the hours of operation, and to modify Commitments Eleven and Twelve to eliminate the reference to the “drugstore building” and “Walgreens building”.

The commitments were originally the result of negotiation between the petitioner and remonstrators during the 1992 rezoning process. Because staff played no role in the negotiation of these subject commitments, staff would ordinarily provide no recommendation under such circumstances. Staff would note, however, that the neighborhood organization(s) negotiated in good faith with the petitioner during the petition process, and their agreement was contingent upon all commitments being included with the rezoning petition.

DEPARTMENT OF PUBLIC WORKS

The Department of Public Works, Greenways Section, has requested the installation of sidewalks along East 56th Street and / or Kessler Boulevard East Drive. Proposed redevelopment of the property to the west, addressed as 5002 East 56th Street, includes installation of a five-foot wide sidewalk along the north side of East 56th Street. The installation of the sidewalk along the rights-of-way of this site would enhance the area and provide a much needed pedestrian amenity that would support the neighborhood plan.

(Continued)

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STAFF REPORT 2017-MOD-024 (Continued) GENERAL INFORMATION EXISTING ZONING AND LAND USE

C-3 Vacant commercial building / parking

SURROUNDING ZONING AND LAND USE

North - C-1 Commercial office South - C-3 Commercial uses East - D-8 Single-family dwellings West - C-3 Commercial uses

NEIGHBORHOOD PLANNING AREA (2012)

The Millersville at Fall Creek Valley Village and Corridor Plan proposes village mixed-use, with a Neighborhood-Village District zoning.

THOROUGHFARE PLAN This portion of East 56th Street is designated in the Marion County Thoroughfare Plan as a primary arterial, with an existing 94-foot right-of-way and proposed 102-foot right-of-way.

This portion of Kessler Boulevard East Drive is designated in the Marion County Thoroughfare Plan as a primary arterial, with an existing and proposed 257-foot right-of-way.

ZONING HISTORY 2016-MOD-005; 5050 East 56th Street, requested a modification of commitments to terminate commitments, Nine and Thirteen of 92-Z-132 / 92-CV-17, to eliminate the use limitation permitting a Walgreens store only, and to eliminate the limitation on the hours of operation, and to modify Commitments Eleven and Twelve to eliminate the reference to the drugstore building and Walgreens building, withdrawn. 2008-APP-849 / 2008-VAR-849; 5020 and 5050 East 56th Street, requested a modification of commitments and variance of development standards of the Sign Regulations to provide for a pylon sign without the required separation from another sign, granted. 2006-DV2-047; 5050 East 56th Street, requested a variance of development standards to provide for and addition of an electronic variable message component to an existing sign, without the required separation from a protected district, withdrawn. 95-V2-37; 5050 East 56th Street, requested a variance of development standards of the Sign Regulations to provide for an illuminated integrated center sign within 80 feet of a protected district, granted. 92-Z-132 / 92-CV-17; 4920 East 56th Street, requested rezoning of 2.76 acres from the D-A (FP) to C-3 (FP) and a variance of development standards to provide for 141 parking spaces, approved.

(Continued)

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STAFF REPORT 2017-MOD-024 (Continued) VICINITY 2015-DV2-002; 5002 East 56th Street (west of site), requested a variance of development standards of the Commercial Zoning Ordinance to provide for fast-food drive-through restaurant, with a parking lot, with a three-foot setback, without landscaping, from 56th Street, withdrawn. 2013-ZON-017 / 2013-VAR-009; 5550 Fall Creek Parkway, North Drive (south of site), requested rezoning of 9.98 acres from the D-P (FW)(FF) District to the C-3 (FW)(FF) classification to provide for commercial uses; and a variance of development standards of the Commercial Zoning Ordinance to provide for taverns, fast-foot and drive-through restaurants, with reduced separation from a protected district, outdoor seating, reduced parking, and reduced transitional yard, approved. 2010-ZON-104; 5553 Emerson Way (west of site), requested rezoning of 10.9 acres from the D-P District to the PK-1 classification to provide for park use, approved. 2010-ZON-059; 5500 Fall Creek Parkway North Drive (east of site), requested rezoning of 10.9 acres from the DP (FW) District to the PK-1 classification to provide for park use, approved. 2005-DV3-059; 5005 and 5015 East 56th Street/Emerson Way (west of site), requested a variance of development standards of the Sign Regulations to provide for three sign, with reduced linear feet of other signs, granted. 2005-HOV-002; 5553, 5555 and 5599 Emerson Way and 5023 East 56th Street (west of site), requested a variance of development standards of the Commercial Zoning Ordinance to provide for the construction of three businesses, with drive through service units and alcohol sales with a reduced separation from a protected district, granted. 2004-ZON-104; 5553 Emerson Way (east of site), requested rezoning of two acres, being in the C-1 (FF) District, to the C-3(FF) classification to provide for neighborhood commercial use, approved. 2001-ZON-047; 5545 Emerson Way (east of site), requested rezoning of 2.704 acres from the D-P District to the C-P classification to provide for commercial and residential development, approved. 2000-DV2-037; 4960 East 56th Street (west of site), requested a variance of development standards of the Sign Regulations and the Commercial Zoning Ordinance to provide for an illuminated pole, within the clear-eight triangle, sigs fact located 7.9 feet above grade level, and with reduced setbacks; and two off-street parking spaces and maneuvering area within the proposed right-of-way, without landscaping and interior access drive located within the required front yard, granted.

(Continued)

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STAFF REPORT 2017-MOD-024 (Continued) 2003-UV3-005; 5002 East 56th Street (west of site), requested a variance of use of the Commercial Zoning Ordinance to legally establish an automobile service station with five service bays, granted. 2003-ZON-005; 5002 East 56th Street (west of site), requested rezoning of 1.0 acre from the C-3 District, to the C-4 classification to provide for a gasoline station with five service bays, withdrawn. 2000-UV1-001; 5625 Emerson Way (west of site), requested a variance of us of the Wireless Communication Zoning Ordinance to provide for a wireless communications facility, with a 100-foot tall tower, denied. 98-Z-20; 4958 East 56th Street (west of site), requested rezoning of 0.45 acres, from the D-2 District to the C-3 classification to provide for commercial uses, approved. 95-AP-104; 4920 East 56th Street (west of site), requested a modification of commitments, related to petitions 92-Z-132 and 92-CV-17, to delete commitment #9, which states that the proposed the structure shall be occupied only by a Walgreen Drugstore, withdrawn. 93-HOV-19; 5599 North Emerson Avenue (west of site), requested a variance of developments standings of the Sign Regulations to provide for the placement of gasoline pricing panels on a new pole sign and pump island signs in excess of the permitted 12 square feet, granted. 91-Z-113; 5015 and 5023 East 56th Street (west of site), requested rezoning of 2.085 acres, being in the D-A District to the C-3 classification to provide for commercial development, approved. 90-V1-126; 5510 Millersville Road (south of site), requested a variance of development standards of the Commercial Zoning Ordinance to permit an addition to an existing veterinary office and hospital, with an apartment, with reduced setbacks, granted. 84-UV3-93; 4915 East 56th Street (west of site), requested a variance of use of the Dwelling Districts Zoning Ordinance to provide for a fast-foot restaurant, with a drive-through window, granted. 84-Z-201; 4915 East 56th Street (west of site), requested rezoning of 1.26 acres from the D-3 District to the D-5 classification to provide for fast-foot restaurant, with a drive through window, approved. 84-Z-157; 5030 East 56th Street (west of site), requested rezoning of 1.0 acre, being in the A-2 District, to the C-3 classification to provide for a drug store, denied.

(Continued)

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STAFF REPORT 2017-MOD-024 (Continued) 83-Z-187; 4954 East 56th Street (west of site); requested rezoning of 2.046 acres, being in the C-3 and C-1 Districts, to the C-1 classification to provide for professional and business offices, approved. 81-Z-33; 5020 East 56th Street (west of site), requested rezoning of 1.4 acres, being in the A-2 District, to the C-3 classification to provide for a restaurant, approved. 81-A-32; 5001 Kessler Boulevard East Drive (east of site), requested rezoning of six acres being in the A-2 District, to the C-1 classification to provide for professional office buildings, approved. 79-V1-126; 4911 East 56th Street (west of site), requested a variance of development standards to permit and addition to dwelling to provide for office use, granted. 79-Z-3; 5701 Emerson Way (west of site), requested rezoning of 8.877 acres, being in the A-2 District, to the C-S classification to provide for a retail service center and office park, approved. 79-Z-132; 1979 Brendon Plaza (east of site), requested rezoning of 0.427 acre from the A-2 District to the C-4 classification to provide for a veterinary hospital, approved. 77-Z-18; 5225 East 56th Street (east of site), requested rezoning of 39-19 acres, being in the D-1 District, to the SU-2 classification to provide for a school, approved. 76-V2-96, 4960 East 56th Street (west of site), requested a variance of development standards of the Commercial Zoning Ordinance to provide for the placement of a kiosk, with canopy for self-service gasoline station, with signs and rotor, granted. 74-UV1-36; 4958 East 56th Street (west of site), requested a variance of use and development standards of the Dwelling Districts Zoning Ordinance to provide for a retail store and ice cream shop, within an existing building, and to provide for pole sign and wall signs, granted. 73-Z-323 / 73-DP-24; 5300 Emerson Way (west of site), requested rezoning of 113 acres from A-2 and D-1 Districts to the C-P classification to provide for commercial and residential development, approved. 71-Z-241; 4905 East 56th Street (west of site), requested rezoning of 0.75 acre, being in the D-3 District, to the C-1 classification to provide for an office, approved. 70-Z-234; 5400-5500 Emerson Way (east of site), requested rezoning of 3.59 acres, being in the D-3, A-2, and C-3 Districts, to the C-3 classification to provide for an addition to an existing grocery store, approved. 68-V4-94; 5015 East 56th Street (east of site), requested a variance of the use and setback requirements to provide for an addition to an existing office building, granted. kb *******

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EXHIBIT “A”

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View of site looking north, across East 56th Street

View of eastern portion of the site looking north, across East 56th Street

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View across East 56th Street of abutting restaurant to the west

View looking north along eastern portion of site

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View looking northwest at front facade

View from site looking west at adjacent commercial uses

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View from site looking northwest at commercial office building

View from site looking northwest, across Kessler Boulevard East Drive

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View from site looking east

View from site looking south, across East 56th Street

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PART III

MODIFICATION PETITION RECOMMENDED FOR APPROVAL BY THE HEARING EXAMINER, NO APPEAL FILED: 2017-MOD-020 9003, 9055, 9057, 9073 AND 9129 ROCKVILLE ROAD (APPROXIMATE

ADDRESS) WAYNE TOWNSHIP, COUNCIL DISTRICT #15 C-4 SCHOOLCRAFT DEVELOPMENT COMPANY, by Timothy E. Ochs Modification of Commitments to modify Commitment Two of 2012-ZON-014 and 2015-ZON-073 to eliminate the prohibition on fast-food restaurants within 100 feet of a protected district.

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PART IV

REZONING PETITION RECOMMENDED FOR DENIAL BY THE HEARING EXAMINER, NO APPEAL FILED: 2017-ZON-082 6009 SOUTH EMERSON AVENUE (APPROXIMATE ADDRESS)

FRANKLIN TOWNSHIP, COUNCIL DISTRICT #25 RICKER OIL COMPANY, INC., by David A. Retherford Rezoning of 2.20 acres from the D-A districts to the C-4 classification to provide for a gasoline service station.

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PART V

REZONING PETITION RECOMMENDED FOR APPROVAL BY THE HEARING EXAMINER, NO APPEAL FILED: 2018-ZON-005 915 SOUTH MERIDIAN STREET; 23, 27 AND 31 SYCAMORE STREET;

818, 826, 834, 838 AND 922 UNION STREET; 831, 835, 837 AND 923 CHARLES STREET (APPROXIMATE ADDRESSES) CENTER TOWNSHIP, COUNCIL DISTRICT #16 CRESTLINE INVESTMENTS, LLC, by Allie Rosenbarger Rezoning of 2.632 acres, from the C-5 (RC) and D-8 (RC) districts to the CBD-2 (RC) classification.

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PART VI

COMPANION PETITION RECOMMENDED FOR APPROVAL BY THE HEARING EXAMINER, NO APPEAL FILED:

2017-CZN-846 1701 AND 1704 GENT AVENUE (APPROXIMATE ADDRESSES)

CENTER TOWNSHIP, COUNCIL DISTRICT #11 DAVID GIBSON Rezoning of 0.781 acre from the I-3 (W-1) and I-2 (W-1) districts to the C-S (W-1) classification: a) to provide for, within the Main Building, Primary uses including Artisan Food

and Beverage; Indoor Recreation and Entertainment; Eating Establishment and Food Preparation; and Accessory uses including Eating Establishment and Food Preparation; Business, Professional and Governmental Offices; Light General Retail; Automobile, Motorcycle and Light Vehicle Repair and Service; and Warehousing Wholesaling and Distribution;

b) to provide for, within the house, Primary uses including Artisan Food and Beverage; and Accessory uses including Eating Establishment and Food Preparation; Light General Retail;

c) to provide for exterior Accessory uses at 1701 Gent Avenue of Outdoor Recreation and Entertainment; Parking; and Outdoor Display of Vehicles on gravel; and

d) to provide for Primary Uses including a wireless communications facility and accessory uses including a parking lot on 1704 Gent Avenue.