CHAIR AND MEMBERS - PLANNING COMMllTEE MEETING ON JUNE 19,2006 GENERALMANAGEROFPLANNINGANDDEVELOPMENT REQUEST FOR EXTENSION OF DRAFT APPROVAL

Size: px
Start display at page:

Download "CHAIR AND MEMBERS - PLANNING COMMllTEE MEETING ON JUNE 19,2006 GENERALMANAGEROFPLANNINGANDDEVELOPMENT REQUEST FOR EXTENSION OF DRAFT APPROVAL"

Transcription

1 II To: I SUBJECT: CHAIR AND MEMBERS - PLANNING COMMllTEE MEETING ON JUNE 19,2006 R... W. -.. PANZER... II GENERALMANAGEROFPLANNINGANDDEVELOPMENT REQUEST FOR EXTENSION OF DRAFT APPROVAL 865 SARNIA ROAD DRAFT APPROVED PLAN 39T MOUNTAINVIEW KENMORE VENTURES INC. I1 RECOMMENDATION I] That, on the recommendation of the General Manager of Planning and Development, the following action be taken with respect to the request from Mountainview Kenmore Ventures Inc. for the property located at 865 Sarnia Road; a) the Approval Authority BE REQUESTED to approve the request for a 3 year extension of the drafl plan of subdivision approval for the plan submitted by Sandbar Developments Ltd. (File No. 39T-02517), prepared by Farncomb, Kirkpatrick & Stirling (Drawing No , dated February 28, 2002 and revised February 26, 2003) as redline amended, which shows 152 single detached residential lots, twenty (20) single detached residential Blocks, two (2) walkway blocks and six (6) reserve blocks, served by an extension of Lawson Road and four (4) new internal roads SUBJECT TO the conditions contained in the attached Appendix 39T b) the Draft Approval of the residential plan of subdivision as submitted by Southside Construction (London) Limited (File No. -39T-02517) BE EXTENDED, SUBJECT TO the City s additional municipal requirements contained in the attached Appendix 39T A) PREVIOUS REPORTS PERTINENT TO THIS MATTER 39T Draft Approval recommendation to Planning Committee - June 2003 BACKGROUND This extension of drafl approval request for three years is being considered by Council, consistent with the Council s delegation By-law (CP-13) for plan of subdivision approval. I The Sandbar subdivision (39T-02517) comprises a 8.9 hectare (22 acre) parcel of land located south of Gainsborough Road and noi$h of Lawson Road. The original application for Draft Plan of Subdivision Approval was approved by the Approval Authority on July 24, There were no appeals to the original drafl approved plan of subdivision. The property owner is in the process of obtaining Final Approval of the first Phase of this plan (46 lots along Smither Road and Elson Road). 1, I.

2 LOCATION MAP ubject Site: 865 Sarnia Rd -Sandbar ubdivlslon pplicant: Sandbar Developements 011 Number: ile Number: 39T RPOFUTION OF THE CITY OF LONDON,epared By: PD - Planning Planner: Allister MacLean Created Bv: Allister Miclean Date: 5/30/2006 Scall N 5000 Subject Site Water F;;i Draft Approved Parcels LEGEND E4 Submitted Parcels La U Rail _. Parcel Buildings Addresses

3 Agenda rln Item # Page # I I 113 I uu These lands were purchased by Mountainview-Kenmore Ventures Inc. in the fall of The new owners are requesting a three year extension to the draft approval to allow sufficient time to obtain the necessary approvals for future phases. Through the Liaison process, EESD have advised of the following impact on the Reserve Funds and Budget. IMPACT OF PROJECT ON RESERVE FUNDS AND BUDGET Urban Works Reserve Fund Estimated Revenue Estimated Claims Net Impact General $ 406,442 Nil $ 406,442 Stormwater Ponds $ 274,366 Nil $ 274,366 Subtotal $ 680,808 Nil $ 680,808 Industrial Oversizing NOTE: 1) ESTIMATES ARE CALCULATED USING CURRENT RATES AND THE INFORMATION IS REPORTED ALL IN ACCORDANCE WITH THE DEVELOPMENT CHARGES AND URBAN WORKS FUND BY-LAW (E. C.P ), AND ANY AMENDMENTS THERETO. ANY CLAIM PAYMENT FROM THE URBAN WORKS RESERVE FUND WILL BE IN ACCORDANCE WITH BY-LAW NO. C P AND AS APPROVED BY THE CITY ENGINEER. 2) ESTIMATES ARE BASED ON INFORMATION PROVIDED BY THE APPLICANT AN0 ARE PROVIDED FOR INFORMATION PURPOSES ONLY. THEY DO NOT CONSTITUTE ANY COMMITMENTS ON BEHALF OF THE CITY OF LONDON. ACTUAL CLAIMS WILL BE DETERMINED IN CONJUNCTION WITH THE SUBDIVISION AGREEMENT AND THE BY-LAWS, ACTUAL REVENUES ARE DETERMINED IN CONJUNCTiON WITH BUILDING PERMITS AND THE BY-LAWS AT THAT TIME. 3) THE OWNER SHOULD TAKE NOTE THAT THERE IS CURRENTLY A DELAY IN PAYMENT OF CLAIMS FROM THE URBAN WORKS RESERVE FUND, THERE IS POTENTIAL FOR SIGNIFICANT DELAYS IN PAYMENT ON UWRF CLAIMS AT THIS TIME. EESD have also requested that the draft approval extension be subject to the following additional conditions. 1. The Owner shall connect the proposed watermains to serve this plan to a municipal water system, namely, to the existing municipal 200 mm (8") diameter watermain on Elson Road Prior to applying for the 81'' building permit, the Owner shall have its professional engineer deliver confirmation that the watermain system has been looped to the satisfaction of the City Engineer. The Owner is advised watermains on Lawson Road, Reeves Avenue and Smithers Road need to be extended to the site to provide adequate watermain looping. 2

4 Agenda item # Page # r----lr-----i A. Maclean 4. The Owner agrees that once construction of any private services, ie: water, storm or sanitary, to service the lots or blocks in this plan is completed and any proposed relotting of the plan is undertaken, all the previously installed services must be reconstructed in standard location, in accordance with the approval final lotting and approved revised servicing drawings, all to the specifications of the City Engineer, and at no cost to the City The Owner shall ensure that the pedestrian walkways, Blocks 180 and 181, are to be constructed to the City Standard for Pedestrian Walkways, including lighting if necessary, in accordance with City requirements and standards. The Owner agrees that if a parking plan is required for this subdivision, and increased pavement width is proposed to accommodate the parking plan, the road allowance width will be increased a corresponding amount in order to maintain the standard 6.0 m wide boulevards on either side of the road. Further, the Owner agrees that any proposed widening of the pavement and the road allowance will be to the satisfaction of the City Engineer. The Owner agrees that, in the event that an emergency access is required for this subdivision, this requirement will be subject to satisfying the City Engineer with respect to all technical aspects, including adequacy of site lines, provision of channelization, adequacy of road geometries and structural design, etc. The Owner shall establish and maintain a Traffic Management Plan (TMP), when directed by the City, in conformance with City guidelines and to the satisfaction of the City Engineer for any construction activity that will occur on existing public roadways needed to provide services for this plan of subdivision. The TMP is a construction scheduling tool intended to harmonize a construction project s physical requirements with the operational requirements of the City of London, the transportation needs of road users and access concerns of area property owners. The Owner s contractor(s) shall undertake the work within the prescribed operational constraints of the TMP. The TMP will be submitted and become a requirement of the subdivision servicing drawings for this plan of subdivision. All claimable external works shall be identified as separate tender schedules listing items, quantities, plan locations of quantities (chainage from Station to Station ) and unit costs within larger construction contracts. Should this plan be developed in phases and any temporary measures be required, these temporary measures be required, these temporary measures shall be constructed to the specifications and satisfaction of the City Engineer, at no cost to the City. Planning staff have reviewed these conditions and recommend that the above items 1 and 2 be included as additional conditions of Draft Approval; and that items 3-5 and 7-10 be appended to the original municipal requirements 39T-M With respect to item 6, there is no Council policy which requires that there be a corresponding increase in right-of-way width when pavement widths are increased to accommodate on street parking. The necessity for additional street width to accommodate on street parking will be addressed at the time the lotting plan is submitted for review and approval. Attached are the proposed amendments to the municipal requirements (39T A). 3 C! I

5 I. Agenda rlm Item # Page # 1 1/15 I uu June 2,2006 AMIam Attach. I Y\Shared\SUB&SPEC\SUBDlW002\39T Walloy Construction\Drafl Approval Extension\Drafl Approval Extension Report.doc 4

6 ~ Reduced, Redlined, Draft Approved Plan:.

7 APPENDIX "39T " (Conditions to be included for Draft Plan Approval) THE CORPORATION OF THE CITY OF LONDON'S CONDITIONS AND AMENDMENTS TO FINAL APPROVAL FOR THE REGISTRATION OF THIS SUBDIVISION, FILE NUMBER 39T , ARE AS FOLLOWS IO That this approval applies to the approve the revised draft plan of residential subdivision, as red line amended, submitted by Sandbar Developments Ltd. (File No. 39T-02517), prepared by Farncomb, Kirkpatrick & Stirling (Drawing No , dated February 28, 2002 and revised February 26, 2003), which shows 152 single detached residential lots, twenty (20) single detached residential Blocks, two (2) walkway blocks and six (6) reserve blocks, served by an extension of Lawson Road and four (4) new internal roads. That this approval of the draft plan applies for a period of three (3) years from the draft approval date, and if final approval is not given within that time, the draft approval shall lapse, except in the case where an extension has been granted by the Approval Authority. That the road allowances included in this draft plan shall be shown and dedicated as public highways. That the street(s) shall be named to the satisfaction of the General Manager of Planning and Development. That the municipal address shall be assigned to the satisfaction of the General Manager of Planning and Development. That the owner, prior to final approval, shall submit to the Approval Authority a digital file of the plan to be registered in a format compiled to the satisfaction of the City of London and referenced to NAD83UTM horizon control network for the City of London mapping program. That prior to final approval, the Approval Authority is to be advised by the City C[erk of the City of London that appropriate zoning is in effect for this proposed subdivision. That the owner agrees in writing to satisfy all the requirements, financial and otherwise, of the City of London including, but not limited to, surfacing of roads, installation and maintenance of services, drainage and grading, tree planting and tree preservation. That the subdivision agreement between the owner and the City of London be registered against the lands to which it applies once the plan of subdivision has been registered. That the owner grant to the appropriate authorities such easements as may be required for utility or drainage purposes. That the subdivision agreement between the owner and the municipality contain phasing arrangements to the satisfaction of the General Manager of Planning and Development and the City Engineer. The owner agrees to implement the requirements of the City of London concerning sedimentation and erosion control measures during all phases of construction. The owner's consulting engineer shall have these requirements established and approved by the City Engineer, prior to any work on the site. 5

8 I 21, m Agenda Item # Page # % The owner agrees that construction or installations of any kind (eg. Clearing or servicing of land) involved with this plan shall be undertaken prior to obtaining all necessary permits, approvals andlor certificates that need to be issued in conjunction with the development of the subdivision, unless otherwise approved by the General Manager of Planning and Development in writing; (eg. MOE certificates; City/Ministry/Agency permits: Approved Works, water connection, water-taking, navigable waterways; approvals: UTRCA, MNR, MOE, City; etc; etc.) The owner agrees to have a report prepared by a qualified consultant, and a detailed hydro geological investigation carried out by a qualified consultant, to determine the effects of the construction associated with this subdivision on the existing pond and surface water pattern, ground water elevations and domestic or farm wells in the area, to the satisfaction of the City Engineer. If necessary, the report is to also address any contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report are to be reviewed and approved by the City Engineer, prior to any work on the site and the said report is to be provided to the Ward Councillors and abutting property owners, in addition to the City Engineer. Should any remedial works be recommended in the report, the owner agrees to complete these works to the satisfaction of the City, at no cost to the City. That the owner make a cash payment in lieu of the 5% parkland dedication pursuant to City of London By-law CP-9; That prior to final approval, the owner shall submit a plan to Parks Planning, which demonstrates that all lot grading will meet existing grades adjacent to open space/woodlot to the north and east (rear lots of 11-17); and that tree protection fencing and sediment fencing will be installed along the outer edge of the tree retention zone and remain in place until all building on the lot is completed. All vegetation retention areas and fencing shall be identified on final lot grading plans and all work shall be undertaken by the owner to the satisfaction of the General Manager of Planning and Development. That prior to the issuance of building permits the owner prepare, and agree to deliver to all homeowners adjacent to the open space/woodlot block to the north and east, an education package which explains the stewardship of natural areas, the value of existing tree cover, and the protection and utilization of the grading and drainage pattern on these lots. The educational package shall be prepared to the satisfaction of the General Manager of Planning and Development. That prior to the issuance of building permits and to the satisfaction of the General Manager of Planning and Development, the owner agrees to erect a 1.5 metre (5 ff) high chain link fence without gates at the rear of lots adjacent to the open space/wood lot to the north and east. That the owner shall agree to implement the recommendations in the Tree Preservation Report for this subdivision (ENG PLUS, November 15, 2002) by undertaking site specific reviews for the identified tree preservation zones, to the satisfadion of the General Manager of Planning and Development. That prior to final approval of this plan and subject to the satisfaction of the Thames Valley District School Board, the Board may require the owner to agree in the subdivision agreement to include a suitable clause to advise future purchasers that this area has been designated a "Holding Zone" for school accommodation purposes and students will be accommodated at a "Holding School". That prior to final approval of the plan and subject to the satisfaction of the London District Catholic School Board, the Board may require the owner to include a suitable warning clause in the subdivision agreement to advise future purchasers of residential....: s 6

9 ' DRAFT APPROVAL EXTENSION/ units that students may be accommodated in temporary facilities and/or bussed outside the neighbourhood for their education That the owner agrees that approval from the London Fire Department must be obtained should any burning of materials on site be contemplated. That the owner agrees to comply with the requirements of the London Transit Commission with respect to the location and installation of transit stops. That prior to final approval, in order to address,the issue of on-street parking within small lot developments, the owner agrees to design and implement an on-street parking plan, whereby one on street parking space for each two dwelling units is to be used as the basis for the design, to the satisfaction of the General Manager of Planning and Development. A parking plan is required for each registered phase of development and it will form part of the subdivision agreement for the registered plan. That prior to final approval, the owner shall submit to the City a noise and vibration report prepared by a qualified consultant in accordance with Provincial guidelines to investigate the extent to which noise and vibration impacts on this residential plan of subdivision, satisfactory to the City of London and Canadian Pacific. The recommendations of this report shall be included as a provision or set of provisions in the subdivision agreement, entered into between the owner and the municipality, that is to be registered on title. Should the noise report referred to in Condition No. 25 Substantiate the need for a warning clause to be applied to this subdivision, the following warning clause be included in the subdivision agreement to be registered on Title and in subsequent Offers of Purchase and Sale for the affected lots: APURCHASERS ARE ADVISED THAT DESPITE THE INCLUSION OF NOISE CONTROL MEASURES WITHIN THE SUBDIVISION AND WITHIN THE INDIVIDUAL BUILDING UNIT, NOISE LEVELS MAY CONTINUE TO BE OF CONCERN, OCCASIONALLY INTERFERING WITH SOME ACTIVITIES OF THE DWELLING OCCUPANTS. THERE MAY BE ALTERATIONS TO OR EXPANSIONS OF THE RAIL FACILITIES ON SUCH RIGHT-OF-WAY IN THE FUTURE INCLUDING THE POSSIBILITY THAT THE RAILWAY OR ITS ASSIGNS OR SUCCESSORS AS AFORESAID MAY EXPAND ITS OPERATIONS, WHICH EXPANSION MAY AFFECT THE LIVING ENVIRONMENT OF THE RESIDENTS IN THE VICINITY, NOTWITHSTANDING THE INCLUSION OF ANY NOISE AND VIBRATION ATTENUATING MEASURES IN THE DESIGN OF THE SUBDIVISION AND INDIVIDUAL DWELLINGS; AND THE RAILWAY WILL NOT BE RESPONSIBLE FOR ANY COMPLAINTS OR CLAIMS ARISING FROM THE USE OF ITS FACILITIES AND/OR OPERATIONS.@ That prior to the issuance of building permits, the owner agrees to construct and maintain a 1.83 metre high chain link fence along the common property line of the Railway and the development at his expense, and advise the affected purchasers through a covenant running with their land, that it is their responsibility to maintain the fence in a satisfactory condition at their expense. That, prior to the issuance of building permits on Lots 140 through 152 inclusive, Block 159 and Block 160, the subdivider shall agree to construct a safety berm or combination berm and noise attenuation fence having extensions or returns at the ends, parallel to the Railway right-of-way, with construction to a height of 5.5 metres above the top-of-rail; a minimum berm height of 2.5 metres and side slopes of not steeper of 2.5 to 1; a fence or wall to be constructed of without openings and of durable material. No part of the berm shall be constructed on Railway property. 7

10 m Agenda Item # Page # io The owner agrees that the subdivision agreement contain clauses requiring the erection of a warning sign adjacent to the subdivision sign containing the following information: a) identifying the lots or blocks that have been identified by the noise and vibration studies which may experience noise and vibration impacts; b) identifying the type and location of the acoustical and safety (chainlink) fencing; and a statement that CP operates on a 24 hour basis. The owner agrees to circulate the lot grading and drainage plan to CP Rail for review, The City Engineer will have regard for the comments from CP when approving the lot grading and drainage plan. That the owner agrees that any proposed utilities under or over railway property to serve the development must be approved prior to their installation and be covered by the Railway s standard agreement. That prior to final approval, the subdivider shall establish Lawson Road as a public highway, from its existing westerly terminus to serve this subdivision. That the subdivider shall agree to construct Lawson Road as a public highway in accordance with all municipal standards and to the satisfaction of the City Engineer. The subdivider agrees that registration of the plan and subsequent development is subject to the availability of sewage treatment capacity at the Oxford Pollution Control treatment plant for this subdivision. That, prior to final approval, the subdivider will develop a StormlDrainage Plan that will comply with: the StormlDrainage and SWM Functional Plan for SWMF #I and overflows to SWMFs #1B1 and #5, approved by the City of London; the approved trunk storm sewer alignment, proposed to be located on the registered easements that encompass portions of the subject lands, Gainsborough Place, Braskal Corporation, Perparos and Egelton Woods subdivisions; and, the Municipal Class EA for the StormlDrainage and SWM Servicing Works for the Hyde Park Community Plan Area, all to the satisfaction of the City Engineer. The subdivider agrees that, at the time this plan is registered, the subdivider shall finalize all required private agreements, financial and otherwise, to provide the City with documentary evidence of assuring that the storm sewer services and the SWMF shall be constructed by the subdivider andlor others, all to the satisfaction of the City Engineer and the City Solicitor. The subdivider agrees that the Hyde Park Water Pumping Station must be in service prior to water servicing being allowed for this draft plan of subdivision. The subdivider agrees to construct Lawson Road at the eastern and western boundaries in alignment with the proposed secondary collector road to the east and west as established by the Hyde Park Community Plan. That the subdivider agrees that prior to the issuance of building permits, to establish a temporary emergency access to accommodate development of the proposed draft plan of subdivision, with the understanding that this temporary access is to be closed to the satisfaction of the City Engineer upon development of abutting lands and the creation of a permanent alternative public road access. This temporary emergency access is to be constructed and maintained to the specifications and satisfaction of the City Engineer. The subdivider agrees to construct a temporary turning facility for vehicles in locations specified by the City Engineer upon development of this draft plan of subdivision. 8

11 mm 39T DRAFT Agenda Item # Page # PPROVAL EXTENSION/ The subdivider agrees to make arrangements to complete the construction of Street 'B within the existing public road on the west side of this subdivision to the satisfaction of the City Engineer. In the event that approval is not provided, the subdivider agrees to construct Street 'B' in an alternate temporary alignment until such time as lands to the west are available, including provision of road easements or land dedication as necessary, all to the specifications and satisfaction of the City Engineer and at no cost to the City. If the construction of Street 'B is undertaken within the existing public road on the west side of this subdivision, the subdivider agrees to prepare a reference plan for the affected road allowance and relocate the existing fence along the westerly boundary of the road allowance. Plans for the proposed fence relocatian and roadworks shall be reviewed with the landowner to the west and completed to the satisfaction of the City Engineer and General Manager of Planning and Development, at no cost to the City or to the property owner. That the subdivider agrees that Blocks 153 to 172 inclusive shall not be developed except in conjunction with adjacent lands. That the subdivider agrees that the final plan shall be red-line revised to include 3.0 metre wide walkways between Lawson Road & Street 'B and Street '6 and Street 'C, with the final location and configuration subject to the approval of the Commissioner of Planning and Development. The subdivider agrees to construct the walkways and insall required lighting in accordance with City standards and to the satisfaction of the City Engineer. That the owner shall carry out an archaeological survey and rescue excavation of any significant archaeological remains found on the site to the satisfaction of the Southwestern Regional Archaeologist of the Ministry of Culture; and that no final approval shall be given, and no grading or other soil disturbance shall take place on the subject property prior to the letter of release from the Ministry of Culture. That the subdivider agrees that there will be no impact on the present state of the pond and stream adjacent to the development and should it be proven there is an impact from the development on the pond and stream, remediation measures will be undertaken by the subdivider. 9

12 Agenda Item # Page # /I Amendments to Municipal Requirements Appendix 39T A (to he appended to original Municipal Requirements - 39T ) 1. The Owner is advised watermains on Lawson Road, Reeves Avenue and Smithers' Road need to be extended to the site to provide adequate watermain looping The Owner agrees that once construction of any private services, ie: water, storm or sanitary, to service the lots or blocks in this plan is completed and any proposed relotting of the plan is undertaken, all the previously installed services must be reconstructed in standard location, in accordance with the approval final lotting and approved revised servicing drawings, all to the specifications of the City Engineer, and at no cost to the City. The Owner shall ensure that the pedestrian walkways, Blocks 180 and 181, are to be constructed to the "City Standard for Pedestrian Walkways", including lighting if necessary, in accordance with City requirements and standards. The Owner agrees that, in the event that an emergency access is required for this subdivision, this requirement will be subject to satisfying the City Engineer with respect to all technical aspects, including adequacy of site lines, provision of channelization, adequacy of road geometries and structural design, etc. 5. The Owner shall establish and maintain a Traffic Management Plan (TMP), when directed by the City, in conformance with City guidelines and to the satisfaction of the City Engineer for any construction activity that will occur on existing public roadways needed to provide services for this plan of subdivision. The TMP is a construction scheduling tool intended to harmonize a construction project's physical requirements with the operational requirements of the City of London, the transportation needs of road users and access concerns of area property owners. The Owner's contractor(s) shall undertake the work within the prescribed operational constraints of the TMP. The TMP will be submitted and become a requirement of the subdivision servicing drawings for this plan of subdivision All claimable external works shall be identified as separate tender schedules listing items, quantities, plan locations of quantities (chainage "from Station to Station") and unit costs within larger construction contracts. Should this plan be developed in phases and any temporary measures be required, these temporary measures be required, these temporary measures shall be constructed to the specifications and satisfaction of the City Engineer, at no cost to the City. 10

Agenda Item # Page iy PLANNING COMMITTEE R. PANZER GENERAL MANAGER OF PLANNING &DEVELOPMENT

Agenda Item # Page iy PLANNING COMMITTEE R. PANZER GENERAL MANAGER OF PLANNING &DEVELOPMENT Agenda Item # Page iy PLANNING COMMITTEE R. PANZER GENERAL MANAGER OF PLANNING &DEVELOPMENT APPLICATION BY: CROWN DEVELOPMENT LTD. 1777 HIGHBURY AVENUE NORTH That on the recommendation of the General Manager

More information

In addition to the terms defined in this By-law, the following terms shall have the corresponding meanings for the purposes of this Section:

In addition to the terms defined in this By-law, the following terms shall have the corresponding meanings for the purposes of this Section: Click here to access definitions SECTION 12 FLOODPLAIN LANDS 12.1 INTERPRETATION In addition to the terms defined in this By-law, the following terms shall have the corresponding meanings for the purposes

More information

PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013

PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013 PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013 NAME LOCATION Audubon Properties, LLC. 4700 & 4960 Dauphin Island Parkway West side of Dauphin Island Parkway, 580

More information

SERVICING REPORT SITE PLAN AND PLAN OF CONDOMINIUM BLOCK 53 FERRIS DRIVE PLAN 58M-379 & PART OF LOT 4, REGISTERED PLAN 622 WELLESLEY, ONTARIO

SERVICING REPORT SITE PLAN AND PLAN OF CONDOMINIUM BLOCK 53 FERRIS DRIVE PLAN 58M-379 & PART OF LOT 4, REGISTERED PLAN 622 WELLESLEY, ONTARIO BLOCK 53 FERRIS DRIVE PLAN 58M-379 & PART OF LOT 4, REGISTERED PLAN 622 WELLESLEY, ONTARIO MARCH 2014 BLOCK 53 Ferris Drive Plan 58M-379 & Part of Lot 4, Registered Plan 622 WELLESLEY, ONTARIO DOCUMENT

More information

Planning and Zoning Commission Johnston, Iowa June 29, 2015

Planning and Zoning Commission Johnston, Iowa June 29, 2015 ITEM NO. 15-19 Planning and Zoning Commission Johnston, Iowa June 29, 2015 SUBJECT: Consider recommending approval of the Final Plat for Crosshaven Plat 6 subdividing 28.28 acres into 47 single family

More information

SECTION EIGHT BONDING REQUIREMENTS

SECTION EIGHT BONDING REQUIREMENTS SECTION EIGHT BONDING REQUIREMENTS 8-00 BONDING REQUIREMENTS 8-01 No building permit for any construction in the subdivision shall be issued nor any lot within the subdivision conveyed until a bond has

More information

REGION OF PEEL PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL

REGION OF PEEL PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL REGION OF PEEL PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL LINEAR INFRASTRUCTURE Functional Servicing and Storm Water Management Report PUBLIC WORKS TABLE OF CONTENTS 1. INTRODUCTION...1 2.

More information

CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT

CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT Page 1 CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT CIVIC CENTRE 2141 MAJOR MACKENZIE DRIVE MAPLE ONTARIO L6A 1T1 905-832-2281 Page 2 SECTION 1 - GENERAL OBJECTIVES To provide

More information

1161.01 CONFORMITY WITH PLANS; DRAINAGE.

1161.01 CONFORMITY WITH PLANS; DRAINAGE. CHAPTER 1161 Subdivision Requirements 1161.01 Conformity with plans; drainage 1161.07 Easements 1161.02 Trees 1161.08 Streets 1161.03 Subdivision name 1161.09 Blocks 1161.04 Street names 1161.10 Lots 1161.05

More information

SITE PLAN APPROVAL PROCESS INTRODUCTION

SITE PLAN APPROVAL PROCESS INTRODUCTION SITE PLAN APPROVAL PROCESS INTRODUCTION File Manager System for Site Plan Approval Process Site Plan Control in the City of London The City of London utilizes site plan control to ensure high quality site

More information

WESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24

WESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24 Petition Number: Subject Site Address: Petitioner: Request: East side of Oak Road, north of 151 st Street Langston Development Co. Primary Plat and Overall Development Plan amendment review for Mapleridge

More information

DEVLOPMENT APPLICATION PROCEDURES

DEVLOPMENT APPLICATION PROCEDURES DEVLOPMENT APPLICATION PROCEDURES Bylaw No. 2444 and amendments thereto CONSOLIDATED FOR CONVENIENCE ONLY This is a consolidation of the bylaws listed below. The amending bylaws have been consolidated

More information

NOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS PUBLIC MEETING

NOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS PUBLIC MEETING INFRASTRUCTURE, DEVELOPMENT AND ENTERPRISE October 28, 2015 NOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS Complete applications have

More information

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE 1008 STORM DRAINAGE (3/24/05) 1008.01 PURPOSE To minimize the amount of stormwater runoff resulting from development utilizing nonstructural controls where possible, maintain and improve water quality,

More information

Rezoning case no. RZ15-08: Adam Development Properties, LP

Rezoning case no. RZ15-08: Adam Development Properties, LP PLANNING AND ZONING COMMISSION STAFF REPORT June 4, 2015 Rezoning case no. RZ15-08: Adam Development Properties, LP CASE DESCRIPTION: LOCATION: a request to amend the development plan of a previously-approved

More information

BEACON AVENUE URBAN RENEWAL PROJECT

BEACON AVENUE URBAN RENEWAL PROJECT BEACON AVENUE URBAN RENEWAL PROJECT City of Jersey City Adopted May, 1976 Block and Lot Updates August 6, 2012 Amended September 13, 2012 DIVISION OF CITY PLANNING Beacon Avenue Urban Renewal Project Table

More information

CITY OF ST. CA THARINE S. cn- Olc.4 BY-LAW NO. WHEREAS the Council of the Corporation of the City of St. Catharines, is

CITY OF ST. CA THARINE S. cn- Olc.4 BY-LAW NO. WHEREAS the Council of the Corporation of the City of St. Catharines, is ~: ~,,' " CITY OF ST. CA THARINE S BY-LAW NO. cn- Olc.4 A By-law to regulate sanitary and storm drainage. WHEREAS the Council of the Corporation of the City of St. Catharines, is authorized by the provisions

More information

West Thornhill Stormwater Flood Remediation Phase 1 Construction. Community Information Meeting

West Thornhill Stormwater Flood Remediation Phase 1 Construction. Community Information Meeting West Thornhill Stormwater Flood Remediation Phase 1 Construction Community Information Meeting Thornhill C.C. May 7, 2014 Purpose To advise residents and businesses of 2014 and 2015 construction activities

More information

CYPRESS COUNTY NOTICE OF PUBLIC HEARINGS IRVINE OFF-SITE LEVY BYLAW 2016/32 WALSH OFF-SITE LEVY BYLAW 2016/33

CYPRESS COUNTY NOTICE OF PUBLIC HEARINGS IRVINE OFF-SITE LEVY BYLAW 2016/32 WALSH OFF-SITE LEVY BYLAW 2016/33 CYPRESS COUNTY NOTICE OF PUBLIC HEARINGS IRVINE OFF-SITE LEVY BYLAW 2016/32 WALSH OFF-SITE LEVY BYLAW 2016/33 PURSUANT to the provisions of the Municipal Government Act, being Chapter M-26 of the Revised

More information

Development Approval & Planning Policy Department

Development Approval & Planning Policy Department DP-2014-021 To: From: Mayor and Members of Council Development Approval & Planning Policy Department Meeting: 2014-04-01 Subject: Zoning By-law Amendment Application The Correct Group of Companies Inc.

More information

A Guide for the Homeowner/Builder

A Guide for the Homeowner/Builder A Guide for the Homeowner/Builder To repair, alter, add to or construct a new home, carport, garage, sundeck or other work Plus other related information Table of Contents 1. Introduction... 1 2. Building

More information

The Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08

The Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08 The Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08 Fairfax County requires developers to post a performance bond if they are

More information

CITY OF KELOWNA BYLAW NO. 10515

CITY OF KELOWNA BYLAW NO. 10515 SUMMARY: The Development Cost Charge Bylaw sets out the charges imposed for roads, water, sanitary sewer, drainage and public park when subdividing or constructing, altering or extending a building, pursuant

More information

DOÑA ANA COUNTY DESIGN STORM CRITERIA GUIDELINES FOR COMMERCIAL AND RESIDENTIAL SITES. Run-off Analysis Methods

DOÑA ANA COUNTY DESIGN STORM CRITERIA GUIDELINES FOR COMMERCIAL AND RESIDENTIAL SITES. Run-off Analysis Methods DOÑA ANA COUNTY DESIGN STORM CRITERIA GUIDELINES FOR COMMERCIAL AND RESIDENTIAL SITES Run-off Analysis Methods This document sets forth the minimum design, technical criteria and specifications for the

More information

Vaughan Healthcare Centre PRECINCT PLAN ATTACHMENT 14 DRAFT REPORT - AUGUST 2013

Vaughan Healthcare Centre PRECINCT PLAN ATTACHMENT 14 DRAFT REPORT - AUGUST 2013 Vaughan Healthcare Centre PRECINCT PLAN DRAFT REPORT - AUGUST 2013 ATTACHMENT 14 Prepared by: Malone Given Parsons Ltd. Contact Details: Jim Kirk Partner Phone: 905 513 0170 Email: jkirk@mgp.ca The Ventin

More information

Council Policy for New Telecommunication Facilities

Council Policy for New Telecommunication Facilities Council Policy for New Telecommunication Facilities 1. Purpose To establish policies and procedures for the installation of new telecommunication antennas, towers and related structures which emphasize

More information

The purpose of this meeting is to inform the public of the updates to the project, and to get input before the finalization of the project.

The purpose of this meeting is to inform the public of the updates to the project, and to get input before the finalization of the project. The purpose of this meeting is inform the public of the updates the project, and get input before the finalization of the project. The following panels describe the purpose and hisry of the project, along

More information

Land Disturbance, Erosion Control and Stormwater Management Checklist. Walworth County Land Conservation Department

Land Disturbance, Erosion Control and Stormwater Management Checklist. Walworth County Land Conservation Department Land Disturbance, Erosion Control and Stormwater Management Checklist Walworth County Land Conservation Department The following checklist is designed to assist the applicant in complying with the Walworth

More information

THE CORPORATION OF DELTA ENGINEERING CONSULTANT PROJECT PROCEDURAL MANUAL

THE CORPORATION OF DELTA ENGINEERING CONSULTANT PROJECT PROCEDURAL MANUAL THE CORPORATION OF DELTA ENGINEERING CONSULTANT PROJECT PROCEDURAL MANUAL OCTOBER, 2013 TABLE OF CONTENTS 1. CHECKLIST PAGE NO. 2. CHECKLIST DETAILS A. Design Path 3 B. Property Acquisition 6 C. Outside

More information

THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330

THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330 THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330 REVIEW NOTES by CHUCK DUNN CHAPTER 10 Copyright 2010 by the Real Estate Division and Chuck Dunn. All rights reserved ARE 3 rd EDITION REVIEW

More information

THE CORPORATION OF THE CITY OF GUELPH. THEREFORE the council of the Corporation of the City of Guelph enacts as follows:

THE CORPORATION OF THE CITY OF GUELPH. THEREFORE the council of the Corporation of the City of Guelph enacts as follows: THE CORPORATION OF THE CITY OF GUELPH By-law (1993)-14515 A by-law respecting storm water disposal from private property in the City of Guelph, to amend By-law (1987)-12602 and to adopt Municipal Code

More information

ELEMENT 4 - FUTURE LAND USE ELEMENT

ELEMENT 4 - FUTURE LAND USE ELEMENT ELEMENT 4 - FUTURE LAND USE ELEMENT Goal 1 To create a long-range development pattern which directs growth into developable areas and away from environmentally sensitive areas, in a manner that is compatible

More information

City of Valdosta Land Development Regulations. Table of Contents

City of Valdosta Land Development Regulations. Table of Contents TITLE 1 ADMINISTRATION Chapter 102 General Provisions 102-1 Title 102-2 Purpose 102-3 Authority 102-4 Jurisdiction 102-5 Application of Ordinance 102-6 Relationship to Existing Ordinances 102-7 Powers

More information

SECTION 3 SANITARY SEWER DESIGN

SECTION 3 SANITARY SEWER DESIGN SECTION 3 SANITARY SEWER DESIGN 3.1 GENERAL DESIGN CRITERIA 3.1.1 Requirement for Sanitary Sewer 3.1.2 Design Approval 3.1.3 IEPA Permit Required 3.1.4 Differentiation Between Public and Private Sanitary

More information

LAND USE CODE CHAPTER 18.68 GENERAL REGULATIONS

LAND USE CODE CHAPTER 18.68 GENERAL REGULATIONS CHAPTER 18.68 GENERAL REGULATIONS SECTIONS: 18.68.010 Fences. 18.68.020 Vision Clearance Area. 18.68.030 Access. 18.68.040 Yard Requirements. 18.68.050 Special Setback Requirements. 18.68.070 Land Surveys.

More information

City Code of ANN ARBOR, MICHIGAN Chapter 55 Zoning

City Code of ANN ARBOR, MICHIGAN Chapter 55 Zoning ARTICLE II. USE REGULATIONS 5:10.2. R1A, R1B, R1C, R1D single family dwelling district (1) Intent. (a) These single family residential districts are designed to provide an environment of predominantly

More information

SUBDIVISION AND DEVELOPMENT REGULATION

SUBDIVISION AND DEVELOPMENT REGULATION Province of Alberta MUNICIPAL GOVERNMENT ACT SUBDIVISION AND DEVELOPMENT REGULATION Alberta Regulation 43/2002 With amendments up to and including Alberta Regulation 119/2014 Office Consolidation Published

More information

PROCEDURE MANUAL FOR ENGINEERING CONSULTANTS

PROCEDURE MANUAL FOR ENGINEERING CONSULTANTS PROCEDURE MANUAL FOR ENGINEERING CONSULTANTS CITY OF GREATER SUDBURY ENGINEERING SERVICES DIVISION JUNE 2005 TABLE OF CONTENTS Chapter 1 - Reference Procedure Manuals and Specifications - CAD Drawing Requirements

More information

ORDINANCE NO. 2013 -

ORDINANCE NO. 2013 - ORDINANCE NO. 2013 - AN ORDINANCE OF BREVARD COUNTY, FLORIDA AMENDING CHAPTER 62, LAND DEVELOPMENT REGULATIONS SECTION 62-2891, LOT DRAINAGE, AND CHAPTER 22 BUILDINGS AND BUILDING REGULATIONS, SECTION

More information

Developer s/consultants Field Services Guidelines

Developer s/consultants Field Services Guidelines Developer s/consultants Field Services Guidelines 2007 Engineering and Works Department DEVELOPER S/CONSULTANT S FIELD SERVICES GUIDELINES Fourth Electronic Edition February 2007 STATEMENT OF COMPLETION

More information

SECTION 1.0 STATUTORY AUTHORIZATION AND PURPOSE

SECTION 1.0 STATUTORY AUTHORIZATION AND PURPOSE A local law for Flood Damage Prevention as authorized by the New York State Constitution, Article IX, Section 2, and Environmental Conservation Law, Article 36 1.1 FINDINGS SECTION 1.0 STATUTORY AUTHORIZATION

More information

UPDATED FUNCTIONAL SERVICING and STORMWATER MANAGEMENT REPORT

UPDATED FUNCTIONAL SERVICING and STORMWATER MANAGEMENT REPORT TRAFALGAR ENGINEERING LTD. #1-481 Morden Road Oakville Ontario L6K 3W6 UPDATED FUNCTIONAL SERVICING and STORMWATER MANAGEMENT REPORT Fernbrook Homes (Bronte 15) Limited 3059/3047 Lakeshore Road West TOWN

More information

AREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF. Single-family, Non-conforming machine shop

AREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF. Single-family, Non-conforming machine shop FILE NO.: Z-8958 NAME: Rock Structure Repair Short-form PID LOCATION: Located at 8024 Stanton Road DEVELOPER: Rock Structure Repair Attn. Rudy Gutierrez 3 Kipling Court Little Rock, AR 72209 ENGINEER:

More information

Virginia Department of Transportation Rural Rustic Road Program Manual

Virginia Department of Transportation Rural Rustic Road Program Manual Virginia Department of Transportation Rural Rustic Road Program Manual Prepared by Local Assistance Division Virginia Department of Transportation 1401 East Broad Street Richmond, Virginia 23219 Jennifer

More information

Bylaw No. 8880. Private Sewer and Water Service Connection Bylaw, 2010

Bylaw No. 8880. Private Sewer and Water Service Connection Bylaw, 2010 Bylaw No. 8880 Private Sewer and Water Service Connection Bylaw, 2010 Codified to Bylaw No. 9202 June 23, 2014 BYLAW NO. 8880 The Private Sewer and Water Service Connection Bylaw, 2010 Whereas pursuant

More information

Bond Release Process for New Subdivision Developments in Fairfax County

Bond Release Process for New Subdivision Developments in Fairfax County Bond Release Process for New Subdivision Developments in Fairfax County An Overview for Homeowners Associations A Fairfax County, Va., publication April 2009 For more information or to request this document

More information

How To Settle A Land Dispute With The Town Of Marrianneville

How To Settle A Land Dispute With The Town Of Marrianneville WITHOUT PREJUDICE August 23, 2013 By email Ms. Esther Armchuk-Ball, Town Solicitor Town of Newmarket 395 Mulock Drive Newmarket, Ontario L3Y 4X7 Dear Ms. Esther Armchuk-Ball: Re: Redevelopment of former

More information

Chapter 2 PLAN AND PLAT REVIEW PROCESS

Chapter 2 PLAN AND PLAT REVIEW PROCESS www.cityofknoxville.org/engineering/ Chapter 2 PLAN AND PLAT REVIEW PROCESS 2.1 Overall Sequence for Large Projects The overall sequence of major development and redevelopment projects will generally follow

More information

Local Government Requirements: A Handbook for CHILD CARE PROVIDERS

Local Government Requirements: A Handbook for CHILD CARE PROVIDERS Local Government Requirements: A Handbook for CHILD CARE PROVIDERS KEY QUESTIONS to ASK YOUR MUNICIPAL/REGIONAL DISTRICT OFFICE: Do local land-use laws allow me to operate a child care facility on my chosen

More information

23 Glen Watford Drive - Zoning Amendment Application - Preliminary Report

23 Glen Watford Drive - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 23 Glen Watford Drive - Zoning Amendment Application - Preliminary Report Date: August 21, 2013 To: From: Wards: Reference Number: Scarborough Community Council Director, Community

More information

CASS COUNTY COMMISSION POLICY MANUAL 38.07 ADOPTED DATE: FEBRUARY 2, 1998 PAGE 1 OF 9

CASS COUNTY COMMISSION POLICY MANUAL 38.07 ADOPTED DATE: FEBRUARY 2, 1998 PAGE 1 OF 9 CASS COUNTY COMMISSION POLICY MANUAL 38.07 SUBJECT: ORDINANCE #1998-2 (FLOOD DAMAGE PREVENTION) ADOPTED DATE: FEBRUARY 2, 1998 PAGE 1 OF 9 NORTH DAKOTA COUNTY OF CASS ORDINANCE #1998-2 Be it ordained and

More information

CONSENT, PURSUANT TO SECTIONS 34A, 88, 104, 104C, and 108 OF THE RESOURCE MANAGEMENT ACT, IS GRANTED. THE FULL DECISION IS SET OUT BELOW

CONSENT, PURSUANT TO SECTIONS 34A, 88, 104, 104C, and 108 OF THE RESOURCE MANAGEMENT ACT, IS GRANTED. THE FULL DECISION IS SET OUT BELOW A U C K L A N D C O U N C I L Decision following the hearing of an application for resource consent SUBJECT: Application for resource consent under section 88 of the Resource Management Act 1991 by D C

More information

CITY OF SURREY BY-LAW NO. 17707. A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended

CITY OF SURREY BY-LAW NO. 17707. A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended CITY OF SURREY BY-LAW NO. 17707 A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS: 1. Surrey Zoning

More information

How To Protect A Floodplain From Flooding

How To Protect A Floodplain From Flooding EXECUTIVE SUMMARY This Class Environmental Assessment (Class EA) was undertaken to examine alternative flood protection systems, and their environmental effects, for the elimination of the flood risk on

More information

K A N S A S DEPARTMENT OF HEALTH AND ENVIRONMENT PERMIT APPLICATION FOR A RECLAMATION FACILITY. 1. Applicant's Name

K A N S A S DEPARTMENT OF HEALTH AND ENVIRONMENT PERMIT APPLICATION FOR A RECLAMATION FACILITY. 1. Applicant's Name K A N S A S DEPARTMENT OF HEALTH AND ENVIRONMENT PERMIT APPLICATION FOR A RECLAMATION FACILITY 1. Applicant's Name Address (Street or Rural Route) (City & State) (Zip) Person to contact Title Phone Fax

More information

Drainage By-law. WM-4 Consolidated April 18, 2011. This by-law is printed under and by authority of the Council of the City of London, Ontario, Canada

Drainage By-law. WM-4 Consolidated April 18, 2011. This by-law is printed under and by authority of the Council of the City of London, Ontario, Canada Drainage By-law WM-4 Consolidated April 18, 2011 This by-law is printed under and by authority of the Council of the City of London, Ontario, Canada Disclaimer: The following consolidation is an electronic

More information

Chapter 813 TREES. [HISTORY: Adopted by the Council of the City of Toronto as indicated in article histories. Amendments noted where applicable.

Chapter 813 TREES. [HISTORY: Adopted by the Council of the City of Toronto as indicated in article histories. Amendments noted where applicable. Chapter 813 TREES ARTICLE I Inspection; Removal of Infested Trees 813-1. Inspection for presence of Asian Long-Horned Beetles and other pests; removal of infested trees. 813-2. Right to enter private property.

More information

89 Avenue Road GP Ltd. Functional Servicing and Stormwater Management Report for 89 Avenue Road Re-Development City of Toronto

89 Avenue Road GP Ltd. Functional Servicing and Stormwater Management Report for 89 Avenue Road Re-Development City of Toronto 89 Avenue Road GP Ltd. Functional Servicing and Stormwater Management Report for 89 Avenue Road Re-Development City of Toronto Prepared By: R.J. Burnside & Associates Limited 6990 Creditview Road, Unit

More information

Minutes of Guelph City Council Held in the Council Chambers, Guelph City Hall on Monday, April 8, 2013 at 5:45 p.m.

Minutes of Guelph City Council Held in the Council Chambers, Guelph City Hall on Monday, April 8, 2013 at 5:45 p.m. Minutes of Guelph City Council Held in the Council Chambers, Guelph City Hall on Monday, April 8, 2013 at 5:45 p.m. Attendance Members: Absent: Staff: Mayor Farbridge, Councillors Bell, Dennis, Findlay,

More information

A-2, RURAL ESTATE-AGRICULTURE DISTRICT

A-2, RURAL ESTATE-AGRICULTURE DISTRICT CHAPTER 52 A-2, RURAL ESTATE-AGRICULTURE DISTRICT SECTION: 10-52-1: Purpose 10-52-2: Permitted Uses 10-52-3: Accessory Uses 10-52-4: Conditional Uses 10-52-5: Interim Uses 10-52-6: Lot Area, Density, and

More information

5. Specific Use Regulations

5. Specific Use Regulations 5. Specific Use Regulations 5.1 Application 5.1.1 The specific use regulations shall apply to all development unless otherwise exempted in this section. 5.1.2 Where these regulations may be in conflict

More information

Adopted 9/23/98 CHATTAHOOCHEE CORRIDOR PLAN. The goals of the Chattahoochee Corridor Plan (hereinafter also referred to as the Plan ) are:

Adopted 9/23/98 CHATTAHOOCHEE CORRIDOR PLAN. The goals of the Chattahoochee Corridor Plan (hereinafter also referred to as the Plan ) are: CHATTAHOOCHEE CORRIDOR PLAN Adopted 9/23/98 PART 1: GOALS. POLICY. COVERAGE. A. Goals The goals of the Chattahoochee Corridor Plan (hereinafter also referred to as the Plan ) are: 1. Preservation and protection

More information

PROJECT COST ESTIMATE ASSUMPTIONS AND EXCLUSIONS

PROJECT COST ESTIMATE ASSUMPTIONS AND EXCLUSIONS C PROJECT ESTIMATE ASSUMPTIONS AND EXCLUSIONS In support of the alternatives development process, preliminary cost estimates were prepared for each of the three Candidate Build Alternatives. The cost estimates

More information

Urban Vehicle Crossing Application To be completed and fees paid for prior to approval

Urban Vehicle Crossing Application To be completed and fees paid for prior to approval Urban Vehicle Crossing Application To be completed and fees paid for prior to approval Applicant Details Name: Postal Address: Telephone Home: Work: Signed: Date: Proposed Contractor: Proposed Start Date:

More information

Format for scrutinising the Hill Station Building Applications ( Current File No. 24911/2001-HSBA) The application shall be accompanied by

Format for scrutinising the Hill Station Building Applications ( Current File No. 24911/2001-HSBA) The application shall be accompanied by Format for scrutinising the Hill Station Building Applications ( Current File No. 24911/2001-HSBA) 1 2 3 4 5 I. Tamil Nadu Districts Municipalities (Hill Stations) Building Rules 1993. Rules Required Available

More information

APPLICATION PROCEDURES FOR PLACEMENT OF UNDERGROUND WATER AND SEWER PIPELINES IN THE VICINITY OF TRANSPORTATION FACILITIES UNDER THE

APPLICATION PROCEDURES FOR PLACEMENT OF UNDERGROUND WATER AND SEWER PIPELINES IN THE VICINITY OF TRANSPORTATION FACILITIES UNDER THE APPLICATION PROCEDURES FOR PLACEMENT OF UNDERGROUND WATER AND SEWER PIPELINES IN THE VICINITY OF TRANSPORTATION FACILITIES UNDER THE JURISDICTION OF ALBERTA TRANSPORTATION 1.0 Application Procedures 2.0

More information

DRAFT POLICIES COUNTY OF HALIBURTON OFFICIAL PLAN UPDATE

DRAFT POLICIES COUNTY OF HALIBURTON OFFICIAL PLAN UPDATE SETTLEMENT AREAS Introduction Urban Serviced DRAFT POLICIES These urban areas have either full or partial primary urban services, mainly water, sewage and roads. Functionally, they tend to service larger

More information

2229-2245 Kingston Rd Removal of a Holding Provision (H) Application Final Report

2229-2245 Kingston Rd Removal of a Holding Provision (H) Application Final Report STAFF REPORT ACTION REQUIRED 2229-2245 Kingston Rd Removal of a Holding Provision (H) Application Final Report Date: May 29, 2015 To: From: Wards: Reference Number: Scarborough Community Council Director,

More information

Chapter 3 SENSITIVE AREAS AND VEGETATED CORRIDORS

Chapter 3 SENSITIVE AREAS AND VEGETATED CORRIDORS Chapter 3 3.01 General Provisions 3.01.1 Introduction 3.01.2 Application and Interpretation of Chapter 3.01.3 Unbuildable Lots 3.01.4 Other Permits 3.01.5 Prohibited Activities 3.02 Service Provider Letter

More information

INFRASTRUCTURE, FLOOD PROTECTION AND REMEDIATION. Infrastructure Flood Protection Remediation Policies

INFRASTRUCTURE, FLOOD PROTECTION AND REMEDIATION. Infrastructure Flood Protection Remediation Policies INFRASTRUCTURE, FLOOD PROTECTION AND REMEDIATION Infrastructure Flood Protection Remediation Policies DRAFT POOLBEG PLANNING SCHEME 196 FIGURE 9.1: UTILITIES WAYLEAVES Electricity Cables 8m Wayleave for

More information

THE CORPORATION OF THE CITY OF MISSISSAUGA PLANNING ACT PROCESSING FEES AND CHARGES BY-LAW 288-14 (amended by 20-15)

THE CORPORATION OF THE CITY OF MISSISSAUGA PLANNING ACT PROCESSING FEES AND CHARGES BY-LAW 288-14 (amended by 20-15) THE CORPORATION OF THE CITY OF MISSISSAUGA PLANNING ACT PROCESSING FEES AND CHARGES BY-LAW 288-14 (amended by 20-15) WHEREAS by-laws establishing a tariff of s for the processing of s made in respect of

More information

Definition of Tower from the Bradley County Zoning Resolution

Definition of Tower from the Bradley County Zoning Resolution Definition of Tower from the Bradley County Zoning Resolution 43. TOWER. Any outdoor structure designed and constructed to support one (1) or more transmitting or receiving devices for telephone, radio

More information

REPORTS SUSTAINABILITY AND ENVIRONMENT 11 MAY 2015 ORDINARY COUNCIL MEETING OF COUNCIL

REPORTS SUSTAINABILITY AND ENVIRONMENT 11 MAY 2015 ORDINARY COUNCIL MEETING OF COUNCIL REPORT NO: 0.0 REPORT TITLE: SOURCE: DIVISION: FILE NO: POLICY: - STRATEGIC OBJECTIVE: Planning Scheme Amendment C202: 140-204 Western Avenue, Westmeadows Gareth Edgley, Senior Strategic Planner City Sustainability

More information

Introduction and Implementation Draft Policy Paper

Introduction and Implementation Draft Policy Paper Introduction and Implementation Draft Policy Paper May 2011 Please note that policy numbers and cross references are subject to change when the overall draft Official Plan is prepared Table of Contents

More information

CITY OF VAUGHAN EXTRACT FROM COUNCIL MEETING MINUTES OF JUNE 23, 2015

CITY OF VAUGHAN EXTRACT FROM COUNCIL MEETING MINUTES OF JUNE 23, 2015 Item 2, Report No. 27, of the Committee of the Whole (Public Hearing), which was adopted, as amended, by the Council of the City of Vaughan on June 23, 2015, as follows: By receiving the following Communications:

More information

SEMINOLE PRATT WHITNEY ROAD & NORTHLAKE BLVD. FREQUENTLY ASKED QUESTIONS

SEMINOLE PRATT WHITNEY ROAD & NORTHLAKE BLVD. FREQUENTLY ASKED QUESTIONS UPDATED: 01/31/14 SEMINOLE PRATT WHITNEY ROAD & NORTHLAKE BLVD. FREQUENTLY ASKED QUESTIONS Q. 1. What are the County s plans for Seminole Pratt Whitney Road between SR 80 (Southern Blvd) and the Bee Line

More information

AGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room

AGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room AGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room A. CALL TO ORDER B. PLEDGE OF ALLEGIANCE C. PUBLIC COMMENT ON THE COUNTY LAND USE CODE D. PUBLIC

More information

APPENDIX F RIGHTS-OF-WAY PRESERVATION GUIDELINES

APPENDIX F RIGHTS-OF-WAY PRESERVATION GUIDELINES Los Angeles County Metropolitan Transportation Authority (Metro) 2009 Transportation Improvement Program Call for Projects APPENDIX F RIGHTS-OF-WAY PRESERVATION GUIDELINES Los Angeles County Metropolitan

More information

DECISION/DIRECTION NOTE

DECISION/DIRECTION NOTE DECISION/DIRECTION NOTE Title: Proposed rezoning new residential zone PDE file MPA1500006 150 Stavanger Drive Date Prepared: April 12, 2016 Report To: Chair and Members, Planning and Development Committee

More information

NEW HOME CONSTRUCTION

NEW HOME CONSTRUCTION NEW HOME CONSTRUCTION A New Home Purchaser s Guide to the Construction of New Subdivisions and Homes in the City of Brampton Provided by Developer/Builder Responsibilities Ontario Building Code Compliance

More information

Wastewater & Stormwater By-law

Wastewater & Stormwater By-law Wastewater & Stormwater By-law WM-28 Consolidated December 8, 2015 In Force and Effect January 1, 2016 As Amended by By-law No. Date Passed at Council WM-28-14001 December 3, 2013 WM-28-14002 November

More information

PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL LINEAR INFRASTRUCTURE

PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL LINEAR INFRASTRUCTURE REGION OF PEEL PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL LINEAR INFRASTRUCTURE Storm Sewer Design Criteria REVISED July 2009 PUBLIC WORKS STORM SEWER DESIGN CRITERIA TABLE OF CONTENTS 1.0

More information

Proposed Heavy Equipment (Nortrax) Sales & Service Facility

Proposed Heavy Equipment (Nortrax) Sales & Service Facility Proposed Heavy Equipment (Nortrax) Sales & Service Facility 130 David Manchester Road Planning Rationale Prepared by: McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, ON K0A 1L0 July 2013

More information

Township of Georgian Bluffs POLICY USE OF UNOPENED ROAD ALLOWANCES

Township of Georgian Bluffs POLICY USE OF UNOPENED ROAD ALLOWANCES Township of Georgian Bluffs POLICY USE OF UNOPENED ROAD ALLOWANCES 1.0 Background An unopened road allowance as defined by the Municipal Act is a public highway that has not been opened and assumed for

More information

March 2008. Prepared by: Irvine Ranch Water District. 15600 Sand Canyon Avenue. Irvine, CA 92618. Contact: Natalie Likens (949) 453-5633

March 2008. Prepared by: Irvine Ranch Water District. 15600 Sand Canyon Avenue. Irvine, CA 92618. Contact: Natalie Likens (949) 453-5633 ADDENDUM TO THE MICHELSON WATER RECLAMATION PLANT PHASE 2 & 3 CAPACITY EXPANSION PROJECT FEBRUARY 2006 FINAL ENVIRONMENTAL IMPACT REPORT AND THE SAN JOAQUIN FRESHWATER MARSH ENHANCEMENT PLAN REVISED SEPTEMBER

More information

STAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North

STAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North STAFF REPORT December 20, 2004 To: From: Subject: North District Community Council Director of Community Planning - North Preliminary Report Respecting Revised Application OPA & Rezoning Application 01

More information

Summary and Description of 2014 Enhancements to New Jersey Model Stormwater Control Ordinance for Municipalities

Summary and Description of 2014 Enhancements to New Jersey Model Stormwater Control Ordinance for Municipalities Summary and Description of 2014 Enhancements to New Jersey Model Stormwater Control Ordinance for Municipalities This document summarizes and provides explanation for the purpose and intent of major recommended

More information

1.0 Former Village of Rockcliffe Park

1.0 Former Village of Rockcliffe Park 1.0 Former Village of 1.1 Introduction The Village of was created as an independent municipality in 1921 and it was amalgamated with the new City of Ottawa in 2001. It has played a unique and important

More information

A. Describe the existing drainage patterns on-site as shown on Map I, including any potential flooding and erosion problems.

A. Describe the existing drainage patterns on-site as shown on Map I, including any potential flooding and erosion problems. 19. STORMWATER MANAGEMENT A. Describe the existing drainage patterns on-site as shown on Map I, including any potential flooding and erosion problems. The majority of the approximately ±500 acre Property

More information

Washington City Subdivision Development Application Checklist 435-656-6325

Washington City Subdivision Development Application Checklist 435-656-6325 Application Checklist 1 Washington City Subdivision Development Application Checklist 435-656-6325 1) Wednesday Staff and Developer Meeting. *Call to schedule an appointment. A. Statement of project intent

More information

SECTION ELEVEN: ACTIVITIES REQUIRING A CERTIFIED EROSION AND SEDIMENT CONTROL PLAN 1

SECTION ELEVEN: ACTIVITIES REQUIRING A CERTIFIED EROSION AND SEDIMENT CONTROL PLAN 1 SECTION ELEVEN: ACTIVITIES REQUIRING A CERTIFIED EROSION AND SEDIMENT CONTROL PLAN 1 An application for approval of a soil erosion and sediment control plan in accordance with these regulations shall be

More information

SPECIAL USE PERMIT 22-01. JCSA Groundwater Treatment Facility Staff Report for the November 5, 2001, Planning Commission Public Hearing

SPECIAL USE PERMIT 22-01. JCSA Groundwater Treatment Facility Staff Report for the November 5, 2001, Planning Commission Public Hearing SPECIAL USE PERMIT 22-01. JCSA Groundwater Treatment Facility Staff Report for the November 5, 2001, Planning Commission Public Hearing This report is prepared by the James City County Planning Division

More information

SECTION 5 RESIDENTIAL R1 ZONE

SECTION 5 RESIDENTIAL R1 ZONE SECTION 5 RESIDENTIAL R1 ZONE 5.1 GENERAL PURPOSE OF THE R1 ZONE The R1 Zone is the most restrictive residential zone, and provides for and regulates single detached dwellings. The zone variations are

More information

Municipality of the District of West Hants

Municipality of the District of West Hants Municipality of the District of West Hants STAFF REPORT TO: FROM: West Hants Planning Advisory Committee Jeanne Bourque, Planner DATE: July 21, 2011 SUBJECT: Richard Pineo - Application to Amend the West

More information

SCHEDULE 16 TO THE SPECIAL USE ZONE. Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT. Purpose

SCHEDULE 16 TO THE SPECIAL USE ZONE. Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT. Purpose SCHEDULE 16 TO THE SPECIAL USE ZONE Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT Purpose To facilitate the revitalisation of the Ballarat Station Precinct in accordance

More information

MAIN STREET IMPROVEMENTS Water, Sewer, Stormwater and Streetscape Improvements

MAIN STREET IMPROVEMENTS Water, Sewer, Stormwater and Streetscape Improvements MAIN STREET IMPROVEMENTS Water, Sewer, Stormwater and Streetscape Improvements Presentation July 23, 2014 A. Morton Thomas and Associates, Inc. 800 King Farm Boulevard, 4 th Floor Rockville, Maryland 20850

More information

DRAFT Policy to Guide Discretion on Proposed Relaxations to Minimum Parking Requirements in Commercial Districts City-Wide 2014 June 05

DRAFT Policy to Guide Discretion on Proposed Relaxations to Minimum Parking Requirements in Commercial Districts City-Wide 2014 June 05 PARKING INITIATIVES Attachment I Corridor Program Descriptions Corridor Program Pilot Though the Corridor Program will officially launch in the fall, this summer, The City will pilot the first phase of

More information

LYNDE CREEK WATERSHED EXISTING CONDITIONS REPORT CHAPTER 12 - STORMWATER MANAGEMENT

LYNDE CREEK WATERSHED EXISTING CONDITIONS REPORT CHAPTER 12 - STORMWATER MANAGEMENT Whitby CLOCA Whitby CLOCA LYNDE CREEK WATERSHED EXISTING CONDITIONS REPORT CHAPTER 12 - STORMWATER MANAGEMENT June 2008 TABLE OF CONTENTS 1.0 INTRODUCTION... 3 2.0 STUDY AREA AND SCOPE... 4 3.0 METHODOLOGY...

More information

Town of Elkton & Cecil Soil Conservation District Checklist for Joint Agency Review Stormwater Management / Erosion and Sediment Control

Town of Elkton & Cecil Soil Conservation District Checklist for Joint Agency Review Stormwater Management / Erosion and Sediment Control Town of Elkton & Cecil Soil Conservation District Checklist for Joint Agency Review Stormwater Management / Erosion and Sediment Control Project Name: Tax Map Parcel: Acreage: Plat: ADC Map & Grid Engineering

More information

Breslau Settlement Plan. Preliminary Servicing and Stormwater Management Report. December 2015. Prepared by:

Breslau Settlement Plan. Preliminary Servicing and Stormwater Management Report. December 2015. Prepared by: Breslau Settlement Plan Preliminary Servicing and Stormwater Management Report December 2015 Prepared by: SCS Consulting Group Ltd 30 Centurian Drive, Suite 100 Markham, ON, L3R 8B8 Phone 905 475 1900

More information