#CD CUP 1 of 13 ROCHESTER PLANNING AND ZONING COMMISSION FEBRUARY 12, 2019

Size: px
Start display at page:

Download "#CD CUP 1 of 13 ROCHESTER PLANNING AND ZONING COMMISSION FEBRUARY 12, 2019"

Transcription

1 #CD CUP 1 of 13 Rochester Community Development Department ROCHESTER PLANNING AND ZONING COMMISSION FEBRUARY 12, 2019 Prepared By: Request: Location: Rochester Community Development Team Conditional Use Permit - Incentive Development Preliminary Plan #CD CUP consisting of a four-story mult-family development encompassing 110 units, located within an R-3 zone district on a 7.96 acre parcel. Subject site is located on the southwest corner of the intersection of Berkshire Road SW & West Circle Drive SW. Applicant/Owner: United Properties Consultant: G- Cubed, Mark Welch ACTION ITEMS Commission Action Summary: Incentive Development Preliminary Plan Conditional Use Permit for a multi-family development consisting of 110-units. Staff recommends: Approval with conditions of the Preliminary Incentive Development Conditional Use Permit Application. APPLICATION SUMMARY The site is currently vacant residential land, which was annexed into the City in 2001 (R ANX). The City s Comprehensive Plan designates this site as appropriate for medium density residential development. The site is zoned R-3, medium density residential, on the Rochester Zoning Map. In December 2004, General Development Plan #247, known as Meadow Lakes, was approved by the City Council, which has since expired. The subject 7.96 acre property was included as an outlot in the Patio Homes of Meadow Lakes Second Addition Final Plat (R PLAT), approved in December 2008.

2 #CD CUP 2 of 13 Process The R-3, medium density residential, zoning district does not allow for a four-story multifamily development building by right. A zoning map amendment or incentive development conditional use permit must be approved by City Council before the development can proceed. The applicant has requested an Incentive Development Conditional Use Permit process under section of the Land Development Manual (LDM) to exceed the maximum height standard of the R-3 zoning district. Incentive Development allows certain actions by an applicant that can make higher intensity development more attractive and publicly acceptable. Such actions include those which enhance the environment (additional open space amenities), more efficient and lower cost development (design features), or which promote desirable social objectives. The incentive development process allows the City of Rochester to consider public benefit that goes beyond meeting the minimum public health, safety and welfare standards, by providing additional features for additional density or floor area as a trade-off. Building Design The Preliminary Development Plan proposes a 4-story building with 122 underground parking stalls, and 98 surface parking stalls. The building encompasses 3 pedestrian entrances along the north side of the building. Building materials consist of vinyl shake siding, horizontal steel siding, brick, raised stucco textured panel, cast stone, and colored rock face block and gray shingles. The exterior colors of the building include brown, blue, tan, and light gray. The Final Development Plan should include detailed elevations that call out specific colors and materials to be used on the exterior of the building, a condition of approval noting such has been included. The overall height of the structure is 50-8 (60 feet when including subsurface garage). This is the single attribute of the building that triggers the requirement for Incentive Development CUP and modification to R-3 height. The development has a floor area ratio (FAR) of 0.83, when considering the buildable area of the site. When considering the total site area of 7.96 acres, the floor area ratio is reduced to The floor area ratio complies with the R-3 zone district. Site Capacity Calculation A total of 1.3 acres is identified as Resource Protection Area in the site capacity calculation making the buildable area 6.66 acres. It is assumed that Resource Protection Area mostly consists of the area with steep slopes; however, the protection area is not specifically identified on the plan. Staff has included a condition of approval requiring that the Final Incentive Development Plan identify where the resource area is located on site and that the Site Capacity Calculation data, as outlined in LDM Section Sub.3, be included upon the Final Development Plan.

3 #CD CUP 3 of 13 Vehicular Access The Preliminary Development Plan proposes a singular vehicle access from Berkshire Road SW. Internal access drives are 25 feet in width. Access to the below grade parking area is located at the northeast and northwest sides of the building. Parking The development provides 98 surface parking spaces and 122 garage spaces, totaling 220 parking spaces. Basing the parking requirement from the R-3 bedroom unit types, 169 off street parking spaces are required for the proposed unit mix, along with 11 spillover spaces, totaling 180 required parking spaces. Transportation The site is served by route 8, which stops near the intersection of 36 th Avenue NW and Country Club Road West. The transit stop is approximately 0.4 miles from the proposed development. There is no pedestrian trail on the west side of County Road 22 at the present time. However, there is a pedestrian trail on the east side of County Road 22 that provides access to this bus stop. A future bike and pedestrian trail will ultimately be constructed on the west side of County Road 22(West Circle Dr. SW). Execution of a Pedestrian Facilities Agreement is required to address the obligations of this property related to construction of a future bike path along the entire frontage of West Circle Drive SW. A condition of approval has been included requiring the Pedestrian Facilities Agreement. Landscaping A preliminary landscape Planting Plan was provided. The Planting Plan identifies the required boulevard trees along Berkshire Road and the required bufferyard landscaping materials on the west and south property lines. Approximately 16% of the site is encumbered by slopes of 15% or greater in the south portion of the site and along County Road 22. In the sloped areas of the site, trees and vegetation will be preserved. A total of 30% of site is required to be in landscape area. The proposed development will have a total of 70% of the site in landscape area. The landscaping plan does not identify vegetation names as required by the LDM. A condition of approval has been included requiring the final plan to encompass a detailed planting plan that has a legend identifying vegetation common and botanical names sizes and ground cover materials to be used consistent with section Recreation Area Fourteen percent of the site is identified as recreation area, whereas the development code only requires 9%. In between the east and west wings of the building is a large recreation area for residents of the development, which includes a large concrete patio area. A bituminous pathway cuts through the middle of the recreation space, which connects to a pathway that extends along the south and west sides of the structure The recreation areas include exterior balconies, common exterior patio, a 22,0016 square foot

4 #CD CUP 4 of 13 green space, pathways and common areas interior to the building. A condition of approval has been included requiring that the Final Incentive Development Plan list and show the amenities located in the common recreational space. Bufferyards & Screening This project requires a S1 bufferyard to the north and east sides of the development. On the west side of the project, an E bufferyard is required along the north portion where it abuts single-family residential development and an A bufferyard along the south portion of the property line. The south side requires an E bufferyard as it adjoins single family residential. The subject development meets the buffeyard requirements. Due to the status of County Road 22 being a County Facility, boulevard trees will not be permitted in the right-of-way. Planning Staff highly recommends that the Commission include as a Condition of Approval that trees, which would have otherwise been planted as bufferyard requirement along this street segment, be planted on the property near the roadway and maintained by the condominium association. Pedestrian Access The Preliminary Development Plan identifies a single accessible pedestrian access walking path from Berkshire Road SW to the primary building entrances. The site plan identifies a pedestrian pathway along the south and west sides of the project. This trail connects to the parking area on the west side. Staff recommends that a pedestrian connection extend all the way to Berkshire Road SW along the west property line to provide more direct access to the front entry of the building from Berkshire Road on the west side of the development. Parkland: The Parks and Recreation Department requests a acre parkland dedication for this development. The Parks Department recommends that the dedication requirement be met via cash in-lieu of land, with payment due prior to issuance of permits. Environmental issues: Hydric soils exist on the north side of the site and the south side of the site is in the Decorah Edge Study Area. The property owner is responsible for identifying wetlands and Decorah Edge on the property and submitting the information as part of this development. Staff has included a condition of approval that the applicant shall receive approval of the LGU on the environmental study documents prior to submittal of the Incentive Development Final Plan CUP. Lighting: The proposed development is required to meet lighting standard R. The Final Development Plan shall include a photometric plan that meets the requirement of lighting standard R. The plan should include the location, height, and type of each light fixture proposed on site, including the proposed parking lot.

5 #CD CUP 5 of 13 Signage: A multi-family development in the R-3 zoning district is permitted an A sign standard. No signage was submitted with this application and signage does not appear on the site plan or building elevations. Neighborhood meeting A Development Informational Meeting was held prior to submission of the conditional use application. The meeting was held on December 10, 2019, at Autumn Ridge Church. Minutes from the meeting were provided by the applicant and are attached to this report. ZONING ANALYSIS The following table below illustrates comparisons between the development proposal and the standards of the zoning district, R-3 zoning district. Standard Complies or R-3 zoning Project Proposal Modification district Required Setbacks (all sides) Front (north) 27.99feet 195 feet Complies Side (east) feet 50 feet Complies Side (west) feet 50 feet Complies Rear (south) 12 feet 260 feet Complies Exterior Lighting R R Complies 1 Exterior Storage T, R T, R Complies Signage A A Complies Bufferyards III indicator Front (north) S1 bufferyard S1 bufferyard Complies West Side (north) E bufferyard E bufferyard Complies West Side (south) A bufferyard A bufferyard Complies Rear (south) E bufferyard E bufferyard Complies East Side S1 bufferyard S1 bufferyard Complies Density: units/acre units/acre Complies FAR: Complies Landscape % 38% 70% Complies Recreation Area 9% 17% Complies Max Height 3 stories (35 ) 4 stories (50-8 ) Modification Required Off-Street Parking 180 spaces 220 spaces Complies

6 #CD CUP 6 of 13 Notes from Table: 1. The applicant has been required to provide a photometric lighting plan with the Final Plan submittal demonstrating compliance with Lighting Standard R. Modifications: The Council may waive the need to satisfy certain approval criteria during the Type III review if it finds: 1) The applicant has demonstrated that the plan as submitted adequately compensates for failing to address the criterion in question. The R-3 Zoning District establishes a Maximum With Bonus multi-family residential standard, which will allow for up to 43 dwelling units per acre and has no maximum height limitation. The R-3 zoning district allows a density of units per acre for a three-story structure. The subject application only seeks relief of maximum height standards with proposing a four-story 50-6 structure. The overall density of the development is well below for the R-3 zoning district standards having an overall density of 13.8 units per acre and dwelling units per buildable acre. Staff finds that a four-story structure has substantial advantage over a three-story structure for this parcel. Staff finds that this criterion has been met. Positive attributes associated with the four-story building include: Protection of the hillside and native vegetation A large recreation area Increased setbacks Large percentage of site in landscape area Less impervious area for a site within the Decorah Study Area and having hydric soils Retaining adequate density 2) The strict application of any provision would result in exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property, provided the modification may be granted without substantial detriment to the public good and without substantially impairing the purposes of this ordinance or the policies of the Land Use Plan. It is feasible that the development could meet the 35 foot height requirement with a 3-story structure. However, the result of limiting the development to 3-stories would likely result in the site being developed out rather than up. Number of units would likely be reduced, open space would be reduced, setbacks would likely be reduced and the density would be reduced. The strict application would result in a less favorable project, reduce density, likely affect affordability of the units, and perhaps affect the viability of the project. Thus, staff finds imposing the three-story standard would result in an exception and undue hardship on the property and believes this criterion is met.

7 #CD CUP 7 of 13 INCENTIVE DEVELOPMENT PRELIMINARY PLAN REVIEW INCENTIVE DEVELOPMENT: This section of the ordinance establishes standards for permitted uses in each zoning district to insure that the public health, safety, and welfare are protected. Certain actions by landowners, however, can make higher intensity development on tracts more attractive and publicly acceptable. Such actions include those which enhance the environment (additional open space amenities), which improve public safety (traffic and pedestrian amenities), which lead to more efficient and lower cost development (design features), or which promote desirable social objectives (such as the provision of low and moderate income housing). It is the purpose of this section to define those features which the City of Rochester finds are of public benefit and which go beyond meeting the minimum public health, safety and welfare standards, and to provide applicants who provide these additional features additional density or floor area as a trade-off STANDARDS FOR APPROVAL, PRELIMINARY DEVELOPMENT PLAN: The Council shall approve a preliminary development plan if it finds that the development has addressed and satisfied all the criteria listed in section , subds. 1 and 2, or that a practical solution consistent with the public interest can be incorporated into the final development plans CRITERIA FOR INCENTIVE DEVELOPMENTS: Subdivision 1. The Commission and Council shall approve an incentive development plan if it is determined the plan warrants the bonus density and floor area applied for, as determined in accordance with section , and the plan satisfies all of the Preliminary Development Plan findings provided in subdivision 2 and all of the Final Development Plan findings provided in subdivision. Subd 2. The findings for the approval of a Preliminary Incentive Development Plan are as follow: A. Suitability of the Plan: The Commission and Council shall find that the proposed development plan is suitable as the location for an Incentive Development based on consideration of the following factors: (1) The proposed development plan is compatible with the existing land uses in the area or the pattern of zoning within 1,000 feet of the property boundaries. The development meets all applicable standards for a multi-family development in the R-3 zoning district, with exception of the standard height and is compatible with surrounding land use.

8 #CD CUP 8 of 13 To the south is large lot single-family development, which is separated by a steep slope and existing mature native vegetation. North of the site is vacant R-3 zoned property and performance residential duplexes. East of the site lies R-3 zoned property that has a large 3- story condominium complex, one-story duplexes and a golf course. To the west is a retention basin and natural open space. The development borders two single-family homes on the west property line. The structure is located 50 feet at its closest point to the property line and 90 feet at its furthest point where adjacent to these homes. The homes have existing canopy trees and will be well augmented with the required buffeyard vegetation, which will provide substantial screening from the development. (2) The natural characteristics of the site under consideration, including topography and soil characteristics, necessitate increased density to allow for economic development of the site. Natural characteristic of the site elicit consideration of a 4-story structure as to reduce the footprint upon the site. As noted 16% of the site will be held as resource area and left in its natural state. There are also hydric soils in the north portion of the site. Allowing an extra story in the R-3 zone district will allow the developer to minimize the foot print while only producing a relatively low yield of units per acre when compared to the 43 units per acre that are permitted within an R-3 zone district. B. Site Design Criteria: The Commission and Council shall find that the preliminary development plan design is consistent with the following guidelines: (1) Capacity of Public Facilities: The existing or future planned public facilities in the area are adequate to serve the proposed development. Public facilities are adequate to serve the proposed development. (2) Geologic Hazards: The existence of areas of natural or geologic hazard, such as unstable slopes, sinkholes, floodplain, etc., has been identified and the development of these areas has been taken into account or will be addressed in the final development plan acres of the site have been designated Resource Protection Area which mostly consists of the area with steep slopes (over 15%) for maintaining native vegetation and to prevent erosion. Hydric soils exist on the north side of the site and the south side of the site is in the Decorah Edge Study Area. The property owner is responsible for identifying wetlands and Decorah Edge on the property and submitting the information as part of this development. There are no known geologic hazards upon the site.

9 #CD CUP 9 of 13 (3) Natural Features: For developments involving new construction, the arrangement of buildings, paved areas and open space has, to the extent practical, utilized the existing topography and existing desirable vegetation of the site. The subject plan has taken into account the existing topography and existing vegetation on site. A total of 16% of the site has been identified as a Resource Area which will remain undeveloped. (4) Traffic Generation Impact: Anticipated traffic generated by the development will not cause the capacity of adjacent streets to be exceeded, and conceptual improvements or the need for improvements to reduce the impact of access points on the traffic flow of adjacent streets have been identified where needed. The applicant has had a traffic study prepared for the subject development, which has been reviewed by Public Works and Olmsted County teams. The findings of the study have been accepted by both departments that find the development meets the necessary traffic requirements. (5) Height Impacts: For developments involving new construction, the heights and placement of proposed structures are compatible with the surrounding development in the following manner: (a) The structures will not deny adequate sunlight to surrounding properties; and The subject structure does not appear to deny adequate sunlight to any structure or property. A condition of approval has been included requiring the applicant to provide a shade study to confirm this finding. (b) The siting of the structures will not destroy views from the primary exposures of adjacent residential dwellings. The proposed structure will not destroy any views of the single-family homes to the west toward the tree covered bluff on the south side. (6) Setbacks: For developments involving new construction, proposed setbacks are related to building height and bulk in a manner consistent with that required for permitted uses in the underlying zoning district. The proposed structure is significantly setback from all property line. Given the ample setbacks, 70 percent landscape area and the surrounding development, staff finds that the building height and bulk is compatible with the underlying zoning district. (7) Internal Site Design: For developments involving new construction, the

10 #CD CUP 10 of 13 preliminary site layout indicates adequate building separation and desirable orientation of the buildings to open spaces, street frontages or other focal points. The building orientation is generally dictated by the lot geometry and natural constraints. There are some units that will likely have views towards the tree covered bluff to the south. Units to the east will have a view out to nearby bluffs to the east. All residents will have access to the patio space that is internal to the two wings of the structure, which will have an attractive view over the recreation space and hillside to the south. (8) Screening and Buffering: The conceptual screening and bufferyards proposed are adequate to protect the privacy of residents in the development or surrounding residential areas from the impact of interior traffic circulation and parking areas, utility areas such as refuse storage, unwanted pedestrian/bicycle access, or to subdue differences in architecture and bulk between adjacent land uses. The bufferyard on the west side, along with the additional 22-foot setback will protect the privacy of the two single-family residential units to the west. Where the structure fronts the single-family home on the west, the building is recessed further from the unit, being 90 feet away at its furthest point. The proposed structure does not cause any concerns of privacy to the north, south or east sides. The parking lot area will be screened on the west side with a dense Type E bufferyard. Many of the parking spaces will be located under the structure and not visible from adjoining properties or abutting streets. Staff finds these design considerations have adequately addressed the criteria for screening and buffering. (9) Ordinance Requirements: The proposed development includes adequate amounts of off-street parking and loading areas and, in the case of new construction, there is adequate landscaped area to meet ordinance requirements. The development significantly exceeds the minimum parking requirements of the LDM. The development has also proposed a total of 70% landscape area, which also significantly exceeds code requirements. (10) Non-Vehicular and Alternate Modes of Travel: The proposed development incorporates pedestrian oriented-space, provides direct and convenient pedestrian access to the building entrance(s) from public trails, public sidewalks, and on or off-site parking areas, incorporates appropriated pedestrian safety features, provides convenient pedestrian access for transit patrons, or, if appropriate, access for transit vehicles, and provides adequate bicycle access. Consideration shall also be given, to providing designated motorized scooter parking if appropriate to the context of the development (the use, location, type of individuals served). The development provides convenient access to Berkshire road SW on the northeast side of the development. Staff is recommending a secondary pedestrian access path on the west side that would provide a more direct route to those walking to the west side of the development.

11 #CD CUP 11 of 13 Internal sidewalks are provided along the first row of surface parking to provide convenient access to each of the three entrances from the surface parking lot area. A condition of approval has been included requiring the execution of a Pedestrian Facilities Agreement to address the obligations of the Property related to construction of a future bike path along the entire frontage of West Circle Dr SW. This agreement may be included in the a required Supplemental Development Agreement. (11) For properties located in a corridor or planning area for which a detailed Master Plan has been adopted by the Council as an element of the Comprehensive Plan (including but not limited to the Second Street Corridor Plan), the proposed development is consistent with the matters detailed in the plan, such as the design framework, land use pattern, circulation pattern, streetscape improvements, and other plan elements The subject site is not located in a corridor or detailed Master Plan. With exception of the requested modification to allow a fourth story, the subject request is consistent with all provisions of the R-3 zone district. PRELIMINARY PLAN CONDITIONS AND STAFF RECOMMENDATIONS The preliminary plan is consistent with the required findings for an Incentive Development. Planning staff recommends approval with conditions of the Restricted Development Preliminary Development Plan with the following conditions: 1. Submission of final development plans shall include the following information: a. A list of building and ground materials, including specific finished building color paint. b. The final plan shall provide floor plans of each floor and subsurface garage space. c. The applicant shall provide a Shadow Study to determine the effect of 4 story structure on adjacent properties d. A detailed landscape plan meeting the requirements of LDM e. A Photometric Plan that meets the requirements of lighting standard R. f. The 1.30 acre Resource Protection Area shall be clearly delineated and the Site Capacity Calculation data for the Resource Protection Area, as outlined in LDM Section Sub.3, shall be included upon the Final Incentive Development Plan. g. The Final Incentive Development Plan list and show the amenities located in the common recreational space. h. A pedestrian connection to the public sidewalk on the west side of the site, connecting to Berkshire Road SW to the front of the building. i. The location of a transformer pad, to the satisfaction of Rochester Public Utilities, Electric, shall be added to the Final Incentive Development Plan

12 #CD CUP 12 of 13 j. A 20 minimum public utility easement to be dedicated for the water main and including the fire hydrants shall be added to the Final Development Plan. k. Additional on-site fire hydrants near the NW and the NE corners of the building and a wall hydrant on the SW end of the building near the fire lane to will be required. 2. Prior to submittal of the Final Plan CUP, the property owner shall identify wetlands and Decorah Edge Hydric Soil Analysis on the property and receive approvals on the documentation from the County Local Government Unit. 3. Prior to final development plan approval, the Grading and Stormwater Management Plan associated with development proposed as CD CUP shall be approved, as well as payment of any applicable SWMPAC for development exceeding a LUF of Parkland dedication will be required prior to issuance of building permit. 5. The boulevard tree requirement shall be met prior to issuance of building permits. 6. The existing water main stub out from Patio Lane SW must be connected into and looped through this site and back out to Berkshire Rd SW to provide adequate water quality and fire protection to the building. 7. An existing stub out on Berkshire Road must be abandoned properly at the water main and the gate valve removed per RPU requirements. 8. Execution of a Pedestrian Facilities Agreement is required to address the obligations of the Property related to construction of a future bike path along the entire frontage of West Circle Dr SW. This agreement may be included in the Supplemental Development Agreement 9. Execution of a City prepared Supplemental Development Agreement is required prior to issuance of building permits for development. 10. Execution of a City-Owner Contract, and dedication of any applicable public easements (not shown on the plan) is required prior to construction of any public infrastructure within individual lots of this development. 11. This Development is subject a Plant Investment Fee (PIF). The PIF is calculated and collected through the Building Permit process.

13 #CD CUP 13 of 13 ATTACHMENTS 1. Notification Map 2. Zoning Map 3. Preliminary development plans 4. Applicant narrative 5. Referral Comments 6. Development Information Meeting minutes

CITY COUNCIL PACKET MEMORANDUM

CITY COUNCIL PACKET MEMORANDUM CITY COUNCIL PACKET MEMORANDUM DOCUMENT: Final Plan and Final Plat SUBJECT: City Center Lenexa The Domain at City Center CONTACT PERSON: Beccy Yocham, Director of Community Development DATE: December 3,

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

Kirkland Zoning Code 113.25

Kirkland Zoning Code 113.25 Kirkland Zoning Code 113.25 Chapter 113 COTTAGE, CARRIAGE AND TWO/THREE-UNIT HOMES Sections: 113.05 User Guide 113.10 Voluntary Provisions and Intent 113.15 Housing Types Defined 113.20 Applicable Use

More information

28.0 Development Permit Area #2 (Neighbourhood District)

28.0 Development Permit Area #2 (Neighbourhood District) 28.0 Development Permit Area #2 (Neighbourhood District) Goals and Objectives To provide a guide for infill and new development in the Neighbourhood District. To outline the nature, form and character

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

INTRODUCTION TO ZONING DISTRICT REGULATIONS

INTRODUCTION TO ZONING DISTRICT REGULATIONS INTRODUCTION TO ZONING DISTRICT REGULATIONS Classification of Zoning Districts Zoning districts in Dorchester County are categorized as Suburban Urban, Suburban Transition, or Rural. These districts are

More information

Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview. Why Subdivision and Land Development Regulations?

Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview. Why Subdivision and Land Development Regulations? Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview Purpose of Subdivision/ Land Development Ordinances (SALDO) Municipalities Planning Code Process Design

More information

d. Building permits may only be approved if consistent with the approved development plan and land division for all units with common walls.

d. Building permits may only be approved if consistent with the approved development plan and land division for all units with common walls. Section 20.920.060 Tier 2 Infill Standards. In addition to the Tier 1 standards and incentives, Tier 2 infill parcels and land divisions and the subsequent development on those Tier 2 infill parcels shall

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

Corridor Goals and Objectives

Corridor Goals and Objectives Corridor Goals and Objectives This chapter presents the goals and objectives, developed by the Corridor Study Committee, that serve as the purpose and intent of the Corridor Plan. This plan covers a twenty

More information

City of Colleyville Community Development Department. Site/Landscape Plan Application Packet

City of Colleyville Community Development Department. Site/Landscape Plan Application Packet City of Colleyville Community Development Department Site/Landscape Plan Application Packet Development Application Fees City of Colleyville 100 Main Street Colleyville TX 76034 817.503.1050 Zoning Zoning

More information

PROFFER STATEMENT REZONING TLZM 2013-0001 LEEGATE November 1, 2013

PROFFER STATEMENT REZONING TLZM 2013-0001 LEEGATE November 1, 2013 PROFFER STATEMENT REZONING TLZM 2013-0001 LEEGATE November 1, 2013 Leegate LLC and Stanley Martin Companies, LLC, owner and applicant, (the Applicant ) of certain property described as Loudoun County Tax

More information

FILE NO.: Z-6915-C. Gamble Road Short-form PCD and Land Alteration Variance Request

FILE NO.: Z-6915-C. Gamble Road Short-form PCD and Land Alteration Variance Request FILE NO.: Z-6915-C NAME: Gamble Road Short-form PCD and Land Alteration Variance Request LOCATION: Located on the Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: Davis Properties P.O. Box

More information

Preliminary Plan Application and Checklist

Preliminary Plan Application and Checklist ALL APPLICATIONS ARE DUE AT 12:00 NOON ON THE FILING DATE Office Use Only PRELIMINARY / REVISED PRELIMINARY PLAN $300.00 Fee Paid: $ Date Paid: ALL FIELDS HIGHLIGHTED IN RED ARE REQUIRED FIELDS Case No.:

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

HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015

HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015 HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015 PROPOSED REDEVELOPMENT The project consists of demolishing

More information

Industrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations

Industrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations 16.20.110 - Industrial Suburban District ( IS ) Figure REFERENCE Typical Buildings in the IS District Figure REFERENCE Site Plan of a typical development in the IS District Sections: 16.20.110.1 Composition

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

Chapter 7 ZONING PLAN

Chapter 7 ZONING PLAN Chapter 7 ZONING PLAN Introduction This Chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Growth Management Plan and the

More information

12 February 8, 2012 Public Hearing APPLICANT:

12 February 8, 2012 Public Hearing APPLICANT: 12 February 8, 2012 Public Hearing APPLICANT: PROPERTY OWNER: VIRGINIA BEACH ASSOCIATES, LC REQUEST: Conditional Change of Zoning (I-1 to Conditional A-36) STAFF PLANNER: Faith Christie ADDRESS / DESCRIPTION:

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

Architectural Design Standards Example Guide DESIGN STANDARDS EXAMPLE GUIDE

Architectural Design Standards Example Guide DESIGN STANDARDS EXAMPLE GUIDE Architectural Design Standards Example Guide DESIGN STANDARDS EXAMPLE GUIDE Commercial, Professional Office, and Public Facility Developments Purpose This Guide offers examples to clarify and explain the

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

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

Division 51-4.400. Yard, Lot, and Space Regulations.

Division 51-4.400. Yard, Lot, and Space Regulations. Division 51-4.400. Yard, Lot, and Space Regulations. SEC. 51-4.401. MINIMUM FRONT YARD. (a) General provisions. (1) Required front yards must be open and unobstructed except for fences. Except as otherwise

More information

COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant

COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2013-00004 Hollymead Town Center Block VI Planning Commission Public Hearing: July 29, 2014 Staff: Claudette Grant Board of Supervisors

More information

PLANNING DIVISION STAFF REPORT February 23, 2015. Summary. Background Information PREPARED FOR THE PLAN COMMISSION. Legistar File ID # 36810

PLANNING DIVISION STAFF REPORT February 23, 2015. Summary. Background Information PREPARED FOR THE PLAN COMMISSION. Legistar File ID # 36810 PLANNING DIVISION STAFF REPORT PREPARED FOR THE PLAN COMMISSION Project Address: Application Type: Legistar File ID # 36810 Prepared By: Summary Conditional Use Timothy M. Parks, Planning Division Report

More information

Section 13 Urban Residential Zones

Section 13 Urban Residential Zones Section 13 Urban Residential Zones 13.1 RU1 Large Lot Housing RU1c Large Lot Housing with Carriage House RU1h Large Lot Housing (Hillside Area) RU1hc Large Lot Housing (Hillside Area) with Carriage House

More information

CPED STAFF REPORT Prepared for the City Planning Commission

CPED STAFF REPORT Prepared for the City Planning Commission CPED STAFF REPORT Prepared for the City Planning Commission CPC Agenda Item #1 June 23, 2014 RLS-72 LAND USE APPLICATION SUMMARY Property Location: 222 Hennepin Avenue Project Name: 222 Prepared By: Becca

More information

Walkable Communities Florida Department of Transportation State Safety Office Pedestrian and Bicycle Program April 1995 www.dot.state.fl.us/safety Twelve Steps for an Effective Program Page 1 Twelve Steps

More information

SANTA BARBARA COUNTY COMPREHENSIVE PLAN LOMPOC AREA

SANTA BARBARA COUNTY COMPREHENSIVE PLAN LOMPOC AREA SANTA BARBARA COUNTY COMPREHENSIVE PLAN LOMPOC AREA A. LAND USE ELEMENT INTERPRETIVE GUIDELINES B. COMMUNITY BENEFITS C. COUNTY ACTION ITEMS Adopted by the Board of Supervisors November 9, 1999 A. Santa

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

FILE NO.: Z-8403. LOCATION: Located on the Northeast and Southeast corners of West 12 th Street and Dennison Street

FILE NO.: Z-8403. LOCATION: Located on the Northeast and Southeast corners of West 12 th Street and Dennison Street FILE NO.: Z-8403 NAME: Glason Short-form POD LOCATION: Located on the Northeast and Southeast corners of West 12 th Street and Dennison Street DEVELOPER: Dennis Glason c/o the Law Office of Simmons S.

More information

Section 801 Driveway Access Onto Public Right-of-Ways

Section 801 Driveway Access Onto Public Right-of-Ways Section 801:00 Section 801 Driveway Access Onto Public Right-of-Ways Section 801:00. Definitions. The following words and terms, when used in this Article, shall have the following meanings, unless the

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

RESIDENTIAL DRIVEWAYS

RESIDENTIAL DRIVEWAYS RESIDENTIAL DRIVEWAYS If you have specific questions or want to confirm your plans, our staff is available to assist in person, by telephone, or by e-mail. City of St. Petersburg Division of Development

More information

Neighborhood Business. Neighborhood Mixed Use. Community Business. Factoria Land Use District 1 2A 2A 2A 30 (23) 15 (23) 30 (23) 30 (23)

Neighborhood Business. Neighborhood Mixed Use. Community Business. Factoria Land Use District 1 2A 2A 2A 30 (23) 15 (23) 30 (23) 30 (23) 20.20.010 s in land use distris dimensional requirements. Chart 20.20.010 s in land use distris Dimensional Requirements STD LAD USE CODE REF LAD USE CLASSIFICATIO Professional / 2 Light Industry General

More information

STATEMENT OF PURPOSE

STATEMENT OF PURPOSE STATEMENT OF PURPOSE Community Properties, Inc. ( CPI ) is applying to Chatham County for approval of a major subdivision, Meadowview PUD (the Project ), with access to NC 87 and Old Graham Road, just

More information

ARTICLE 22. AKB ARTHUR K. BOLTON PARKWAY OVERLAY ZONE

ARTICLE 22. AKB ARTHUR K. BOLTON PARKWAY OVERLAY ZONE ARTICLE 22. AKB ARTHUR K. BOLTON PARKWAY OVERLAY ZONE Sec. 2201. Purpose. AKB is an overlay zone which governs the development of property located along the Arthur K. Bolton Parkway (Georgia Highway 16

More information

SITE PLAN REVIEW APPLICATION

SITE PLAN REVIEW APPLICATION SITE PLAN REVIEW APPLICATION 405 Martin Luther King Jr. Blvd phone (919) 968-2728 fax (919) 969-2014 www.townofchapelhill.org Parcel Identifier Number (PIN): Date: Section A: Project Information Section

More information

Assisted Living & Memory Care

Assisted Living & Memory Care SACRAMENTO ASSISTED LIVING & MEMORY CARE 8685 GREENBACK LANE SACRAMENTO CALIFORNIA APN 261-0210-005 DESIGN REVIEW NARRATIVE PROPOSAL Rood Investments proposes to develop a 92,816 square foot Assisted Living

More information

NOTICE OF A TYPE I DECISION ON A PROPOSAL IN YOUR NEIGHBORHOOD

NOTICE OF A TYPE I DECISION ON A PROPOSAL IN YOUR NEIGHBORHOOD City of Portland Bureau of Development Services Land Use Services Division 1900 SW Fourth Ave. Suite 5000 Portland, Oregon 97201 Telephone: 503-823-7300 TDD: 503-823-6868 FAX: 503-823-5630 www.portlandonline.com/bds

More information

I. Project Initiation Sheet (if any information changed since Concept Plan submittal)

I. Project Initiation Sheet (if any information changed since Concept Plan submittal) Development Services 201 W. Colfax Avenue, Dept. 203 Denver, CO 80202 P: 720-865-2982 www.denvergov.org/developmentservices Formal Site Development Plan Submittal Checklist General Submittal Requirements

More information

SOLAR ENERGY FACILITIES ZONING AMENDMENTS

SOLAR ENERGY FACILITIES ZONING AMENDMENTS SOLAR ENERGY FACILITIES ZONING AMENDMENTS 1. In Section 10, Special Regulations, of the Zoning Bylaw, insert a new Section 10.06, to be entitled Solar Energy Facilities and to read as follows: SECTION

More information

TOWN BOARD OF THE TOWN OF NORTH SALEM WESTCHESTER COUNTY, NEW YORK LOCAL LAW # OF THE YEAR 2012

TOWN BOARD OF THE TOWN OF NORTH SALEM WESTCHESTER COUNTY, NEW YORK LOCAL LAW # OF THE YEAR 2012 TOWN BOARD OF THE TOWN OF NORTH SALEM WESTCHESTER COUNTY, NEW YORK LOCAL LAW # OF THE YEAR 2012 CHAPTER 250, ZONING ORDINANCE AMENDMENTS - PD-CCRC DISTRICT Section 1. Purpose: The purpose of this Local

More information

PRELIMINARY PROJECT REVIEW PROCESS

PRELIMINARY PROJECT REVIEW PROCESS CITY OF CYPRESS 5275 Orange Avenue Cypress, California 90630 (714) 229-6720 PRELIMINARY PROJECT REVIEW PROCESS 1. Discuss project with Planning staff to determine zoning regulations, unusual characteristics

More information

Staff Report General Development Plan/Master Plan Aldermanic District: 1 County Commission District: 2 MPC File No. 16-000526-PLAN February 23, 2016

Staff Report General Development Plan/Master Plan Aldermanic District: 1 County Commission District: 2 MPC File No. 16-000526-PLAN February 23, 2016 Staff Report General Development Plan/Master Plan Aldermanic District: 1 County Commission District: 2 MPC File No. 16-000526-PLAN February 23, 2016 1101 Bull Street One West Park Avenue 1107 Bull Street

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

Minor Accommodation Planning Review Application

Minor Accommodation Planning Review Application City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 Tel. (310) 285 1141 Fax. (310) 858 5966 Planning Review Overview: Minor Accommodation Planning Review Application Before

More information

BLOCK 400 PLANNED COMMUNITY DISTRICT

BLOCK 400 PLANNED COMMUNITY DISTRICT BLOCK 400 PLANNED COMMUNITY DISTRICT Newport Center December 1983 Newport Beach, California Ordinance 88-119 Adopted December 12, 1988 Amendment No. 672 Resolution No. 95-115 Adopted October 9, 1995 Amendment

More information

Electronic Signature and Fee Payment Confirmation

Electronic Signature and Fee Payment Confirmation Jeff Levine, AICP, Director Planning & Urban Development Department Electronic Signature and Fee Payment Confirmation Notice: Your electronic signature is considered a legal signature per state law. By

More information

SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL

SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL APPLICATION & REPORTS FOR PB2009-05 INTERNATIONAL DEVELOPMENT CORPORATION SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL MEMORANDUM TO: FROM: RE: Borough of Tinton Falls

More information

Neighborhood Planning Guide To Zoning

Neighborhood Planning Guide To Zoning City of Austin Neighborhood Planning Guide To Zoning City of Austin Planning & Development Review Department 505 Barton Springs Road One Texas Center Austin, TX 78704 June 2014 DISCLAIMER: This Guide is

More information

CITY OF WEST PALM BEACH ZONING BOARD OF APPEALS Meeting Date: February 6, 2014 Zoning Board of Appeals Case No. 3302

CITY OF WEST PALM BEACH ZONING BOARD OF APPEALS Meeting Date: February 6, 2014 Zoning Board of Appeals Case No. 3302 CITY OF WEST PALM BEACH ZONING BOARD OF APPEALS Meeting Date: February 6, 2014 Zoning Board of Appeals Case No. 3302 1950 Golden Lakes Blvd. Class B Special Use Permit Location Aerial I. REQUEST Site is

More information

Development Variance Permit Application Package

Development Variance Permit Application Package When do I need a Development Variance Permit? Development Variance Permit Application Package If my proposed development does not meet the standards set out in the Zoning Regulation Bylaw on matters that

More information

AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF

AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF FILE NO.: Z-9020 NAME: Hometown Tax Service Short-form PD-O LOCATION: Located at 3008 West 12 th Street DEVELOPER: Mark Green 65 Westfield Loop Little Rock, AR 72210 SURVEYOR: Kittler-Roberts Group, LLP

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

Revere Beach Transit-Oriented Development Parcels Revere, Massachusetts. Design and Development Guidelines. Part Two.

Revere Beach Transit-Oriented Development Parcels Revere, Massachusetts. Design and Development Guidelines. Part Two. Revere Beach Transit-Oriented Development Parcels Revere, Massachusetts Design and Development Guidelines Request for Qualifications and Expressions of Interest with Preliminary Development Plans Part

More information

ORDINANCE NO. 21-2014 (As Amended)

ORDINANCE NO. 21-2014 (As Amended) ORDINANCE NO. 21-2014 (As Amended) To Amend the Official Zoning Map of the City of Worthington, Ohio, to Change Zoning of Certain Land from C-3, Institutions and Offices to PUD, Planned Unit Development

More information

CHAPTER 5 - "R1" SINGLE-FAMILY RESIDENTIAL DISTRICT

CHAPTER 5 - R1 SINGLE-FAMILY RESIDENTIAL DISTRICT CHAPTER 5 - "R1" SINGLE-FAMILY RESIDENTIAL DISTRICT Section 5-1. Regulations: The regulations set forth in this chapter, or set forth elsewhere in this ordinance when referred to in this chapter, are the

More information

3655 Kingston Rd - Official Plan and Zoning By-law Amendment Applications - Preliminary Report

3655 Kingston Rd - Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 3655 Kingston Rd - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: January 13, 2016 To: From: Wards: Reference Number: Scarborough Community

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

June 22, 2016. District 10 Eastern Urban Center (EUC) Patricia Ferman Jeff Steichen

June 22, 2016. District 10 Eastern Urban Center (EUC) Patricia Ferman Jeff Steichen CITY OF CHUIA VI A Date: Applicant: Case No.: Name of Project: Address: Current Zoning: General Plan Designation: Project Manager: Project Planner: June 22, 2016 ZONING ADMINISTRATOR NOTICE OF DECISION

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

Topic 2 11/28/2012 Blocks & Street Network

Topic 2 11/28/2012 Blocks & Street Network TOPIC 2 Blocks & Street Network Implementation Note: 1. Some recommendations are summarized in the tables herein. For complete recommendation language, please see the. 2. Recommendations referenced in

More information

CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN

CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Project Purpose The City of Normandy Park is studying ways to help property owners in the Manhattan Village

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

8. EXTERIOR SITE LIGHTING

8. EXTERIOR SITE LIGHTING 8. EXTERIOR SITE LIGHTING Goal: Exterior lighting should be used to provide illumination for the security and safety of entry drives, parking, service and loading areas, pathways, courtyards and plazas,

More information

REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2015-0183 TO PLANNED UNIT DEVELOPMENT APRIL 9, 2015

REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2015-0183 TO PLANNED UNIT DEVELOPMENT APRIL 9, 2015 AWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2015-0183 TO PLANNED UNIT DEVELOPMENT APRIL 9, 2015 The Planning and Development Department hereby forwards

More information

DESIGN REVIEW CHECKLIST Chapter 6 Special Consideration Design Guidelines

DESIGN REVIEW CHECKLIST Chapter 6 Special Consideration Design Guidelines DESIGN REVIEW CHECKLIST Chapter 6 Special Consideration Design Guidelines A. Offices a. Office buildings should be built to the minimum required setback. b. Surface parking should be located towards the

More information

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 www.cityofsacramento.org 4 PUBLIC HEARING May 28, 2015 To: Members of the Planning and Design Commission

More information

Planning Commission Staff Report

Planning Commission Staff Report 10 Planning Commission Staff Report TO: FROM: THROUGH: PLANNING COMMISSION AMY TEMES, SENIOR PLANNER (480) 503-6729, AMY.TEMES@GILBERTAZ.GOV CATHERINE LORBEER, AICP, PRINCIPAL PLANNER (480) 503-6016 CATHERINE.LORBEER@GILBERTAZ.GOV

More information

FOR SALE. The Friedman Building 1701 18th Avenue South, Seattle 98144. Nicholas T. Gill 206.505.9410. Allan Friedman. 206.505.

FOR SALE. The Friedman Building 1701 18th Avenue South, Seattle 98144. Nicholas T. Gill 206.505.9410. Allan Friedman. 206.505. FOR SALE FOR MORE INFORMATION PLEASE CONTACT: The Friedman Building 1701 18th Avenue South, Seattle 98144 PRICE: $4,800,000 FEATURES: LAND SF: 40,000 SF + Fantastic Large Townhome Site BUILDING SF: 33,332

More information

ARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT

ARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT ARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT 8.1.1. O-I DISTRICT SCOPE AND INTENT. Regulations in this section are the O-I district regulations. Article XIX should be consulted to determine

More information

PREDEVELOPMENT PLAN REVIEW OF ART CENTER COLLEGE OF DESIGN MASTER PLAN

PREDEVELOPMENT PLAN REVIEW OF ART CENTER COLLEGE OF DESIGN MASTER PLAN TO: FROM: SUBJECT: Honorable Mayor and City Council Planning & Community Development Department PREDEVELOPMENT PLAN REVIEW OF ART CENTER COLLEGE OF DESIGN MASTER PLAN RECOMMENDATION: This report is for

More information

R-2C C-16C-03 N ZON'NG. SINGLE - FAMILY Three Chopt Distric. 1000 Feet ~ e:: Ref. 738-772-9227. APril 2003

R-2C C-16C-03 N ZON'NG. SINGLE - FAMILY Three Chopt Distric. 1000 Feet ~ e:: Ref. 738-772-9227. APril 2003 J R-2C N ZON'NG C-16C-03 A SINGLE - FAMILY Three Chopt Distric 1000 Feet RESIDENTIAL 0 ~ e:: APril 2003 Ref. 738-772-9227 COMMONWEALTH OF VIRGINIA COUNTY OF HENRICO Virgil R. Hazelett, P.E. County Manager

More information

http://www.parkcity.org/government/codesandpolicies/title_15_c_2_4.html

http://www.parkcity.org/government/codesandpolicies/title_15_c_2_4.html 1 of 8 8/28/2007 12:31 PM Visitors Residents Business Government City Departments Online Services ParkCity.org > Government > Codesandpolicies Land Management Code Municipal Code Sign Code Construction

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

New Home Construction Packet

New Home Construction Packet New Home Construction Packet Congratulations! You are building a new home in Meyerland. This packet of information was assembled to assist you with the process. It contains all the forms that you will

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 Douglas Commercial Building Permit Site Application

City of Douglas Commercial Building Permit Site Application City of Douglas Commercial Building Permit Site Application *Complete the following information including a complete site plan and floor plan. *Incomplete information may result in delay and/or rejection

More information

FLOOD PLAIN DESIGNATION AND PROTECTION

FLOOD PLAIN DESIGNATION AND PROTECTION CITY OF RICHMOND FLOOD PLAIN DESIGNATION AND PROTECTION BYLAW NO. 8204 EFFECTIVE DATE - SEPTEMBER 8, 2008 CONSOLIDATED FOR CONVENIENCE ONLY This is a consolidation of the bylaws listed below. The amendment

More information

ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1. Inner Business Zone. Outer Business Zone PALMERSTON NORTH CITY COUNCIL

ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1. Inner Business Zone. Outer Business Zone PALMERSTON NORTH CITY COUNCIL A division of Hudson Group Ltd ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1 Inner Business Zone Outer Business Zone PALMERSTON NORTH CITY COUNCIL 1 2 A division of Hudson Group Ltd Prepared

More information

D3 April 8, 2015 Public Hearing

D3 April 8, 2015 Public Hearing D3 April 8, 2015 Public Hearing APPLICANT AND PROPERTY OWNER: ASSEMBLY OF YAH, INC. STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Religious Facility - church) ADDRESS / DESCRIPTION: 5151 Locke

More information

City of Sugar Hill Planning Staff Report AX 15-004

City of Sugar Hill Planning Staff Report AX 15-004 City of Sugar Hill Planning Staff Report AX 15-4 DATE: TO: FROM: SUBJECT: September 3, 215 Mayor & Council Planning Director \cj.r Annexation Request AX 15-4 I 568, 5722 & 5872 Suwanee Dam Road Tax Parcel

More information

FUTURE LAND USE ELEMENT

FUTURE LAND USE ELEMENT GOALS, OBJECTIVES AND POLICIES FUTURE LAND USE ELEMENT GOAL A THE CITY OF FORT WALTON BEACH WILL PLAN FOR AND PROVIDE A HIGH QUALITY OF LIFE TO MEET THE NEEDS OF THE CURRENT AND FUTURE POPULATION, PROVIDING

More information

January 25, 2005. Ivest Associates c/o Stanhope Johnson P. O. Box 9905 Greensboro, NC 27030 RE: ZONING MAP AMENDMENT W-2747. Dear Mr.

January 25, 2005. Ivest Associates c/o Stanhope Johnson P. O. Box 9905 Greensboro, NC 27030 RE: ZONING MAP AMENDMENT W-2747. Dear Mr. GAMBLE DR 730 January 25, 2005 Ivest Associates c/o Stanhope Johnson P. O. Box 9905 Greensboro, NC 27030 RE: ZONING MAP AMENDMENT W-2747 Dear Mr. Johnson: The attached report of the Planning Board to the

More information

Chapter 19.45 O-R-D OFFICE RESEARCH PARK AND DEVELOPMENT ZONE. 19.45.010 Purpose of provisions. Title 19 ZONING. 19.45.010 Purpose of provisions.

Chapter 19.45 O-R-D OFFICE RESEARCH PARK AND DEVELOPMENT ZONE. 19.45.010 Purpose of provisions. Title 19 ZONING. 19.45.010 Purpose of provisions. Title 19 ZONING Chapter 19.45 O-R-D OFFICE RESEARCH PARK AND DEVELOPMENT ZONE 19.45.010 Purpose of provisions. 19.45.020 Design and site plan approval. 19.45.030 Permitted uses. 19.45.040 Conditional uses.

More information

DOUGLAS COUNTY ZONING RESOLUTION Section 5 RR - Rural Residential District 3/10/99. -Section Contents-

DOUGLAS COUNTY ZONING RESOLUTION Section 5 RR - Rural Residential District 3/10/99. -Section Contents- SECTION 5 RR - RURAL RESIDENTIAL DISTRICT -Section Contents- 501 Intent...5-2 502 Principal Uses...5-2 503 Accessory Uses...5-3 504 Uses Permitted by Special Review...5-4 505 Land Dedication...5-4 506

More information

Restoration. a brief look at

Restoration. a brief look at Copyright 2009 Canin Associates, Inc. All rights reserved. No part of this publication may be reproduced or transmitted by any means without written permission from Canin Associates, Inc. a brief look

More information

SITE IMPROVEMENT PLANS CHECKLIST

SITE IMPROVEMENT PLANS CHECKLIST REVIEW SERVICES TEAM SITE IMPROVEMENT PLANS CHECKLIST (Also for SITE DEVELOPMENT PERMIT applications) GENERAL REQUIREMENTS This checklist applies to commercial building site work involving engineering,

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

Department of State Development, Infrastructure and Planning. State Planning Policy state interest guideline. State transport infrastructure

Department of State Development, Infrastructure and Planning. State Planning Policy state interest guideline. State transport infrastructure Department of State Development, Infrastructure and Planning State Planning Policy state interest guideline State transport infrastructure July 2014 Great state. Great opportunity. Preface Using this state

More information

BOARD OF ADJUSTMENT STAFF REPORT. BOA File No. 3786 1515 West Avenue- Multifamily Building

BOARD OF ADJUSTMENT STAFF REPORT. BOA File No. 3786 1515 West Avenue- Multifamily Building MIAMI BEACH PLANNING DEPARTMENT FROM: DATE: RE: BOARD OF ADJUSTMENT STAFF REPORT Thomas R. Mooney, AIC~ Planning Director December 4, 2015 Meeting BOA File No. 3786 1515 West Avenue- Multifamily Building

More information

SECTION 5 DRAFTING STANDARDS

SECTION 5 DRAFTING STANDARDS SECTION 5 DRAFTING STANDARDS 1 SECTION FIVE TABLE OF CONTENTS Description Page TABLE OF CONTENTS... 5-2 GENERAL... 5-3 DRAFTING STANDARDS... 5-5 DRAFTING MINIMUM REQUIREMENTS HANDOUT... 5-8 2 GENERAL 1.

More information

EXHIBIT B. Color-Keyed Legend for Tracking Categories of Proposed Ordinance Amendments

EXHIBIT B. Color-Keyed Legend for Tracking Categories of Proposed Ordinance Amendments Color-Keyed Legend for Tracking Categories of Proposed Ordinance Amendments Clean-up/Housekeeping- correcting errors, omissions, internal inconsistencies; provide additional clarity for interpretation;

More information

Waterleaf ARB Application

Waterleaf ARB Application To: Waterleaf ARB Application Waterleaf Architectural Review Board c/o Property Management Systems, Inc. P.O. Box 1987 Yulee, FL 32097-1987 From: Name: Address: City, State, Zip: Phone: Fax: Lot Number:

More information

BEST PRACTICES. Smart Transportation is a key concept for the Paoli Roadway Improvement Project.

BEST PRACTICES. Smart Transportation is a key concept for the Paoli Roadway Improvement Project. Smart Transportation Smart Transportation is a key concept for the Paoli Roadway Improvement Project. PennDOT s Smart Transportation Guidebook (2008) outlines a comprehensive approach to transportation

More information

Zoning Districts, Gwinnett County, Georgia

Zoning Districts, Gwinnett County, Georgia Zoning Districts, Gwinnett County, Georgia The zoning district descriptions in this section should be used as a guide only for the unincorporated areas of Gwinnett County. Before buying or selling property,

More information

City of Auburn Americans with Disabilities Act (ADA) Transition Plan for Curb Ramps, Sidewalks, and Pedestrian Signals ADA TRANSITION PLAN

City of Auburn Americans with Disabilities Act (ADA) Transition Plan for Curb Ramps, Sidewalks, and Pedestrian Signals ADA TRANSITION PLAN Americans with Disabilities Act (ADA) Transition Plan for Curb Ramps, Sidewalks, and Pedestrian Signals ADA TRANSITION PLAN December 21, 2009 Public Works Department 171 N. Ross Street, Suite 200 Auburn,

More information