REPORT TO THE PLANNING COMMISSION & DESIGN REVIEW COMMISSION

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "REPORT TO THE PLANNING COMMISSION & DESIGN REVIEW COMMISSION"

Transcription

1 Agenda Number: PC14-04, DRC14-06 PC MEETING: June 5, 2014 DRC MEETING: June 12, 2014 REPORT TO THE PLANNING COMMISSION & DESIGN REVIEW COMMISSION SUBJECT: Carrington II. Schilling Farms PD, Phase EXHIBITS: 56, Part of Areas 7 and 13 Request Preliminary Site 1. Applicant s cover letter (2/14/14) Plan Approval for 125 Attached Dwelling Units on 2. Applicant s cover letter (5/20/14) Acres Located at the Northwest Corner of 3. Preliminary Site Plan Package (5/20/14) Winchester Boulevard and Schilling Boulevard 4. Updated Site Data Chart (5/29/14) 5. Parking Distribution Exhibit (5/29/14) INTRODUCTION: Les Binkley, with Schilling 6. Usable Open Space Exhibit (5/29/14) Apartment Investors II, LLC, is requesting a 7. Applicant s 9/11/09 Outline Plan Amendment recommendation from the Planning Commission for a Cover Letter Preliminary Site Plan for The Carrington II 8. Supplemental Exhibit to Demonstrate a Potential multifamily development (Exhibit 3) in the Schilling Commercial/Retail Design for Lot 2 (5/20/14) Farms Planned Development (PD). The site is zoned 9. Color Elevations (5/20/14) R-1 Low Density Residential with a PD overlay that 10. The Carrington Center Final Subdivision Plat allows commercial, office and residential uses, (5/20/14) including multifamily. The site is surrounded by the 11. Municipal School Impact Statement (5/20/14) Schilling Farms PD with The Signature at Schilling Farms (under construction) to the north and west, vacant property and east, and single family residential to the south. Concurrent with this application is a minor 2-lot subdivision that creates the lot for Carrington II (Lot 1) and a future development lot (Lot 2) intended for commercial development (see Exhibit 10). The subdivision plat will have associated construction drawings for a traffic signal at Winchester and Schilling Boulevards and the widening of the Winchester frontage in accordance with the Major Road Plan. (Winchester Boulevard is a 6-lane divided arterial.) Staff is currently reviewing the subdivision plat which will be required to be approved prior entering into a Development Agreement for Carrington II. PC ISSUE: There is one issue that concerns the Planning Commission s review of the Preliminary Site Plan. This application (PC 14-04) is a single-use, multifamily development. In a 2009 Outline Plan amendment, the applicant gained approval of new entitlements and bulk regulations to create a more walkable, traditional neighborhood through increased connectivity, reduced street width, reduced setbacks, and mixing uses and housing types for Area 7 (see Exhibit 7). Although Lot 1 is a single-use (multifamily), Lot 2 provides an opportunity for retail, offices and possibly a few live above residential units. 5/30/2014 3:22:54 PM Page 1 of 6

2 DRC ISSUE: There is one issue for the DRC to discuss. The buildings adjacent to Winchester Boulevard, near the single family development to the south, exceed 2 ½ stories. It is up to the applicant to prove that an appropriate transition in height between the higher density multifamily and the lower density single family has been provided. Otherwise, the application is in compliance with the Zoning Ordinance and the Subdivision Regulations. The Design Review Commission (DRC) will review the project relative to the Design Guidelines. HISTORY: The Schilling Farms PD was adopted in 1991 and includes twelve areas totaling acres. The maximum number of multifamily units is established at 1,725 by the Schilling Farms Outline Plan as amended on October 1, There are 670 multifamily dwelling units remaining. Upon approval of the proposed Carrington II, there will be 1,180 approved multifamily units, with 545 units remaining to be developed within Schilling Farms. DISCUSSION: The Carrington II multifamily development (Exhibit 3 & 4) will include 8 free-standing buildings with a total of 125 multifamily units with a mixture of 1-, 2- and 3-bedroom apartments. The layout of the project is similar to The Carrington on the northeast corner of Winchester Boulevard and Schilling Boulevard with four of the buildings surrounding the pool, one building adjacent to the open space to the north, and three buildings facing the service roads to the east and south. The site is larger than first Carrington project, with 6.55 acres (vs acres) and a higher percentage of green space (29% vs. 25.6%). Parking for the site is a mixture of surface parking and garage parking distributed within 300 feet or less of all units. The percentage of units having internal direct access garage spaces is 57.6% (82 spaces for 72 units). The applicant has provided a color-coded parking distribution exhibit to show the proximity of parking TABLE 1 SITE PLAN DATA SUMMARY Schilling Farms PD, Phase 56 The Carrington II Zoning District R-1 with a PD Overlay allowing Multifamily and Site Area Area 7 Area 13 Number of Residential Units* Area 7 Area 13 Parking Requirements Required Proposed Parking Green Space Minimum Required Provided Building Height Maximum allowed Proposed Commercial Uses 6.55 ac. (285,247 sq. ft.) ac ac units 87 units Existing Conditions (Exhibit 3) : The Existing Conditions plan shows both lots in the Carrington Center Subdivision with the existing contours, trees and Schilling and Winchester Boulevards rights-of-way. The Carrington II will be located on Lot 1. The plan should include the correct zoning for each adjacent land use % 29% Setbacks Required Setbacks Proposed Front: Side: Rear: * Based on the density allowed for Area 7 (15 dwelling units per acre x 10 acres = 150), 38 units remain (150 minus 112 from Carrington) and the density allowed for 5.8 acres in Area 13 (15 dwelling units per acre x 5.8 acres = 87), the total number of units meets the Outline Plan. spaces to specific buildings (see Exhibit 5). Preliminary Site Layout (Exhibit 3): The site plan meets the bulk requirements of the Outline Plan and the Zoning Ordinance, where applicable. However, the amendment to the Outline Plan in 2009, that included Area 7, was based upon integrating development in Schilling Farms that would promote walkability, increase 5/30/2014 3:22:54 PM Page 2 of 6

3 connectivity, provide a greater mix of housing options, foster a more traditional neighborhood pattern, all the while reducing vehicle trips and overall vehicle miles traveled for those who live and work in Schilling Farms and throughout Collierville (see Exhibit 7). The amendment was also intended to implement sustainable, mixed-use elements within Areas 2, 7 and 12. The proposed development on Lot 1 of The Carrington Center, utilizes what remains of Area 7 (0.729 acre) and a portion of Area 13 (5.821 acres). A non-binding exhibit (Exhibit 8) has been provided to demonstrate to the Planning Commission and Board of Mayor and Aldermen how a combination of office and retail, with most of the parking behind the buildings, could be built on Lot 2. No multifamily units are proposed as the multifamily entitlement for Area 7 will be depleted upon approval of the Carrington II. The applicant is reportedly in negotiations with a prospective tenant (and the Town s Director of Economic Development) for Lot 2 but the negotiations have not progressed to a point where an application for a site plan has been submitted for review. The eight residential buildings on Lot 1 vary in size and mixture of unit types. There is a central courtyard surrounded by four of the buildings with the pool in the middle. The other four buildings are to the east. There is one trash enclosures on the site, located on the north side of the site, west of Building 8. Winchester Road will be dedicated and improved as part of the minor subdivision plat that is under review. Those improvements will include curb, gutter and sidewalk per the Subdivision Regulations and Major Road Plan. There are sidewalks throughout the site for access to the parking, residential buildings, and the amenities such as the pool and the usable open space. The internal drive aisles and circulation within the site meet the requirements of the PD and the Fire Marshal. Pedestrian Access (Exhibit 3): The Design Guidelines (Chapter III.C.1.) emphasizes the importance of the pedestrian network in Collierville, declaring that the pedestrian network should be as complete as the vehicular street network. The Guidelines state that unbroken pedestrian routes should be provided between developments, where feasible with connections to nearby pedestrian pathways and adjacent land uses. Access has been provided throughout the development with connections to the shared ingress/egress/parking and utility easement on the east side and to the sidewalk on Winchester Boulevard. Preliminary Grading Plan (Exhibit 3): Most of the storm water run-off will be collected in inlets in the parking areas and carried to a 15-foot private drainage easement that runs parallel to Winchester Boulevard. All storm drainage and mass grading will be constructed with the construction of the 2-lot minor subdivision. Preliminary Tree Protection Plan: There are no existing trees on the site. Preliminary Utility Plan (Exhibit 3): Utilities, including gas, electric, water, and sanitary sewer exist to serve the site utilizing underground lines. Preliminary Landscape & Lighting Plan (Exhibit 3): The Outline Plan for Schilling Farms PD requires a 20-foot landscape area with street trees, small flowering trees and evergreen shrubs, a 5-foot sidewalk, and a 4.5-foot grass strip for a total of 29.5 feet. An alternate street cross section for Winchester Boulevard is proposed on the Preliminary Site Layout (Overall) (see Exhibit 3) that provides a 20-foot landscape area with small flowering trees and a 5-foot sidewalk, the Schilling Farms 3-rail fence, evergreen shrubs and parking islands containing street trees for a total of 43 feet of landscaped area between the curb at Winchester and the drive aisle within the site. The PD Outline Plan allows the Planning Commission to make minor modifications at the request of the Development Staff to the landscaping if an equivalent alternative is provided. Staff considers the proposed landscaping to be an alternative that exceeds the required landscaping. The site is heavily landscaped. Shade trees include zelkova and Athena Classic elm. The elms line the one-way drive around the pool. Flowering trees include crape myrtle, dogwood, and redbud. Shade trees (two varieties of oaks) surround the property on the west and north. The parking lot islands contain shade trees, flowering 5/30/2014 3:22:54 PM Page 3 of 6

4 trees and evergreen shrubs. Some islands will require additional evergreen shrubs. The building foundations are landscaped with a combination of flowering shrubs and evergreen shrubs. These same plants are used to screen the mechanical units. The sign location is shown at the east entrance to the property. Any light fixtures for the ground sign must be labeled and the fixtures screened with evergreen shrubs. Lighting is provided within the site with two types of pole lights. Parking light poles are up to 25 feet in height. The more pedestrian-scale lights with acorn-style fixtures will be approximately 15 feet in height. No information has been provided on wall mounted or pool lighting. Usable open space (see Exhibit 6) includes the pool area, a bocce court and a green space with walkways and seating areas totaling 32,515 square feet, exceeding the minimum 9% required by the recently revised Design Guidelines (Resolution ). Preliminary Elevations (Exhibit 3): The Preliminary Building Elevations provided include black & white and color renderings of the development from various angles along the front loop road and Winchester Boulevard (see Exhibit 9). The Design Guidelines ( IV.A.) require that the height of buildings near lower density uses be reduced. When making transitions to lower density areas, modulate the mass of the building to relate to smaller buildings. Heights can be greater if the mass is modulated and other scale techniques are adopted. The Church at Schilling Farms is directly south of the proposed development but there are single family residences across Winchester at the southeast corner of the site. Resolution clarified that for buildings located across the street from, or adjacent to, lands occupied by or designated for detached residential development, the perimeter buildings shall not exceed 2 ½ stories; however, alternative methods will be considered to transition between different scales of residential uses, such as reverse frontage, topography, location, distance from other dwellings, and proposed variations in rooflines (see also Chapter IV (A)). The applicant believes that building heights of 3 ½ stories fit appropriately within the neighborhood and with surrounding uses of lower densities. In addition, the Winchester Boulevard right-of-way provides ample distance between uses with landscaping along both sides of the right-of-way and within the median providing added buffering. Elevations depict the brick and lap siding facades with balconies. The facades are broken up with gables, brick bases, and balconies. There are louvered vents within the gables. Porches project from most of the front facades. Buildings 1 and 3 that flank the swimming pool have a combination of brick veneer (first floor) and composite lap siding (second and third floors, and base on the rear). The material sample board shows the composite siding material to be fiber cement that is allowed by the Design Guidelines. Building 2, north of the pool is also a combination of brick and lap siding but it is unclear where the brick veneer is located as some of the elevations are called out as both composite lap siding and brick veneer. Building 4 (south of pool) and 5 (southeast corner of the site) are entirely brick with the exception of the composite columns and trim at the leasing office/workout center at the corner of Building 5 where the building transitions to the retail character of Lot 2. Building 6 (east side of the site) is a combination of brick veneer and composite lap siding and Building 7 (northeast corner) is entirely brick. Building 8 (north side of the site) appears to be entirely brick but only the first floor has the material called out. Other materials include architectural asphalt shingles for the roof (Weather Wood) and trim painted Alabaster White (Sherman Williams). The materials and colors are comparable to those at The Carrington on the east side of Schilling Boulevard. Traffic/Circulation: As part of the construction of The Carrington Center 2-lot subdivision, the applicant will be improving the north side of Winchester Boulevard to its full width required by the Major Road Plan of 67 feet 5/30/2014 3:22:54 PM Page 4 of 6

5 from the center line, and installing a traffic signal at the corner of Winchester and Schilling Boulevards. No changes to median cuts in Winchester will be made as a result of the development. Municipal Schools Impact: According to the impact statement (Exhibit 11) provided by the planner for Collierville Municipal Schools, the proposed development could potentially yield a total of 32 students (15 elementary, 8 middle, and 9 high school students). The impact statement will need to be updated to reflect the increase in the number of units from 123 to 125. NEXT STEPS: Board of Mayor and Aldermen (BMA) Approval of Preliminary Site Plan: Once the PC and DRC have made recommendations, the BMA will consider the Preliminary Site Plan (tentatively scheduled for June 23, 2014). Final Subdivision Plat: The Final Subdivision Plat shall be approved and recorded prior to the issuance of a building permit. Final Site Plan Application: Assuming the BMA approves the Preliminary Site Plan, an application for approval of a Final Site Plan shall be submitted for review by the Departmental Review Team (DRT) followed by a Development Agreement to the Board of Mayor and Aldermen. Provide written responses stating how each comment/condition was addressed. The Planning Commission should make one of the two following motions based on interpretation Schilling Farms PD Outline Plan s intent for Area 7 to be a mixed-use traditional neighborhood. PC EXAMPLE MOTION #1: To defer the application to the July 8, 2014, Planning Commission meeting to allow the applicant to provide a Preliminary Site Plan for Lots 1 and 2 that meets the intent of the Schilling Farms PD Outline Plan by providing a mix of uses with a combination of residential, office and retail. PC EXAMPLE MOTION #2: To recommend that the BMA approve the request for a Preliminary Site Plan for Carrington II (Schilling Farms PD, Phase 56, Part of Areas 7 and 13) (Exhibit 3), 125 Attached Dwelling Units on Acres Located at the Northwest Corner of Winchester Boulevard and Schilling Boulevard subject to the following conditions. 1. This development is subject to all applicable standard conditions of approval as adopted by the Board of Mayor and Aldermen, Resolution The Schilling Farms Multifamily Apartments Tabulation shall be recalculated to reflect that Phase 47 (Signature) has 251 units. 3. Show the correct zoning of adjacent properties on all sheets with the Final Site Plan. 4. The Fire Marshal requires a minimum 20-foot drive aisle between the stoops and the landscape island in the rear of Building The Engineering Division will require that all sheets be numbered properly. The color rendering should not be included in the civil plans. All plans shall be numbered Sheet of 15. 5/30/2014 3:22:54 PM Page 5 of 6

6 DRC EXAMPLE MOTION: To recommend that the BMA approve the request for a Preliminary Site Plan for Carrington II (Schilling Farms PD, Phase 56, Part of Areas 7 and 13) (Exhibit 3), 125 Attached Dwelling Units on Acres Located at the Northwest Corner of Winchester Boulevard and Schilling Boulevard subject to the following conditions. 1. This development is subject to all applicable standard conditions of approval as adopted by the Board of Mayor and Aldermen, Resolution Any electric transformers shall be screened with evergreen plantings. 2. Services such as water meters, gas meters, electric meters, transformers, satellite dishes, ground-mounted air conditioning or mechanical units, and their connections to the building, and backflow preventers, shall be hidden from public view with either an opaque fence or wall or suitable evergreen hedge. Those that cannot be screened with fencing or evergreen hedges shall be painted to match the building on which they are located. 3. The entries shall be highlighted with ornamental shrubs, ground cover and small trees of special detail, color, scale and variety in addition to the required street tree landscaping. 4. True or simulated (grids outside of the glass) divided light windows shall be used for any windows visible from the perimeter public streets. 5. Provide the following with the Final Site Plan. a. Provide information on wall mounted and pool lighting (details, specifications). b. Provide details for all fences that show height, design, materials and finishes. c. All meters and mechanical equipment will be required to be screened. d. All roof vents will be located in the interior or on non-visible roof planes. Otherwise they should be painted to match the roof material. e. Details of overhead garage doors should be provided. f. Provide the location of building/address numbers include color, font, and material. 6. Reduce the height of the buildings immediately adjacent to Winchester Boulevard to 2 ½ stories to transition to the single family residential development on the south side of Winchester Boulevard. CONTACTS: Contact: Owner Les Binkley Applicant (Owner s Representative) Michael Rogers Project Planners Nancy J. Boatwright, AICP (Primary) Jaime Groce, AICP Organization: Schilling Farms, LLC Fisher & Arnold, In c. Town of Collierville Address: 5900 Poplar Avenue 9180 Crestwyn Hills Dr. 500 Poplar View Parkway Suite 100 Memphis, TN Memphis, TN Collierville, TN Phone: Fax: fisherarnold.com 5/30/2014 3:22:54 PM Page 6 of 6

7 EXHIBIT 1

8 EXHIBIT 1

9 EXHIBIT 1

10 EXHIBIT 2

11 EXHIBIT 2

12 EXHIBIT 3

13 EXHIBIT 3

14 EXHIBIT 3

15 EXHIBIT 3

16 EXHIBIT 3

17 EXHIBIT 3

18 EXHIBIT 3

19 EXHIBIT 3

20 EXHIBIT 3

21 EXHIBIT 3

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

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

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 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

Goal READING AND INTERPRETING SITE PLANS. Learn to identify key aspects of a sound and viable site plan. Learn what elements compose a site plan

Goal READING AND INTERPRETING SITE PLANS. Learn to identify key aspects of a sound and viable site plan. Learn what elements compose a site plan READING AND INTERPRETING SITE PLANS Goal Learn to identify key aspects of a sound and viable site plan Presented by: Glenn D. Cooley, PE E&M Engineers and Surveyors, PC PO Box 159 Springville, NY 14141-0159

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

ARTICLE 887. PD 887. Valley View - Galleria Area Special Purpose District

ARTICLE 887. PD 887. Valley View - Galleria Area Special Purpose District ARTICLE 887. PD 887. Valley View - Galleria Area Special Purpose District SEC. 51P-887.101. LEGISLATIVE HISTORY. PD 887 was established by Ordinance No. 29032, passed by the Dallas City Council on June

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

Landscaping Regulations

Landscaping Regulations 1003.162 Landscaping Regulations 1. Scope of Provisions. This section contains the landscaping regulations that apply to all zoning districts. Developments subject to the conditional use permit procedure

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

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

ARTICLE V SITE PLAN APPROVAL PROCEDURE

ARTICLE V SITE PLAN APPROVAL PROCEDURE ARTICLE V SITE PLAN APPROVAL PROCEDURE 5.1 APPLICATION AND APPROVAL PROCEDURE With the exception of single-family and two-family dwellings, the following site plan approval procedure shall govern all development:

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

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

City of Springboro 320 West Central Avenue, Springboro, Ohio. Planning Commission Regular Meeting. Wednesday, June 25, 2014

City of Springboro 320 West Central Avenue, Springboro, Ohio. Planning Commission Regular Meeting. Wednesday, June 25, 2014 City of Springboro 320 West Central Avenue, Springboro, Ohio Wednesday, I. Call to Order and Roll Call Chairperson Hans Landefeld called the Springboro Planning Commission Meeting to order at the Springboro

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

TOWNSHIP OF NORTH DUMFRIES SITE PLAN INFORMATION

TOWNSHIP OF NORTH DUMFRIES SITE PLAN INFORMATION SITE PLAN APPROVAL Planning Department 2958 Greenfield Road Ayr, ON N0B 1E0 TOWNSHIP OF NORTH DUMFRIES SITE PLAN INFORMATION NOTE: APPLICATION WILL ONLY BE PROCESSED WHEN: 1. APPLICATION FEE AND DEPOSIT

More information

6 October 9, 2013 Public Hearing APPLICANT AND PROPERTY OWNER: LYNNHAVEN SHOPPING CENTER

6 October 9, 2013 Public Hearing APPLICANT AND PROPERTY OWNER: LYNNHAVEN SHOPPING CENTER 6 October 9, 2013 Public Hearing APPLICANT AND PROPERTY OWNER: LYNNHAVEN SHOPPING CENTER STAFF PLANNER: Kristine Gay REQUEST: Conditional Use Permit (Indoor Commercial Recreation Facility) ADDRESS / DESCRIPTION:

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

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

TYPES OF PROPERTIES ARE INCLUDED WITHIN THE T3 TRANSECT DESIGNATION?

TYPES OF PROPERTIES ARE INCLUDED WITHIN THE T3 TRANSECT DESIGNATION? WHAT TYPES OF PROPERTIES ARE INCLUDED WITHIN THE T3 TRANSECT DESIGNATION? The T3 Transect designation under Miami 21 is equivalent to the single-family and duplex residential categories that exist in today

More information

Sign Type Example: Channel Box Channel Letters (Attached Sign)

Sign Type Example: Channel Box Channel Letters (Attached Sign) Sign Type Example: Channel Box Channel Letters (Attached Sign) From City of Richardson Ordinance No. 3885 Sec. 18-96. Sign Types Described. (2) ATTACHED SIGNS a. Definition/Purpose: i. Any sign not defined

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

B. Improve the appearance and character of areas surrounding new development.

B. Improve the appearance and character of areas surrounding new development. Chapter 4.3: Landscape Regulations Sections: 4.301 Purposes 4.302 Applicability 4.303 General Provisions 4.304 Landscape Maintenance 4.301 Purposes The purposes of these regulations are to: A. Promote

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

(2) To provide information so that plant materials can be appropriately selected and properly used.

(2) To provide information so that plant materials can be appropriately selected and properly used. YUBA COUNTY LANDSCAPING ORDINANCE 12.87.010 Findings Whenever large numbers of people are closely grouped together in an urban environment, numerous landscape decisions must be made to accommodate their

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

Site Plan Approval Process & Application Packet

Site Plan Approval Process & Application Packet Site Plan Approval Process & Application Packet Application packet includes the following: Site Plan application form (must be complete) Design Standards checklist Site Plan Drawing Checklist Application

More information

Site Plan Drawing Requirements Site Plan Control

Site Plan Drawing Requirements Site Plan Control Minimum Site Plan requirements (for Pre-application Consultation purposes only) Note: Site Plan must be sufficiently detailed for City staff to review. Required Information: North arrow Dimensioned property

More information

Development Project Report For the Month of: March 2014

Development Project Report For the Month of: March 2014 Project Project Description Project Status Commercial / Office Projects Collierville Auto Center DD# 12-046 Relocation of used automobile dealership comprised of two properties totaling 0.76 acre at 651

More information

COUNTY OF SACRAMENTO CALIFORNIA

COUNTY OF SACRAMENTO CALIFORNIA COUNTY OF SACRAMENTO CALIFORNIA Control No.: PLNP2008-00214 Type: UPP-VAZ-DRS TO: FROM: SUBJECT: CARMICHAEL OLD FOOTHILL FARMS COMMUNITY COUNCIL PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT AUBURN BOULEVARD

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

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

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

PLANNING REPORT CITY OF EAGAN. APPLICANT: PODS HEARING DATE: September 21, 2015. PROPERTY OWNER: 980 Aldrin LLC APPLICATION DATE: August 19, 2015

PLANNING REPORT CITY OF EAGAN. APPLICANT: PODS HEARING DATE: September 21, 2015. PROPERTY OWNER: 980 Aldrin LLC APPLICATION DATE: August 19, 2015 PLANNING REPORT CITY OF EAGAN REPORT DATE: September 17, 2015 CASE: 11-CU-06-07-15 APPLICANT: PODS HEARING DATE: PROPERTY OWNER: 980 Aldrin LLC APPLICATION DATE: August 19, 2015 REQUEST: Conditional Use

More information

Article 16 Accessory Buildings, Structures and Uses

Article 16 Accessory Buildings, Structures and Uses Article 16 Article 16 Section 16.01 Accessory Structures (a) The following accessory uses are permitted in any yard and any district: (1) Arbors or trellises, (2) Air conditioning equipment shelters, (3)

More information

Article X Landscape Regulations. Landscaping - Trees

Article X Landscape Regulations. Landscaping - Trees Article X Landscape Regulations Landscaping - Trees 1 LANDSCAPING Division 51A-10.120 Current Code MANDATORY: Single family and Duplex use Uses other than single family and duplex: Perimeter Landscape

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

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

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

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

Division S-81. PD Subdistrict 81.

Division S-81. PD Subdistrict 81. Division S-81. PD Subdistrict 81. SEC. S-81.101. LEGISLATIVE HISTORY. PD Subdistrict 81 was established by Ordinance No. 26929, passed by the Dallas City Council on September 26, 2007. (Ord. 26929) SEC.

More information

Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief

Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief June 2013 Nicholson Sheffield Architects Inc. 358 Talbot Street London, Ontario N6A 2R6 Tel. 519-673-1190 Fax 519-673-1490

More information

ROLL CALL: Allen present, Doss present, Johnson absent, Sarrio present, Lesnick present, McCarty present, Compeau- present. Quorum present.

ROLL CALL: Allen present, Doss present, Johnson absent, Sarrio present, Lesnick present, McCarty present, Compeau- present. Quorum present. A worksession of the Design Review Commission was held on April 9, 2015, at 5:00 pm in the Development Conference Room of Town Hall, 500 Poplar View Parkway. The following staff members were present: Town

More information

COMMUNITY PLAN. Landscaping Standards

COMMUNITY PLAN. Landscaping Standards Section 12 Landscaping Standards 12.1 Introduction The street system and building form set the parameters for the landscaped areas within the community. Typically, buildings and structures dominate urban

More information

LANDSCAPING REQUIREMENTS

LANDSCAPING REQUIREMENTS LANDSCAPING REQUIREMENTS I. Landscaping Purpose and Intent. These landscape standards are hereby established to create and maintain an aesthetically appealing community character that minimizes the negative

More information

PART 9 LANDSCAPE REGULATIONS

PART 9 LANDSCAPE REGULATIONS PART 9 LANDSCAPE REGULATIONS SECTION 88 APPLICABILITY (1) Any new Development shall require Landscaping of the Site in accordance with this Section where applicable. An expansion or change to an existing

More information

VILLAGE OF SOUTH NYACK 282 SOUTH BROADWAY SOUTH NYACK, NEW YORK, 10960 (845) 358-0244 Fax (845) 358-0630

VILLAGE OF SOUTH NYACK 282 SOUTH BROADWAY SOUTH NYACK, NEW YORK, 10960 (845) 358-0244 Fax (845) 358-0630 VILLAGE OF SOUTH NYACK 282 SOUTH BROADWAY SOUTH NYACK, NEW YORK, 10960 (845) 358-0244 Fax (845) 358-0630 WWW.SOUTHNYACK.INFO PLANNING BOARD APPLICATION FEE $125.00 1. Planning Board application packet

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

ZBA-BRA DESIGN REVIEW

ZBA-BRA DESIGN REVIEW NOT APPROVED ZBA- PURPOSE OF DESIGN REVIEW PROCESS + NEXT STEPS The purpose of Zoning Board of Appeal (ZBA) - Boston Redevelopment Authority (BRA) design review is to ensure that the design of the proposed

More information

Request Conditional Use Permit (Automobile Repair Garage and Bulk Storage) Staff Planner Jimmy McNamara

Request Conditional Use Permit (Automobile Repair Garage and Bulk Storage) Staff Planner Jimmy McNamara Applicant Property Owner J & J Shikellamy, LLC Public Hearing March 9, 2016 (Deferred on 02/10/2016) City Council Election District Beach Agenda Item D2 Request Conditional Use Permit (Automobile Repair

More information

1124.10 WHITEHALL COMMERCIAL OVERLAY DISTRICT.

1124.10 WHITEHALL COMMERCIAL OVERLAY DISTRICT. 1124.10 WHITEHALL COMMERCIAL OVERLAY DISTRICT. (a) The Whitehall Commercial Overlay was established to create standards to enhance the development pattern along primary commercial corridors. In the past

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

Chapter 16.44. MANUFACTURED AND MOBILE HOMES AND TRAILER PARKS (Ord. 890 section 42, 1993)

Chapter 16.44. MANUFACTURED AND MOBILE HOMES AND TRAILER PARKS (Ord. 890 section 42, 1993) Chapter 16.44 MANUFACTURED AND MOBILE HOMES AND TRAILER PARKS (Ord. 890 section 42, 1993) Sections: 16.44.010 Regulations generally. 16.44.020 Plot plans. 16.44.030 Standards and criteria. 16.44.040 Parking

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

PLANNED UNIT DEVELOPMENT STAFF REPORT Date: November 5, 2015

PLANNED UNIT DEVELOPMENT STAFF REPORT Date: November 5, 2015 PLANNED UNIT DEVELOPMENT STAFF REPORT Date: November 5, 2015 DEVELOPMENT NAME Maritech Marine Subdivision, Phase 2 LOCATION 915 South Lawrence Street (West side of Lawrence Franklin Connector at the West

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

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

R 1 Design Review Application

R 1 Design Review Application City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 Tel. (310) 285 1141 Fax. (310) 858 5966 R 1 Design Review Application Design Review Overview Beverly Hills residential

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

The Lambton County Homeowner's BUILDING PERMIT INFORMATION GUIDE

The Lambton County Homeowner's BUILDING PERMIT INFORMATION GUIDE The Lambton County Homeowner's BUILDING PERMIT INFORMATION GUIDE BUILDING SERVICES DEPARTMENT 789 Broadway Street, Box 3000 Wyoming, ON N0N 1T0 Telephone: 519 845-0801 Toll-free: 1-866-324-6912 Fax: 519

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

CITY OF SOMERVILLE, MASSACHUSETTS MAYOR S OFFICE OF STRATEGIC PLANNING & COMMUNITY DEVELOPMENT

CITY OF SOMERVILLE, MASSACHUSETTS MAYOR S OFFICE OF STRATEGIC PLANNING & COMMUNITY DEVELOPMENT CITY OF SOMERVILLE, MASSACHUSETTS MAYOR S OFFICE OF STRATEGIC PLANNING & COMMUNITY DEVELOPMENT MICHAEL F. GLAVIN EXECUTIVE DIRECTOR JOSEPH A. CURTATONE MAYOR PLANNING DIVISION STAFF GEORGE PROAKIS, DIRECTOR

More information

DEPARTMENT OF DEVELOPMENT SERVICES PLANNING FEES AND COSTS Revised 10/26/2012

DEPARTMENT OF DEVELOPMENT SERVICES PLANNING FEES AND COSTS Revised 10/26/2012 ZONING DEPARTMENT OF DEVELOPMENT SERVICES PLANNING FEES AND COSTS Revised 10/26/2012 [ ] PD Sketch Plan with phasing plan $2,000 plus $20/acre over 5 acres Retainer - $1,500 [ ] PD Preliminary Site Plan

More information

Tab III: HOUSING DESIGN CRITERIA

Tab III: HOUSING DESIGN CRITERIA Tab III: HOUSING DESIGN CRITERIA The Harris County Community Services Department (HCCSD) uses standards of design and construction to implement its programs in order to develop safe housing that will serve

More information

Design Guidelines in the City of Birmingham: Process, Methods & Outcomes

Design Guidelines in the City of Birmingham: Process, Methods & Outcomes Design Guidelines in the City of Birmingham: Process, Methods & Outcomes November 16, 2006 Downtown Birmingham 2016 Plan The 2016 Plan was a master plan created in 1996 for downtown Birmingham 2016 Plan

More information

Presentation: Proposed Plan Amendments

Presentation: Proposed Plan Amendments Epstein s Rehabilitation Plan Presentation: Proposed Plan Amendments MORRISTOWN REDEVELOPMENT ENTITY March 14, 2013 Epstein s Rehabilitation Plan Presentation Part 1: Morristown Planning Division Neighborhood

More information

City of North Miami Beach, Florida COMMUNITY DEVELOPMENT DEPARTMENT

City of North Miami Beach, Florida COMMUNITY DEVELOPMENT DEPARTMENT City of North Miami Beach, Florida COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING BOARD STAFF REPORT TO: Planning and Zoning Board FROM: Carlos M. Rivero, City Planner DATE: May 11, 2015 RE: International

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

Physical Address/Intersection: Name of Project: Within a NFIP 100/500yr Floodzone:

Physical Address/Intersection: Name of Project: Within a NFIP 100/500yr Floodzone: Choctaw Date Recorded: Permit # RESIDENTIAL - BUILDING Permit APPLICATION Physical Address/Intersection: Name of Project: Within a NFIP 100/500yr Floodzone: YES NO Sec., Township, Range/Subdivision: Acres/Block:

More information

PLANNING COMMISSION SITE PLAN PROCEDURE GUIDE

PLANNING COMMISSION SITE PLAN PROCEDURE GUIDE PLANNING COMMISSION SITE PLAN PROCEDURE GUIDE The Rochester Zoning Ordinance requires site plan approval in a number of situations. This Procedures Guide is intended to assist you in processing a site

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 OF CAMBRIDGE SITE PLAN APPROVAL PROCESS REFERENCE GUIDE

CITY OF CAMBRIDGE SITE PLAN APPROVAL PROCESS REFERENCE GUIDE The Corporation of the City of Cambridge 50 Dickson Street, 3 rd Floor P.O.Box 669 Cambridge, ON N1R 5W8 Phone: 519.740.4650 x-4528 Fax: 519.740.9545 TTY: 519.623.6691 www.cambridge.ca CITY OF CAMBRIDGE

More information

UDRB APPLICATION URBAN DEVELOPMENT REVIEW BOARD

UDRB APPLICATION URBAN DEVELOPMENT REVIEW BOARD UDRB APPLICATION CITY OF MIAMI VISION STATEMENT: To Be an International City that Embodies Diversity, Economic Opportunity, Effective Customer Service and a Highly Rated Quality of Life OBJECTIVE: The

More information

C. Enforcement: The provisions of this section shall be administered and enforced by the director of development services or his designee.

C. Enforcement: The provisions of this section shall be administered and enforced by the director of development services or his designee. Sec. 53. Landscaping regulations. A. Purpose: It is the purpose of this section to establish certain regulations pertaining to landscaping within the City of Grapevine. These regulations provide standards

More information

Fast Track A Successful Redevelopment: The Palm Beach Outlets Story

Fast Track A Successful Redevelopment: The Palm Beach Outlets Story Fast Track A Successful Redevelopment: The Palm Beach Outlets Story SPEAKERS Rick Greene, AICP City of West Palm Beach Brian Seymour, Esq. Gunster Ken Tuma, PE UDKS Josh Long, AICP Gunster Grand Opening

More information

Detached Garages and Accessory Buildings

Detached Garages and Accessory Buildings Detached Garages and Accessory Buildings CITY OF FARGO BUILDING INSPECTION DEPARTMENT The State of North Dakota requires that you call 1-800-795-0555 at least two business days before you dig. This handout

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

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

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

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

Design Considerations

Design Considerations Chapter 7 Design Considerations INTRODUCTION The design of the built environment is important. It influences the day-to-day experiences of the residents of the Boroughs as they commute, work and spend

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

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

Block A-24 REDEVELOPMENT PLAN

Block A-24 REDEVELOPMENT PLAN Block A-24 REDEVELOPMENT PLAN TABLE OF CONTENTS I. Introduction II. Description of Project Area A. Existing Uses and Conditions B. Boundary Description III. Goals and Objectives IV. Redevelopment Activities

More information

3 September 9, 2015 Public Hearing

3 September 9, 2015 Public Hearing 3 September 9, 2015 Public Hearing APPLICANT: PI TELECOM INFRASTRUCTURE T, LLC PROPERTY OWNER: JSW HOLDINGS, LLC STAFF PLANNER: Carolyn A.K. Smith REQUEST: Conditional Use Permit (communications tower-monopole)

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

TOWN OF DAVIE TOWN COUNCIL AGENDA REPORT

TOWN OF DAVIE TOWN COUNCIL AGENDA REPORT TOWN OF DAVIE TOWN COUNCIL AGENDA REPORT TO: Mayor and Councilmembers FROM/PHONE: Mark Kutney, AICP, Development Services Director/(954) 797-1101 Prepared by Annie Feng, Planner II SUBJECT: Resolution

More information

WALNUT GROVE SPECIAL PLANNING AREA (SPA)

WALNUT GROVE SPECIAL PLANNING AREA (SPA) WALNUT GROVE SPECIAL PLANNING AREA (SPA) 504-20. INTENT. It is the intent of the Board of Supervisors in adopting the Special Planning Area (SPA) Ordinance to recognize the existing uses in this community

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

CITY OF HILSHIRE VILLAGE NEW HOUSE AND HOUSE ADDITION PLAN SUBMITTAL CHECK LIST ADDRESS: DATE:

CITY OF HILSHIRE VILLAGE NEW HOUSE AND HOUSE ADDITION PLAN SUBMITTAL CHECK LIST ADDRESS: DATE: CITY OF HILSHIRE VILLAGE NEW HOUSE AND HOUSE ADDITION PLAN SUBMITTAL CHECK LIST "THE FOLLOWING CHECKLIST IS ONLY A SUMMARY THAT IS PROVIDED FOR THE APPLICANT'S BENEFIT; HOWEVER, FULFILLING THE REQUIREMENTS

More information

5 March 12, 2014 Public Hearing

5 March 12, 2014 Public Hearing 5 March 12, 2014 Public Hearing APPLICANT: MOORE FARM, L.L.L.P. PROPERTY OWNER: MOORE FARM L.L.L.P. STAFF PLANNER: Kevin Kemp REQUEST: Change of Zoning (B-1A Limited Community Business to Conditional B-2

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

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

REPORT TO THE PLANNING COMMISSION

REPORT TO THE PLANNING COMMISSION Agenda Number: PC 14-27 PC MEETING DATE: September 4, 2014 REPORT TO THE PLANNING COMMISSION SUBJECT: Almadale Farms PD, Ph. 15 - Shell Gas Station - Request approval of a Conditional Use Permit (CUP)

More information

225 Birmingham Street Zoning By-law Amendment and Draft Plan of Subdivision Applications Preliminary Report. Planning and Growth Management Committee

225 Birmingham Street Zoning By-law Amendment and Draft Plan of Subdivision Applications Preliminary Report. Planning and Growth Management Committee PG13.3 STAFF REPORT ACTION REQUIRED 225 Birmingham Street Zoning By-law Amendment and Draft Plan of Subdivision Applications Preliminary Report Date: May 16, 2016 To: From: Wards: Reference Number: Planning

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

DRAFT 01.31.14. DRAFT East Baton Rouge City-Parish Design Levels. Purpose and Intent. Design Levels Defined

DRAFT 01.31.14. DRAFT East Baton Rouge City-Parish Design Levels. Purpose and Intent. Design Levels Defined DRAFT East Baton Rouge City-Parish Design Levels Purpose and Intent To provide a range of guidelines for development by promoting and encouraging consistency in the quality of design and ensure that high

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

Agenda Item Action Request Apex Town Council

Agenda Item Action Request Apex Town Council Agenda Item Action Request Apex Town Council PUBLIC HEARING QUASI-JUDICIAL No. 08 Meeting Date: 12/17/2013 Requestor: Planning Department Presenter(s): June Cowles, Senior Planner Item Description Quasi-Judicial

More information