Master Planned Development Zone. Proposed Code Amendment Case No. CPC CA Presentation to LA Chamber of Commerce November 3, 2014
|
|
|
- Lindsey Bishop
- 7 years ago
- Views:
Transcription
1 Master Planned Development Zone Proposed Code Amendment Case No. CPC CA Presentation to LA Chamber of Commerce November 3, 2014
2 Status CPC considered MPD Zone ordinance July 24, 2014 Supplemental report with case studies to CPC October 9, 2014 Continued to January 8, 2015
3 Last comprehensive rewrite of Zoning Code in Layered & complex entitlements Over 600 pages Phantom Code of Interpretations & memos Background
4 Background Code Simplification Timeline 2007 Workshops 2008/2010 Director s Reports More outreach re:code LA 2012/2013/ 2014 New regulations needed for planned developments Rewrite 10 selected Code provisions 6 priorities Focus groups Staff review Presentations Workshops Funded Launched CPC approves Code Evaluation
5 Background Code Simplification: 10 Targeted Provisions/6 Priorities 1. Multiple Approvals 2. Core Findings 3. Planned Unit Developments- (Master Planned Development Zone) 4. Administrative Exceptions 5. Plan Approvals 6. Site Plan Review 7. Calculation & Measurement 8. Commercial Development Standards & Neighborhood Protection 9. Open Space & Setback Standards 10. Specific Plan/Supplemental Use District Streamlining (2010)
6 Current Tools Inadequate Residential Planned Development (RPD) Not for nonresidential or mixed use Specific Plans Community s vision Not for projects under single ownership Entitlements: Square peg into round hole. Alphabet soup applications Repels investment Encourages lackluster projects Late hits Pages of findings
7 Master Planned Development (MPD) Zone What is it? New tool that enables a custom zone tailored to a specific project For campus-like or otherwise unified and integrated projects Promotes more innovative ideas and higher level of design for non-residential or mixed-use projects
8 Master Planned Development Zone Benefits Promotes innovative, integrated projects Facilitates better planning and design More straightforward, understandable proposals Focus on project merits, not technicalities Streamlined, more predicable process Eliminates late hits and their costly delays Fosters economic development and investment Built-in value capture for increased density
9 Value Capture for Increased Density Example: 200,000 s.f. site zoned R3 allows 250 DUs by right Zone Change to R4 500 DUs allowed by right (double the density) No affordable housing required Zero return to public from increased land value Zone Change to MPD w/density Bonus 500 DUs per approved Development Plan (double the density) Min. 11%, 20% or 40% affordable housing units set aside Value capture of increased land value through public benefit of affordable housing
10 Similar Legislation in other California Jurisdictions Burbank Glendale Oxnard Pasadena Riverside Sacramento San Diego San Jose Santa Barbara Santa Clarita Santa Cruz Legislative (e.g. zone change) Bakersfield Berkeley Long Beach Oakland San Francisco Ventura West Hollywood Los Angeles County Quasi-judicial (e.g. conditional use)
11 Sample Minimum Area Requirements No minimum area < 1 acre 1-2 acres > 2 acres Burbank Berkeley Oxnard Riverside Sacramento San Diego San Jose Santa Clarita Ventura West Hollywood San Francisco (1/2 acre) Santa Barbara (6,000 s.f.) Santa Cruz (6,000 s.f.) Bakersfield (1 acre) Pasadena (2 acres) Glendale (5 acres) Long Beach (5 acres) Oakland (4 acres) Los Angeles County (5 acres) City of Los Angeles (Proposed/3 acres)
12 Targeted Projects Markers for targeted projects: Multiple buildings Large floor area and/or large number of housing units Mix of uses Requires multiple entitlements MPD Zone to be used judiciously Not a means to circumvent Zoning Code
13 Key Questions/Issues What is right minimum property size? Reduced minimum in selected areas? Hollywood? Downtown? Near transit? Larger minimum? Loss of job-producing industrial-zoned land Accommodate Hollywood Cap Park What if property is sold off or project phases not completed? Expand eligibility to accommodate airport land & facilities? Update density bonus provisions to reflect new State law? More information on required economic study?
14 Case Studies 41 projects 7 in Coastal/Hillside 34 projects studied in detail MAJOR PROJECTS Number Common Name Community Plan Upcoming Major Projects(EIRs active as of August 2014) 1 Academy of Motion Pictures Wilshire 2 Archer School for Girls Brentwood-Pacific Palisades 3 Baldwin Hills Crenshaw Plaza West Adams-Baldwin Hills-Leimert 4 Barlow Hospital Silver Lake-Echo Park-Elysian Valley 5 Brentwood School Master Plan Brentwood-Pacific Palisades 6 City Market Center Central City 7 College Station Central City North 8 Essex (Nickelodeon) Hollywood 9 Harvard Westlake Coldwater Campus Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass 10 Herald Examiner Central City 11 Hollywood Cherokee Apartments Hollywood 12 LA Mart (SOLA Village) Southeast Los Angeles 13 Landmark Apartments West Los Angeles 14 Lexington Project Hollywood 15 Martin Expo Town Center West Los Angeles 16 MGA Mixed Use Campus Chatsworth-Porter Ranch 17 Museum Square Office Building Wilshire 18 Oak Village Residences South Los Angeles 19 Palladium Residences Hollywood 20 Paramount Picture Master Plan Hollywood 21 Pratt Whitney/Rocketdyne Canoga Park-Winnetka-Woodland Hills-West Hills 22 Studio City Senior Living Center Sherman Oaks-Studio City-Toluca Lake-Chauenga Pass 23 Sunkist (ICON Sherman Oaks) Van Nuys-North Sherman Oaks 24 Sunset Crescent Heights Mixed Use Hollywood Project 25 Sunset Junction Silver Lake-Echo Park-Elysian Valley 26 Tramonto House Addition Brentwood-Pacific Palisades 27 USC Fertitta Hall Southeast Los Angeles 28 USC Royal Street Child Care South Los Angeles 29 Verdugo Hills Golf Course Sunland-Tujunga-Lake View Terrace-Shadow Hills-La Tuna Canyon 30 Westfield Century City West Los Angeles 31 Wilshire Gayley Westwood st & Alameda Warehouse Southeast Los Angeles South Flower Demolition South Los Angeles 34 Sunset Studios Hollywood 35 Not Available Hollywood 36 KR Academy Hollywood Selected Past Major Projects 1 Clarett Hollywood Hollywood 2 Ponte Vista Wilmington-Harbor City 3 W Hollywood Hotel & Residences Hollywood 4 Sunset & Gordon Hollywood 5 Dasher/Lawless North Hollywood-Valley Village & Van Nuys-North Sherman Oaks
15 Conclusions from Case Studies Close to half of projects studied qualify for MPD Zone Projects on smaller properties do not otherwise qualify (one exception) 3-acre minimum does not exclude targeted projects in Hollywood, at transit stops, or downtown Increasing minimum property size does not result in any logical elimination of projects 3-acre minimum appropriate 3-building minimum consistent with targeted project-type
16 Master Planned Development (MPD) Zone Property Eligibility Single ownership (until the MPD Zone becomes effective) A, R, C, M, PF, P, or PB Zones Not in the Coastal Zone or a Hillside Area At least 3 acres Airport land/facilities
17 Master Planned Development (MPD) Zone Project Criteria 3 or more buildings or structures, and 500,000+ s.f. of non-residential floor area, or 500+ dwelling units and/or guest rooms, or 250,000+ s.f. of non-residential floor area, and 250+ dwelling units and/or guest rooms, or 20+ acres of park or recreational facility open to the public
18 Master Planned Development (MPD) Zone Application Requirements/ Development Plan & Standards 1. Land Uses 2. Height & Floor Area 3. Circulation Plan 4. Landscape Plan 5. Urban Design Plan 6. Sustainability Plan 7. Site Plan 8. Baseline Analysis Comparison chart Setting Related Projects 9. Economic Study Residential in M-zone Density bonus request Development agreement
19 Land Uses Proposed land uses may include the following uses otherwise subject to Conditional Use approval: Airports Auditoriums, stadiums, & arenas Childcare facilities Educational institutions Golf course facilities Hospitals Hotels Houses of worship Joint public/private uses in PF Zone Motion picture & TV studios R& D centers All other uses or activities normally subject to conditional use or quasi-judicial approval must be processed separately.
20 Master Planned Development Zone Phasing The project may be developed in phases A phasing plan will be required Phase 2 Phase 3 Phase 1
21 Master Planned Development (MPD) Zone Project Implementation Administrative clearance (ministerial approval/ sign-off) for single-phased developments. Project Permit for multi- phased developments. Recorded covenant required.
22 Master Planned Development Zone Residential Base Density * *Except for developments regulated by floor area bonuses available in the Greater Downtown Housing Incentive Area In existing A, R & C Zones In existing M, PF, P & PB Zones RD, R3, R4 base density per decision-maker A, R, & C base densities No net loss of existing nonresidential floor area (as of July 24, 2014) permitted Economic study required if housing proposed on M-zoned land Must be consistent with City s Industrial Land Use Policy
23 Master Planned Development Zone Density Bonuses * *Except for developments regulated by floor area bonuses available in the Greater Downtown Housing Incentive Area Part of approved development plan/standards A greater than 35% density bonus may be approved Economic study required Requires compliance with new State density bonus law, AB 2222
24 Master Planned Development (MPD) Zone Projects EXEMPT from these separate procedures: Site Plan Review Mini-shopping Center/Commercial Corner Major Development Project Density Bonus
25 Master Planned Development (MPD) Zone Does NOT Govern Over: Adopted Specific Plans Historic preservation regulations Sign regulations Division of land regulations Adult entertainment regulations Conditional use procedures for uses/activities other than those allowed as permitted land use
26 Master Planned Development (MPD) Zone MPD Zone governs over other Code regulations General Plan Community Plan Specific Plans, Historic Preservation, Sign, Div of Land, Adult Entertainment Regs, Conditional Use procedure(except for those uses enumerated) MPD Zone Code
27 Master Planned Development (MPD) Zone How is an MPD Established? Each MPD established by a separate legislative procedure, like a vesting zone change. General Plan amendment, if necessary, for consistency. Development Agreement is encouraged. Economic study required with Development Agreement.
ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 6202 )
page 1 of 9 (CCR Title 5 6 ) Reporting Period 7-1 Table A Annual Building Activity Report Summary - New Construction Very Low-, Low-, and Mixed- Multifamily Projects Housing Development Information Housing
Summary of Cities & Towns with Building Permit Allocation Systems
Summary of Cities & Towns with Building Permit Allocation Systems The following is a review of six cities and towns across the country that have a growth management program limiting building permit allocations
Kendell Keith, RLA, AICP, LEED AP Executive Vice President RELEVANT EXPERIENCE
EDUCATION Master of Business Administration, Rollins College, Winter Park, Florida (2006) Master of City Planning, Georgia Institute of Technology, Atlanta, Georgia (1991) Graduate Certificate in Real
NOTICE OF PREPARATION
PLANNING DIVISION CITY OF SUNNYVALE P.O. BOX 3707 SUNNYVALE, CA 94088-3707 NOTICE OF PREPARATION TO: Responsible, Trustee, and Other Interested Public Agencies FROM: Sunnyvale Community Development 456
CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT
CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT MEETING DATE: SEPTEMBER 8, 2015 ITEM NUMBER: 1 SUBJECT: PROPOSED GENERAL PLAN LAND USE ALTERNATIVE FOR THE YEAR 2015-2025 GENERAL PLAN
Incentives for Historic Preservation
Incentives for Historic Preservation Historic places help define the character of our communities by providing a tangible link with the past. Today, historic districts around the country are experiencing
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
Seattle Streetcar Center City Connector Seattle, Washington Small Starts Project Development (Rating Assigned November 2015)
Seattle Streetcar Center City Connector Seattle, Washington Small Starts Project Development (Rating Assigned November 2015) Summary Description Proposed Project: Streetcar 1.3 Miles, 4 Stations otal Capital
WHEREAS, Santa Monica is a coastal city in a prime location, being bordered by the City of Los Angeles to the north, east and south; and
City Council Meeting / /2013 ORDINANCE NUMBER (CCS) (City Council Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTIONS 9.56.020, 9.56.030,
Supplemental Plan Check Corrections Sheet for Bicycle Parking Ordinance (Effective 3/13/2013)
Supplemental Plan Check Corrections Sheet for Bicycle Parking Ordinance (Effective 3/13/2013) Plan Check PCIS application number: - - Job Address Zone: P.C. Engineer (E-mail: firstname.lastname@lacity.org)
Client Assistance Program (CAP) Michael Thomas-Region one Leilani Pfeifer-Region two
Client Assistance Program (CAP) Michael Thomas-Region one Leilani Pfeifer-Region two Agenda Overview of the Client Assistance Program 1 2 3 4 Rehabilitation Act of 1973 Vocational Rehabilitation Process
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
Moving Ahead for Progress in the 21 st Century (MAP-21)
Streets and Freeways Subcommittee Meeting Moving Ahead for Progress in the 21 st Century (MAP-21) September 20, 2012 Metro s America Fast Forward Proposal Included in MAP-21 Act Enhances Transportation
DIRECTORS GUIDE CITY OF BEVERLY HILLS COMMUNITY DEVELOPMENT DEPARTMENT DIRECTOR S GUIDELINES PUBLIC NOTICE REQUIREMENTS FOR PLANNING APPLICATIONS
DIRECTORS GUIDE CITY OF BEVERLY HILLS COMMUNITY DEVELOPMENT DEPARTMENT DIRECTOR S GUIDELINES PUBLIC NOTICE REQUIREMENTS FOR PLANNING APPLICATIONS TABLE OF CONTENTS Introduction Pg. 1 General Requirements
An ordinance amending Chapter I of the Los Angeles Municipal Code by adding new Sections 16.10 and 16.11 to establish the Green Building Program
ORDINANCE NO. 1_7_9_8_2_0_ An ordinance amending Chapter I of the Los Angeles Municipal Code by adding new Sections 16.10 and 16.11 to establish the Green Building Program THE PEOPLE OF THE CITY OF LOS
GENERALIZED SUMMARY OF ZONING REGULATIONS CITY OF LOS ANGELES
GENERALIZED SUMMARY OF ZONING REGULATIONS CITY OF LOS ANGELES Agricultural A1 A2 RA Agricultural Commy Centers, Golf Courses, Truck Gardening, Extensive Agricultural s, Agricultural A1 uses Residential
COUNTY OF LOS ANGELES DEPARTMENT OF MENTAL COUNTYWIDE CHILDREN S SERVICES TBS PROVIDER DIRECTORY SA PROVIDER NAME CONTACT
1 Children's Bureau of Southern California 921 West Ave. J, Suite C Lancaster, Ca 93534 Ph: (661) 949-0131 Fax: (661) 729-8912 1 Children's Bureau of So Ca- Antelope Valley 1529 E. Palmdale Blvd. Suite
Table of Contents B.2 Traffic/Access - Parking
Table of Contents B.2 Traffic/Access - Parking 1. INTRODUCTION... 940 2. ENVIRONMENTAL SETTING... 940 a. Existing Parking Regulations and Requirements... 940 b. Parking Supply Baseline Conditions... 941
LAND USE PLANNING FEES EFFECTIVE July 1, 2014 Adopted May 20, 2014 by Council Resolution No. 66,598-N.S.
Land Use Planning Division, 2120 Milvia Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: Planning@cityofberkeley.info LAND USE PLANNING FEES EFFECTIVE July 1, 2014
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
PROP. 41 (June, 2014): VETERANS HOUSING AND HOMELESS PREVENTION BOND ACT
Board of Directors Policy Committee: Home Ownership Housing Committee (Information only) Level of Government Committee: Legislative Committee (Information Only) May 2, 2014 PROP. 41 (June, 2014): VETERANS
Parking Requirements Guide For Affordable Housing Developers
Parking Requirements Guide For Affordable Housing Developers 3345 Wilshire Blvd. Suite 1005 Los Angeles, CA 90010 www.scanph.org 02.17.04 Table of Contents Parking Requirements Fact Sheet page 3 List of
District of Columbia Zoning Requirements for Parking Study
District of Columbia Zoning Requirements for Parking Study Project Review Project Overview Kickoff May 2007 Review of Existing Conditions: Zoning, Reports, Data Review of Best Practices Review of On-Street
TABLE OF CONTENTS. Executive Summary 1-3. Introduction 4-6. Illustrative Site Plan 7. East-West Streets 8. Cooper Street 9-10. Market Street 11-14
TABLE OF CONTENTS Executive Summary 1-3 Introduction 4-6 Illustrative Site Plan 7 East-West Streets 8 Cooper Street 9-10 Market Street 11-14 Federal Street 15-16 MLK Boulevard 17-20 North-South Streets
Community Planning Development Overview of Development and Entitlement Processes. April 20, 2015
Community Planning Development Overview of Development and Entitlement Processes April 20, 2015 1 Overview 1. Introduction to Community Planning & Development 2. Citywide and Small Area Plans What they
Community Plan BRENTWOOD-PACIFIC PALISADES TABLE OF CONTENTS ACTIVITY LOG COMMUNITY MAPS COMMUNITY PLAN
Community Plan TABLE OF CONTENTS ACTIVITY LOG COMMUNITY MAPS COMMUNITY PLAN I. Introduction II. Function of the Community Plan III. Land Use Policies and Programs IV. Coordination Opportunities for Public
EXPERIENCE INVESTMENT MANAGEMENT & REAL ESTATE SERVICES
INVESTMENT & REAL ESTATE SERVICES Who We Are A trusted advisor. A consistent presence. A valued resource. Forest City Investment Management & Real Estate Services is the investment management and third-party
Econ 137 Urban Economics Lecture Notes III
Econ 137 Urban Economics Lecture Notes III Guillermo Ordonez, UCLA Questions for Lecture Notes III Is there a land use pattern? What is it like? What determines the price of land? What determines the pattern
Inclusionary Zoning. Ideas You Can Use From the Regulatory Barriers Clearinghouse
Inclusionary Zoning Ideas You Can Use From the Regulatory Barriers Clearinghouse Problem Tight government financial resources Growing affordable housing need Record 569 Government non-monetary alternatives
C O U N T I E S, C I T I E S & T O W N S
This document summarizes efforts on the state and local level to build incentive-based programs for the development of green buildings, with a focus on USGBC s LEED Rating System. Government incentives
City of North Miami Beach, Florida Planning and Zoning Department
City of North Miami Beach, Florida Planning and Zoning Department City Council Staff Report TO: FROM: City Council Carlos Rivero, City Planner DATE: March 17, 2015 ITEM: 14-021B (Ordinance no. 2015-5)
CALIFORNIA AMERICAN WATER LOS ANGELES DISTRICT 2009 GENERAL RATE CASE CHAPTER: 1 INTRODUCTION AND SUMMARY OF APPLICATION
DISCUSSION OF INFORMATION PRESENTED IN THIS CHAPTER This chapter contains information regarding the operation of the Los Angeles District of California American Water as well as tables that summarize the
Available for Lease or Sale
Available for Lease or Sale 74,718 SF HIGH IMAGE OFFICE BUILDING SUITES RANGING FROM 9,649 25,000 SF CHRIS MIGLIORI 714-385-1801 chris.migliori@daumcommercial.com CA License #00972843 KARA GUARIENTI 949-724-1900
CITY OF BURBANK. leasing packet CITY OF BURBANK
CITY OF BURBANK leasing packet CITY OF BURBANK EXCITING THE PLACE FOR BUSINESS NO CITY INCOME TAX NO GROSS SALES RECEIPT TAX ONE-STOP SHOP, streamlined permitting process increases efficiency of patrons
Foreign Trade Zones. Definition of a Foreign Trade Zone and Subzone
Foreign Trade Zones Foreign trade zones (FTZs) are sites in or near a U.S. Customs port of entry where foreign and domestic merchandise is generally considered to be in international trade. Goods can be
Appendix N: Bicycle Parking Ordinance
Appendix N: Bicycle Parking Ordinance ORDINANCE NO. #1-13. AN ORDINANCE AMENDING CHAPTER 40 OF THE MUNICIPAL CODE OF THE CITY OF DAVIS TO ADD ARTICLE 40.25A ESTABLISHING BICYCLE PARKING STANDARDS WHEREAS,
Los Angeles Match Initiation Form
Los Angeles Match Initiation Form This form is used as an addendum to the VI-SPDAT Screener. This Match Initiation Form includes questions that will assist with making a match to a unit of Permanent Supportive
Economic Development Element
The Strawberry Ladies by Tara Stood Economic Development Element Economic development enhances San Clemente s quality of life by providing local goods and services and expanding employment and business
SAN FRANCISCO NEIGHBORHOOD PROFILES
SAN FRANCISCO NEIGHBORHOOD PROFILES September 2011 Primary Sources: http://www.ubayp.com/neighborhoods/index.aspx http://www.sanfrancisco.travel/ Downtown: Union Square Area San Francisco's Downtown neighborhood
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
Appendix J Santa Monica Travel Demand Forecasting Model Trip Generation Rates
Appendix J Santa Monica Travel Demand Forecasting Model Trip Generation Rates SANTA MONICA TRAVEL DEMAND FORECASTING MODEL TRIP GENERATION RATES SUBMITTED BY: 201 Santa Monica Blvd., Suite 500 Santa Monica,
Land Banks and Affordable Housing
September 2008 Volume 7 Issue 5 Land Banks and Affordable Housing You can hardly turn on the news today without hearing a report that the number of foreclosed properties continues to rise nationwide. In
AVALON PARK WEST (FORMERLY NEW RIVER) PD/MPUD- NARRATIVE FOR DRI RESCISSION, PD SUBAREA AMENDMENT AND MPUD SUBSTANTIAL MODIFICATION.
AVALON PARK WEST (FORMERLY NEW RIVER) PD/MPUD- NARRATIVE FOR DRI RESCISSION, PD SUBAREA AMENDMENT AND MPUD SUBSTANTIAL MODIFICATION DRI Rescission On January 7, 1992, the Pasco County Board of County Commissioners
PINELLAS COUNTY COMPREHENSIVE PLAN
PINELLAS COUNTY COMPREHENSIVE PLAN Future Land Use Map (FLUM) Category Descriptions and Rules Amended March 17, 2009 (Ordinance 09-17) Amended March 16, 2010 (Ordinance 10-18) Amended October 26, 2010
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
Would These Keywords Help Your Business? divorce lawyer 90254 90254 divorce lawyer divorce lawyer hermosa beach divorce lawyer hermosa beach ca
divorce lawyer 90254 90254 divorce lawyer divorce lawyer hermosa beach divorce lawyer hermosa beach ca divorce lawyer hermosa beach california divorce lawyer in hermosa beach divorce lawyer in hermosa
MARKET OPPORTUNITIES. Incentives for Food Retailers
MARKET OPPORTUNITIES Incentives for Food Retailers South : Opportunity for Growth... Increasing healthy eating options by locating new grocery stores, sit-down restaurants and fresh food markets in the
Grants Approved by the Board in June 2015
Grants Approved by the Board in June 2015 An organization approved for funding by the Board must execute and return a grant agreement before receiving funding. All Peoples Community Center http://www.allpeoplescc.org
Zoning Nonconformities
County of San Mateo Planning and Building Department Zoning Nonconformities San Mateo County Zoning Regulations Planning and Building Department 455 County Center, Second Floor Redwood City, California
I. AMENDMENTS TO THE AGENDA - this is the time and place to change the order of the agenda, delete or add any agenda item(s).
AGENDA CAMARILLO CITY COUNCIL REGULAR MEETING WEDNESDAY, AUGUST 24, 2016, 5:00 P.M. CITY HALL COUNCIL CHAMBERS 601 CARMEN DRIVE, CAMARILLO, CALIFORNIA AGENDA REPORTS AND OTHER DISCLOSABLE PUBLIC RECORDS
Chris Van Hook, Attorney at Law CB# 243550 PO Box 1394 Crescent City, Ca. 95531 (707) 218 6979 cvh@cleangreencert.com www.cleangreencert.
Chris Van Hook, Attorney at Law CB# 243550 PO Box 1394 Crescent City, Ca. 95531 (707) 218 6979 cvh@cleangreencert.com www.cleangreencert.com Summary: Perform research, development and implementation regarding
VILLAGE OF RIDGEWOOD ORDINANCE NO. 3491
VILLAGE OF RIDGEWOOD ORDINANCE NO. 3491 AN ORDINANCE OF THE VILLAGE OF RIDGEWOOD CHANGING THE ZONE CLASSIFICATION OF CERTAIN PROPERTIES FROM THE C ZONE DISTRICT TO A NEW C-R ZONE DISTRICT AND ADOPTING
January 2015 BrowardNext Summary Survey Results for Focus Area Priorities. Ranking of Focus Area Importance
January 2015 BrowardNext Summary Survey Results for Focus Area Priorities Ranking of Focus Area Priorities for the Broward County Land Use Plan The graphic below illustrates the survey results for Focus
TOWN OF CARY CONDITIONAL USE ZONING PERMIT. 412 Rutherglen Cary, NC 27511-6437. 412 Rutherglen Cary, NC 27511-6437
TOWN OF CARY CONDITIONAL USE ZONING PERMIT PETITION: PETITIONER(S): OWNER(S): LOCATION: 01-REZ-16 204 N. Dixon Avenue, Cary, NC PARCEL IDENTIFICATION: 076418218784 REALID: 0031004 AREA: APPROVED ZONING:
California State Department of Fair Employment and Housing 611 West Sixth Street, 15th Floor Los Angeles, CA 90017 800-233-3212
California Housing Resources Provided by Consumer Action (www.consumer-action.org) Note: If any of the contact information here has changed, please email info@consumeraction.org B Bay Area Legal Aid 2
DANIEL T. SMITH, Jr. President EDUCATION Bachelor of Science, Engineering and Applied Science, Yale University, 1967 Master of Science, Transportation Planning, University of California, Berkeley, 1968
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
Welcome to Premier America Credit Union! We look forward to serving your financial needs. Switching to Premier America is as easy as 1-2-3.
Welcome to Premier America Credit Union! We look forward to serving your financial needs. Switching to Premier America is as easy as 1-2-3. This kit includes step-by-step instructions and forms that will
Liberty Union High School District College Fair 9/15/14; 6 pm - 8 pm Liberty High School 850 2nd St. Brentwood, CA, 94513
[CALIFORNIA] Anaheim: Asian American College Fair?????, 10AM- 2PM Sarang Community Church 1111 N. Brookhurst St. Anaheim, CA, 92801 Aptos: Santa Cruz County High Schools 11/3/14; 6 pm - 8 pm Cabrillo College
CURRICULUM VITAE - ROD BERGEN, P.E. Solar Energy Systems Consultant
23939 Ventura Blvd. Calabasas, Ca. 91302 Ph: 818-591-7896 Fax: 818-222-6911 e-mail: rodbergen@jps.net 1 Nov, 2011 CURRICULUM VITAE - ROD BERGEN, P.E. Solar Energy Systems Consultant EDUCATION Rensselaer
City of Beverly Hills Zoning Code Reorganization. Proposed Annotated Outline DRAFT. for commission Review
City of Beverly Hills Zoning Code Reorganization Proposed Annotated Outline DRAFT for commission Review May 15, 2013 City of Beverly Hills Zoning Code Reogranization Proposed Annotated Outline Prepared
Alameda County Mental Health Plan 2025 Fairmont San Leandro, CA 94578 Local: (510) 346-1010 ACCESS Toll-free: (800) 491-9099
Access Units for All California Counties Providers who verify that clients have Medi-Cal from counties other than San Bernardino should contact the county corresponding to the client s Medi-Cal status
California Career Pathways Trust (CCPT) Partnership Overview
2 School s 4 High Schools Antelope Valley Community $2,681,760 College 20 Businesses Butte-Glenn Community College $5,867,662 Campbell Unified School $600,000 Centinela Valley Union High School $578,968
Attachment B Policy Audit Template
Attachment B Policy Audit Template 5 6 7 8 9 0 Provide A Variety of Transportation Choices Provide A Variety of Transportation Choices Provide A Variety of Transportation Choices Encourage transit-oriented
Frederick. Frederick. Maryland. Smart Growth Successes. Frederick. Maryland Department of Planning
Frederick Frederick Maryland Smart Growth Successes Frederick Maryland Department of Planning Smart, Green & Growing Martin O Malley Governor Anthony G. Brown Lt. Governor Maryland Department of Planning
Housing Affordability
Housing Affordability Leigh Ann King, AICP The Rocky Mountain Land Use Institute Sustainable Community Development Code Research Monologue Series: Healthy Neighborhoods, Housing, Food System Housing Affordability
City of Los Angeles CALIFORNIA ERIC GARCETTI MAYOR. November 6, 2014
DEPARTMENT OF CITY PLANNING 200 N. SPRING STREET, ROOM 525 LOS ANGELES, CA 90012-4801 AND 6262 VAN NUYS BLVD., SUITE 351 VAN NUYS, CA 91401 - CITY PLANNING COMMISSION DAVID H. J. AMBROZ PRESIDENT RENEE
Office of Finance Top Debtors List
Office of Finance Top Debtors List NAME TOTAL TAX TYPE BUSINESS ADDRESS 1 PARK PLACE AT LAX INC $ 1,124,463.76 2 CDSA INVESTMENTS INC $ 719,639.55 3 THE PARK AT LAX INC $ 606,145.29 4 AIRPORT VALET OF
REGIONAL PROJECT DEVELOPMENT ADVISORY COMMITTEE Executive Summary & Recommendations
REGIONAL PROJECT DEVELOPMENT ADVISORY COMMITTEE Executive Summary & Recommendations Background Formed in 2013, the Monterey Bay Community Power project is a region-wide collaborative partnership comprised
STRATEGIC PLAN 2015 2020 2030
STRATEGIC PLAN 2015 2020 2030 Boca Raton, Florida May 2015 Lyle Sumek Associates, Inc. Phone: (386) 246-6250 9 Flagship Court Fax: (386) 246-6252 Palm Coast, FL 32137 E-mail: sumekassoc@gmail.com Table
Division S-37. PD Subdistrict 37.
Division S-37. PD Subdistrict 37. SEC. S-37.101. LEGISLATIVE HISTORY. PD Subdistrict 37 was established by Ordinance No. 24204, passed by the Dallas City Council on March 8, 2000. Ordinance No. 24204 amended
AN OVERVIEW OF FUNDING SOURCES
AN OVERVIEW OF FUNDING SOURCES Property Tax Background & Definition: Ad valorem property taxes are levied based on a percentage of the fair market value of real property. Since Fiscal Year 1979, following
Mark D. Watkins, City Manager Jeffrey Lambert, Community Development Director ~
CTY OFVENTURA COMMUNTY DtVf.LOPMf.NT Agenda: 5 Date: April 13, 2015 To: From: Subject: Honorable Mayor and City Council Mark D. Watkins, City Manager Jeffrey Lambert, Community Development Director ~ Errata
Executive Summary. Does a Streetcar Make Sense in Anaheim
Does a Streetcar Make Sense in Anaheim Streetcar in Portland s Pearl District Anaheim s proposed streetcar compares well with national best practice in Portland, Seattle and Tampa where new streetcars
City of Palo Alto (ID # 4924) City Council Staff Report
City of Palo Alto (ID # 4924) City Council Staff Report Report Type: Consent Calendar Meeting Date: 9/8/2014 Summary Title: $200k PAHC CO Park Rehab Request Title: Approval of a Request From Palo Alto
Table 200.5.10.1 PARKING SPACE RATES AND PARKING SPACE OCCUPANCY
Table 200.5.10.1 PARKING SPACE RATES AND PARKING SPACE OCCUPANCY. AM = 6 a.m. to Noon. Adult Education School Adult Entertainment (A) in Policy Area 1 (PA1), Policy Area 2 (PA2) Policy Area 3 (PA3) at
JDM Partners West Valley Opportunity
JDM Partners West Valley Opportunity Presented To: WESTMARC Presented By: Jerry Colangelo David Eaton Mel Shultz Owner & Developer: iconic assets & ventures ARIZONA DIAMONDBACKS 2001 World Series Champions
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
Planning & Zoning 12300 Forest Hill Blvd., Wellington, FL 33414 (561) 791-4000 pzapplications@wellingtonfl.gov PART 2: ZONING TEXT AMENDMENT I. SUBMITTAL CHECKLIST STAFF USE ONLY Intake Date: By: Petition
A. Permitted uses. The following uses are permitted by right in the C-2 zone, subject to the limitations specified:
1 of 8 4/6/2015 1:11 PM Sacramento City Code Up Previous Next Main Collapse Search Print No Frames Title 17 PLANNING AND DEVELOPMENT CODE Division II ZONING DISTRICTS AND LAND USE REGULATIONS Chapter 17.216
1. The area including Tiger Stadium, one of Michigan's cultural icons. 2. The area around Harridon Terminal, on the Rouge River.
Executive Summary: City of Detroit Renaissance Zone Introduction The City of Detroit is seeking the designation of two additional subzones for its successful Renaissance Zone project, which began in 1996
County of San Diego, Planning & Development Services SECOND DWELLING UNIT
County of San Diego, Planning & Development Services ZONING DIVISION The Zoning Ordinance, Section 6156.x, allows the addition of a second dwelling unit to those properties zoned to allow the Family Residential
Specific Plan. Ordinance No. 173,749 Effective March 1, 2001. Specific Plan Procedures Amended pursuant to L.A.M.C. Section 11.5.7
Specific Plan (STATION NEIGHBORHOOD AREA PLAN) Ordinance No. 173,749 Effective March 1, 2001 Specific Plan Procedures Amended pursuant to L.A.M.C. Section 11.5.7 TABLE OF CONTENTS MAP Section 1. Section
CITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: September 24, 2012 Planning Board Case No. 1248Q
CITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: September 24, 2012 Planning Board Case No. 1248Q Morse Life Major Planned Development Amendment Location Aerial I. REQUEST Morse Campus outlined in
Individual Funding Pool
Outreach And Education Grant Program All Organizations that Applied Individual Funding Pool Access California Services African American Prostate Cancer Initiative AHMC Health Foundation Alameda County
Board of Vocational Nursing and Psychiatric Technicians
Department of Consumer Affairs Board of Vocational Nursing and Psychiatric Technicians The table below represents the performance of all first - time program graduates who completed the NCLEX/PN during
VANDERBILT COMPARISON
Village of Vanderbilt Comparison One County, One Vision Master Plan (2000) 1 15 Improve recreation in Otsego County by assessing the availability and need to improve bike paths, county recreation facilities,
A s a retailer, you know the importance of obtaining a seller s permit when
STATE BOARD OF EQUALIZATION SALES AND USE TAX PROCEDURES CLOSING OUT YOUR SELLER S PERMIT A s a retailer, you know the importance of obtaining a seller s permit when you start a business. It is equally
2015 CITY COUNCIL COMMITTEE ASSIGNMENTS
2015 CITY COUNCIL COMMITTEE ASSIGNMENTS Commission Liaison (One Member) Community Services Commission Old Town Local Review Board Planning Commission Public/Traffic Safety Commission Current Member McCracken
National Registry EMT Pass Rates by School for Calendar Year 2010
Program Attempted First Cumulative Cumulative attempt pass within pass within Failed all 6 Eligible attempts for retest Did not complete within 2 years Alameda County EMS Agency American Health Education
Welcome to our exhibition
Welcome to our exhibition Welcome to this public exhibition for Cherry Park, Westfield, Stratford. This exhibition has been organised to update residents on Cherry Park, the next phase of development in
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
WOOD ROOF REPLACEMENT ORDINANCE: COMMUNITY MEETING QUESTIONS AND ANSWERS
WOOD ROOF REPLACEMENT ORDINANCE: COMMUNITY MEETING QUESTIONS AND ANSWERS During a recent community meeting with residents, many questions surrounding buildings with wood roofs were raised. This is intended
(310) 543-9900 (310) 379-3620, (310) 370-5902, (213) 745-6434, (213) 222-1237, (562) 388-7652 info@1736fcc.org
Los Angeles Violence Prevention Resource Directory Domestic Violence Victim/Prevention Services 1736 Family Crisis Center South Bay Office 21707 Hawthorne Blvd., Suite 300 Torrance, CA 90503 (310) 543-9900
KOCE-TV CABLE / SATELLITE LIST
KOCE-TV CABLE / SATELLITE LIST KOCE-TV transmits from Mount Wilson on Channel 50. Here is a list of the many cable systems throughout Southern California that carry KOCE. If your cable system does not
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
Comprehensive Plan Update
Comprehensive Plan Update Today s Agenda 1. Welcome and Presentation 2. Reality Check-Lite Exercise 3. Greenway Mapping Exercise 4. Priority Thought Wall Exercise 5. Next Steps Recap of Feb. Public Meetings
Jones Lang LaSalle has been exclusively retained by ownership to market The Vermont (the Property ), the most. Investment Summary.
Los Angeles Jones Lang LaSalle has been exclusively retained by ownership to market The Vermont (the Property ), the most groundbreaking, luxury, high-rise project to be developed in Los Angeles. With
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
Metropolitan Setting l
Metropolitan Setting l GENERAL CHARACTERISTICS Los Angeles lies at the heart of one of the most complex metropolitan regions in the United States. As a major center of commerce, finance, and industry in