Urban Design Brief Neighbourhood Character Statement Compatibility Report
|
|
- Gerard Rose
- 7 years ago
- Views:
Transcription
1 Urban Design Brief April 16, 2013 Urban Design Brief Neighbourhood Character Statement Compatibility Report Baillargeon April, 2013
2
3 Urban Design Brief April 16, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT The Subject Property The Proposal Design Goals and Objectives Design Response to City Documents Spatial Analysis... 5 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES Conceptual Design Public Realm Sustainability Techniques... 8 APPENDIX A SITE PLANS AND ELEVATIONS APPENDIX B SITE AND SURROUNDING AREA PHOTOS APPENDIX C NEIGHBOURHOOD CHARACTER STATEMENT APPENDIX D COMPATIBILITY REPORT Zelinka Priamo Ltd. i
4 Urban Design Brief April 16, 2013 INTRODUCTION Zelinka Priamo Ltd., on behalf of Brian Baillargeon, has submitted an application to the City of London to amend the Zoning By-law in support of the proposed development of a 7-unit, low-rise apartment building on. This Urban Design Brief describes the design details of the proposed development. SECTION 1 LAND USE PLANNING CONCEPT 1.1 THE SUBJECT PROPERTY The subject property, known municipally as, contains an existing single-detached dwelling. It has an irregular lot shape due to its position next to the Thames Park ravine (Figure 1). The property is approximately 1,637 square metres (0.4 acres) in area with approximately 31.3 metres (103 feet) of frontage along Wortley Road. Figure 1 Subject Property Zelinka Priamo Ltd. 1
5 Urban Design Brief April 16, THE PROPOSAL The proposed development consists of a 3-storey apartment building with a footprint of approximately 636 square metres (6,800 square feet), containing 7 dwelling units (Figure 2). The existing driveway access for the site is intended to be relocated to the northerly limit of the frontage. The building is positioned on the south-west portion of the property, and features two surface parking spaces (one of which is accessible) and 12 enclosed parking spaces on the main floor. Figure 2 Proposed Development 1.3 DESIGN GOALS AND OBJECTIVES The overall goal of the project is to redevelop a residential property in a manner that is complementary to the character of the existing community. The design objectives of the project include establishing a built form and site design which: is visually and functionally integrated into the larger community; provides appropriate pedestrian and vehicle access for site users; is positioned to minimize the potential for privacy impacts; and provides an enclosed parking facility. Zelinka Priamo Ltd. 2
6 Urban Design Brief April 16, DESIGN RESPONSE TO CITY DOCUMENTS Strategic Priorities The City s Vision as detailed the Strategic Priorities are; 1. Economic Prosperity 2. Infrastructure Renewal and Expansion 3. Community Vitality 4. Environmental Leadership 5. Creative, Diverse and Innovative City 6. Progressive Transportation System 7. Managed and Balanced Growth 8. Financial Stability The design of the proposed development is consistent with these priorities. It would have the most noticeable effect as part of managed and balanced growth, as a proposed intensification of a site in an established neighbourhood. Official Plan The City of London Official Plan includes design criteria that are to be applied to new developments. Section lists the design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to specific development, depending on the location and characteristics of each proposal. How the proposed development addresses the relevant design principles is addressed in the following: i) Natural Features The design of the proposed development includes balconies overlooking the wooded ravines of Thames Park, and the rear and north façades includes brickwork and large windows that provide an attractive exterior to park users. We note that the ravine vegetation limits the visibility of the building from the active areas of the park. ii) Trees A tree preservation study will be prepared for the site to identify existing trees to be retained and measures for their protection. Zelinka Priamo Ltd. 3
7 Urban Design Brief April 16, 2013 iv) High Design Standards High standards of design are encouraged in strategic or prominent locations, including sites near the edge of a river valley, such as the subject property. The proposed building design incorporates a mixture of enhanced cladding materials, including a masonry stone base, upper storey brickwork, large balconies and modern divided windows. v) Architectural Continuity The section of Wortley Road around the subject property has a visual identity that is created by a mix of building styles and sizes. While there are a number of buildings dating back to the late 1800 s and early 1900 s, there is no consistency in terms of building size, age or architectural details. The proposed building is designed to introduce contemporary architectural techniques that will mimic the features of older buildings, creating an appearance that is compatible with the character of the area and appropriate for residential use at the northerly terminus of the Wortley Village Main Street Commercial Area. xii) Enhances Accessibility Standards An accessible parking space is proposed directly in front of the building, by the main entrance and the site is planned to be consistent with the City of London Facility Accessibility and Design Standards. xiii) Parking and Loading Aside from the accessible parking space, the proposed parking facilities are located within the main floor of the building. xiv) Privacy While the proposed building includes upper-storey windows and balconies which overlook outdoor amenity areas of properties to the south, those areas function as shared spaces for multi-unit residential buildings with limited existing privacy potential. xv) Outdoor Space Zelinka Priamo Ltd. 4
8 Urban Design Brief April 16, 2013 Each unit includes a private balcony to serve as outdoor living space. In addition, a large outdoor amenity area is provided at the rear of the property. This amenity area is directly adjacent to the Thames Park. 1.5 SPATIAL ANALYSIS Lands within an 800 metre radius of the subject property include existing low, medium and high density residential development, a main-street commercial area, as well as elementary and secondary school sites. The South Branch of the Thames River and Thames Park are located north of the property. Wharncliffe Road South and Ridout Street South are north-south arterial roadways and transit routes, located to the respective west and east of the subject property. Parts of the Downtown area and the Horton Street industrial area are also within the 800m radius. Figure 3 Regional Spatial Analysis Arterial Roadways Public Transit Routes Zelinka Priamo Ltd. 5
9 Urban Design Brief April 16, 2013 The 400 metre area surrounding the subject property is comprised mainly of low density residential uses, including single-detached, duplex and triplex dwellings, as well as several higher density apartment buildings (as highlighted on Figure 3). It also includes much of the Wortley commercial area immediately to the south and Thames Park immediately to the north, which contains much of the amenities necessary to serve the needs of the proposed development. Figure 4 Site Spatial Analysis Vista to and from Site Zone of Sensitivity Apartments Active Frontage Zone Collector Roadway Zelinka Priamo Ltd. 6
10 Urban Design Brief April 16, 2013 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 CONCEPTUAL DESIGN The proposed development includes the establishment of a low-rise apartment building positioned towards the south-westerly corner of the site. This location allows the façade to maintain and enhance the existing streetscape corridor. The main entrance is proposed for the centre of the west building façade, which is oriented towards Wortley Road. Figure 5 Wortley Facade The building has been designed to include a variety of cladding materials and façade elements including a masonry stone base, upper-storey brickwork and detailing, as well as balcony components. The front façade incorporates a large number of functioning windows as well as ornamental main-floor windows. Step-backs, balconies, and pillar/cap detailing around the main entrance add interest to the overall building presentation. Access to the internal parking area is provided via a small driveway to the garage entrance on the north face of the building. Zelinka Priamo Ltd. 7
11 Urban Design Brief April 16, PUBLIC REALM The proposed development provides a short pedestrian walkway with a circular feature to the existing City sidewalk. 2.3 SUSTAINABILITY TECHNIQUES The proposed development will make use of the best-practice techniques of current construction practices to ensure the resulting building is energy efficient. No LEED or other certification is currently anticipated. As the redevelopment of an under-used site within a well established neighbourhood, the proposal constitutes intensification. As such, this development will make efficient use of the existing service and transportation infrastructure. Walkability is a major consideration, since residents are immediately adjacent to the Wortley Village commercial area and Thames Park, with a variety of recreational opportunities, and are within walking distance of the Downtown. Zelinka Priamo Ltd. 8
12 APPENDIX A SITE PLAN AND ELEVATION DRAWINGS
13
14
15 T/O FRONT PARAPET T/O FRONT PARAPET T/O PLYWOOD ROOF DECK T/O PLYWOOD ROOF DECK U/S CEILING U/S CEILING 11'-1 1/2" THIRD FLOOR 11'-1 1/2" THIRD FLOOR DO NOT SCALE DRAWINGS. CONTRACTOR AND SUBCONTRACTORS SHALL CHECK ALL DIMENSIONS AND REPORT TO THE OWNERS ANY DISCREPANCIES PRIOR TO PROCEEDING WITH WORK. 38'-11" U/S CEILING 38'-11" U/S CEILING ALL WORKMANSHIP AND MATERIALS MUST CONFORM WITH O.B.C. AND C.M.H.C. STANDARDS AND BE APPROVED BY OWNER. 10'-1 1/2" 10'-1 1/2" THIS DRAWING IS THE PROPERTY OF THE CONSULTANT AND SHALL NOT BE COPIED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF THE CONSULTANT. SECOND FLOOR SECOND FLOOR U/S CEILING U/S CEILING 10'-1 1/2" GROUND FLOOR 10'-1 1/2" GROUND FLOOR No. DATE 1 FEB. 25/13 2 MAR 18/13 REVISION GEN. REV. PER OWNER REVIEW REV. PER Z.P.A. AND OWNER REVIEW ' ' T/O FRONT PARAPET T/O PLYWOOD ROOF DECK U/S CEILING 11'-1 1/2" THIRD FLOOR Associate U/S CEILING 10'-1 1/2" SECOND FLOOR U/S CEILING 10'-1 1/2" 38'-11" R.Tomè & Associate Inc. 51 Wimbledon Court London ON N6C 5C9 t f r_tome@bellnet.ca GROUND FLOOR ' T/O FRONT PARAPET T/O PLYWOOD ROOF DECK U/S CEILING 38'-11" 11'-1 1/2" THIRD FLOOR U/S CEILING Project Name Proposed 3 Storey / 7 Unit Condominium 10'-1 1/2" London, Ontario 10'-1 1/2" SECOND FLOOR U/S CEILING Drawing Title Preliminary Elevations GROUND FLOOR DATE: JAN. 15, ' SCALE: DRAWN: REVIEWED: AS NOTED C.T. R.T. FILE No: ##-####.DWG PROJECT No: ##-#### A3
16 APPENDIX B SITE AND SURROUNDING PHOTOS
17 Subject Property as Viewed from the Southwest Wortley Commercial Area Viewed from North (across from the subject property)
18 East Side of Wortley Road Around the Subject Property East Side of Wortley Road North of the Subject Property West Side of Wortley Road Across from the Subject Property
19 Subject Property as Viewed From the Northeast (Thames Park) Subject Property and Surrounding Area Viewed From the Northeast (Thames Park)
20 APPENDIX C NEIGHBOURHOOD CHARACTER STATEMENT
21 Neighbourhood Character Statement Brian Baillergeon Introduction This Neighbourhood Character Statement has been prepared in support of the proposed development of the subject property, known municipally as. The proposal would increase the residential density of the lands, triggering the requirement of Section of the City of London Official Plan for the preparation of such a report. The Plan describes the Neighbourhood Character Statement document as; A detailed statement of the character of the existing neighbourhood that demonstrates how the proposed development respects the character of the existing neighbourhood shall be submitted by the applicant. This inventory of urban design characteristics shall include a review of structures and the natural environment within the surrounding neighbourhood. (Section (a)) The following sections of this report provide descriptions of the character and image of the neighbourhood, the site design and the proposed servicing as per the requirements of the Official Plan. Character and Image The subject property is located on the east side of Wortley Road, just north of Craig Street, within a pocket of multi-unit residential buildings. This neighbourhood is one of the oldest in the City and features a number of dwellings that have been designated under the Ontario Heritage Act for their heritage value, as well as a number of properties that have been identified as having potential for designation. The neighbourhood is comprised of 1, 2 and 2 ½-storey brick dwellings and commercial buildings featuring a variety of architectural styles. There are good examples of Late Victorian, Gothic Revival and Italianate buildings in the area, with many buildings featuring a combination of such traditional design details with more recent and eclectic features.
22 The surrounding area is also characterized by of a variety of larger scale, residential buildings. Along Craig Street there are several 2 ½-storey, 1960 s era apartment buildings, as well as older two and 3 ½-storey apartment buildings on Ridout Street. Newer high-rise apartment buildings are located along Ridout Street with new low-rise apartment buildings located in the main street commercial area. The proposed development replaces an existing 1-storey brick dwelling with a new, 3-storey apartment building featuring enclosed parking and upper-level balconies. The building has been designed to include a variety of cladding materials and façade elements including a masonry stone base, upper-storey brickwork and detailing, as well as balcony components. The front façade incorporates a large number of function divided windows as well as ornamental main-floor windows. Step-backs, balconies, and pillar/cap detailing around the main entrance add additional interest to the overall building presentation. Purpose-built apartments can be found throughout the area, with a newly built low rise apartment building at the corner of Wortley Road and Bruce Street, two blocks south of the site which has similar design considerations. The materials and style of the proposed building are intended to mimic design features common within older neighbourhoods and generally reflect the existence of a variety of design styles in the area. The new building will make use of the larger lot size of the subject property and the vista opportunities available at the rear of the property, which overlooks Thames Park. Although views are more limited in the summer due to the tree foliage in the valley slopes, the building is designed to provide prominent views of the park to site users, and to provide an attractive built form when viewed from the park. Site Design The proposed building is positioned close to Wortley Road to maintain the pedestrian streetscape environment established by existing development along the road. This, coupled with the provision of street-level entrance and window details, enhances the streetscape environment and promotes pedestrian activity. The position of the building also promotes the use of the easterly portion of the property as outdoor amenity space and takes advantage of available views of the Thames River Valley.
23 Residents will have walking access to a wide range of commercial and recreational amenities as well as access to public transit service. A short walkway connects the main entrance of the building to the City sidewalk and the accessible parking space. Most of the parking for the facility is enclosed within the main floor of the building. Servicing The site is connected to the surrounding neighbourhood in the same manner as the existing dwelling on the subject property. The western access to Thames Park is very close to the site, and the commercial areas of Wortley Road are only a block away. The development meets the off-street parking requirements of the Zoning By-law and is not expected to interfere with traffic on Wortley Road. The proximity of the subject property to a large array of amenities and opportunities for interaction give it a high degree of walkability. The subject property is reasonably close to the major transit services provided along Bruce Street to the south. All garbage and recycling will be stored within the building and picked up on assigned days within the designated pick-up pad.
24 APPENDIX D COMPATIBILITY REPORT
25 Compatibility Report Brian Baillergeon Introduction This Compatibility Report has been prepared in support of the proposed development of the subject property, known municipally as. The proposal would increase the residential density of the lands, triggering the requirement of Section of the City of London Official Plan for the preparation of such a report. The Plan describes the Compatibility Report document as; a detailed statement of the compatibility of the project, to demonstrate that the proposed project is sensitive to, compatible with, and a good fit within the existing surrounding neighbourhood.. (Section (b)) The following sections of this report provide descriptions of the design of the project, including the built form elements, the massing and articulation, and the architectural treatment; as per the requirements of the Official Plan. Built Form Elements The proposed building provides a west façade that features masonry stone main floor cladding with upper storey brick with masonry cap and window details. Divided windows, prominent entry details, balconies and decorative windows address the pedestrian streetscape of Wortley Road. The building is positioned at the front of the property to continue the existing street wall established by existing development along the east side of Wortley Road. The building massing and flat roof structure are similar to a recently built low-rise apartment building on Wortley Road, two blocks to the south, and are consistent with its location only four properties north of the Wortley Village main street commercial area, and opposite a pair of tall, commercially converted buildings. The entrances and main window openings are located on the front building faces, matching the pattern of existing development in the area.
26 Massing and Articulation The rhythm of the main-floor building openings (doors and windows) provides a mix of symmetrical elements with the main entrance offset to increase proximity to the street environment. The spacing and amount of fenestration is consistent with existing development in the area. The setback from the street is consistent with the existing development along Wortley Road. The proposed building is compatible with the scale of existing development in the area, and no transition of scale is required. The proposed building is much larger than the existing single-storey dwelling and is well suited for the size of the property. Shadow effects on adjacent properties will not substantially change as a result of the proposed redevelopment. Architectural Treatment The proposed buildings make use of contemporary building materials and construction methods to mimic the basic elements of the various Victorian Era styles along Wortley Road, particularly the brick cladding, divided windows and entrance details. The building features brick cladding with a masonry stone base, and reflects historic building styles common to the area.
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 informationPrior to submission of drawings for building permit, the architectural control process will be undertaken for the developer and/or builders.
6.0 Design Review process 6.0 Design Review Process The design review process will coordinate the public and private realm architecture for the community, i.e., the site planning, streetscape, and architecture
More information3655 Kingston Rd - Official Plan and Zoning By-law Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 3655 Kingston Rd - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: January 13, 2016 To: From: Wards: Reference Number: Scarborough Community
More informationSTAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North
STAFF REPORT December 20, 2004 To: From: Subject: North District Community Council Director of Community Planning - North Preliminary Report Respecting Revised Application OPA & Rezoning Application 01
More informationIndustrial 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 informationRevere 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 informationCITY 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 informationPresentation: 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 informationCOUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant
COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2013-00004 Hollymead Town Center Block VI Planning Commission Public Hearing: July 29, 2014 Staff: Claudette Grant Board of Supervisors
More informationDESIGN 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 information05 AREA/SITE SPECIFIC GUIDELINES
05 AREA/SITE SPECIFIC GUIDELINES Site 1 - Glass Yard The leisure centre that is currently located on this site should move to a more central location in the town centre close to the existing public squares.
More informationKirkland 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 informationTOWN 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 informationDECISION/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 informationChurches and Schools Development Standards
Uses Code Provisions Site Development Standards RS-4 Sec.24-44 RD Sec. 24-45 RM-23 Sec. 24-48 Residential Single Family Residential Two- Family (Duplex) Residential Mid- Rise Multifamily (High Density)
More information68 & 70 Charles Street East & 628, 634, 636 & 638 Church Street- Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 68 & 70 Charles Street East & 628, 634, 636 & 638 Church Street- Zoning Amendment Application - Preliminary Report Date: November 21, 2014 To: From: Wards: Reference Number:
More informationREQUEST FOR PROPOSALS FOR: THE PURCHASE AND RENOVATION OF ADJOINING PROPERTIES AT 200/240 SOUTH 16 TH STREET ORD, NEBRASKA BY:
REQUEST FOR PROPOSALS FOR: THE PURCHASE AND RENOVATION OF ADJOINING PROPERTIES AT 200/240 SOUTH 16 TH STREET ORD, NEBRASKA BY: THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ORD JULY 2014 A. STATEMENT
More informationR&S. August 2014 Prepared by RandS Associated Srl. 1. Introduction
Building Engineer UK Registration Board n.075077h Design and Access Statement for Application for Planning Permission for demolition of a garage and construction of an extension to an existing Victorian
More informationToronto and East York Community Council. Director, Community Planning, Toronto and East York District. 15-236743 STE 14 OZ and 15-130397 STE 14 RH
STAFF REPORT ACTION REQUIRED 56-58 Atlantic Avenue and 25-35 Liberty Street and 57-65 Jefferson Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 11,
More informationPlanning should achieve high quality urban design and architecture that: Contributes positively to local urban character and sense of place.
15 BUILT ENVIRONMENT AND HERITAGE 15/07/2013 VC100 Planning should ensure all new land use and development appropriately responds to its landscape, valued built form and cultural context, and protect places
More informationArchitectural 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 informationNew 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 informationGlossop Design & Place Making Strategy
Supplementary Planning Document to the High Peak Local Plan June 2011 Design Brief for the Town Hall Complex GILLESPIES I GERALD EVE Reproduced from the Ordnance Survey map with the permission of Ordnance
More informationSection 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 information9.0 Alta Vista/Faircrest Heights/Riverview Park (Key Principles)
9.0 Alta Vista/Faircrest Heights/Riverview Park (Key Principles) Official Plan Consolidation for the City of Ottawa 1 9.1 Location This Chapter applies to Alta Vista/Faircrest/Riverview Park, which corresponds
More informationHARRIS 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 informationDivision 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 informationParkway Forest Context Plan
Parkway Forest Context Plan City of Toronto June 11, 2007 Final WZMH Architects Table of Contents: 1.0 Introduction and Background 1.1 Location 1.2 Context Plan Area 1.3 Surrounding Features 1.4 Existing
More informationWESTFIELD-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 informationDepartment for Communities and Local Government
Department for Communities and Local Government Permitted development for householders Technical Guidance April 2014 Department for Communities and Local Government Please note: This technical guidance
More informationBASSETT CREEK VALLEY MASTER PLAN OPEN HOUSE
BASSETT CREEK VALLEY MASTER PLAN OPEN HOUSE February 23, 2006 PROJECT INTRODUCTION Project Area 230 acres $50 million estimated market value (approximately) 50 acres parkland 100 residences (estimated)
More informationCHAPTER 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 informationDESIGN GUIDANCE NOTE: 11 PORCHES
DESIGN GUIDANCE NOTE: 11 PORCHES 1. INTRODUCTION This guidance note is one of a series giving advice on various types of development within Barnet. It advises on designing porch extensions including canopies.
More information3. TOWN/NEAREST TOWN: Millsboro vicinity? 4. MAIN TYPE OF RESOURCE: building structure site object landscape district
DELAWARE STATE HISTORIC PRESERVATION OFFICE 15 THE GREEN, DOVER, DE 19901 CULTURAL RESOURCE SURVEY PROPERTY IDENTIFICATION FORM CRS # S-12215 SPO Map 16-17-08 Hundred Dagsboro Millsboro Quad Other 1. HISTORIC
More informationPLANNED 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 informationBUILDING AND DEVELOPMENT TRIBUNAL - DECISION
APPEAL File No. Insert No. 3-06-004 Integrated Planning Act 1997 BUILDING AND DEVELOPMENT TRIBUNAL - DECISION Assessment Manager: Site Address: Gold Coast City Council withheld- the subject site Applicant:
More informationTall Building Design Guidelines Status Update
STAFF REPORT ACTION REQUIRED Tall Building Design Guidelines Status Update Date: April 6, 2010 To: From: Wards: Reference Number: Planning and Growth Management Committee Chief Planner and Executive Director,
More information1 Amendment C195 to the Boroondara Planning Scheme - Maling Road Built Form Controls - Adoption
1 Amendment C195 to the Boroondara Planning Scheme - Maling Road Built Form Controls - Adoption Abstract The purpose of this report is to inform Council of the outcomes of the Urban Planning Special Committee
More informationGuidance Note on the Need for Planning Permission for the Development of Existing Houses and Flats (effective from 6 February 2012)
de Guidance Note on the Need for Planning Permission for the Development of Existing Houses and Flats (effective from 6 February 2012) Introduction The rules governing permitted development (that is, whether
More informationAmendment C195 to the Boroondara Planning Scheme - Maling Road Built Form Guidelines - Summary of Submissions and Request for Panel
UPC2 Amendment C195 to the Boroondara Planning Scheme - Maling Road Built Form Guidelines - Summary of Submissions and Request for Panel Abstract On 17 March 2014 the Urban Planning Special Committee (UPSC)
More informationCITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT
Page 1 CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT CIVIC CENTRE 2141 MAJOR MACKENZIE DRIVE MAPLE ONTARIO L6A 1T1 905-832-2281 Page 2 SECTION 1 - GENERAL OBJECTIVES To provide
More informationRESIDENTIAL DRIVEWAYS
RESIDENTIAL DRIVEWAYS If you have specific questions or want to confirm your plans, our staff is available to assist in person, by telephone, or by e-mail. City of St. Petersburg Division of Development
More informationREPORT 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 informationArchitectural Control Guidelines
Architectural Control Guidelines The following Architectural Control Guidelines have been customized for 386 Beaverbrook and are intended to maintain a minimum standard of new construction within the development.
More informationINTRODUCTION 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 informationMillennium - 195 Dundas Street. Ayerswood Development Corp.
Urban Design Brief April 30, 2015 Millennium Ayerswood Development Corp. Urban Design Brief Millennium - 195 Dundas Street Ayerswood Development Corp. April 30, 2015 Urban Design Brief April 30, 2015 Millennium
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: MARCH 6, 2013 TO: THRU: FROM: SUBJECT: Chair Fox and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Doris Nguyen, Associate
More informationAppendix "B" - Development Checklist
Appendix "B" - Development Checklist Page B INTRODUCTION The North Shore is a varied, compact and well-established combination of neighbourhoods. The diversity of services, residential accommodation and
More information12 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 informationExempted Development - Frequently Asked Questions
Exempted Development - Frequently Asked Questions Important Pre-Conditions Please note all exempted development is subject to certain restrictions as set out in Articles 6, 7, 8, 9 and 10 of the Regulations.
More informationCONSERVATION AREAS. Residential Planning Guidelines DO I NEED PLANNING PERMISSION? Examples of Development that require Planning Permission
CONSERVATION AREAS Residential Planning Guidelines DO I NEED PLANNING PERMISSION? Examples of Development that require Planning Permission Windturbines will usually require planning permission Extensions
More informationDesign and Access Statement. 141-145 Earls Court Road London SW5 9RH
J U L I A N A R E N D T A S S O C I A T E S 1 7 a P i n d o c k M e w s L i t t l e V e n i c e L o n d o n W 9 2 P Y F + 4 4 2 0 7 2 8 6 9 9 0 1 Design and Access Statement T + 4 4 2 0 7 2 8 6 9 9 9 1
More informationTOWN 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:
More informationRestoration. a brief look at
Copyright 2009 Canin Associates, Inc. All rights reserved. No part of this publication may be reproduced or transmitted by any means without written permission from Canin Associates, Inc. a brief look
More informationDirector, Community Planning, Toronto and East York District 14 227468 STE 27 OZ & 14 227473 STE 27 RH
STAFF REPORT ACTION REQUIRED 68 & 70 Charles Street East & 628, 634, 636 & 638 Church Street- Zoning Amendment and Rental Housing Demolition Application under Municipal Code Chapter 667 Final Report Date:
More informationCity of Fort Lauderdale Historic Preservation Design Guidelines
City of Fort Lauderdale Historic Preservation Design Guidelines New Construction & Additions When considering the construction of a new building within a historic context, property owners are encouraged
More informationTARRANT COUNTY FAMILY LAW CENTER Fort Worth, Texas
Fort Worth, Texas RELEVANT FEATURES Courthouse design relies on contemporary and traditional influences to create a building appropriate to its urban setting. Courtrooms and lobby areas receive direct,
More informationEmerson on Main Letter of Intent
January 12, 2016 Mr. Adam Sayre, AICP Director of Planning & Development City of Verona 111 Lincoln Street Verona, WI 53593 Re: Emerson on Main development Concept design; Rezoning & Conditional Use Mr.
More informationChapter 7 ZONING PLAN
Chapter 7 ZONING PLAN Introduction This Chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Growth Management Plan and the
More informationFUTURE LAND USE ELEMENT
GOALS, OBJECTIVES AND POLICIES FUTURE LAND USE ELEMENT GOAL A THE CITY OF FORT WALTON BEACH WILL PLAN FOR AND PROVIDE A HIGH QUALITY OF LIFE TO MEET THE NEEDS OF THE CURRENT AND FUTURE POPULATION, PROVIDING
More informationAppendix C. Sign Design Guidelines. Sign Types and Placement
Appendix C Sign Design Guidelines Because signage is intended to be visible and attract attention, it has significant visual impact on the area in which it is placed, particularly in a community that is
More informationSECTION 6 COMMERCIAL ZONES
Click here to access definitions SECTION 6 COMMERCIAL ZONES 6.1 CONVENIENCE COMMERCIAL (C.1) ZONE 18116 6.1.1 PERMITTED USES The following are permitted Uses within the C.1 Zone: Artisan Studio Convenience
More informationIntroduction. Two storey & first floor rear extensions. two storey rear 1
Introduction This advice leaflet has been produced to help in the planning of your house extension, by identifying the main points to consider, in order to achieve an acceptable proposal. This leaflet
More informationSCHEDULE 16 TO THE SPECIAL USE ZONE. Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT. Purpose
SCHEDULE 16 TO THE SPECIAL USE ZONE Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT Purpose To facilitate the revitalisation of the Ballarat Station Precinct in accordance
More informationD3 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 informationCity 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 informationShaping Whanganui. Have your say, korero mai
Shaping Whanganui Have your say, korero mai Outer Commercial Design Guidelines Discussion Document Background The Outer Commercial zone of the District Plan sits on the outside of the central shopping
More information423 NORTH HOWARD ST. VISUAL STRUCTURAL ASSESSMENT
Urgent Needs II City of Baltimore No. 1099 423 NORTH HOWARD ST. 423 North Howard Street (circa 1880) is a multi-story building constructed second in row south of Franklin Street and between the vacant
More information50 Bloor Street West Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 50 Bloor Street West Zoning Amendment Application - Preliminary Report Date: August 10, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1. Inner Business Zone. Outer Business Zone PALMERSTON NORTH CITY COUNCIL
A division of Hudson Group Ltd ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1 Inner Business Zone Outer Business Zone PALMERSTON NORTH CITY COUNCIL 1 2 A division of Hudson Group Ltd Prepared
More informationAPPLICATION NO. 15/P/00168 RECEIVED: 27-Mar-2015. Change of use of shop to residential flat (first floor) and shop alterations
DATE OF COMMITTEE: 12-May-2015 APPLICATION NO. 15/P/00168 RECEIVED: 27-Mar-2015 PROPOSAL: Change of use of shop to residential flat (first floor) and shop alterations LOCATION: APPLICATION TYPE: APPLICANT:
More informationPlanning Commission Staff Report
10 Planning Commission Staff Report TO: FROM: THROUGH: PLANNING COMMISSION AMY TEMES, SENIOR PLANNER (480) 503-6729, AMY.TEMES@GILBERTAZ.GOV CATHERINE LORBEER, AICP, PRINCIPAL PLANNER (480) 503-6016 CATHERINE.LORBEER@GILBERTAZ.GOV
More informationFOR SALE. The Friedman Building 1701 18th Avenue South, Seattle 98144. Nicholas T. Gill 206.505.9410. Allan Friedman. 206.505.
FOR SALE FOR MORE INFORMATION PLEASE CONTACT: The Friedman Building 1701 18th Avenue South, Seattle 98144 PRICE: $4,800,000 FEATURES: LAND SF: 40,000 SF + Fantastic Large Townhome Site BUILDING SF: 33,332
More informationDowntown Core Sub-district
3-10 Land Use Downtown Core Sub-district District development will be most intense and most urban in character in the Downtown Core. The objective is to establish this area as a citywide and regional retail
More informationLiving Options Varsity Lakes, Australia
Living Options Varsity Lakes, Australia Summary Varsity Lakes is a master planned community located at the Gold Coast, Queensland that comprises 4,500 homes. The development is based around Lake Orr and
More informationServices Department A009/08 April 28, 2008
Report To: Development Services Committee Item: Date of Report: From: DS-08-150 April 23, 2008 Commissioner, Development File: Date of Meeting: Services Department A009/08 April 28, 2008 Subject: Direction
More informationCERTIFICATE OF APPROPRIATENESS Planning and Development Department, Neighborhood Services
Owner: Midas Equity, LLC. Applicant: Nine Lite Construction Time Frame Date Accepted April-12-2011 90-day Waiver N/A SITE INFORMATION: Lot 7, Block 247, Houston Heights Subdivision,, Harris County, Texas.
More informationCity 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 information5. Specific Use Regulations
5. Specific Use Regulations 5.1 Application 5.1.1 The specific use regulations shall apply to all development unless otherwise exempted in this section. 5.1.2 Where these regulations may be in conflict
More informationDevelopment Control Committee 14 April, 2016 WD/D/15/002369 ITEM NUMBER 04
Development Control Committee 14 April, 2016 WD/D/15/002369 ITEM NUMBER 04 Application Number: WD/D/15/002369 Full Registration Date: 23 September, 2015 Application Site: SHUTTERS, CLAPPENTAIL LANE, LYME
More informationSECTION 100 Short Title This Ordinance shall be known as the "Zoning Ordinance of the Borough of Pottstown."
ARTICLE 1 Purpose SECTION 100 Short Title This Ordinance shall be known as the "Zoning Ordinance of the Borough of Pottstown." SECTION 101 Purpose 1. This ordinance regulates the use of land and the construction
More information8. EXTERIOR SITE LIGHTING
8. EXTERIOR SITE LIGHTING Goal: Exterior lighting should be used to provide illumination for the security and safety of entry drives, parking, service and loading areas, pathways, courtyards and plazas,
More informationVISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY
3 VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY The overall planning strategy for the Bank Street CDP is to ensure that future development is undertaken in a coordinated and planned approach, supported
More informationRESIDENTIAL WOOD DECKS
RESIDENTIAL WOOD DECKS 1 A Building Permit is required for the construction of a wood deck where the deck is more than 600 mm above grade at any point. Definition: For the purposes of this pamphlet, a
More informationHEATING, VENTILATING, AND AIR CONDITIONING EQUIPMENT. Application Guidelines
HEATING, VENTILATING, AND Application Guidelines The Landmarks Preservation Commission (LPC) is the Mayoral agency charged with designating and regulating individual landmarks and historic districts. The
More informationII. NEIGHBORHOOD CHARACTER...
Contents I. INTRODUCTION... 3 Why Do We Have Residential Design Guidelines?...3 Legal Basis...3 How are the Guidelines used?...4 Applicability...4 Organization...5 Design Principles...5 Further Information
More information23 Glen Watford Drive - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 23 Glen Watford Drive - Zoning Amendment Application - Preliminary Report Date: August 21, 2013 To: From: Wards: Reference Number: Scarborough Community Council Director, Community
More informationhttp://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 informationSmart Growth Illustrated: Developer s Guidebook. City of Bentonville Community Development Department October 2006
Smart Growth Illustrated: Developer s Guidebook City of Bentonville Community Development Department October 2006 1 Table of Contents What is Smart Growth...3 Six Goals of Smart Growth 5 Ten Tools of Smart
More informationDwelling house guide
Dwelling house guide Contents 1.0 Introduction... 1 2.0 What is a dwelling house?... 1 3.0 What building assessment provisions apply to dwelling houses?... 1 4.0 What level of assessment applies to a dwelling
More informationARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT
ARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT 8.1.1. O-I DISTRICT SCOPE AND INTENT. Regulations in this section are the O-I district regulations. Article XIX should be consulted to determine
More informationMinor Accommodation Planning Review Application
City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 Tel. (310) 285 1141 Fax. (310) 858 5966 Planning Review Overview: Minor Accommodation Planning Review Application Before
More informationCity of Tampa Zoning Districts
City of Tampa Zoning Districts The city is divided by chapter 2 into zoning districts, the boundaries and designations of which are shown in a series of maps, covering in combination the entire land and
More informationMANAGEMENT PLAN STONE BAY RIFLE RANGE HISTORIC DISTRICT MCB CAMP LEJEUNE
MANAGEMENT PLAN STONE BAY RIFLE RANGE HISTORIC DISTRICT MCB CAMP LEJEUNE This management plan is to be used in association with procedures outlined in Chapter of the Historic Buildings Management Handbook.
More informationHOUSING FOR ALL E-NEWSLETTER ISSUE 2 SUMMER 2012
HOUSING FOR ALL E-NEWSLETTER ISSUE 2 SUMMER 2012 Welcome to Bruce County s second Housing Newsletter! This newsletter is a collection of upcoming events, stories, resources and announcements to keep you
More informationDecision Due Date: 15 April 2015. Site visit date: 12 & 25 March 2015
App.No: 150172 (PPP) Officer: Toby Balcikonis Decision Due Date: 15 April 2015 Site visit date: 12 & 25 March 2015 Ward: Upperton Type: Planning Permission Site Notice(s) Expiry date: 21 March 2015 Neighbour
More informationAppendix 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,
More information2175 Keele Street - Official Plan and Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 2175 Keele Street - Official Plan and Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: December 15, 2015 To: From: Wards: Reference
More informationLAND-USE ZONING OBJECTIVES
LAND-USE ZONING OBJECTIVES 1 5 1 LAND-USE 5 ZONING OBJECTIVES Introduction 15.1 The purpose of land use zoning is to indicate the land use planning objectives of the City Council for all lands in its administrative
More informationAtkins Park Historic District Regulations (Chapter 20O) The intent of the regulations for the Atkins Park Historic District is as follows:
Sec. 16-20O.001. Statement of Intent Atkins Park Historic District Regulations (Chapter 20O) The intent of the regulations for the Atkins Park Historic District is as follows: (1) To recognize and maintain
More information