Amendment to the Garneau Area Redevelopment Plan
|
|
- Tobias Lawrence
- 7 years ago
- Views:
Transcription
1 Amendment to the Garneau Area Redevelopment Plan to Ave NW File: Prepared for: WAM Development Group Wheaton Group Prepared by: Stantec Consulting Ltd.
2 Table of Contents 1.0 INTRODUCTION BACKGROUND PROPOSED AMENDMENT AMENDMENT RATIONALE MAP AMENDMENT POLICY CONTEXT CAPITAL REGION GROWTH PLAN LAND USE PLAN CITY OF EDMONTON MUNICIPAL DEVELOPMENT PLAN THE WAY WE GROW CITY OF EDMONTON TRANSPORTATION MASTER PLAN THE WAY WE MOVE... 8 APPENDIX 1 AMENDED MAPS... 9 i
3 1.0 Introduction The proposed amendment to the Garneau Area Redevelopment Plan (ARP), Bylaw 6221, as amended, has been prepared by Stantec Consulting Ltd. on behalf of WAM Development Group and Wheaton Group, for the follow properties: to Ave NW. The application seeks to amend the boundaries of the Strathcona ARP by adding those parcels located at to Ave NW, and removing them from the Garneau ARP. The areas currently included in each ARP are shown in Figure 1: Location and Context. The amendment is precipitated by a rezoning application which would allow for the redevelopment of a former automobile dealership and several residential structures to a mixed use residential and commercial development, with the potential for multiple structures on four sites. The intent is to provide pedestrian oriented buildings with commercial, retail, live/work and residential uses located in the podium of the buildings and residential uses located above the podium. 2.0 Background Bylaw 6221 was adopted by Council in May It was consolidated by virtue of the incorporation of the following bylaws: Bylaw 6221 Approved May 25, 1982 (To adopt the Garneau ARP) Bylaw 7047 Approved March 8, 1983 (Miscellaneous Policy Changes) Bylaw 7430 Approved January 24, 1984 (Deletion of Redevelopment Levy) Bylaw 7938 Approved June 25, 1986 (Miscellaneous Policy Changes) Bylaw 9096 Approved February 28, 1989 (Deletion of Policies G.2, G.6, 2.2) Bylaw Approved May 16, 1994 (Policy changes relating to alcohol sales) Bylaw Approved September 19, 1994 (Addition of Policy 2.2c) Bylaw Approved April 15, 1996 (Amendment to Policy 2.1) Bylaw Approved July 15, 1997 (Amendments to Policy 2.1 and 2.2b) Bylaw Approved January 20, 1998 (Boundary amendment and Sub-Area 4 revisions) Bylaw Approved April 3, 2000 (Amendment to Policies G.2, G.6 and 4.2) Bylaw Approved May 30, 2001 (Policy changes to bring Plan in conformity with new Land Use Bylaw) Bylaw Approved January 9, 2002 (Policy change) Bylaw Approved October 15, 2003 (Replace Schedule Q ) Bylaw Approved May 25,2004 (Addition of Policy 1.3b) Bylaw Approved November 17, 2008 (Replace Schedule Q ) Bylaw Approved July 19, 2010 (To incorporate the directives of the 109 Street Corridor Study and the Residential Infill Guidelines) 1
4 The proposed amendment focuses on an area in the eastern portion of the Garneau ARP. The amendment area occupies an area of approximately 0.21 hectares and affects an accessory parking lot associated with a former automotive dealership. It is located west of 106 Street NW between 81 Avenue NW and a lane. The following sections outline the details of the proposed amendment, rationale and conformance with applicable City policies. 2
5 Figure 1: Location and Context 3
6 3.0 Proposed Amendment This amendment is a result of rezoning located at to Ave NW, to Ave NW, Ave NW and to Ave NW. The rezoning application proposes to amend site from the current CB2 (General Business Zone) and Dc2 (Site Specific Direct Development Control Provision) to a DC1 (Direct Development Control Provision). The amendment and rezoning will facilitate the redevelopment of underutilized parcels into a mixed use development featuring a mix of residential, commercial, live-work, and office uses. In order to more effectively regulate development, it is proposed that all lands included in the DC1 Provision be included in the Strathcona ARP. This involved removing those parcels located at to Ave NW from the Garneau ARP and adding them to the Strathcona ARP. 3.1 AMENDMENT RATIONALE The proposed redevelopment of the site is in keeping with City policies for developments within mature neighbourhoods regarding maximizing underutilized and underdeveloped sites, and the use of existing infrastructure, municipal facilities and servicing. In addition, the proposed amendment has been prepared in accordance with municipal policies and provides opportunity for achieving an effective and efficient infill development resulting in higher density and better use for the site. The proposed amendment will allow for redevelopment of a former automotive dealership, including large areas of parking/vehicle storage, and two low density residential structures within the Whyte Avenue Commercial Area. The proposed mixed use development will be pedestrian oriented in nature with commercial, retail, residential and live-work uses located in the podium of the building, with residential uses located above the podium. The development is compatible with adjacent uses which are currently developed as primarily commercial uses. The proposed development will contribute to the attractive pedestrian oriented streetscape fronting onto Whyte Avenue, 81 Avenue NW and 106 Street NW by providing a podium which focuses activity down to the street level and activates the street front. The podium will be compatible in scale, function and design continuity with the historical and architectural character of the Whyte Avenue Commercial Area and will add to the vibrant character the neighbourhood is known for. The amendment area will also take advantage of being along Transit Avenue located along Whyte Avenue, allowing for multiple modes of transportation options for residents and visitors to the Site. Existing and proposed bicycle facilities are located nearby, providing additional transportation options. In addition, the proposed mixed use nature of the development, including residential development, will provide for added safety and security through informal surveillance after businesses are closed. 4
7 3.2 MAP AMENDMENT The following Strathcona Area Redevelopment Plan maps, included in Appendix 1 Amended Maps, would require amendment. Schedule A Vicinity Map (p.2) Schedule B Area Redevelopment Plan (p.6) Schedule C General Land Uses (p.7) Map Policy G.2 (p.13) Map Policy G.3 (p.15) Schedule D Existing Commercial Strips (p.17) Schedule E Roadway Designations (p.27) Map Policy G.14 (p.28) Schedule D Existing Commercial Strips (p.31) Schedule H Designated Bikeways and Crosswalk Locations (p.33) Map Policy G.21, Institutional and Public Land Uses (p.37) Schedule J Detailed Land Use, Sub-area 2 (p.73) Map Walk Up Apartments/Stacked Row Housing (p.77) Map High Rise Apartment Area (p.79) Map Accessory and Non-accessory Parking (p.81) Map Proposed New Park Facility (p.84) Schedule Q Proposed Zoning 5
8 4.0 Policy Context The following sections provide rationale for the proposed development in the context of applicable plans and policies. 4.1 CAPITAL REGION GROWTH PLAN LAND USE PLAN This amendment complies with the following policies of the Capital Region Growth Plan Land Use Plan: Most new growth shall occur within priority growth areas. Priority shall be given to accommodating growth in major employment areas and in locations that meet at least three of the following four criteria: a. Existing and proposed multi-mode movement corridors, including transit nodes; b. Adjacent to existing and proposed major employment areas; c. Redevelopment and intensification opportunities within the existing urban areas; and d. Locations that utilize existing infrastructure and servicing capacity or logically and efficiently extend that infrastructure. Transit corridors and nodes within the priority growth areas shall be identified. Growth within nodes and along these corridors shall be intensified. Encourage and support multi-use and multi-storey development at the nodes within the priority growth areas. New residential developments shall provide a greater proportion of higher density residential units. The amendment area is located within the Capital Region Board s Priority Growth Area B. The proposed amendment meets all four of the criteria listed. a. The amendment area is located along 82 (Whyte) Avenue which is a major public transit route and a designated Transit Avenue. b. The Site is located in close proximity to the University of Alberta and the Downtown, which both provide for a variety and high number of employment opportunities. c. The Site is located within the mature neighbourhood of Queen Alexandra and will result in the redevelopment of an underutilized site to a mixed use development with a pedestrian-oriented commercial/retail and live/work components. d. The Site is located within the developed neighbourhood of Queen Alexandra and will be able to utilize existing infrastructure. The proposed Site is located along 82 (Whyte) Avenue which is a designated Transit Avenue within the City. The amendment will accommodate a mixed use development with retail, commercial, and live/work uses located in the podium of the building with residential development located above the podium. The proposed amendment will provide for the opportunity to accommodate a mixed use development with residential development located above commercial, retail, and live/work uses. 6
9 4.2 CITY OF EDMONTON MUNICIPAL DEVELOPMENT PLAN THE WAY WE GROW This amendment is consistent with the City of Edmonton s Municipal Development Plan (MDP) The Way We Grow, as it is located in a mature area suitable for mixed use development. This application conforms to the following policies of The Way We Grow: Encourage a minimum of 25 percent of city-wide housing unit growth to locate in the Downtown and mature neighbourhoods (see Map 3 Established Neighbourhoods) and around LRT Stations and transit centres where infrastructure capacity supports redevelopment. The Site of the proposed amendment is located in the mature neighbourhood of Queen Alexandra and is located along 82 (Whyte) Avenue which is a designated Transit Avenue Promote residential and employment growth that is sensitive to existing development along transit avenues (see Map 6: Transit Avenues) where infrastructure capacity supports redevelopment Support redevelopment and residential infill that contribute to the livability and adaptability of established neighbourhoods (Map 1: Land Development Concept) and which are sensitive to existing development Support neighbourhood revitalization that contributes to the livability and adaptability of mature neighbourhoods (see Map 3: Established Neighbourhoods) Optimize the use of existing infrastructure in established neighbourhoods Provide a broad and varied housing choice, incorporating housing for various demographic and income groups in all neighbourhoods. The proposed amendment allows for the redevelopment of a former automotive dealership and several low density residential buildings. This redevelopment will be sensitive to existing development and will provide additional residential, commercial and employment opportunities along a Transit Avenue. The building designs will include a podium that will maintain the pedestrian oriented human scale of the area and promote an active streetscape. The proposed amendment would allow for commercial, retail, and live/work units developed at grade and in the podium of the building, with apartment housing located above the podium. The proposed development will be designed to provide a comfortable pedestrian experience along 106 Street NW, 81 Avenue NW and Whyte Avenue. Building podiums will range in height between 2 and three storeys, which will facilitate the activation of the streetscape, and set tower portions of the buildings back from the pedestrian realm. The proposed amendment will provide additional residential, retail and commercial opportunities for individuals in a mature neighbourhood that is in close proximity to the University of Alberta and the Downtown. The proposed amendment will allow for the utilization of existing transportation and utility infrastructure (water, sanitary, transit, etc.). The Queen Alexandra Neighbourhood and the broader Old Strathcona area provides for a large range of housing choice, from low to high density residential developments, creating accessibility for various demographic and income groups. The proposed development offers a range of apartment units, as well as live/work and townhouse units to build on the variety of housing options in the area. 7
10 Provide a greater range of housing choice in association with the location of education, recreation and health uses. The proposed amendment is in close proximity to education institutions (i.e. The University of Alberta), recreation facilities (i.e. The University of Alberta, North Saskatchewan River Valley) and health uses (i.e. The University of Alberta Hospital). 4.3 CITY OF EDMONTON TRANSPORTATION MASTER PLAN THE WAY WE MOVE This amendment is consistent with the City of Edmonton Transportation Master Plan The Way We Move. The proposed development addresses The Way We Move strategic goals such as: Transportation and Land Use Integration, Access and Mobility, Sustainability, and Health and Safety. The Site for the proposed amendment takes advantage of the existing transit avenue located along Whyte Avenue, allowing for multiple modes of transportation options for residents and visitors to the Site. In addition, the proposed amendment would also allow for a mixed use development, including residential development, which provides for added safety and security through informal surveillance after businesses are closed. The mixture of uses also increases the sustainability of the Site, as well as adding to the sustainability of the larger Queen Alexandra Neighbourhood and the broader Whyte Avenue area. 8
11 Appendix 1 Amended Maps Schedule A Vicinity Map (p.2) 9
12 Schedule B Area Redevelopment Plan (p.6) 10
13 Schedule C General Land Uses (p.7) 11
14 Map Policy G.2 (p.13) 12
15 Map Policy G.3 (p.15) 13
16 Schedule D Existing Commercial Strips (p.17) 14
17 Schedule E Roadway Designations (p.27) 15
18 Map Policy G.14 (p.28) 16
19 Schedule D Existing Commercial Strips (p.31) 17
20 Schedule H Designated Bikeways and Crosswalk Locations (p.33) 18
21 Map Policy G.21, Institutional and Public Land Uses (p.37) 19
22 Schedule J Detailed Land Use, Sub-area 2 (p.73) 20
23 Map Walk Up Apartments/Stacked Row Housing (p.77) 21
24 Map High Rise Apartment Area (p.79) 22
25 Map Accessory and Non-accessory Parking (p.81) 23
26 Map Proposed New Park Facility (p.84) 24
27 Schedule Q Proposed Zoning 25
VISION, 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 informationCentral Core. 2014 Vacant Land Inventory Report GROWTH ANALYSIS TECHNICAL SERIES
Central Core 2014 Vacant Land Inventory Report GROWTH ANALYSIS TECHNICAL SERIES INTRODUCTION As a City, Edmonton is growing. Tens of thousands of people arrive each year, and our City is providing the
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 informationExecutive Summary Photo Credits Child Picture - Connect 2 Edmonton / Kim Doyle Thoreson Downtown Skyline Picture - Connect 2 Edmonton / Daniel Clarke Municipal Development Plan The Way We Grow 1 Table
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 information28.0 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 information1.0 INTRODUCTION... 2
City of Edmonton Bylaw 16242 Final Draft June 28, 2013 1 Table of Contents 1.0 INTRODUCTION... 2 1.1 PLAN PURPOSE AND OBJECTIVE... 2 1.2 PLAN AREA... 2 1.3 PLANNING CONTEXT... 5 1.4 PLAN PROCESS... 6 1.5
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 informationPlanning for the future. building a great city, great neighbourhoods
Planning for the future building a great city, great neighbourhoods Table of contents 1 Looking ahead 2.4 million Calgarians 2 Goals 3 Building a sustainable, connected city of great neighbourhoods 4 Finding
More informationCorridor Goals and Objectives
Corridor Goals and Objectives This chapter presents the goals and objectives, developed by the Corridor Study Committee, that serve as the purpose and intent of the Corridor Plan. This plan covers a twenty
More informationLand Use Element. Introduction 2.3. A Citywide Land Use Policies 2.3. A-1 The Future Land Use Map & the Location of Zones 2.3. A-2 Uses 2.
Seattle s Comprehensive Plan Toward a Sustainable Seattle 2.1 Land Use Element Table of Contents Introduction 2.3 A Citywide Land Use Policies 2.3 A-1 The Future Land Use Map & the Location of Zones 2.3
More informationGrowth Management in the City of Brampton
Growth Management in the City of Brampton Brampton introduced its Growth Management Program in 2003 to respond to the opportunities and challenges arising from rapid population and employment growth in
More informationCitizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m.
Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m. Meeting Agenda 1. Background Information 2. Policy Framework 3. Plan Development Process 4. Public Input Results 5. Vision Statement 6. Group
More informationDowntown Tall Buildings Project - Consultant's Study, Public Consultation and Implementation
STAFF REPORT ACTION REQUIRED Downtown Tall Buildings Project - Consultant's Study, Public Consultation and Date: January 27, 2012 To: From: Toronto and East York Community Council Director, Community Planning,
More information1. Land Use. Chapter 1: Land Use 1-1 Adopted 10/2/09 Amended 3/22/11, 8/16/11
1. Land Use Minneapolis will develop and maintain a land use pattern that strengthens the vitality, quality and urban character of its downtown core, commercial corridors, industrial areas, and neighborhoods
More informationDOWNTOWN AND NEIGHBORHOODS
DEVELOPMENT DOWNTOWN AND NEIGHBORHOODS There is no doubt that our Downtown is the heart of Litchfield County. It is vital that we begin to restore and renew the vibrancy of Torrington s center. The City
More informationDraft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota. Land Use Goals:
Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota Land Use Goals: 1. Growth in Wadena will be undertaken in such a manner as to create a full range of living, working, shopping,
More informationGuiding Principles. McCauley Area Focused Urban Design Plan. 1 Connect: Chinatown and Little Italy with downtown and surrounding areas
McCauley Area Guiding Principles 1 Connect: Chinatown and Little Italy with downtown and surrounding areas 2 Strengthen: Cultural character in Chinatown and Little Italy 3 Develop: Strong East West pedestrian
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 informationAMENDED OUTLINE DEVELOPMENT PLAN, VILLAGE DOCKLANDS PRECINCT, 2-46 BATMANS HILL DRIVE, DOCKLANDS
Page 1 of 22 PLANNING COMMITTEE REPORT Agenda Item 5.7 AMENDED OUTLINE DEVELOPMENT PLAN, VILLAGE DOCKLANDS PRECINCT, 2-46 BATMANS HILL DRIVE, DOCKLANDS 7 August 2007 Division Sustainability & Regulatory
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 informationChapter 9: Transportation
Chapter 9: Transportation What is this chapter about? The goals and policies in this chapter convey the City s intent to: Create a coordinated, efficient, and more affordable multimodal transportation
More informationSalt Lake City Granary District. Transit Oriented, Mixed Use Development
Salt Lake City Granary District Transit Oriented, Mixed Use Development Introduction Matt Dahl, Project Manager Redevelopment Agency of Salt Lake City The mission of the Redevelopment Agency of Salt Lake
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 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 informationComprehensive Plan Policies that support Infill and Mixed Use
Comprehensive Plan Policies that support Infill and Mixed Use Introduction A comprehensive plan provides a broad vision for the future growth of a community. It is often formulated using community visioning
More informationRezoning case no. RZ15-08: Adam Development Properties, LP
PLANNING AND ZONING COMMISSION STAFF REPORT June 4, 2015 Rezoning case no. RZ15-08: Adam Development Properties, LP CASE DESCRIPTION: LOCATION: a request to amend the development plan of a previously-approved
More 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 informationSupplementary Report - Mimico-by-the-Lake Secondary Plan
STAFF REPORT ACTION REQUIRED Supplementary Report - Mimico-by-the-Lake Secondary Plan Date: May 30, 2013 To: From: Etobicoke York Community Council Director, Community Planning, Etobicoke York District
More informationVaughan Healthcare Centre PRECINCT PLAN ATTACHMENT 14 DRAFT REPORT - AUGUST 2013
Vaughan Healthcare Centre PRECINCT PLAN DRAFT REPORT - AUGUST 2013 ATTACHMENT 14 Prepared by: Malone Given Parsons Ltd. Contact Details: Jim Kirk Partner Phone: 905 513 0170 Email: jkirk@mgp.ca The Ventin
More informationTHE IMPLICATIONS OF ALTERNATIVE GROWTH PATTERNS ON INFRASTRUCTURE COSTS
City of Calgary THE IMPLICATIONS OF ALTERNATIVE GROWTH PATTERNS ON INFRASTRUCTURE COSTS REPORT APRIL 2, 2009 IBI GROUP REPORT City of Calgary EXECUTIVE SUMMARY Purpose of Report Calgary has seen record
More informationWalkable 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 informationAttachment 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
More informationPLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item
Z-15-00063 Item No. 1-1 PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item PC Staff Report 04/20/2015 ITEM NO. 1 Z-15-00063 CS TO RS5; 832 Ohio Street (BJP) Z-15-00063: Consider a request
More informationGeorgian College Neighbourhood Strategy Page 2
Prepared by the Planning Services Department December 2007 Georgian College Neighbourhood Strategy Page 2 GEORGIAN COLLEGE NEIGHBOURHOOD STRATEGY Table of Contents SECTION 1 - INTRODUCTION Purpose Goals
More informationTopic 2 11/28/2012 Blocks & Street Network
TOPIC 2 Blocks & Street Network Implementation Note: 1. Some recommendations are summarized in the tables herein. For complete recommendation language, please see the. 2. Recommendations referenced in
More 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 informationRapid City Downtown Area Master Plan. Draft Plan Concepts April 2016
Rapid City Downtown Area Master Plan Draft Plan Concepts April 2016 CALL TO ACTION! A Thriving Downtown = Regional Economic Prosperity Rapid City is competing nationally for a limited supply of young skilled
More informationINFRASTRUCTURE POLICIES
PART 7 INFRASTRUCTURE POLICIES 7.1 INTRODUCTION This Section sets out policies related to the development of services and utilities which are essential to the proper functioning and well being of the municipality.
More informationCherokee County: Bells Ferry LCI Study & County Ordinance Audit. Prepared by Atlanta Regional Commission Staff 2006. Atlanta Regional Commission
Cherokee County: Bells Ferry LCI Study & County Ordinance Audit Prepared by Atlanta Regional Commission Staff 2006 Atlanta Regional Commission 1 Document Review and Recommendations Introduction The objective
More informationPrepared by: Samuel Dennis Date prepared: December 21, 2011
Hillsborough County City-County Planning Commission EXECUTIVE SUMMARY Meeting Date: Agenda Item: January 9, 2012 - Planning Commission Public Hearing Tampa: Text Amendment to Public/Semi-Public Land Use
More informationNear West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD
Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD Boundaries The Near West Side Comprehensive Plan covers a broad area immediately west of Milwaukee s downtown.
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 informationCHAPTER 15: NEIGHBOURHOOD PLAN AREAS
CHAPTER 15: NEIGHBOURHOOD PLAN AREAS This section of the Official Community Plan sets out development policies for each of the City s neighbourhoods which are unique in size, age, land use, densities and
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 informationDRAFT Policy to Guide Discretion on Proposed Relaxations to Minimum Parking Requirements in Commercial Districts City-Wide 2014 June 05
PARKING INITIATIVES Attachment I Corridor Program Descriptions Corridor Program Pilot Though the Corridor Program will officially launch in the fall, this summer, The City will pilot the first phase of
More 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 informationLos Angeles Union Station, CA Sustainable Neighborhood Assessment. April 22-23, 2014
Los Angeles Union Station, CA Sustainable Neighborhood Assessment April 22-23, 2014 Sustainable Neighborhood Assessment Through the Sustainable Neighborhood Assessment Tool developed by Global future development
More informationDepartment of State Development, Infrastructure and Planning. State Planning Policy state interest guideline. State transport infrastructure
Department of State Development, Infrastructure and Planning State Planning Policy state interest guideline State transport infrastructure July 2014 Great state. Great opportunity. Preface Using this state
More informationProposed Planning Incentives to Support the Replacement of Office Space in New Mixed Use Developments Draft Zoning By-law Amendments
PG12.5 STAFF REPORT ACTION REQUIRED Proposed Planning Incentives to Support the Replacement of Office Space in New Mixed Use Developments Draft Zoning By-law Amendments Date: April 18, 2016 To: From: Wards:
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 informationEvaluation Criteria and Mode Progression for RouteAhead Rapid Transit Projects
Evaluation Criteria and Mode Progression for RouteAhead Rapid Transit Projects C2012-0684 ATTACHMENT 2 The RouteAhead draft 30-year rapid transit plan was developed in coordination with the Investing in
More informationR esidential intensification
R esidential intensification Case Studies Municipal Initiatives MARKETING CITY-OWNED PROPERTIES North Vancouver, British Columbia Summary City-owned lands in a former industrial area of the city are being
More informationCITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN
CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Project Purpose The City of Normandy Park is studying ways to help property owners in the Manhattan Village
More informationCommunity Revitalization Levy
Community Revitalization Levy Introduction A Community Revitalization Levy (CRL) is the funding source the City can use to dedicate future property tax revenue in a specific area to pay for a new public
More informationJuly 2014 CITY OF WELLAND COMMUNITY IMPROVEMENT PLAN FOR THE DOWNTOWN AND HEALTH AND WELLNESS CLUSTER
July 2014 CITY OF WELLAND COMMUNITY IMPROVEMENT PLAN FOR THE DOWNTOWN AND HEALTH AND WELLNESS CLUSTER Downtown and Health and Wellness Cluster Community Improvement Plan TABLE OF CONTENTS 1.0 Introduction...
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 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 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 information17 Avenue SE Design Brief
17 Avenue SE Design Brief 17 Avenue SE Case Study March 10th - 13th, 2008 CONTENTS Introduction 1 Case Study Charrettes 2 Plan It Calgary Principles 3 Design Instructions: Inputs / Outputs 4 Principles,
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 informationRapid Transit Backgrounder
Rapid Transit Backgrounder Moving Forward On Rapid Transit The concept of a Rapid Transit System for Winnipeg has been debated for over 30 years. City Council and the Province of Manitoba have demonstrated
More informationFinancial Analysis for the Ambleside Centre Zoning Districts
Financial Analysis for the Ambleside Centre Zoning Districts July 2013 Prepared for: The District of West Vancouver By: Coriolis Consulting Corp. Table of Contents 1.0 Introduction... 1 1.1 Purpose...
More information2010 Salida Community Priorities Survey Summary Results
SURVEY BACKGROUND The 2010 Salida Community Priorities Survey was distributed in September in an effort to obtain feedback about the level of support for various priorities identified in the draft Comprehensive
More informationPublic Worksessions - A Summary of the New York City Zoning and Planning Study
APPENDIX F Third Public Work Session Notice Presentation July 27, 2004 For Immediate Release July 12, 2004 Town of Rotterdam Notice of Public Meeting The Town of Rotterdam Public Works Department will
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 informationTABLE 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
More informationVolume II Recommendations January 2006 City of Madison Comprehensive Plan
2 LAND USE THE PLAN: GOALS, OBJECTIVES, POLICIES AND IMPLEMENTATION RECOMMENDATIONS Volume II Recommendations January 2006 TABLE OF CONTENTS Land Use Overview...2 1 Summary of Land Use Issues...2 2 Accommodating
More informationSECTION ONE CHAPTER 2: A LAND USE PROFILE OF MANCHESTER
SECTION ONE CHAPTER 2: A LAND USE PROFILE OF MANCHESTER Land use is the central element of a comprehensive plan because it establishes the overall physical configuration of the city, including the mix
More informationTRANSPORTATION SERVICE STANDARDS ELEMENT GOALS, OBJECTIVES & POLICIES
TRANSPORTATION SERVICE STANDARDS ELEMENT GOALS, OBJECTIVES & POLICIES Background One of the most critical public services provided by a community is the community s transportation system. An effective
More informationSERVICING REPORT SITE PLAN AND PLAN OF CONDOMINIUM BLOCK 53 FERRIS DRIVE PLAN 58M-379 & PART OF LOT 4, REGISTERED PLAN 622 WELLESLEY, ONTARIO
BLOCK 53 FERRIS DRIVE PLAN 58M-379 & PART OF LOT 4, REGISTERED PLAN 622 WELLESLEY, ONTARIO MARCH 2014 BLOCK 53 Ferris Drive Plan 58M-379 & Part of Lot 4, Registered Plan 622 WELLESLEY, ONTARIO DOCUMENT
More informationCHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE JOHN M. FLEMING MANAGING DIRECTOR, PLANNING AND CITY PLANNER
TO: FROM: SUBJECT: CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE JOHN M. FLEMING MANAGING DIRECTOR, PLANNING AND CITY PLANNER APPLICATION BY: CARANCI CONSULTING & PUBLIC AFFAIRS PORTION OF 240 WATERLOO
More informationCITY 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
More informationKitchener Growth Management Strategy. January 2009 KGMS
Kitchener Growth Management Strategy Planning for a Healthy Kitchener January 2009 KGMS Kitchener Growth Management Strategy Document Structure This Kitchener Growth Management Strategy (KGMS) document
More informationCity Planning Heritage Preservation
1. Planning and Heritage This theme is examining the current built form, policy framework and zoning in the Study Area to help inform the larger Revitalization Initiative. Staff will bring forward recommendations
More information21.04 LAND USE. Managing amenity through land use strategies
21.04 LAND USE This section contains objectives and strategies for land use, under the themes of: Housing and community Retail, entertainment and the arts Office and commercial use Industry Education and
More informationNine Mile Station Urban Renewal Plan
Nine Mile Station Urban Renewal Plan Aurora, Colorado April 2014 Prepared for: Aurora Urban Renewal Authority Aurora, Colorado City Council Nine Mile Station Urban Renewal Plan Draft date: 3-31-2014 Aurora,
More informationComprehensive Plan Amendment
Staff Report CP-2-16 Comprehensive Plan Amendment Staff recommends four changes to the Economic Development element of the 2030 Comprehensive Plan to reflect a new Economic Development Toolkit and new
More informationDRAFT POLICIES COUNTY OF HALIBURTON OFFICIAL PLAN UPDATE
SETTLEMENT AREAS Introduction Urban Serviced DRAFT POLICIES These urban areas have either full or partial primary urban services, mainly water, sewage and roads. Functionally, they tend to service larger
More information22.01 SETTLEMENT 24/04/2014 C73
22.01 SETTLEMENT 24/04/2014 C73 22.01-1 Urban Growth and Development 24/04/2014 C73 This policy applies to the urban areas and fringes of Portland, Heywood, Casterton, Dartmoor, Nelson, Cape Bridgewater,
More informationTABLE OF CONTENT INTRODUCTION... 2
TABLE OF CONTENT INTRODUCTION... 2 SECTION 1 - LAND USE PLANNING CONTEXT... 2 1.1 The Subject Lands and Surrounding Land Uses... 2 1.2 Land Use Planning Framework... 3 1.2.1 Regional Offi cial Plan...
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 informationRDA Development Opportunities
RDA Development Opportunities West Capitol Hill Development Opportunity Marmalade Block Development RDA hired Citiventure Associates to create a development strategy and implementation plan RDA property
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 informationFlorida Avenue Multimodal Transportation Study. June 19, 2013
Florida Avenue Multimodal Transportation Study June 19, 2013 Today s Agenda Team & project introduction Project Timeline What you said Tools we use Mapped data and what clues it can provide Highlights
More informationRevitalization Tax Exemptions. A Primer on the Provisions in the Community Charter
Revitalization Tax Exemptions A Primer on the Provisions in the Community Charter January 2008 REVITALIZATION TAX EXEMPTIONS Legislation Section 226 of the Community Charter provides authority to exempt
More informationThe Way We move. transportation master plan September 2009
The Way We move transportation master plan September 2009 Transportation Master Plan City of Edmonton 2009 1 Summary of tmp Directions Transportation and land use integration An integrated approach to
More informationI-90 ALLSTON INTERCHANGE PLACEMAKING STUDY Boston Redevelopment Authority
I-90 ALLSTON INTERCHANGE PLACEMAKING STUDY Boston Redevelopment Authority The Cecil Group Stantec Nelson/Nygaard Task Force Presentation December 17, 2015 I-90 Allston Interchange Placemaking Study Agenda
More informationS. BLOCK 68 REDEVELOPMENT PROJECT AREA
S. BLOCK 68 REDEVELOPMENT PROJECT AREA 1. Revitalization Project Description The Block 68 Redevelopment Project Area is located on the block bounded by 10 th, 11 th, M, and N Streets, and is comprised
More information2229-2245 Kingston Rd Removal of a Holding Provision (H) Application Final Report
STAFF REPORT ACTION REQUIRED 2229-2245 Kingston Rd Removal of a Holding Provision (H) Application Final Report Date: May 29, 2015 To: From: Wards: Reference Number: Scarborough Community Council Director,
More informationBest Practices Handbook
Transit Oriented Development Best Practices Handbook January 2004... for smart development around transit stations Transit Oriented Development (TOD) is a walkable, mixed use form of development focused
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 informationFAIRFAX COUNTY COMPREHENSIVE PLAN,
Introduction Page 1 1: INTRODUCTION In the 1950s, Tysons was a rural area of Fairfax County, marked by the crossroads of Routes 7 and 123 and a general store. In the 1960s, the Tysons Corner Center, a
More informationBrandon & Area Planning District Fringe Area Growth Strategy
Brandon & Area Planning District Fringe Area Growth Strategy Adopted by the Brandon & Area Planning District Board on November 21, 2013 With Project Team MMM Group Ltd. BAPD & City of Brandon Administration
More informationALACHUA COUNTY COMPREHENSIVE PLAN 2011-2030
ALACHUA COUNTY COMPREHENSIVE PLAN 2011-2030 Adopted April 5, 2011 (Ordinance 11-01, Effective July 22, 2011; Housing Element effective August 23, 2011) Updated through January 21, 2016 Alachua County Growth
More informationCITY OF KELOWNA BYLAW NO. 10515
SUMMARY: The Development Cost Charge Bylaw sets out the charges imposed for roads, water, sanitary sewer, drainage and public park when subdividing or constructing, altering or extending a building, pursuant
More informationTier 1 Strategies. WV Route 14 Corridor Management Plan
1.1 1.2 1.3 1.4 Signal timing optimization system improvements. Improve geometry traffic control at high crash intersections. Construct intersection capacity improvement projects. Widen longer sections
More informationMotorcycle & Pedestrian Master Plans in Indianapolis, Indiana
PROJECT PURPOSE The Warsaw + Winona Lake Bicycle and Pedestrian Master Plan establishes a comprehensive framework for a connected bicycle and pedestrian system that will be used for both recreation and
More informationGuidelines for the Preparation of Transportation Impact Studies 8 th Revision
Guidelines for the Preparation of Transportation Impact Studies 8 th Revision Halifax Regional Municipality Traffic and Right of Way Transportation and Public Works P.O. Box 1749 Halifax, Nova Scotia B3J
More informationDowntown Community Planning Council Meeting offebruary 18, 2015
- san diego Item #12 DATE ISSUED: ATTENTION: SUBJECT: February 13, 2015 Downtown Community Planning Council Meeting offebruary 18, 2015 Consideration of Support for Grant Applications for the San Diego
More information