CRP 525: Assignment 2 Mixed Housing Neighborhoods in College Towns. Case Study: Indiana Borough, Pennsylvania

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "CRP 525: Assignment 2 Mixed Housing Neighborhoods in College Towns. Case Study: Indiana Borough, Pennsylvania"

Transcription

1 CRP 525: Assignment 2 Mixed Housing Neighborhoods in College Towns Case Study: Indiana Borough, Pennsylvania October 16 th, 2007 Vishwesh Viswanathan

2 Table of Contents Introduction...1 Demographic Details...1 Student Living Areas...1 University Campus within Indiana Borough limits...1 Off Campus Student Living Indiana Borough...1 White Township...1 Key Issues...2 Conflict between students and permanent residents in mixed neighborhoods...2 Issues of Management and Revenue...2 Type of Housing Available...2 Traffic and Parking...2 Interventions...3 New Residence Halls on University Campus...3 TND Overlay Zoning...3 Residential Preservation Ordinance...3 Code Enforcement...3 References...4 Annexure 1 Interview Transcripts...5 Annexure 2 Details of Relevant Census Block Groups & Maps...12

3 Introduction Indiana Borough, Pennsylvania is located 60 miles northeast of Pittsburg. It is home to the Indiana University of Pennsylvania (IUP) and the county seat of Indiana County. The university is a public university with a total enrollment of 14,248 students in Fall Of these 11,976 were undergraduates and 2,272 were graduate and professional students. The Borough of Indiana covers an area of approximately sq. miles and is enclosed by White Township on all sides. The campus of the Indiana University of Pennsylvania begins approximately at the centre of the borough at School Street and extends towards the southwest into White Township. The east and west limits of the campus are defined by Oakland and Wayne Avenue. The main campus is within the boundaries of the Borough and the land in White Township is largely undeveloped except for the Miller Stadium (accessed from Glass Street on the Borough Boundary) and the Robertshaw building. An important project proposed in the White Township part of the campus is the Kovalchick Convention and Athletic Complex (KCAC) along Wayne Avenue. Construction on this project is slated to begin in spring Demographic Details As per the census of 2000 the total population of Indiana Borough was 14,895 persons. The median age of the population was 21.8 years. The number of residents enrolled in college or graduate school was 8,825 (59%). The total population for White Township was 14,034 with a median age of 42.7 years. The number of residents enrolled in college or graduate school was 1,129 (8%). The total student enrollment at the Indiana University of Pennsylvania for the year was 13,410 consisting of 11,735 undergraduates and 1,675 graduate students. Student Living Areas University Campus within Indiana Borough limits As per the 2000 census 3,702 persons lived on campus in group quarters (including dorms). Of the 580 housing units on campus 519 were occupied by young householders between 15 and 24 years. Off Campus Student Living Indiana Borough According to the 2000 census there were 1,419 young householders of age 15 to 24 years living outside the University Campus in Indiana Borough. Of these 1,010 were located in a horseshoe shaped area surrounding the university campus bounded by Indiana s main street - Philadelphia Street,on the North and South 5 th Street on the east. The percentage of young house holders varied from around 38 percent on the east of the campus to around 58percent in the area between the campus and Philadelphia Street. White Township Young householders are largely concentrated in the area southwest of the university campus. The student neighborhoods seem to be distributed along State Highway 286 (Oakland Ave.) between the borough boundary and Benjamin Franklin Highway. 144 young householders and 103 people lived in group housing in that area according to the 2000 census. The details of the relevant census block groups have been provided in Annexure 2 of the document

4 Key Issues Conflict between students and permanent residents in mixed neighborhoods The permanent residents of the borough have problems living alongside students due to differences in lifestyles, outlooks towards property stewardship and community living. The major issues of contention include: late hours maintained by the student, frequent and loud parties, and maintenance of properties and garbage. Other issues mentioned by residents include the lack of respect for other people s property and the fear of retribution on complaint to authorities. Issues of Management and Revenue Several years ago, the borough implemented a 400-foot rule, keeping student rentals in neighborhoods at least 400 feet apart from one another. This has led to the spreading of the student population to neighborhoods farther away from campus. Of the 943 calls for service received by the Indiana Borough Police in September 2007, 333 were university-related. During break in the month of July the number of calls for service was 685 of which 91 being university-related. A key issue is the logistics and costs of management of the student population dispersed across the borough. The costs of having students living in the borough are not adequately matched by the benefits gained from them. A concern expressed has been the erosion of the income tax base as more family dwellings get converted to student housing. Type of Housing Available Of the 4,804 occupied housing units in Indiana Borough 1,938 are occupied by young householders. Of the borough s 5096 housing units 2,569(50%) are Single Unit Detached Houses. These types of units are not designed to accommodate the needs of student living. The housing stock in Indiana Borough is largely old with 74.7% probably being built before Some of the housing units being rented to students are poorly maintained by owners and of low quality. Traffic and Parking Single Unit Detached Houses do not have adequate parking for group living. This has seen an increase in shortage of parking in these neighborhoods. Speeding is also a concern in these neighborhoods as families are concerned for the safety of children and pedestrians. There is also a shortage of parking in the University Campus itself with long waiting times reported before parking is available. Students complain that they have to get to campus as early as 7:30am to get a good parking space (Campus Parking Daily Struggle). This would have a negative impact both on traffic flow in and around the university campus and on availability of parking in the surrounding areas

5 Interventions New Residence Halls on University Campus The university has embarked on a four phase Residential Revival Project. The first phase has been completed and the second phase is expected to be completed in The project more or less maintains the existing housing stock currently available on campus but replaces existing units with suite type accommodations more suited to the current students lifestyles. The buildings will all be LEED certified green buildings. TND Overlay Zoning A Traditional Neighborhood Development Overlay Zone has been established in the horseshoe shaped area surrounding the university campus within borough limits in Fall 2006 The idea behind the Overlay Zone is that the student population is largely contained within a student-oriented neighborhood close to campus. This would make the other neighborhoods more attractive for family living and reduce conflict between students and other residents. The students would also benefit with increase proximity to the campus. The overlay zone allows a higher density. It is intended that apartments, mixed-use developments and town house type dwellings, similar in quality to the new residential halls on campus be developed here. The area is being envisaged as being more pedestrian in nature (New regulations stop the spread of student rentals in town) with students having the option of walking to campus and to downtown. Residential Preservation Ordinance The Residential Preservation Ordinance passed in August 2007 puts an end to further conversion of Family Dwellings into student housing in R1 and R2 Zones of the borough. The ordinance does not apply housing units currently being rented to students in these areas. Vacant student housing units in these areas will revert to residential status if they remain unoccupied for nine months. The ordinance also establishes criteria to clearly define the functional families allowed rent in these residential areas. Both the TND Overlay Zoning and the Residential preservation ordinance are relatively recent. While there have been expressions of interest for development in the TND Overlay Zone and some reconversion of student units to family units in the R1 and R2 zones the impact of these will only be felt over a longer period of time. The new regulations do not negatively impact business as most of them are located in the commercial area downtown or within the TND Overlay Zone where they are allowed to operate. Code Enforcement The borough employs three inspectors who are responsible for code enforcement. They usually find a few code violations everyday. Anyone violating a zoning code is fined $500 a day for everyday the violation exists

6 References Police Stats, Indiana Gazette Online, August 14, 2007, Police Stats, Indiana Gazette Online, October 04, 2007, Profile of General Demographic Characteristics, County: Indiana, Municipality: Indiana Borough, Southwestern Pennsylvania Commission, Profile of General Demographic Characteristics, County: Indiana, Municipality: White Township, Southwestern Pennsylvania Commission, Second 'Park and Ride' bus added to IUP route, Indiana Gazette Online, September 25, 2007, American FactFinder, Bernard, Holly. Campus parking a daily struggle, The Penn, September 25,2007, Harper, Margaret. Plans for KCAC move forward at IUP, Indiana Gazette Online, September 15, 200, Kirk, Dave. Director, Department of Planning and Code Enforcement, Indiana Borough, Telephone Interview on October 03, 2007 Parker, Rachael. New regulations stop the spread of student rentals in town, The Penn, August 27,2007, Raykes, Jeff. Senor Planner, Indiana County Office of Planning and Development, Telephone Interview on October 01, 2007 Reeger, Jennifer. Indiana may prevent single-family homes converting into student rentals Pittsburg Tribune- Review, June 24,200, Website of the Indiana University of Pennsylvania, Wells, Randy. Council studying student migration, Indiana Gazette Online, April 02, 2006, Wells, Randy. Neighborhood preservation ordinance advances, Indiana Gazette Online, June 06, 2007, Wells, Randy. New housing rules OK'd, Indiana Gazette Online, August 08, 2007, Wells, Randy. Ordinance may bar 'non-families', Indiana Gazette Online, May 23, 2007, Wells, Randy. Student rental limits in Indiana worry real estate agents, Indiana Gazette Online, June 27, 2007, Zbur, Rebecca. IUP Police chief addresses parking issues, The Penn, April 22,2002,

7 Annexure 1 Interview Transcripts 1. Kirk, Dave. Director, Department of Planning and Code Enforcement, Indiana Borough, Telephone Interview on October 03, Raykes, Jeff. Senor Planner, Indiana County Office of Planning and Development, Telephone Interview on October 01,

8 Questions to ask local informants about student neighborhoods CRP 525, Fall 2007 Final: September 29, 2007 Date of interview: October 03, 2007 Name of interviewer: Vishwesh Viswanathan Name of respondent: Dave Kirk Title of respondent: Director, Department of Planning and Code Enforcement Jurisdiction and state of respondent: Indiana Borough Respondent phone number: Respondent address: I am working on a project for the City of Ithaca, New York. Ithaca s City Planning department is looking for information from other local governments in the Northeast about how they have responded to issues in their collegetown neighborhoods. Our research team will be developing a report for the City summarizing information from over 25 jurisdictions, including yours, and we will be happy to make it available to you when it is complete. The first few questions are about the issues or problems that have come up in and around your college student neighborhoods. 1. What problems, if any, have you had in the last year or so in or around your main student neighborhoods? (Open-ended response.) There is a conflict between students lifestyle and permanent residents lifestyle. Key issues are noise, more frequent and larger parties; alcohol, noise, speeding, late hours maintenance of property. 2. How many of your off-campus student neighborhoods are immediately adjacent to (share an edge with) a neighborhood consisting mainly of families? University is located at the South Centre of the Borough extending up to its southern boundary (7 Blocks). 14,000 students approximately of which 8,500 live off campus in neighborhoods around the university For the rest of the questions in this part, please tell me how serious each of these issues is now in and around your most seriously problematic student neighborhoods. Answer 1 for not a problem, 2 for minor problem, 3 for important problem, and 4 for critical problem. Students do not indulge in extreme crime. Crime is of the minor kind but most cases are due to students No Problem Problem Minor Important Critical 3. Shortage of parking in the neighborhood Parking shortage for residents of nearby neighborhoods Garbage or litter (choose the best answer) Poor property maintenance and upkeep Large parties, noise, or other disturbance

9 8. Have college students recently been moving into family neighborhoods? No. go on to question 10. Yes, but it is not a problem. Yes, and it is a moderate problem (on a few blocks, for example). X Yes, and it is a serious problem (displacing large numbers of families, for example). 9. (Only if answer to (8) is yes): Have college students parents been purchasing homes off campus so that their children can live in family neighborhoods? No. X Yes. People have been buying houses as investments and renting them out to students. 10. If you had to pick the single most important issue right now among these, or any other, what would it be? The second part of the survey is about what your jurisdiction has done to respond to the issues in college student neighborhoods. 11. Do you have a local comprehensive plan? No go on to question 13. Yes. 12. (if answer to question 11 is yes): Does the comprehensive plan establish policies and strategies for maximizing the advantages and/or minimizing the problems that come from college student neighborhoods? No. Yes Please tell me how I can receive a copy of relevant sections: 13. Do your local decision-makers have preferences about the location of college student neighborhoods? Please include either adopted policies or informal agreements, and respond only for students living outside dormitories. No. X Yes, we try to contain college students in a limited number of neighborhoods. Yes, we try to encourage college students who do not live in dormitories to disperse as much as possible throughout our jurisdiction. Yes, other preferences about the geographic location of college student neighborhoods: 14. Which of the following measures has your jurisdiction used to prevent or combat problems in student neighborhoods or at their edges, and, for those used, how effective have they been at combating problems? a. Zoning ordinance restrictions on density b. Zoning ordinance restrictions on unrelated individuals sharing living quarters c. Conditions imposed with use permit or development permit d. Housing code enforcement e. Noise ordinance enforcement f. Open alcoholic container restriction enforcement g. Residential parking permits h. Parking meters Not used Used, not effective Used, somewhat effective Used, highly effective - 7 -

10 i. Increased parking enforcement j. Public or private construction of parking structures or lots k. Measures to encourage non-automotive travel l. Traffic-calming measures m. Community-building (committees, partnerships including students, university, neighborhood, local government) 15. What other measures have you used to manage the quality of life in and around student neighborhoods, and how effective have they been? 1. Student and Family living are incompatible need to separate and make contained 2. Redefining the definition of a family unit to exclude unrelated people who do not share groceries, bank accounts, cars etc. 3. No student living in R1 and R2 zones. Residential Preservation Ordinance only functional families allowed. Has acted as a disincentive for people to but property as investment in residential areas for families. 4. Existing student houses in R1 and R2 Zones to revert to family housing if unoccupied for 9 months. Some houses have reverted from student housing to family dwellings 5. Overlay zone of 20+ Acres for student living has been established around campus. This allows higher densities for student housing apartments, town houses, and mixed use envisioned. 6. Using incentives to stimulate investment in Overlay Zone for student housing 7. Students will not move to White Township located on southern edge of University Campus due to Zoning Ordinance as it does not impact existing student dwellings, There is a vacant parcel of University land that buffers White Township. While there is some student living in White Township it will not grow as the township does not encourage it. On the other hand Indiana Borough wants students to live in it as they are important part of the economy therefore the borough is encourages student living. 8. No joint planning with White Township 16. If you had to pick the most effective and important three strategies for dealing with your most problematic issues around college-student neighborhoods, what would they be? Now I have just a couple more questions. 17. How long have you lived or worked in (jurisdiction name)? 18. Is there anyone else in the city, the higher education institutions, or the community you would recommend I speak to about these issues if we follow up with additional interviews? Thank you very much for spending time to answer these questions

11 Questions to ask local informants about student neighborhoods CRP 525, Fall 2007 Final: September 29, 2007 Date of interview: October 01, 2007 Name of interviewer: Vishwesh Viswanathan Name of respondent: Jeff Raykes Title of respondent: Senior Planner Jurisdiction and state of respondent: Indiana County - Office of Planning and Development Respondent phone number: Respondent address: I am working on a project for the City of Ithaca, New York. Ithaca s City Planning department is looking for information from other local governments in the Northeast about how they have responded to issues in their collegetown neighborhoods. Our research team will be developing a report for the City summarizing information from over 25 jurisdictions, including yours, and we will be happy to make it available to you when it is complete. The first few questions are about the issues or problems that have come up in and around your college student neighborhoods. 1. What problems, if any, have you had in the last year or so in or around your main student neighborhoods? (Open-ended response.) While universities do bring benefits to a town, sometimes the costs of monitoring significantly diminish the benefits. University needs to pay to offset monitoring costs. Ex. Penn State: Fees in some form (not direct an indirect revenue) is used to fund code monitoring. 2. How many of your off-campus student neighborhoods are immediately adjacent to (share an edge with) a neighborhood consisting mainly of families? For the rest of the questions in this part, please tell me how serious each of these issues is now in and around your most seriously problematic student neighborhoods. Answer 1 for not a problem, 2 for minor problem, 3 for important problem, and 4 for critical problem. No Problem Problem Minor Important Critical 3. Shortage of parking in the neighborhood Parking shortage for residents of nearby neighborhoods Garbage or litter (choose the best answer) Poor property maintenance and upkeep Large parties, noise, or other disturbance Have college students recently been moving into family neighborhoods? No. go on to question 10. Yes, but it is not a problem. Yes, and it is a moderate problem (on a few blocks, for example). X Yes, and it is a serious problem (displacing large numbers of families, for example)

12 9. (Only if answer to (8) is yes): Have college students parents been purchasing homes off campus so that their children can live in family neighborhoods? No. Yes. 10. If you had to pick the single most important issue right now among these, or any other, what would it be? The second part of the survey is about what your jurisdiction has done to respond to the issues in college student neighborhoods. 11. Do you have a local comprehensive plan? Both the city and county are in the process of preparing a plan X No go on to question 13. Yes. 12. (if answer to question 11 is yes): Does the comprehensive plan establish policies and strategies for maximizing the advantages and/or minimizing the problems that come from college student neighborhoods? No. Yes Please tell me how I can receive a copy of relevant sections: 13. Do your local decision-makers have preferences about the location of college student neighborhoods? Please include either adopted policies or informal agreements, and respond only for students living outside dormitories. Students not a protected class and have been restricted to an area around campus. No. X Yes, we try to contain college students in a limited number of neighborhoods. Yes, we try to encourage college students who do not live in dormitories to disperse as much as possible throughout our jurisdiction. Yes, other preferences about the geographic location of college student neighborhoods: 14. Which of the following measures has your jurisdiction used to prevent or combat problems in student neighborhoods or at their edges, and, for those used, how effective have they been at combating problems? a. Zoning ordinance restrictions on density b. Zoning ordinance restrictions on unrelated individuals sharing living quarters c. Conditions imposed with use permit or development permit d. Housing code enforcement e. Noise ordinance enforcement f. Open alcoholic container restriction enforcement g. Residential parking permits h. Parking meters i. Increased parking enforcement j. Public or private construction of parking Not used Used, not effective Used, somewhat effective Used, highly effective

13 structures or lots k. Measures to encourage non-automotive travel l. Traffic-calming measures m. Community-building (committees, partnerships including students, university, neighborhood, local government) 15. What other measures have you used to manage the quality of life in and around student neighborhoods, and how effective have they been? A recent zoning ordinance does the following: 1. Redefines what a family unit is 2. Disallows student living in R1 and R2 Zones 3. An overlay zone of higher density has been demarcated around the campus for student living. This shall contain apartments and mixed use. 4. The new ordinance does not have an impact on business as most of the businesses that students use are located downtown. The others such as the grocery store fall in the overlay zone. 16. If you had to pick the most effective and important three strategies for dealing with your most problematic issues around college-student neighborhoods, what would they be? Now I have just a couple more questions. 17. How long have you lived or worked in Indiana (jurisdiction name)? 18. Is there anyone else in the city, the higher education institutions, or the community you would recommend I speak to about these issues if we follow up with additional interviews? Dave Kirk at the Borough Planning Office 19. What is the relationship between the Borough Administration and the University? 1. University is replacing existing dorms 2. Is now more interested and involved with the community and need for partnership 3. The city is important to the university as the quality of life it offers, safety etc be come selling points while marketing the university. 4. University is a Dominant force in the town. Thank you very much for spending time to answer these questions

14 Annexure 2 Details of Relevant Census Block Groups & Maps 1. Table 1 - Summary of Data for relevant Block groups in Indiana Borough and White Township 2. Fig.1 Percentage of Household Renters, Indiana County PA, Fig.1A Percentage of Household Renters, Indiana Borough PA, Fig.2 Percentage of Householders between 15 and 24 years Old, Indiana County PA, Fig 2A Percentage of Householders between 15 and 24 years Old, Indiana Borough PA, Fig 2B Number of Householders between 15 and 24 years Old, Indiana Borough PA, Fig.3 Percent of Population in College Dorms, Indiana County PA, Fig 3A Percent of Population in College Dorms, Indiana Borough PA, Fig.4 Population in College Dorms, Indiana County PA, Fig 4A Population in College Dorms, Indiana Borough PA, Fig 5 Aerial Photograph of Indiana Borough 12. Fig 6 Block Groups labeled with Geo_ID2, Indiana Borough PA,

7.0 GOALS, OBJECTIVES & POLICIES

7.0 GOALS, OBJECTIVES & POLICIES 7.0 GOALS, OBJECTIVES & POLICIES The following Goals, Objectives and Policies specific to Housing are organized into broad categories including: 7.1: Housing Availability 7.2: Protection of Existing Neighborhoods

More information

Housing Affordability Analysis in Support of a Development Impact Fee Study. Town of Fort Mill, South Carolina

Housing Affordability Analysis in Support of a Development Impact Fee Study. Town of Fort Mill, South Carolina Housing Affordability Analysis in Support of a Development Impact Fee Study Town of Fort Mill, South Carolina Final Document February 23, 2015 The South Carolina Development Impact Fee Act (Code of Laws

More information

NEED FOR AFFORDABLE HOUSING

NEED FOR AFFORDABLE HOUSING SECTION 8 - AFFORDABLE HOUSING Need for Affordable Housing...8-1 What Is Affordable Housing?...8-1 Needs Analysis...8-2 Identifying Solutions...8-5 Goals, Policies, and Implementation Measures.8-6 NEED

More information

Understanding the tax base consequences of local economic development programs

Understanding the tax base consequences of local economic development programs Understanding the tax base consequences of local economic development programs Gsottschneider, Richard K It is generally accepted by economic development professionals and municipal officials that new

More information

Neighborhoods & Housing

Neighborhoods & Housing Chapter 6 Neighborhoods & Housing Introduction A major goal of this plan is to improve the livability of the City s neighborhoods. For existing neighborhoods, this may be achieved through conservation,

More information

CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT

CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT MEETING DATE: SEPTEMBER 8, 2015 ITEM NUMBER: 1 SUBJECT: PROPOSED GENERAL PLAN LAND USE ALTERNATIVE FOR THE YEAR 2015-2025 GENERAL PLAN

More information

Context & Background PROJECT PURPOSE

Context & Background PROJECT PURPOSE 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 information

State College, Pennsylvania

State College, Pennsylvania C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S State College, Pennsylvania U.S. Department of Housing and Urban Development Office of Policy Development and Research As of June 1,

More information

Market Analysis for Padre Boulevard Initiative in the Town of South Padre Island, TX

Market Analysis for Padre Boulevard Initiative in the Town of South Padre Island, TX Market Analysis for Padre Boulevard Initiative in the Town of South Padre Island, TX Prepared for Gateway Planning Group Spring 2010 TXP, Inc. 1310 South 1st Street; Suite 105 Austin, Texas 78704 (512)

More information

Near 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 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 information

Fiscal impact analysis of three development scenarios in Nashville-Davidson County, TN

Fiscal impact analysis of three development scenarios in Nashville-Davidson County, TN Fiscal impact analysis of three development scenarios in Nashville-Davidson County, TN April 2013 Prepared by 1 SUMMARY BY SMART GROWTH AMERICA Summary This study examines the relative fiscal costs and

More information

Table 7-1: 2011 to 2014 Home Median Prices for Salt Lake County by Zip Code Home Median Sales Price

Table 7-1: 2011 to 2014 Home Median Prices for Salt Lake County by Zip Code Home Median Sales Price VII Housing 7-1 Introduction The data at the beginning of this chapter covers all housing within West Valley City and is intended to provide a snapshot of housing conditions at the time of the General

More information

Chapter 6 HOUSING BACKGROUND AND ANALYSIS. Figure 6-1 Housing Types , 2006

Chapter 6 HOUSING BACKGROUND AND ANALYSIS. Figure 6-1 Housing Types , 2006 Chapter 6 HOUSING In this chapter housing characteristics and demographic trends will be examined to provide the background for evaluating alternative implementation strategies necessary to achieve town's

More information

Philadelphia County. Land Use and Growth Management Profile

Philadelphia County. Land Use and Growth Management Profile Philadelphia County is located in the southeastern corner of Pennsylvania and is bordered by the Pennsylvania counties of Delaware, Montgomery, and Bucks, and the New Jersey counties of Burlington, Camden,

More information

University of Missouri-St. Louis North Station

University of Missouri-St. Louis North Station University of Missouri-St. Louis North Station This station profile describes existing conditions around the UMSL North MetroLink Station. This is one of a set of profiles for each of the MetroLink System

More information

Rezoning case no. RZ15-08: Adam Development Properties, LP

Rezoning case no. RZ15-08: Adam Development Properties, LP PLANNING AND ZONING COMMISSION STAFF REPORT June 4, 2015 Rezoning case no. RZ15-08: Adam Development Properties, LP CASE DESCRIPTION: LOCATION: a request to amend the development plan of a previously-approved

More information

Historic Village Design and Zoning. Pennsylvania Chapter of APA Annual Conference Lancaster, PA October 5, 2010

Historic Village Design and Zoning. Pennsylvania Chapter of APA Annual Conference Lancaster, PA October 5, 2010 Historic Village Design and Zoning Pennsylvania Chapter of APA Annual Conference Lancaster, PA October 5, 2010 Presentation Structure Historic Village Design and Zoning 1. Introduction and Design Exercise

More information

Market Analysis Retail Housing Office [CITY OF BERLIN MARKET ANALYSIS] City of Berlin, Wisconsin

Market Analysis Retail Housing Office [CITY OF BERLIN MARKET ANALYSIS] City of Berlin, Wisconsin 2013 Market Analysis Retail Housing Office [CITY OF BERLIN MARKET ANALYSIS] City of Berlin, Wisconsin Executive Summary Berlin is a community of roughly 5,500 residents, located along the Fox River in

More information

Impacts Of Rail Transit On Property Values

Impacts Of Rail Transit On Property Values Impacts Of Rail Transit On Property Values Roderick B. Diaz Booz Allen & Hamilton Inc. Mclean, VA ABSTRACT Introducing rail transit into a region often creates expectations about the impact of the rail

More information

Restoration. a brief look at

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

More information

New Jersey State University

New Jersey State University New Jersey State University MOUNT LAUREL TOWNSHIP, NEW JERSEY 08054 Burlington County, New Jersey Mascot: Red Devils Red Devils & Lady Red s or She Devils The Jersey Devils The University's mascots are

More information

STOP CONSOLIDATION TRANSIT STRATEGIES

STOP CONSOLIDATION TRANSIT STRATEGIES TRANSIT STRATEGIES STOP CONSOLIDATION Transit stops are the places where people access transit service, and greatly impact many elements of passengers transit experiences. They are typically thought of

More information

Corridor Goals and Objectives

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

More information

2010 Salida Community Priorities Survey Summary Results

2010 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 information

Request for Information

Request for Information Request for Information Date of Issue: February 13, 2015 Responses Due: May 29, 2015 Overview Forest West Properties Inc. (FWP) is soliciting qualifications from qualified developers for the development

More information

Ruffin Hall, City Manager Jim Greene, Assistant City Manager Ken Bowers, Planning Director. From: Travis R. Crane, Planning and Zoning Administrator

Ruffin Hall, City Manager Jim Greene, Assistant City Manager Ken Bowers, Planning Director. From: Travis R. Crane, Planning and Zoning Administrator To: Ruffin Hall, City Manager Jim Greene, Assistant City Manager Ken Bowers, Planning Director From: Travis R. Crane, Planning and Zoning Administrator Date: 9 January 2015 Re: Short-Term Online Rentals

More information

Town of Montezuma, New York Community Survey 2015

Town of Montezuma, New York Community Survey 2015 Town of Montezuma, New York Community Survey 2015 The Montezuma Comprehensive Planning Committee and the Central New York Regional Planning & Development Board MONTEZUMA, NEW YORK COMMUNITY SURVEY PLEASE

More information

Logan City. Analysis of Impediments to Fair Housing

Logan City. Analysis of Impediments to Fair Housing Logan City Analysis of Impediments to Fair Housing 2009-13 Consolidated Plan Page 36 of 92 EXECUTIVE SUMMARY Analysis of Impediments The Analysis of Impediments (AI) is a comprehensive review of a jurisdiction

More information

I I I I I I. 8. Encourage equitable taxation and assessment policies for

I I I I I I. 8. Encourage equitable taxation and assessment policies for 6. Encourage the establishment of appropriate Agriculture Security Areas, under Act 43, as amended, consistent with local and county Comprehensive Plans. Care should be taken not to designate farmland

More information

Chapter 13: Implementation Plan

Chapter 13: Implementation Plan Chapter 13: 13.1. INTRODUCTION The purpose of the implementation chapter of the Comprehensive Plan is to set forth the actions that the City will take to ensure that the plans, programs and policies set

More information

The Metropolitan Planning Commission. DATE: May 19, 2015

The Metropolitan Planning Commission. DATE: May 19, 2015 TO: FROM: The Metropolitan Planning Commission MPC Staff DATE: May 19, 2015 SUBJECT: Petition of LLC, Owner Harold Yellin, Agent PIN: 2-0015-01-002 & 003 Lot Size:.85 Acres (approximately) Aldermanic District:

More information

SECTION ONE CHAPTER 2: A LAND USE PROFILE OF MANCHESTER

SECTION 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 information

4.10 POPULATION AND HOUSING

4.10 POPULATION AND HOUSING 4.10 This chapter contains information on existing and projected population and housing in San Carlos, and analyzes how population and housing would be affected by the Draft 2030 General Plan and Climate

More information

Performance Audit: Rental Housing Licensing Program February 2012

Performance Audit: Rental Housing Licensing Program February 2012 Performance Audit: Rental Housing Licensing Program February 2012 City Auditor City of Lawrence, Kansas February 23, 2012 Members of the City Commission The city created a limited rental licensing program

More information

A LOOK AT TRANSITIONAL HOUSING IN BECKER COUNTY Rental Housing Profiles for Frazee, Lake Park, and Audubon, MN

A LOOK AT TRANSITIONAL HOUSING IN BECKER COUNTY Rental Housing Profiles for Frazee, Lake Park, and Audubon, MN A LOOK AT TRANSITIONAL HOUSING IN BECKER COUNTY Rental Housing Profiles for Frazee, Lake Park, and Audubon, MN This information was compiled by Ryan Pesch, Extension Educator; and Kara Young, Student in

More information

Affordable Dwelling Unit Ordinance

Affordable Dwelling Unit Ordinance Affordable Dwelling Unit Ordinance The following model ordinance establishes a voluntary program for encouraging supported affordable housing units through the review process of new developments. It is

More information

Land for Multi-family Homes Medium Density Residential and High Density Residential Land

Land for Multi-family Homes Medium Density Residential and High Density Residential Land Envision Eugene - Technical Summaries Land for Multi-family Homes Medium Density Residential and High Density Residential Land There are several components that help determine whether we have sufficient

More information

Draft 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: 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 information

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

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

More information

Bethlehem, Pennsylvania 2010 U.S. Census Information. City of Bethlehem, Pennsylvania Bureau of Planning and Zoning

Bethlehem, Pennsylvania 2010 U.S. Census Information. City of Bethlehem, Pennsylvania Bureau of Planning and Zoning Bethlehem, Pennsylvania 2010 U.S. Census Information City of Bethlehem, Pennsylvania Bureau of Planning and Zoning Table of Contents Introduction 3 Map 4 Population Characteristics 5 Race and Ethnicity

More information

Glossary of Terms. Murray County Housing Study December 2007

Glossary of Terms. Murray County Housing Study December 2007 Glossary of Terms Affordable Housing - Affordable housing is a relative term, depending on the income level of a specific household. General standards for rental affordability are 30% of household income

More information

Impact of Tourism on Community Life in Dare County Executive Summary

Impact of Tourism on Community Life in Dare County Executive Summary Impact of Tourism on Community Life in Dare County Executive Summary Study Team Patrick Long, Director, Center for Sustainable Tourism Huili Hao, Director of Research, Center for Sustainable Tourism James

More information

Juneau Affordable Housing Fund

Juneau Affordable Housing Fund Juneau Affordable Housing Fund Notice of Funding Available Juneau Affordable Housing Fund Application for Funding Round One Issued by: Deadline for Questions: Deadline for Funding Applications: June 22,

More information

Chapter 6 - Housing. Introduction

Chapter 6 - Housing. Introduction Chapter 6 - Housing Introduction Overview Hopkins is a well established, complete community with a traditional downtown area and neighborhoods containing a variety of housing types. Although many people

More information

EXHIBIT A LOCATION MAP AND LAND USE INFORMATION

EXHIBIT A LOCATION MAP AND LAND USE INFORMATION EXHIBIT A LOCATION MAP AND LAND USE INFORMATION In accordance with Arizona Corporation Commission Rules of Practice and Procedure R14-3-219, Applicant provides the following location maps and land use

More information

Vulture Mine Rd & US60, Wickenburg, AZ. I $1,299,000

Vulture Mine Rd & US60, Wickenburg, AZ. I $1,299,000 PRE-MARKET BRIEF SUMMARY Vulture Mine Rd & US60, Wickenburg, AZ. I $1,299,000 APPROVED FOR BUILDING. 80-acres single-family lots. Safeway and retail nearby. Several lot sizes designed. City utilities available.

More information

2.0 Existing Conditions

2.0 Existing Conditions 2.0 Existing Conditions 2.1 Location The Old Manchester neighborhood planning area includes land within the Richmond Redevelopment and Housing Authority s (RRHA) Redevelopment Area. It lies approximately

More information

SDPRlamird2-Sunland. Summary Section

SDPRlamird2-Sunland. Summary Section SDPRlamird2-Sunland Lamird Report This report provides the written record of local circumstances that explains how the Sunland LAMIRD ( this lamird ) fits within the rural element goals of the Growth Management

More information

FOR MORE INFORMATION, PLEASE CONTACT

FOR MORE INFORMATION, PLEASE CONTACT Major Properties, as the exclusive listing agent, is pleased to present this rare opportunity to acquire S. Central Avenue, located in the Downtown Los Angeles Produce District. This site is just two blocks

More information

Lake County. Government Finance Study. Supplemental Material by Geography. Prepared by the Indiana Business Research Center

Lake County. Government Finance Study. Supplemental Material by Geography. Prepared by the Indiana Business Research Center County Government Finance Study Supplemental Material by Geography Prepared by the Indiana Business Research www.ibrc.indiana.edu for Sustainable Regional Vitality www.iun.edu/~csrv/index.shtml west Indiana

More information

Golden Gate Baptist Theological Seminary

Golden Gate Baptist Theological Seminary Golden Gate Baptist Theological Seminary Economic Impact Report Marin Economic Forum Original - August 4, 2010 Final Draft Updated March 25, 2011 Page 1 Table of Contents Section Page Executive Summary

More information

PUBLIC DISCLOSURE. May 29, 2012 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. Midland FS&LA Charter Number 704475

PUBLIC DISCLOSURE. May 29, 2012 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. Midland FS&LA Charter Number 704475 SMALL BANK Comptroller of the Currency Administrator of National Banks Washington, DC 20219 PUBLIC DISCLOSURE May 29, 2012 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION Midland FS&LA Charter Number

More information

Georgian College Neighbourhood Strategy Page 2

Georgian 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 information

City of Tampa Zoning Districts

City 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 information

Jurisdiction Scope Requirements Fee

Jurisdiction Scope Requirements Fee LS11.4 - Attachment ATTACHMENT I: JURISDICTIONAL SCAN OF REGULATORY REGIMES FOR MULTI- RESIDENTIAL RENTAL PROPERTIES Jurisdiction Scope Requirements Fee Pittsburgh, Pennsylvania Rental Inspection Program

More information

Policy Analysis Report

Policy Analysis Report CITY AND COUNTY OF SAN FRANCISCO BOARD OF SUPERVISORS BUDGET AND LEGISLATIVE ANALYST 1390 Market Street, Suite 1150, San Francisco, CA 94102 (415) 552-9292 FAX (415) 252-0461 Policy Analysis Report To:

More information

District of Columbia Zoning Requirements for Parking Study

District of Columbia Zoning Requirements for Parking Study District of Columbia Zoning Requirements for Parking Study Project Review Project Overview Kickoff May 2007 Review of Existing Conditions: Zoning, Reports, Data Review of Best Practices Review of On-Street

More information

PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item

PLANNING 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 information

Iowa Smart Planning. Legislative Guide March 2011

Iowa Smart Planning. Legislative Guide March 2011 Iowa Smart Planning Legislative Guide March 2011 Rebuild Iowa Office Wallace State Office Building 529 East 9 th St Des Moines, IA 50319 515-242-5004 www.rio.iowa.gov Iowa Smart Planning Legislation The

More information

NNN BI-LO Supermarket 3380-3322 Mall Road, Anderson, SC 29621

NNN BI-LO Supermarket 3380-3322 Mall Road, Anderson, SC 29621 NNN BI-LO Supermarket 3380-3322 Mall Road, Anderson, SC 29621 Price: $2,042,170 l NOI: $168,479 l CAP Rate: 8.25% Phone: 212.972.7457 Fax: 212.686.0078 exp@exp1031.com www.exp1031.com Low triple net rent

More information

STATE OF MINNESOTA OFFICE OF ADMINISTRATIVE HEARINGS FOR THE MUNICIPAL BOUNDARY ADJUSTMENT UNIT

STATE OF MINNESOTA OFFICE OF ADMINISTRATIVE HEARINGS FOR THE MUNICIPAL BOUNDARY ADJUSTMENT UNIT OAH 7-0330-21877-BA STATE OF MINNESOTA OFFICE OF ADMINISTRATIVE HEARINGS FOR THE MUNICIPAL BOUNDARY ADJUSTMENT UNIT In the Matter of the Petition for the Dissolution of the City of Tenney FINDINGS OF FACT,

More information

WHEREAS, Santa Monica is a coastal city in a prime location, being bordered by the City of Los Angeles to the north, east and south; and

WHEREAS, Santa Monica is a coastal city in a prime location, being bordered by the City of Los Angeles to the north, east and south; and City Council Meeting / /2013 ORDINANCE NUMBER (CCS) (City Council Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTIONS 9.56.020, 9.56.030,

More information

LAND USE ELEMENT. The forwarddallas! citizen survey results show:

LAND USE ELEMENT. The forwarddallas! citizen survey results show: LAND USE ELEMENT Map II-1.1 Downtown Dallas This Downtown Dallas rendering shows current building footprints with the Vision illustration draped over. The color pink indicates areas envisioned as part

More information

Magazine Street Land for Lease Two Parcels Available 31,404 SF & 29,271 SF

Magazine Street Land for Lease Two Parcels Available 31,404 SF & 29,271 SF Magazine Street Land for Lease Two Parcels Available 31,404 SF & 29,271 SF Matthew Eaton & Martin Miller, CCIM RE/MAX Commercial Brokers, Inc. 504.838.0001 3331 Severn Avenue, Suite 200, Metairie, LA 70002

More information

Volume II Recommendations January 2006 City of Madison Comprehensive Plan

Volume 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 information

Appendix C Related Studies

Appendix C Related Studies Appendix C Related Studies Intermodal Transit Village Concept Plan Appendix C Related Studies This appendix summarizes studies that are current at the time of this Plan. Intermodal Transit Village Concept

More information

Note: The following are informal notes based on information received during this public meeting.

Note: The following are informal notes based on information received during this public meeting. Town of Colonie, New York Housing and Neighborhoods Focus Group Meeting Notes October 7, 2004 The Crossings at Colonie T H E S A R A T O G A A S S O C I A T E S LANDSCAPE ARCHITECTS, ARCHITECTS, ENGINEERS,

More information

MARKET OPPORTUNITIES. Incentives for Food Retailers

MARKET OPPORTUNITIES. Incentives for Food Retailers MARKET OPPORTUNITIES Incentives for Food Retailers South : Opportunity for Growth... Increasing healthy eating options by locating new grocery stores, sit-down restaurants and fresh food markets in the

More information

A Break Even Analysis and Potential Profitability of a Proposed Residential Development within the City of La Crosse, Wisconsin USA

A Break Even Analysis and Potential Profitability of a Proposed Residential Development within the City of La Crosse, Wisconsin USA A Break Even Analysis and Potential Profitability of a Proposed Residential Development within the City of La Crosse, Wisconsin USA Chad M. Clower Department of Resource Analysis, Saint Mary s University

More information

Chapter 40B - Frequently Asked Questions

Chapter 40B - Frequently Asked Questions What is Chapter 40B? Chapter 40B - Frequently Asked Questions Also known as the Comprehensive Permit Law, Chapter 40B (http://www.mass.gov/?pageid=ehedsubtopic&l=3&l0=home&l1=community+ Development&L2=Chapter+40B+Planning&sid=Ehed)

More information

CITY OF LANCASTER, PA

CITY OF LANCASTER, PA CITY OF LANCASTER, PA HIGH STYLE, SMALL CITY, BIG SURPRISES LancasterCityAlliance.org WELCOME TO THE CITY OF LANCASTER A compact city of seven square miles and 60,000 residents, Lancaster City is located

More information

Comprehensive Plan Update

Comprehensive Plan Update Comprehensive Plan Update Today s Agenda 1. Welcome and Presentation 2. Reality Check-Lite Exercise 3. Greenway Mapping Exercise 4. Priority Thought Wall Exercise 5. Next Steps Recap of Feb. Public Meetings

More information

EMERYVILLE PLANNING COMMISSION STAFF REPORT

EMERYVILLE PLANNING COMMISSION STAFF REPORT EMERYVILLE PLANNING COMMISSION STAFF REPORT Agenda Date: Report Date: March 17, 2016 TO: FROM: SUBJECT: Emeryville Planning Commission Community Development Department Diana Keena, Associate Planner BACKGROUND:

More information

INTRODUCTION TO ZONING DISTRICT REGULATIONS

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

More information

ASPEN HILL Minor Master Plan Amendment

ASPEN HILL Minor Master Plan Amendment ASPEN HILL Minor Master Plan Amendment Agenda Welcome and Introductions (6:30 PM) Staff Presentation (6:40-7:30 PM) Q&A (7:30-8:00 PM) Community Meeting #2 April 1, 2014 Aspen Hill Library Planning Process

More information

Johnstown, PA Code of Ordinances. CHAPTER 1484 Residential Rental Property Registration and Inspection

Johnstown, PA Code of Ordinances. CHAPTER 1484 Residential Rental Property Registration and Inspection Johnstown, PA Code of Ordinances CHAPTER 1484 Residential Rental Property Registration and Inspection 1484.01 Definitions. 1484.02 Registration and license requirement. 1484.03 Registration and license

More information

Haynes Recreation Center, Laredo, TX. Data Matrix and Sustainability Benchmarks

Haynes Recreation Center, Laredo, TX. Data Matrix and Sustainability Benchmarks Haynes Recreation Center, Laredo, TX Data Matrix and Sustainability Benchmarks (Updated Spring 2010) 1 Standard Benchmarks BENCHMARKS UNITS PRE PROJECT GOAL Property value (pre/post) Assessed or redevelopment

More information

The Economic Impacts of Vacation Rental Dwellings in Lincoln City

The Economic Impacts of Vacation Rental Dwellings in Lincoln City The Economic Impacts of Vacation Rental Dwellings in Lincoln City Prepared by: Richard Townsend Planning & Community Development Director May 2016 City of Lincoln City Planning & Community Development

More information

APPENDIX F. Third Public Work Session. Notice Presentation. July 27, 2004

APPENDIX F. Third Public Work Session. Notice Presentation. July 27, 2004 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 information

BANK UNITED GROUND LEASE 2495 S. Orange Ave Orlando, FL

BANK UNITED GROUND LEASE 2495 S. Orange Ave Orlando, FL CONTACT: Erik Nelson 407-650-3667 erik.nelson@nnnreit.com BANK UNITED GROUND LEASE 2495 S. Orange Ave Orlando, FL Investment Summary INVESTMENT OVERVIEW Investment Grade Tenant BankUnited (NYSE:BKU) 11+

More information

Communications Planning Commission October 21, 2015 9/29/2015. From: Cyn Wang. Re: Airbnb, Short-term Rental Best Practices

Communications Planning Commission October 21, 2015 9/29/2015. From: Cyn Wang. Re: Airbnb, Short-term Rental Best Practices Communications Planning Commission October 21, 2015 9/29/2015 From: Cyn Wang Re: Airbnb, Short-term Rental Best Practices Overview Throughout California, Airbnb has been changing the way people travel

More information

CITY OF SEA ISLE CITY MASTER PLAN HOUSING ELEMENT AND FAIR SHARE PLAN

CITY OF SEA ISLE CITY MASTER PLAN HOUSING ELEMENT AND FAIR SHARE PLAN CITY OF SEA ISLE CITY MASTER PLAN HOUSING ELEMENT AND FAIR SHARE PLAN December 2008 Prepared by TABLE OF CONTENTS INTRODUCTION AND BACKGROUND...3 1. Introduction...3 2. Existing Housing Conditions...3

More information

Cherokee 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 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 information

Borough of Glassboro, New Jersey May 2010. Redevelopment Plan for Rehabilitation In the Borough of Glassboro May 2010

Borough of Glassboro, New Jersey May 2010. Redevelopment Plan for Rehabilitation In the Borough of Glassboro May 2010 Borough of Glassboro, New Jersey May 2010 Redevelopment Plan for Rehabilitation In the Borough of Glassboro May 2010 Table of Contents Page Number I. Introduction 3 II. Designation of Area and Plan Development

More information

418 Meridian Ave Built 1953 Land Size: 50 x 140 = 7000 sf Bldg Size: 1 story bldg sf 5-1/1 bath units of 400 sf each each unit pays $600 /month

418 Meridian Ave Built 1953 Land Size: 50 x 140 = 7000 sf Bldg Size: 1 story bldg sf 5-1/1 bath units of 400 sf each each unit pays $600 /month Plaza Hotel 418-426 Meridian Ave South Beach Located SW Corner of 5 th st and Meridian Ave Miami Beach, Fl. 33141 Property consists of 2 adjacent parcels improved with a rooming house and 2 apartment buildings.

More information

Site Deliverability Statement Development at: Beech Lane, Kislingbury. Persimmon Homes Midlands March 2015

Site Deliverability Statement Development at: Beech Lane, Kislingbury. Persimmon Homes Midlands March 2015 Site Deliverability Statement Development at: Beech Lane, Kislingbury Persimmon Homes Midlands March 2015 Contents Site Deliverability Statement Development at: Beech Lane, Kislingbury 1.INTRODUCTION 1.1

More information

City of Palo Alto Housing Questionnaire

City of Palo Alto Housing Questionnaire City of Palo Alto Housing Questionnaire Section A: Questionnaire Introduction The City of Palo Alto is updating its Housing Element and wants to hear from you! The City is in the process of updating the

More information

Model Content Standards for Market Studies for Rental Housing

Model Content Standards for Market Studies for Rental Housing 1400 16 th St. NW * Suite 420 Washington, DC 20036 (t)202-939-1750 (f) 202-265-4435 www.housingonline.com Model Content Standards for Market Studies for Rental Housing I. Purpose The purpose of these standards

More information

Case 1775. Request: Rezone from (A) Agricultural District and (RA) Single Family Residential District to (RB) Two Unit Residential District

Case 1775. Request: Rezone from (A) Agricultural District and (RA) Single Family Residential District to (RB) Two Unit Residential District Case 1775 Applicant: York Breckenridge GP, LLC 1301 South Capital of Texas Highway Suite B-201 Austin Texas.778746 512-369-3030 Request: Rezone from (A) Agricultural District and (RA) Single Family Residential

More information

PUBLIC DISCLOSURE. March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. First National Bank of Michigan Charter Number 24637

PUBLIC DISCLOSURE. March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. First National Bank of Michigan Charter Number 24637 O SMALL BANK Comptroller of the Currency Administrator of National Banks Washington, DC 20219 PUBLIC DISCLOSURE March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION First National Bank of Michigan

More information

Sharswood Community Planning Workshop

Sharswood Community Planning Workshop Community Planning Workshop A background report for the AICP Community Planning Workshop of April 14, 2007. The workshop is part of the 2007 National Planning Conference of the American Planning Association,

More information

Lawrence Affordable Housing Need: 2008-2012 five year Census Survey

Lawrence Affordable Housing Need: 2008-2012 five year Census Survey TTH Take Away Affordable Housing is critical to economic development and STABILITY in our community There is a large and widening gap between incomes and housing costs Traditional federal resources are

More information

RESIDENTIAL LOT FOR SALE

RESIDENTIAL LOT FOR SALE RESIDENTIAL LOT FOR SALE North Lot 11 - Brentwood Subdivision Morristown (Hamblen County), Tennessee Offering Memorandum CONTACT US Jeff G. Jones at 615-445-9984 Bruce Nelson at 615-651-4677 or Toll Free

More information

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

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

More information

Department of Community Planning and Economic Development Zoning Code Text Amendment

Department of Community Planning and Economic Development Zoning Code Text Amendment Zoning Code Text Amendment Date: July 29, 2013 Initiator of Amendment: Council Member Schiff Date of Introduction at City Council: June 28, 2013 Specific Site: Citywide Ward: Citywide Neighborhood Organization:

More information

HOUSING HOUSING ELEMENT. Introduction Issues and Concerns Goals, Objectives and Policies Exhibits HOUSING

HOUSING HOUSING ELEMENT. Introduction Issues and Concerns Goals, Objectives and Policies Exhibits HOUSING ELEMENT Introduction Issues and Concerns Goals, Objectives and Policies Exhibits 2020 ELEMENT INTRODUCTION Since populations group themselves into households, the socioeconomic makeup of those households

More information

Chapter 7 COMMUNITY FACILITIES and SERVICES PLAN

Chapter 7 COMMUNITY FACILITIES and SERVICES PLAN Chapter 7 COMMUNITY FACILITIES and SERVICES PLAN Introduction Community facilities play an important role in ensuring a quality standard of living for Township residents, as well as impacting the location

More information

5. The location and description of the premises or place of business which is to be operated under such license.

5. The location and description of the premises or place of business which is to be operated under such license. VERGENNES TOWNSHIP, KENT COUNTY, MICHIGAN Ordinance 2004-10 Renamed and Amended June 2007 Formerly Titled Township Beer and Wine License Ordinance Amendments eliminated term beer and wine and replaced

More information

CITY OF LEHI, UTAH GENERAL PLAN MODERATE INCOME HOUSING ELEMENT

CITY OF LEHI, UTAH GENERAL PLAN MODERATE INCOME HOUSING ELEMENT CITY OF LEHI, UTAH GENERAL PLAN MODERATE INCOME HOUSING ELEMENT Prepared by: Lehi City Planning Department and Mountainland Association of Governments Adopted by Lehi City Council August 14, 2012 Recommended

More information

AFFORDABLE HOUSING POLICY Recommended July 23, 2013

AFFORDABLE HOUSING POLICY Recommended July 23, 2013 AFFORDABLE HOUSING POLICY Recommended July 23, 2013 It shall be the policy of Albemarle County to promote a variety of housing choices for residents. Choice shall be defined by type, tenure, and price

More information