Regular Council Meeting
|
|
- Gavin Stanley
- 2 years ago
- Views:
Transcription
1 Regular Council Meeting To: Mayor and Council Date: October 19, 2020 From: Karen Ellis, Director of Planning Report Number: Planning Subject: Ontario Inc. (G. Coons) Site Plan Approval Application Recommendations: 1. That the Site Plan application submitted for the construction of a new single storey office/shop building and associated parking and loading, stormwater management and servicing facilities on property at 7454 Highway 7 in part of Lot 23, Concession 14 of the Cavan Ward be accepted with the following revisions: Addition of 2 bicycle parking spaces to address Zoning By-law requirements (Section ); Addition of fencing details for the proposed 1.8 m tall fence around outdoor storage area; Addition of landscaping details to address Zoning By-law requirements (Sections a and ); Addition of details on property and building lighting as per Section of the Zoning By-law; and The provision of the Section 59 Notice re: Source Water Protection. 2. That the accepted plans and supporting documentation be forwarded to the Township Solicitor for preparation of a site plan agreement; 3. That the Township Solicitor be requested to include a clause in the Site Plan Agreement acknowledging that Ministry of Transportation (MTO) requirements will have to be addressed by the Applicant; 4. That the Township Solicitor be requested to include a clause in the Site Plan Agreement acknowledging that garbage and recycling collection and disposal is the responsibility of the property owner; and 5. That the required on-site water calculations be required at the time of building permit.
2 Overview: Ontario Inc. (G. Coons) is a local company that repairs cars, trucks and road maintenance equipment, contracts for snow removal and has a used car sales license. The company is currently located on properties located at 1951 and 1973 Lansdowne Street West but is planning to relocate to a new building and outdoor parking area at 7454 Highway 7 in part of Lot 23, Concession 14 of the Cavan Ward. A key map showing the location of the subject lands is provided as Attachment No. 1 to this Report. The subject property is designated Rural Employment, Natural Core and Natural Linkage in the Township of Cavan Monaghan Official Plan and is zoned the Rural Employment (M2), Natural Core (NC) and Natural Linkage (NL) Zones in the Township of Cavan Monaghan Zoning By-law No , as amended. The property is also within the wellhead protection area of the Lansdowne Street West well site (i.e. Source Water Protection Plan). The Rural Employment designation and Rural Employment (M2) Zone permit the proposed industrial use but site plan approval is required. On behalf of Ontario Inc., Jacob Clark of M.J. Davenport & Associates Ltd., submitted a site plan approval application to the Township of Cavan Monaghan to permit the construction of the new office/shop building and associated amenities (i.e. outdoor storage area, parking and loading areas). The Application is supported by: A Site Plan (August 12, 2020); A Stormwater Management Report Quality and Quantity Control Report (August 2020); An Environmental Impact Study (September 15, 2020); A Traffic Impact Study (April 2020); and Civil Plans including Stormwater Management Pond Plan and Profile, Details, Erosion and Sediment Control Plan, Pre-Development Subwatershed Areas, Post-Development Subwatershed Areas and Shop Elevations (August 2020). Background The subject property is approximately hectares (43.85 acres) in size with approximately 266 metres (872 feet) of frontage on Mount Pleasant Road and approximately 643 metres (2110 feet) of frontage on Highway 7. The property currently contains a single detached dwelling, an auto repair shop, gravel parking areas, grassed pasture, wooded areas and a wetland area. The single detached dwelling and auto repair shop are serviced by individual, private well and septic systems. Access to the dwelling is provided via an entrance to Highway 7. Access to the auto repair business is provided by an entrance to Mount Pleasant Road.
3 The subject lands are located in an area of mixed development. Peterborough Speedway is located immediately west of the property, residential uses are located south of the property and rural/agricultural uses are located east and north of the property. Proposal The proposed development of the property includes the construction of a new 1,152 square metre (12,400 square feet) industrial building (vehicle repair and office space), outdoor storage, parking and loading areas, an internal driveway, a stormwater management facility and private well and septic services. Parking lot lighting, signage, a garbage and recycling enclosure and on-site water are also proposed. The Site Plan showing the above-noted details and the building elevations is provided as Attachments No. 2 and 3 to this Report. Please note that some layers on the Site Plan attached hereto are not displayed to improve the readability of the Plan. A complete version of the Site Plan is available from Staff upon request. The existing auto repair shop, office building and garage, together with the associated parking spaces will remain. The existing single detached dwelling on site will also remain. The comments contained herein deal specifically with the new development proposal. The new building will be approximately metres (90 feet) by metres (120 feet) in size (area of 1,152 square metres (12,400 square feet)), single storey construction. An additional building area of square metres (1,600 square feet) is located on the south side of the larger building. The building will be setback approximately metres (75 feet) from Highway 7, metres (1,441 feet) from the northern property line, metres (429 feet) from the southern property line (Mount Pleasant Road) and metres (794 feet) from the western side lot line. Individual, private well and septic systems will service the existing auto repair business and the new building. A new drilled well will be located immediately north of the proposed new building. The new septic field will be located south of the new building. On-site water will be provided for firefighting purposes. The stormwater management plan for the site includes a treatment train approach to water quality and quantity control beginning with an enhanced grass swale with an infiltration trench directing runoff to an end-of-pipe stormwater management dry pond with an infiltration trench and shallow ponding area. The Stormwater Management Plan indicates that a minimum Enhanced level of protection of water quality will be achieved for all proposed impervious areas on the subject site. The proposed development can be constructed without negative impacts to adjacent or downstream land owners. The property is currently served by four (4) driveways. The existing residential entrance to Highway 7 will remain. The existing industrial driveway on Highway 7 will be closed and the two driveways on Mount Pleasant Road will be consolidated into a single driveway. The Mount Pleasant Road entrance to the property will be upgraded and will serve the new business and the existing auto repair business. The apron of the driveway will be asphalt but the internal driveway will be gravel.
4 Automobile parking for the new building will be located on the south, east and west sides of the building. The parking area will be asphalt. Fourteen (14) parking spaces are proposed with one (1) of those spaces being barrier free. This space will be signed with the standard barrier free parking signage. Five (5) loading spaces are proposed for the west side of the building. The space will be 3.5 metres wide by 9.0 metres long and will be accessed by the more than 6.0 metres (19.7 feet) wide gravel driveway and outdoor gravel parking area. A garbage and recycling enclosure is proposed to be located on the gravel parking area, approximately midway between the new building and the existing auto repair business. The enclosure will sit on a reinforced concrete base and will be comprised of pressure treated boards. The enclosure will be surrounded by evergreen shrubs at least 1.2 metres (3.9 feet) in height when planted. Planning Review Township of Cavan Monaghan Official Plan The subject property is designated Rural Employment, Natural Core and Natural Linkage and is located within the Wellhead Protection Area for the Lansdowne Street well site as shown on Schedules A and C of the Township of Cavan Monaghan Official Plan. The proposed development is planned for the portion of the property designated Rural Employment. Lands designated Rural Employment are intended to provide opportunities for those uses which, by their nature may involve outdoor operations and generally provide goods and services to the rural community and businesses, are space intensive uses requiring limited water or sanitary services, or are transportation related uses in the vicinity of Highway 115 and the Peterborough Airport. This designation also recognizes existing employment uses outside of Millbrook (S. 5.4). The permitted uses in the Rural Employment designation include light manufacturing, processing of semi-manufactured goods, assembly of manufactured goods, warehousing, wholesale distribution centres, transportation terminals, accessory professional or business offices and research facilities. Commercial uses that are intended to primarily service the Rural Employment Areas and must be located in proximity to those uses are also permitted. These uses must be limited to uses that generate less than 10,000 litres of domestic sewage effluent per day (Section 5.4.2). The proposed repair business is dry in nature. There is no water required for the industrial component of the business and water is only required to service washroom and kitchen facilities for employees. In accordance with Section of the Official Plan, rural employment developments must have regard for and follow proper design, location and performance standards including consideration of open storage, landscaping and buffering, off-street parking and loading areas, and signage.
5 Open storage cannot exceed 25% of the lot area. An area of outside storage, less than 25% of the lot area, is proposed for the lands directly north of the new industrial building. The area will be fenced with a 1.8 metre (6 foot) tall fence. In addition to the fenced outdoor storage area, there is a substantial outdoor parking area for vehicles and road maintenance equipment. The subject property is located in an area of mixed uses. Landscaping and buffering are required to ensure visual compatibility with adjacent residential land uses, Provincial Highways or County Roads and fencing to ensure safety. The new building and associated fencing will provide some buffering of the outdoor storage of vehicle and road maintenance equipment from Highway 7 and the property to the east. Township Staff has requested some additional landscaping in this area. The property to the west (Peterborough Speedway) is partially buffered by the wetland area. The residential uses to the south may be impacted by some additional traffic using the Mount Pleasant Road entrance but are buffered by the existing auto repair business. Off-street parking and loading spaces are proposed. The number and size of the parking and loading spaces satisfy the current Township regulations. The addition of a minimum of two (2) bicycle parking spaces is required (Section ). Some additional landscaping of the parking area is required to satisfy Section of the Zoning By-law. The site plan indicates that lighting will be located on all sides of the new industrial building but no technical details have been provided. Additional information is required to confirm that the lighting will be dark sky compliant. The site plan does not indicate that any new signage is proposed for the site. If additional signage is proposed, the Site Plan needs to be amended to reflect the location, style and size of the proposed sign. In addition, depending on the location of the new signage, permits may be required from Peterborough County and/or the Ministry of Transportation. Fire flow protection will be provided from a fire water holding tank. The tank will be located on the new internal access way approximately half way between the new industrial building and the existing auto repair business buildings. No calculations have been provided to confirm the minimum storage volume of the tank(s). The calculations will be required at the time of the building permit application. As indicated above, the subject property is located within the Wellhead Protection Area for the Lansdowne Street well site as shown on Schedule C of the Township of Cavan Monaghan Official Plan. A Section 59 Notice from the Risk Management Official is required. Township of Cavan Monaghan Zoning By-law No, , as amended The property is zoned the Rural Employment (M2) Zone, the Natural Core (NC) and the Natural Linkage (NL) Zone. The site is also subject to the Source Water Protection Overlay.
6 The proposed site improvements occur within the boundaries of the M2 Zone. Permitted uses in the M2 Zone include a business office, a contractor s yard, a motor vehicle body shop, a motor vehicle repair garage, a motor vehicle sales and rental establishment, and an outdoor storage use. The proposed land uses with this Application are permitted in the M2 Zone. The Site Plan complies with the requirements of the Township s Zoning By-law with the exception of Sections a) (Landscaping), (Treatment of Parking Areas and Driveways), Section (Lighting) and Section (Bicycle Parking). Some additional landscaping is required and details about the building lighting are required to confirm the lights are dark sky compliant. Two (2) bicycle parking spaces are required. Therefore, a revised Site Plan that satisfies these regulations has been requested from the Applicant. Peterborough County Official Plan The subject lands are described as Rural Areas in the County Official Plan. The County Official Plan promotes and directs the location of industrial and commercial uses to the four serviced settlement areas in the County or to commercial and industrial areas established and designated in local official plans (S ). The County recognizes the contributions of the commercial and industrial sectors to the County economy and encourages the protection of existing industrial areas and the provision of new, high quality development through local Official Plans and their use of Employment Area designations and zoning (S ). The proposed development is located on lands historically used for employment uses. Since the portion of the property to be developed is designated as a Rural Employment Area in the Township Official Plan, Township staff is of the opinion that the Application conforms to the County Official Plan. Provincial Policy Statement (2020) The Provincial Policy Statement (PPS) recognizes that rural areas are important to the economic success of the Province and our quality of life (S ). Healthy, integrated and viable rural areas should be supported by building upon rural character and leveraging rural amenities and assets and promoting diversification of the economic base and employment opportunities through goods and services, including value-added products and the sustainable management or use of resources (S (a) & (f)). Economic opportunities should be promoted within rural lands (S ). The Application conforms to the PPS. A Place to Grow Growth Plan for the Greater Golden Horseshoe (2019) A Place to Grow (Growth Plan) states that existing employment areas outside of settlement areas on rural lands that were designated for employment uses in an official plan that was approved and in effect as of June 16, 2006 may continue to be permitted (Section ). The Growth Plan defines employment areas as areas designated in an official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices, and associated retail and ancillary facilities (PPS, 2014).
7 The subject lands were designated as Employment Area in the Township of Cavan- Millbrook-North Monaghan Official Plan. That Plan was approved in October The Rural Employment designation on the subject lands was maintained when the Township of Cavan Monaghan Official Plan was approved in Based on this review, the Application conforms to and supports the policies of the Growth Plan. Review Comments The Site Plan and supporting documentation were circulated to Township Staff, County of Peterborough Staff, Otonabee Region Conservation Authority (ORCA) Staff and other agencies for review and comment. A summary of the comments is provided below. Township The Site Plan meets the general intent of the Township s Official Plan and generally satisfies the zoning by-law regulations of the Rural Employment (M2) Zone of the Township of Cavan Monaghan Zoning By-law No , as amended. The information required to ensure full compliance with the Zoning By-law is identified in the Zoning By-law section. Staff has requested a revised site plan submission to address these requirements. A review of on-site water is required at the time of building permit. Waste and recycling storage and collection is to be the responsibility of the property owner. County of Peterborough The County requires an updated entrance permit and a sign permit for any proposed signage. For entrance culverts exceeding 22 metres in length, the County requires a cleanout structure (maintenance hole) be installed at the mid-point of the culvert for culvert cleanout purposes. Otonabee Region Conservation Authority (ORCA) The second submission, as it relates to the Stormwater Management Report/Design, is acceptable. A new ORCA permit is required to complete the proposed site works and the construction of the proposed shop. Ontario Ministry of Environment, Conservation and Parks (MECP) An approval may be required for the stormwater management systems if it is planned to be an oil grit separator and there is a planned discharge to the natural environment.
8 Ontario Ministry of Transportation (MTO) The Ministry has indicated that they need until at least October 30, 2020 to provide comments on the submission. Staff recommends that a clause be inserted into the Site Plan Agreement to acknowledge that any MTO requirements will have to be addressed by the Applicant. Financial Impact: None at this time. The Application Fee covers the cost of the site plan review process. Additional fees for the planning, engineering and legal costs may be collected at the time of signing of the Site Plan Agreement. Attachments: Attachment No. 1: Key Map Attachment No. 2: Site Plan Attachment No. 3: Building Elevations Respectfully Submitted by, Reviewed by, Karen Ellis, B.A.A. Director of Planning Yvette Hurley Chief Administrative Officer
9 Attachment No. 1: Key Map
10 Attachment No. 2: Site Plan
11 Attachment No. 3: Building Elevations
Proposed Heavy Equipment (Nortrax) Sales & Service Facility
Proposed Heavy Equipment (Nortrax) Sales & Service Facility 130 David Manchester Road Planning Rationale Prepared by: McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, ON K0A 1L0 July 2013
More informationMOBILE HOME LAW. Revised November 2001
MOBILE HOME LAW Revised November 2001 TABLE OF CONTENTS: SECTION 1: SECTION 2: SECTION 3: SECTION 4: SECTION 5: SECTION 6: SECTION 7: SECTION 8: SECTION 9: SECTION 10: SECTION 11: SECTION 12: INTENT DEFINITIONS
More informationDECISION/DIRECTION NOTE
DECISION/DIRECTION NOTE Title: Proposed rezoning new residential zone PDE file MPA1500006 150 Stavanger Drive Date Prepared: April 12, 2016 Report To: Chair and Members, Planning and Development Committee
More informationWESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24
Petition Number: Subject Site Address: Petitioner: Request: East side of Oak Road, north of 151 st Street Langston Development Co. Primary Plat and Overall Development Plan amendment review for Mapleridge
More 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 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 information5. Specific Use Regulations
5. Specific Use Regulations 5.1 Application 5.1.1 The specific use regulations shall apply to all development unless otherwise exempted in this section. 5.1.2 Where these regulations may be in conflict
More 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 informationPLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013
PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013 NAME LOCATION Audubon Properties, LLC. 4700 & 4960 Dauphin Island Parkway West side of Dauphin Island Parkway, 580
More informationTOWN BOARD OF THE TOWN OF NORTH SALEM WESTCHESTER COUNTY, NEW YORK LOCAL LAW # OF THE YEAR 2012
TOWN BOARD OF THE TOWN OF NORTH SALEM WESTCHESTER COUNTY, NEW YORK LOCAL LAW # OF THE YEAR 2012 CHAPTER 250, ZONING ORDINANCE AMENDMENTS - PD-CCRC DISTRICT Section 1. Purpose: The purpose of this Local
More informationStormwater Management Functional Servicing Report
Stormwater Management Functional Servicing Report Part of Lot 12, Concession 10 Township of Cavan Monaghan Ian Cameron Rural Subdivision Engage Project No. 14016 Engage Engineering Ltd. January 7, 2015
More informationK A N S A S DEPARTMENT OF HEALTH AND ENVIRONMENT PERMIT APPLICATION FOR A RECLAMATION FACILITY. 1. Applicant's Name
K A N S A S DEPARTMENT OF HEALTH AND ENVIRONMENT PERMIT APPLICATION FOR A RECLAMATION FACILITY 1. Applicant's Name Address (Street or Rural Route) (City & State) (Zip) Person to contact Title Phone Fax
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 informationSECTION 6 COMMERCIAL ZONES
Click here to access definitions SECTION 6 COMMERCIAL ZONES 6.1 CONVENIENCE COMMERCIAL (C.1) ZONE 18116 6.1.1 PERMITTED USES The following are permitted Uses within the C.1 Zone: Artisan Studio Convenience
More informationARTICLE 22. AKB ARTHUR K. BOLTON PARKWAY OVERLAY ZONE
ARTICLE 22. AKB ARTHUR K. BOLTON PARKWAY OVERLAY ZONE Sec. 2201. Purpose. AKB is an overlay zone which governs the development of property located along the Arthur K. Bolton Parkway (Georgia Highway 16
More informationG James Contractors Ltd.
Proposed Self Storage Facility for Ivor DeLange 1579 Fanshawe Park Road West BY G James Contractors Ltd. Contents 1. Project description 2. Goals and Objectives 3. Site History 4. Design 5. Servicing 6.
More information3.0 Table of Development Note: This table must be read in conjunction with the explanation provided in Part 5, Division 1, Chapter 2 Using Domains.
Part 5 Division 2 Chapter 2 Domains Domains Park Living 1.0 Intent The purpose of this domain is to provide a variety of opportunities for low density residential activity within areas of semi-rural landscapes,
More informationSec. 44-615. Home occupation.
Sec. 44-615. Home occupation. Purpose: A home occupation may be located in any residential district, recognizing that certain residential and nonresidential uses can co-exist in the same structure. It
More informationA. Describe the existing drainage patterns on-site as shown on Map I, including any potential flooding and erosion problems.
19. STORMWATER MANAGEMENT A. Describe the existing drainage patterns on-site as shown on Map I, including any potential flooding and erosion problems. The majority of the approximately ±500 acre Property
More informationNOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS PUBLIC MEETING
INFRASTRUCTURE, DEVELOPMENT AND ENTERPRISE October 28, 2015 NOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS Complete applications have
More informationSECTION 5 RESIDENTIAL R1 ZONE
SECTION 5 RESIDENTIAL R1 ZONE 5.1 GENERAL PURPOSE OF THE R1 ZONE The R1 Zone is the most restrictive residential zone, and provides for and regulates single detached dwellings. The zone variations are
More informationMassachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands Program Checklist for Stormwater Report
Important: When filling out forms on the computer, use only the tab key to move your cursor - do not use the return key. A. Introduction A Stormwater Report must be submitted with the Notice of Intent
More informationChapter 7 ZONING PLAN
Chapter 7 ZONING PLAN Introduction This Chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Growth Management Plan and the
More informationORDINANCE NO. 21-2014 (As Amended)
ORDINANCE NO. 21-2014 (As Amended) To Amend the Official Zoning Map of the City of Worthington, Ohio, to Change Zoning of Certain Land from C-3, Institutions and Offices to PUD, Planned Unit Development
More informationTownship of Georgian Bluffs POLICY USE OF UNOPENED ROAD ALLOWANCES
Township of Georgian Bluffs POLICY USE OF UNOPENED ROAD ALLOWANCES 1.0 Background An unopened road allowance as defined by the Municipal Act is a public highway that has not been opened and assumed for
More informationAREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF. Single-family, Non-conforming machine shop
FILE NO.: Z-8958 NAME: Rock Structure Repair Short-form PID LOCATION: Located at 8024 Stanton Road DEVELOPER: Rock Structure Repair Attn. Rudy Gutierrez 3 Kipling Court Little Rock, AR 72209 ENGINEER:
More informationCITY OF WOODBURY ORDINANCE NO. 1803
CITY OF WOODBURY ORDINANCE NO. 1803 AN ORDINANCE OF THE CITY OF WOODBURY, WASHINGTON COUNTY, MINNESOTA PROVIDING THAT THE CITY CODE BE AMENDED BY CHAPTER 24, ZONING, ARTICLE III - ZONING DISTRICTS AND
More informationSEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL
APPLICATION & REPORTS FOR PB2009-05 INTERNATIONAL DEVELOPMENT CORPORATION SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL MEMORANDUM TO: FROM: RE: Borough of Tinton Falls
More informationBLOCK 400 PLANNED COMMUNITY DISTRICT
BLOCK 400 PLANNED COMMUNITY DISTRICT Newport Center December 1983 Newport Beach, California Ordinance 88-119 Adopted December 12, 1988 Amendment No. 672 Resolution No. 95-115 Adopted October 9, 1995 Amendment
More informationCITY OF SURREY BY-LAW NO. 17707. A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended
CITY OF SURREY BY-LAW NO. 17707 A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS: 1. Surrey Zoning
More informationSCHEDULE 2 TO THE DEVELOPMENT PLAN OVERLAY Shown on the planning scheme map as DPO2 WAVERLEY GOLF COURSE, LYSTERFIELD VALLEY
SCHEDULE 2 TO THE DEVELOPMENT PLAN OVERLAY Shown on the planning scheme map as DPO2 WAVERLEY GOLF COURSE, LYSTERFIELD VALLEY 1.0 Conditions and requirements for permits A permit to use and develop the
More informationGlossop Design & Place Making Strategy
Supplementary Planning Document to the High Peak Local Plan June 2011 Design Brief for the Town Hall Complex GILLESPIES I GERALD EVE Reproduced from the Ordnance Survey map with the permission of Ordnance
More 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 informationA-2, RURAL ESTATE-AGRICULTURE DISTRICT
CHAPTER 52 A-2, RURAL ESTATE-AGRICULTURE DISTRICT SECTION: 10-52-1: Purpose 10-52-2: Permitted Uses 10-52-3: Accessory Uses 10-52-4: Conditional Uses 10-52-5: Interim Uses 10-52-6: Lot Area, Density, and
More informationTOWN OF LOGY BAY-MIDDLE COVE-OUTER COVE SCHEDULE "C"
TOWN OF LOGY BAY-MIDDLE COVE-OUTER COVE SCHEDULE "C" NOTE USE ZONE TABLES This schedule contains tables showing the use classes which may be permitted or which may be treated as discretionary use classes
More informationBEACON AVENUE URBAN RENEWAL PROJECT
BEACON AVENUE URBAN RENEWAL PROJECT City of Jersey City Adopted May, 1976 Block and Lot Updates August 6, 2012 Amended September 13, 2012 DIVISION OF CITY PLANNING Beacon Avenue Urban Renewal Project Table
More informationIndustrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations
16.20.110 - Industrial Suburban District ( IS ) Figure REFERENCE Typical Buildings in the IS District Figure REFERENCE Site Plan of a typical development in the IS District Sections: 16.20.110.1 Composition
More informationCITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: August 20, 2013 Planning Board Case No. 1564C
CITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: August 20, 2013 Planning Board Case No. 1564C Rezoning from Community Service (CS) to Community Service Planned Development (CSPD) Hanley Center 5200
More informationEAST LINDSEY DISTRICT COUNCIL ~ RESIDENTIAL CARAVAN SITES CONDITIONS OF SITE LICENCE
Residential Site Licence Conditions of Licence February 2014 EAST LINDSEY DISTRICT COUNCIL ~ RESIDENTIAL CARAVAN SITES Index of conditions CONDITIONS OF SITE LICENCE 1. Period of use 2. Bases 3. Siting
More informationNew Home Construction Packet
New Home Construction Packet Congratulations! You are building a new home in Meyerland. This packet of information was assembled to assist you with the process. It contains all the forms that you will
More information1. It would create hazardous effects of storm water run-off. 3. It would increase hazardous driving conditions on the public road.
SECTION 6: REQUIREMENTS FOR A DRIVEWAY CONNECTION A. Required information. The application shall be accompanied by a sketch of the proposed driveway which at a minimum shall indicate: 1. Geometric information
More informationZoning Districts, Gwinnett County, Georgia
Zoning Districts, Gwinnett County, Georgia The zoning district descriptions in this section should be used as a guide only for the unincorporated areas of Gwinnett County. Before buying or selling property,
More informationAGENT(S) / APPLICANT(S): AGENT Dave Dickerson, DK Architects. APPLICANT Halton Housing Trust. DEVELOPMENT PLAN ALLOCATION: Greenspace.
APPLICATION NO: 14/00168/FUL LOCATION: Land to the west of 19 Crow Wood Lane, Widnes. PROPOSAL: Proposed erection of 10 no. 1 bedroom apartments with individual access doors arranged in 2no. 2 storey height
More informationTHE CORPORATION OF THE CITY OF GUELPH. THEREFORE the council of the Corporation of the City of Guelph enacts as follows:
THE CORPORATION OF THE CITY OF GUELPH By-law (1993)-14515 A by-law respecting storm water disposal from private property in the City of Guelph, to amend By-law (1987)-12602 and to adopt Municipal Code
More informationSITE DEVELOPMENT PLAN CHECKLIST. Project Name: Site Plan No.:
SITE DEVELOPMENT PLAN CHECKLIST 5/12/05 Rev.3/14/06 Project Name: Site Plan No.: REVIEW CRITERIA Plans: A site development plan (signed and sealed) shall be on a 24 x 36 sheet at a scale that is no smaller
More informationB. Improve the appearance and character of areas surrounding new development.
Chapter 4.3: Landscape Regulations Sections: 4.301 Purposes 4.302 Applicability 4.303 General Provisions 4.304 Landscape Maintenance 4.301 Purposes The purposes of these regulations are to: A. Promote
More informationOn Your Lot Building How To Get Started
1. How to find land for sale On Your Lot Building How To Get Started There are several web site sources available to look at land for sale. Some of these sources keep their information current and some
More informationRural dwellings including bed and breakfast accommodation
MORNINGTON PENINSULA SHIRE COUNCIL - INTERIM POLICY - JUNE 2011 Rural dwellings including bed and breakfast accommodation This policy applies to the use and development of land for a dwelling, including
More informationBOROUGH COUNCIL BOROUGH OF SELLERSVILLE BUCKS COUNTY, PENNSYLVANIA ORDINANCE NO. 685
BOROUGH COUNCIL BOROUGH OF SELLERSVILLE BUCKS COUNTY, ENNSYLVANIA ORDINANCE NO. 685 "MR-1 District Ordinance and Map Amendment" AN ORDINANCE AMENDING THE CODE OF THE BOROUGH OF SELLERSVILLE, CHATER 160
More informationNEW ZONING BY-LAW CITY OF GREATER SUDBURY
NEW ZONING BY-LAW CITY OF GREATER SUDBURY Image Placeholder Presentation to the January 12, 2010 Planning Committee PURPOSE OF REPORT and PRESENTATION: Provide an overview on the process that has been
More informationFILING REQUIREMENTS EXCERPTS FROM THE ZONING ORDINANCE SOLAR ENERGY SYSTEMS
County of San Diego, Planning & Development Services APPLICANT S GUIDE FOR A SOLAR ENERGY SYSTEM ZONING DIVISION These guidelines provide information on how to apply for a Solar Energy System. Review the
More informationTOWN OF WHITBY REPORT RECOMMENDATION REPORT
TOWN OF WHITBY REPORT RECOMMENDATION REPORT REPORT TO: Planning and Development Committee REPORT NO: PL-80-10 DATE OF MEETING: June 14, 2010 FILE NO(S): OPA-2010-W/03 & Z-12-10 PREPARED BY: Planning Department
More informationHIGHWAY DEPARTMENT ACCESS AND RIGHT OF WAY WIDTH GUIDELINES
Approved 6/26/01 HIGHWAY DEPARTMENT ACCESS AND RIGHT OF WAY WIDTH GUIDELINES All new, modified and/or changed use access(es) onto county roads shall be subject to the access and corridor protection guidelines
More information1800 Washington Boulevard, Baltimore, MD 21230-1718 www.mde.maryland.gov 410-537-3000 800-633-6101 TTY Users 800-735-2258 Larry Hogan, Governor Boyd
ENVIRONMENTAL SITE DESIGN (ESD) REDEVELOPMENT EXAMPLES OCTOBER 2010 1800 Washington Boulevard, Baltimore, MD 21230-1718 www.mde.maryland.gov 410-537-3000 800-633-6101 TTY Users 800-735-2258 Larry Hogan,
More information12 February 8, 2012 Public Hearing APPLICANT:
12 February 8, 2012 Public Hearing APPLICANT: PROPERTY OWNER: VIRGINIA BEACH ASSOCIATES, LC REQUEST: Conditional Change of Zoning (I-1 to Conditional A-36) STAFF PLANNER: Faith Christie ADDRESS / DESCRIPTION:
More informationKirkland Zoning Code 113.25
Kirkland Zoning Code 113.25 Chapter 113 COTTAGE, CARRIAGE AND TWO/THREE-UNIT HOMES Sections: 113.05 User Guide 113.10 Voluntary Provisions and Intent 113.15 Housing Types Defined 113.20 Applicable Use
More informationDirector, Community Planning, Toronto and East York District 14 227468 STE 27 OZ & 14 227473 STE 27 RH
STAFF REPORT ACTION REQUIRED 68 & 70 Charles Street East & 628, 634, 636 & 638 Church Street- Zoning Amendment and Rental Housing Demolition Application under Municipal Code Chapter 667 Final Report Date:
More informationPreliminary Plan Application and Checklist
ALL APPLICATIONS ARE DUE AT 12:00 NOON ON THE FILING DATE Office Use Only PRELIMINARY / REVISED PRELIMINARY PLAN $300.00 Fee Paid: $ Date Paid: ALL FIELDS HIGHLIGHTED IN RED ARE REQUIRED FIELDS Case No.:
More information3 September 9, 2015 Public Hearing
3 September 9, 2015 Public Hearing APPLICANT: PI TELECOM INFRASTRUCTURE T, LLC PROPERTY OWNER: JSW HOLDINGS, LLC STAFF PLANNER: Carolyn A.K. Smith REQUEST: Conditional Use Permit (communications tower-monopole)
More informationREGULATIONS FOR CELLULAR ANTENNA TOWERS AND CELLULAR TELECOMMUNICATIONS SERVICES
REGULATIONS FOR CELLULAR ANTENNA TOWERS AND CELLULAR TELECOMMUNICATIONS SERVICES Joint City-County Planning Commission of Barren County, Kentucky 126 East Public Square City Hall Glasgow, KY 42141 A. PURPOSE:
More informationHARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015
HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015 PROPOSED REDEVELOPMENT The project consists of demolishing
More informationSTAFF REPORT TO COMMITTEE OF THE WHOLE
STAFF REPORT TO COMMITTEE OF THE WHOLE DATE: November 7 2012 TO: FROM: SUBJECT: ATTACHMENT(S): COMMITTEE OF THE WHOLE GINA LAYTE-LISTON, SUPERVISOR, WASTEWATER Stormwater Management Funding Strategy None
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 informationARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT
ARTICLE VIII SECTION 8.1 O-I OFFICE INSTITUTIONAL DISTRICT 8.1.1. O-I DISTRICT SCOPE AND INTENT. Regulations in this section are the O-I district regulations. Article XIX should be consulted to determine
More informationHouse Code. House Code
1 Application This Code will apply in assessing material change of use and/or building work for a house. 2 Using this Code In using this Code reference should also be made to Section 1.1 How to use the
More informationAssisted Living & Memory Care
SACRAMENTO ASSISTED LIVING & MEMORY CARE 8685 GREENBACK LANE SACRAMENTO CALIFORNIA APN 261-0210-005 DESIGN REVIEW NARRATIVE PROPOSAL Rood Investments proposes to develop a 92,816 square foot Assisted Living
More informationBED AND BREAKFAST ESTABLISHMENTS PROVISIONS OF SELECTED MUNICIPALITIES
BED AND BREAKFAST ESTABLISHMENTS PROVISIONS OF SELECTED MUNICIPALITIES APPENDIX 6 Page 1 City of Barrie Information not provided. Bed and Breakfast Establishments are permitted in Residential zones in
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 information68 & 70 Charles Street East & 628, 634, 636 & 638 Church Street- Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 68 & 70 Charles Street East & 628, 634, 636 & 638 Church Street- Zoning Amendment Application - Preliminary Report Date: November 21, 2014 To: From: Wards: Reference Number:
More informationAGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room
AGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room A. CALL TO ORDER B. PLEDGE OF ALLEGIANCE C. PUBLIC COMMENT ON THE COUNTY LAND USE CODE D. PUBLIC
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 informationCITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT
Page 1 CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT CIVIC CENTRE 2141 MAJOR MACKENZIE DRIVE MAPLE ONTARIO L6A 1T1 905-832-2281 Page 2 SECTION 1 - GENERAL OBJECTIVES To provide
More informationTaylor Wimpey UK Ltd. December 2007
Taylor Wimpey UK Ltd December 2007 QM Issue/revision Issue 1 Revision 1 Revision 2 Revision 3 Remarks Draft For Planning Date 3 August 2007 20 December 2007 Prepared by D Gooding P Barton Signature Checked
More informationDesigned and produced by geo-graphicsdesign.com DP 300 3/02
Designed and produced by geo-graphicsdesign.com DP 300 3/02 Guidance for Developers and Regulators Purpose This booklet is produced on behalf of the North East Scotland Flooding Advisory Group and is intended
More informationOpal Service District Plan
8 The Opal Service District includes a variety of planned land uses including commercial, mixed-use, flex office, industrial, and hospitality. This Plan seeks to simplify the land use categories to allow
More information2-Party Shared Well Users Agreement (If Applicable)
2-Party Shared Well Users Agreement (If Applicable) 2 PARTY SHARED WELL WATER USERS AGREEMENT Well ID Number: Serves Parcel Number: Lot Number: of Subdivision Physical Address: AND Parcel Number: Lot Number:
More informationLocal Area Plans. Ver.1.2 Paradise Point 1 of 16
Part 6 Division 2 Chapter 20 Local Area Plans Local Area Plans Paradise Point 1.0 Intent To provide detailed planning and development of the local centre at Paradise Point, for the effective delivery of
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 informationCity of Valdosta Land Development Regulations. Table of Contents
TITLE 1 ADMINISTRATION Chapter 102 General Provisions 102-1 Title 102-2 Purpose 102-3 Authority 102-4 Jurisdiction 102-5 Application of Ordinance 102-6 Relationship to Existing Ordinances 102-7 Powers
More informationCPED STAFF REPORT Prepared for the City Planning Commission
CPED STAFF REPORT Prepared for the City Planning Commission CPC Agenda Item #1 June 23, 2014 RLS-72 LAND USE APPLICATION SUMMARY Property Location: 222 Hennepin Avenue Project Name: 222 Prepared By: Becca
More informationARTICLE 323. PD 323. Urbandale Area Special Purpose District
ARTICLE 323. PD 323. Urbandale Area Special Purpose District SEC. 51P-323.101. LEGISLATIVE HISTORY. PD 323 was established by Ordinance No. 20485, passed by the Dallas City Council on October 25, 1989.
More informationSUBDIVISION AND DEVELOPMENT REGULATION
Province of Alberta MUNICIPAL GOVERNMENT ACT SUBDIVISION AND DEVELOPMENT REGULATION Alberta Regulation 43/2002 With amendments up to and including Alberta Regulation 119/2014 Office Consolidation Published
More informationSection 801 Driveway Access Onto Public Right-of-Ways
Section 801:00 Section 801 Driveway Access Onto Public Right-of-Ways Section 801:00. Definitions. The following words and terms, when used in this Article, shall have the following meanings, unless the
More informationThe 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 informationCITY OF WEST PALM BEACH ZONING BOARD OF APPEALS Meeting Date: February 6, 2014 Zoning Board of Appeals Case No. 3302
CITY OF WEST PALM BEACH ZONING BOARD OF APPEALS Meeting Date: February 6, 2014 Zoning Board of Appeals Case No. 3302 1950 Golden Lakes Blvd. Class B Special Use Permit Location Aerial I. REQUEST Site is
More informationCITY OF ST. CA THARINE S. cn- Olc.4 BY-LAW NO. WHEREAS the Council of the Corporation of the City of St. Catharines, is
~: ~,,' " CITY OF ST. CA THARINE S BY-LAW NO. cn- Olc.4 A By-law to regulate sanitary and storm drainage. WHEREAS the Council of the Corporation of the City of St. Catharines, is authorized by the provisions
More informationPROFFER STATEMENT REZONING TLZM 2013-0001 LEEGATE November 1, 2013
PROFFER STATEMENT REZONING TLZM 2013-0001 LEEGATE November 1, 2013 Leegate LLC and Stanley Martin Companies, LLC, owner and applicant, (the Applicant ) of certain property described as Loudoun County Tax
More information5901 Milwaukee Street Planned Unit Development (GDP) (Second Addition to Grandview Commons)
DATE: March 8, 2006 TO: FROM: SUBJECT: Plan Commission Larry D. Nelson, P.E., City Engineer 5901 Milwaukee Street Planned Unit Development (GDP) (Second Addition to Grandview Commons) The City Engineering
More informationTHE CORPORATION OF THE TOWNSHIP OF SEVERN BY-LAW NO. 2014-01
THE CORPORATION OF THE TOWNSHIP OF SEVERN BY-LAW NO. 2014-01 BEING A BY-LAW TO PROVIDE FOR THE ADMINISTRATION OF THE BUILDING CODE ACT WITHIN THE CORPORATE LIMITS OF THE TOWNSHIP OF SEVERN WHEREAS the
More informationThe Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08
The Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08 Fairfax County requires developers to post a performance bond if they are
More informationHow To Develop A Local Industry Zone
Division 7 Assessment Criteria for the Local Industry Zone 5.14 Local Industry Zone The provisions in this division comprise the assessment criteria for the Local Industry Zone. They are: Overall outcomes
More informationSANDRIDGE. Application in the FBURA.
6.6 578 PLUMMER STREET, PORT MELBOURNE LOCATION/ADDRESS: RESPONSIBLE MANAGER: AUTHOR: TRIM FILE NO.: P0256/2015 ATTACHMENTS: WARD: TRIGGER FOR DETERMINATION BY COMMITTEE: 578 PLUMMER STREET, PORT MELBOURNE
More informationM1 (LIGHT INDUSTRIAL)
Planning and Building Agency Planning Division 20 Civic Center Plaza P.O. Box 1988 (M-20) Santa Ana, CA 92702 (714) 647-5804 www.santa-ana.org M1 (LIGHT INDUSTRIAL) Sec. 41-471. Applicability of division.
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 informationWhat Is An On-Lot Sewage Disposal System?
What Is An On-Lot Sewage Disposal System? Most rural homes and communities in Monroe County are not served by a public sewer system. In order to dispose of the wastewater (sewage) generated by homes and
More informationARTICLE 13 B-3 BUSINESS DISTRICT
ARTICLE 13 B-3 BUSINESS DISTRICT PREAMBLE This district has been established to provide for commercial and recreational activities which primarily are conducted within an enclosed building SECTION 1301
More informationBASILDON BOROUGH COUNCIL
BASILDON BOROUGH COUNCIL Report to: Planning Committee December 05 PLANNING APPLICATION NO. 5/00699/FULL DEMOLITION OF ALL EXISTING OUTBUILDINGS AND REMOVAL OF ASSOCIATED LAWFUL USES AND TWO NO. RESIDENTIAL
More informationR-40 Single-Family Residential
October 7, 2013 R-40 Single-Family Residential Description: This low-density district allows single-family structures on lots of at least 40,000 square feet (0.92 acres). Properties zoned R-40 are typically
More informationWastewater & Stormwater By-law
Wastewater & Stormwater By-law WM-28 Consolidated December 8, 2015 In Force and Effect January 1, 2016 As Amended by By-law No. Date Passed at Council WM-28-14001 December 3, 2013 WM-28-14002 November
More informationCouncil Policy for New Telecommunication Facilities
Council Policy for New Telecommunication Facilities 1. Purpose To establish policies and procedures for the installation of new telecommunication antennas, towers and related structures which emphasize
More information